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Home My WebLink AboutCOUNCIL - AGENDA ITEM - 09/08/2015 - LAND BANK PROGRAMDATE: STAFF: September 8, 2015 Sue Beck-Ferkiss, Social Sustainability Specialist Jackie Kozak-Thiel, Chief Sustainabillity Officer Jeff Mihelich, Deputy City Manager WORK SESSION ITEM City Council SUBJECT FOR DISCUSSION Land Bank Program. EXECUTIVE SUMMARY The purpose of this item is to provide an overview of the City’s Land Bank Program, including results from a consultant market analysis and policy recommendations on program utilization. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Should staff move forward to activate one or more of the Land Bank parcels? 2. Does Council generally agree that revisions to the Land Bank Program Ordinance language should be explored? 3. Specifically, does Council want staff to investigate amending the Land Use Code to increase density for affordable housing sites? BACKGROUND / DISCUSSION Land banking is an important strategy for preserving sites for affordable housing in areas where land is currently inexpensive but where price inflation is likely. Securing significant parcels before land prices rise makes affordability possible with fewer subsidy dollars. Strategic selection of sites to bank can also help shape the character of the community by ensuring that affordable housing will be well distributed within the municipality. Following a City commissioned feasibility study in 2000, in 2001 City Council adopted Ordinance No. 048, 2001, establishing the City’s Land Bank Program. (Attachment 1) The primary goal of the program is to have an inventory of property available for the development of additional affordable housing units in the future. Land banking allows the City to acquire, hold, and eventually sell property for the sole purpose of assisting housing providers in providing affordable rental housing for households at or below 50% Area Median Income (AMI) and homeownership housing for households at or below 60% AMI. The Ordinance not only describes who must be served by the housing built on the parcels, but also is specific about:  the time line of development,  requires the units to be affordable forever,  limits use of the land to solely residential development,  resale price ceiling. Why Is Land Banking Important? The Land Bank Program is Fort Collins’ only long-term affordable housing tool; the remaining incentives and subsidies are primarily used for more immediate production and/or rehabilitation needs throughout the community. Between escalating land prices and the realities of a fixed Growth Management Area (GMA), this program ensures that land will be available in the future to increase the stock of affordable housing units. The strategy has been to acquire sites that currently lack infrastructure, which lowers the price, and wait until development occurs. As surrounding projects construct the utilities and streets, the Land Bank property will be September 8, 2015 Page 2 cheaper to develop in the long run. While originally designed to add parcels annually, the City has acquired and is currently holding five (5) parcels in the Land Bank. (Map - Attachment 2) Land Bank Parcels Information Address Purchase Date Price* Area (Sq. ft.) Acreage** Expected # of Affordable Units*** 3620 Kechter Rd April-02 $566,735 204,732.58 4.8 47 - 56 6916 S. College Ave October-02 $445,644 740,709.95 17.3 170 - 204 1506 W. Horsetooth Rd February-03 $750,112 361,035.34 8.3 82 - 99 5630 Tilden St. January-06 $1,111,085 695,889.92 16 150 - 191 Vine St. (Schott Property) June-06 $145,975 229,080.41 2.7 of 5.5 **** 40-48 * The price reflects the portion paid from the Affordable Housing Fund. ** Some properties include more than one parcel; the acreage reported reflects the total for each site. *** Calculations based on the assumption of 10 du/ac and 12 du/ac. **** City Utilities Dept. owns 2.8 acres for ditch - after built should yield 4 acres for units Land Bank Assessments and Appraisals Periodically, the Land Bank Program has been assessed to determine if one or more parcels should be sold to a developer for the production of affordable housing units. The goal was to have the land appreciate to the point where the property could be sold for at least the purchase price and closing costs, providing funds to purchase new properties while still providing the land at below-market costs to affordable housing developers. In 2009, the Land Bank properties were appraised by Value Consultants, Inc. At that time, two of the five parcels decreased in value, while the other three increased. In all cases, the appraiser recommended that the best use of the properties was to hold them for future development. After the 2009 appraisals, it was determined that the City should consider selling if all of the following conditions are met:  There is a verifiable need for vacant land.  The property appreciates so that 90% of market value is, at minimum, equal to the purchase price.  Infrastructure improvements needed to develop the property are minimal (adjacent properties are reasonably developed). In annual updates between 2009 and 2014, these conditions were not triggered. For instance in 2013, an analysis of number of vacant parcels by size showed substantial acreage was still available in the City’s GMA. In 2014, due in part to concerns about dwindling affordable housing options, the City commissioned the Housing Affordability Policy Study, which recommended, among other things, that the City use one or more of its Land Bank properties toward achievement of affordable housing goals. The City had the properties appraised to determine if the requisite appreciation had occurred in the land values. This appraisal computed both full market values and the market values of the Land Bank parcels as restricted by the Land Bank Ordinance. This restricted valuation showed that the property cannot sell at the restricted value and still recover the City’s initial investment. See chart below or the appraised values: Land bank property values from 2014 appraisals Purchase price Restricted Fair Market value Full Fair Market Value 5630 Tilden St. $1,111,085 $760,000 $2,220,000 September 8, 2015 Page 3 W. Vine Dr. $145,975 $80,000 $200,000 6916 S. College Ave. $445,644 $670,000 $2,090,000 1506 W. Horsetooth $750,112 $360,000 $1,230,000 $3,019,551 $2,110,000 $6,500,000 Seeing that the full fair market value has reached the requisite levels to consider selling one or more parcels, the City commissioned a full market analysis of the parcels. (Attachment 2) While the language of the Land Bank Ordinance may be unclear about which market value, full or restricted, guides the ultimate sales price, the consultants used the full market value because that would allow the intention of the program to be accomplished. The table below displays their property value change analysis: Site Purchase Year Acreage Purchase Price 2009 Appraisal 2015 Appraisal 2015 Price Per SF Pct. Growth Annual Pct. Growth West Vine Dr 2006 2.7 $140,000 $136,500 $200,000 $1.70 42.9% 4.0% 1506 W Horsetooth 2003 8.3 $750,000 $722,500 $1,230,000 $3.40 64.0% 4.2% 2313 Kechter (Tilden) 2006 16.0 $1,100,000 $1,217,000 $2,220,000 $3.19 101.8% 8.1% 3620 E Kechter 2002 4.8 $566,000 $590,000 $760,000 $3.63 34.3% 2.3% 6916 S College 2002 17.3 $445,500 $566,000 $2,090,000 $2.77 369.1% 12.6% Total $3,001,500 $3,232,000 $6,500,000 116.6% Source: City of Fort Collins; Economic & Planning Systems H:\ 153023-Fort Collins Land Bank Study\Dat a\ [ 153023-Compet itive Properties.xlsx]Composite Development Readiness Having determined that sufficient need and appreciation has occurred in the land value, the consultants determined the development readiness of each parcel. Applying a rating scale of 0 to 3 for specific criteria, the consultants ranked each parcel for market readiness. The criteria categories were: Appreciation; Zoning/Entitlements; Proximity to transit; Proximity to Elementary Schools; Proximity to neighborhood retail; Infrastructure services / costs; Community acceptance; Low Income Housing Tax Credit Eligibility; and Market demand. Based on this analysis, the consultants scored the parcels as follows: West Vine 1506 Horsetooth 2313 Kechter (Tilden) 3620 Kechter South College EPS Criteria Appreciation 1 2 3 1 3 Zoning / Entitlements 0 1 1 1 0 Proximity to Transit 2 2 0 0 1 Schools 3 3 2 3 2 Grocery and neighborhood services 3 2 2 2 0 Infrastructure services and costs 0 3 2 2 1 9 Percent LIHTC Likelihood 0 2 1 1 3 Market Demand 2 2 3 3 1 Total Score 11 17 14 13 11 Source: Economic & Planning Systems \\EPSDC02\Proj\153023-Fort Collins Land Bank Study\Data\[153023-Decision Criteria (ver3).xlsx]TABLE 2 - EPS CRITERIA Land Bank Parcel Recommendations The recommendations based on the market analysis were to:  Hold West Vine Drive. It has floodplain constraints that need to be corrected before development.  Develop Horsetooth Road. It has the highest score and is closest to services.  Develop or Sell Tilden Street. It has the highest appreciation. They recommend selling this out of the September 8, 2015 Page 4  Develop Kechter Road. It has a high score and lots of developer interest.  Hold South College Avenue. Infrastructure constraints exist which lowers market readiness. Land Bank Ordinance Recommendations Additional program modifications to the Land Bank Ordinance, Land Use Code, and/or its policy guidelines from the study are:  Eliminate the 10-acre maximum for affordable housing sites in the LMN zone district.  Increase the maximum gross density bonus in the LMN zone from 12 units per acre to 16 units per acre.  Require affordable housing built on Land Bank properties to be maintained as permanently affordable, allowing for a modest specified level of appreciation for the homeowner in for-sale housing.  Allow for mixed-income housing projects to be built on larger Land Bank parcels (over 10 acres) while preserving a minimum required number of affordable units.  Request discounts or concessions on water acquisition fees and tap fees from the Fort Collins Loveland Water District to make affordable housing project costs comparable to the City’s water district.  Explore opportunities to obtain more centrally located Land Bank sites or other strategies to partner with public and private developers to include affordable housing units in more urban locations. Staff Responses to Program Modification Recommendations Staff agrees that the timing may be right to develop one or more parcels from the Land Bank Program. As to the other program modification recommendations, staff would like to forward the recommendations requiring Land Use Code changes to the Land Use Code team for further exploration. (The elimination of the 10 acre maximum for affordable housing in the LMN zone could mean that a developer would be able to develop the larger land use parcels without a zoning modification required. Adding more density contributes to affordability). Guidance from Council is being sought on whether to look at relaxing the ordinance requirements for larger parcels. Delivery of water to most of the parcels is provided by the Fort Collins Loveland Water District, whose rates are substantially higher than the City’s. This could be a barrier to affordable housing development. Ongoing discussions have begun with the Utilities Department of the City to determine whether an agreement could be made with the Water District that would allow the City to provide the water to the District and charge City water rates for the development. Providing City water rates could reduce costs of development by as much as $25,000 per unit. Lastly, staff recommends acquiring more land bank parcels. Parcels located more centrally or in urban locations may need to be activated more quickly than the existing parcels that were purchased with the intention of holding them between 5 and 15 years. Are other jurisdictions using land banking? Other jurisdictions are using land banking, but not always for the purpose of providing land for future affordable housing development. Land banking is a strategy used nationwide to contend with property abandonment. Those land banks aim to convert vacant properties that have been neglected by the open market into productive use, thereby transforming neighborhood liabilities into assets. Locally, both the City and County of Boulder have used land banking for the purpose of future sites for affordable housing. While Boulder County uses general fund dollars to make purchases, the City of Boulder has more dedicated housing funding from its various housing programs and inclusionary housing ordinance. Interestingly, neither the City nor County of Boulder have guiding ordinances for their programs, but rely on policy and budgetary considerations to drive their involvement. Boulder County purchased a parcel in the late 1990s which it developed in 2011. They used the 14 acres for a 74- unit affordable age restricted community, a 72-unit family oriented affordable community and 7 lots were sold off for market rate single family homes. Boulder County then directed its staff to purchase three more land bank September 8, 2015 Page 5 parcels, but only two new parcels have been secured, to date. They plan to develop these parcels in the short term. (Note - the Boulder County Housing Authority is embedded in the County government). Another interesting example from the City of Boulder is the Holiday Neighborhood Development project planned community. The City bought 27 acres for the project and then sold it to its Housing Authority, Boulder Housing Partners, for the same price it paid for it about two years later. That community is 42% affordable so it is a mixed income and mixed use development. Boulder Housing Partners then hosted a competitive process to choose seven development partners to provide various types of housing units. Also, many housing authorities and non-profits have internal land banks - meaning they purchase property long before they expect to use it, preserving opportunities for their own development pipeline. For instance, the Fort Collins Habitat for Humanity has ownership of enough land for their production goals through 2020. Does the City have development partners interested in our land bank holdings? Yes. Not only has staff been talking with the Fort Collins Housing Authority (FCHA), private developers and non- profit developers about their interest, but the consultants also spoke to several developers about their interest on the parcels.  Staff and FCHA analyzed each parcel for market readiness in April. . (Attachment 3). FCHA is interested in developing rental product on any of the parcels. While it is not interested in developing for-sale units, it would be interested in being a general partner in a planned community that involved both for-sale and rental units. Not only is the Fort Collins Housing Authority interested in developing some of the land bank parcels, but it has offered to fund and host a design charrette with architects, engineers and city staff on either the Horsetooth or the Kechter properties.  Habitat for Humanity would not be interested in being the general partner in the next few years, but might be interested in providing for-sale product as part of a planned community.  Several private developers have been interested in the land bank parcels with some proposing rental units and some proposing for-sale product. One private developer has design work done for the Kechter property to provide 56 for-sale town homes including 1, 2 and 3 bedroom units that he believes could be sold to homeowners at the 60% AMI income range. How would the City choose development partners? Generally there are two schools of thought on how to find a partner. Many jurisdictions simply use their housing authority as a development arm. Even if the housing authority does not develop the whole project, it would be up to the authority to line up partners for parts of the project they do not want to do, such as for-sale product. For instance, in Boulder, Poplar Gardens is for-sale product built on land owned by the housing authority but provided with 99 year leases. Some communities have given land to their housing authority who promises to deliver a specific product. The City of Boulder bought a 2.5 acre swim club and held it for 15 years, after which the City gave it to its housing authority, who produced 59 units of age restricted affordable housing. Housing authorities are well positioned to lead these efforts and fulfill community goals and their mission is to provide affordable housing. The other school of thought is to host a competitive process and receive proposals from all interested parties. The benefit of this approach is that beneficial ideas from all responses can positively influence the final project. The City of Lyons used this approach for work force housing it intended to build with disaster relief funds. (Attachment 5) It received two proposals and while the City ultimately chose the housing authority, it used ideas from both proposals in the final design. (Ultimately the voters did not approve the use of the park land and the project did not move forward). The sale of real estate is not subject to the City procurement rules. Still, it has always been assumed that the City would use a targeted request for proposals to find a development partner. This request could also be structured as a request for qualifications, where we choose the partner and work with them to design the end product. Staff recommends the City host a competitive process. September 8, 2015 Page 6 Next steps 1. If activation of one or more parcels is approved, design the competitive process and establish a timeline. Q4 2015 2. Participate in a design charrette hosted by the Fort Collins Housing Authority on one of the smaller parcels. Q4 2015 3. Choose a development partner for the Kechter and/or Horsetooth parcels. Q2 2016 4. Return to Council with proposed Ordinance changes, as directed. Q2 2016 5. If there is interest in a planned use community for a larger parcel, partner with FCHA to compete for a design charrette at the 2016 Housing Colorado Conference in October 2016. ATTACHMENTS 1. Ordinance No. 048, 2001 (Land Bank Ordinance) (PDF) 2. Land Bank Disposition Study (PDF) 3. Fort Collins Housing Authority Land Bank Analysis Matrix (PDF) 4. Land Bank map (PDF) 5. Town of Lyons Affordable Housing Recovery Project RFP (PDF) 6. Powerpoint presentation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• ,QFUHDVHWKHPD[LPXPJURVVGHQVLW\ERQXVLQWKH/01]RQHIURPXQLWVSHUDFUHWR XQLWVSHUDFUH • 5HTXLUHDIIRUGDEOHKRXVLQJEXLOWRQ/DQG%DQNSURSHUWLHVWREHPDLQWDLQHGDVSHUPDQHQWO\ DIIRUGDEOHDOORZLQJIRUDPRGHVWVSHFLILHGOHYHORIDSSUHFLDWLRQIRUWKHKRPHRZQHULQIRUVDOH KRXVLQJ • $OORZIRUPL[HGLQFRPHKRXVLQJSURMHFWVWREHEXLOWRQODUJHU/DQG%DQNSDUFHOV RYHU DFUHV (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDOUHYLVHGGRF[ /$1'%$1.352*5$0 %DFNJURXQG 7KHSXUSRVHRI)RUW&ROOLQV¶/DQG%DQN3URJUDPLVWRDFTXLUHKROGDQGVHOOSURSHUW\WRDVVLVW DIIRUGDEOHKRXVLQJGHYHORSHUVWREXLOGKRXVLQJIRUORZLQFRPHKRXVHKROGVVSHFLILFDOO\DWRU EHORZSHUFHQW$0,IRUUHQWDOSURMHFWVRUXSWRSHUFHQW$0,IRUIRUVDOHSURMHFWV7KH 3URJUDPZDVHVWDEOLVKHGWRJLYHGHYHORSHUVWKHRSSRUWXQLW\WRSXUFKDVHEHORZPDUNHWYDOXH ODQGSDVVLQJDORQJWKH³VDYLQJV´WRRIIHUORZFRVWKRXVLQJ,WZDVLQWHQGHGWRDFWDVDQ LQWHUPHGLDU\LQWKHPDUNHWIRUODQGPDNLQJODQGDYDLODEOHWRGHYHORSHUVRIDIIRUGDEOHKRXVLQJ WKDWZRXOGRWKHUZLVHQHHGWRSD\IXOOPDUNHWYDOXH 7KHJHQHVLVRIWKH3URJUDPRULJLQDWHGLQWKHODWHVZKHQDWHDPRI&LW\VWDIISDUWLFLSDWLQJLQ D1DWLRQDO/HDJXHRI&LWLHVZRUNVKRSWLWOHG³6WUHQJWKHQLQJ3DUWQHUVKLSVIRU+RXVLQJ 2SSRUWXQLWLHV´LGHQWLILHGWKHVFDUFLW\RIODQGDVRQHRIWKHPDMRULPSHGLPHQWVWRPHHWLQJIXWXUH DIIRUGDEOHKRXVLQJQHHGV$VDUHVXOWWKH³3ULRULW\$IIRUGDEOH+RXVLQJ1HHGVDQG6WUDWHJLHV 5HSRUW´ZDVSUHSDUHGDQGDGRSWHGE\UHVROXWLRQLQ$SURGXFWRIWKDWZRUNZDVWKH UHFRPPHQGDWLRQWRVWXG\WKHIHDVLELOLW\RIDODQGEDQNSURJUDP 7KH/DQG%DQN3URJUDPZDVHVWDEOLVKHGE\RUGLQDQFHLQ6LQFHWKDWWLPHWKH3URJUDPKDV DFTXLUHGILYHVLWHVWRWDOLQJDFUHVRYHUWKHWLPHSHULRG$VQHDUO\DGHFDGHKDV SDVVHGVLQFHWKHDFTXLVLWLRQRIWKHODVWVLWHGHYHORSPHQWQRZVXUURXQGVVHYHUDORIWKHVLWHV 7KH+RXVLQJ$IIRUGDELOLW\3ROLF\6WXG\ +$36 /DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\ -XO\ (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDO'UDIW5HSRUW ȯ *XLGDQFHIURPWKHLQLWLDOIHDVLELOLW\VWXG\VXJJHVWHGWKDWWKHSXUFKDVHSULFHVKRXOGEH DSSUR[LPDWHO\SHUVTXDUHIRRWRIODQG • $FTXLUHSURSHUW\ZLWKLQIUDVWUXFWXUHOLPLWDWLRQVZLWKLQ*0$WKDWDUH RUZLOOEHZLWKLQWKH IRUHVHHDEOHIXWXUH /DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\ -XO\ (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDO'UDIW5HSRUW ,QLWLDO'LVSRVLWLRQ6WUDWHJLHV 8QGHUWKH)RUW&ROOLQV&LW\&RGH&LW\&RXQFLOFDQDXWKRUL]HWKHVDOHRUOHDVHRILQWHUHVWVLQ&LW\ RZQHGSURSHUW\LQFOXGLQJWKHIROORZLQJ • )HHVLPSOHWLWOH²FRQYH\DQFHRIODQGWRDQDIIRUGDEOHKRXVLQJGHYHORSHUWKDWLQFOXGHV OHJDOPHFKDQLVPVWRHQVXUHWKDWWKHSURSHUW\LVXVHGIRUWKHSURGXFWLRQDQGRSHUDWLRQRI DIIRUGDEOHKRXVLQJRYHUDVSHFLILHGWLPHSHULRG • *URXQG/HDVH$LU5LJKWV/HDVH²DFRQYH\DQFHRSWLRQXWLOL]HGE\FRPPXQLW\ODQGWUXVW PRGHOVWKURXJKRXWWKH86 2UGLQDQFH /DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\ -XO\ (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDO'UDIW5HSRUW 7DEOH 3URSHUW\9DOXH&KDQJH Site Purchase Year Acreage Purchase Price 2009 Appraisal 2015 Appraisal 2015 Price Per SF Pct. Growth Annual Pct. Growth West Vine Dr 2006 2.7 $140,000 $136,500 $200,000 $1.70 42.9% 4.0% 1506 W Horsetooth 2003 8.3 $750,000 $722,500 $1,230,000 $3.40 64.0% 4.2% 2313 Kechter (Tilden) 2006 16.0 $1,100,000 $1,217,000 $2,220,000 $3.19 101.8% 8.1% 3620 E Kechter 2002 4.8 $566,000 $590,000 $760,000 $3.63 34.3% 2.3% 6916 S College 2002 17.3 $445,500 $566,000 $2,090,000 $2.77 369.1% 12.6% Total $3,001,500 $3,232,000 $6,500,000 116.6% Source: City of Fort Collins; Economic & Planning Systems H:\ 153023-Fort Collins Land Bank Study\Data\[ 153023-Competitive Properties.xlsx]Composite /DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\ -XO\ (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDO'UDIW5HSRUW )LJXUH )RUW&ROOLQV/DQG%DQN3DUFHOVDQG&RPSDUDEOH3URSHUWLHV /DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\ -XO\ (FRQRPLF 3ODQQLQJ6\VWHPV,QF )LQDO'UDIW5HSRUW 6FRSHRI:RUN 7KHSULPDU\SXUSRVHRIWKH/DQG%DQN3URSHUW\'LVSRVLWLRQ6WXG\LVWRLGHQWLI\DGHYHORSPHQW DQGGLVSRVLWLRQVWUDWHJ\IRUWKH&LW\¶VILYH/DQG%DQNSURSHUWLHV7KURXJKWKH+$36SURFHVV 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>DEͲ>ŽǁĞŶƐŝƚǇDŝǆĞĚ hƐĞEĞŝŐŚďŽƌŚŽŽĚ͘ Zoning – allowable use zĞƐ zĞƐ zĞƐ zĞƐ zĞƐ Development standards ϯƐƚŽƌǇůŝŵŝƚ ϯƐƚŽƌǇůŝŵŝƚ ϯƐƚŽƌǇůŝŵŝƚ ϯƐƚŽƌǇůŝŵŝƚ ϯƐƚŽƌǇůŝŵŝƚ Property size/shape and ability to support units under LIHTC Financing EŽͲϯϬƵŶŝƚƐ͘WŽƐƐŝďŝůŝƚǇŽĨ ĂĚĚŝƚŝŽŶĂůϮͲϯĂĐƌĞƐĨƌŽŵŝƚǇ ƵƚŝůŝƚŝĞƐǁŚŝĐŚǁŽƵůĚŝŶĐƌĞĂƐĞ ĚĞŶƐŝƚǇĂŶĚŵĂŬĞƚŚĞƉƌŽƉĞƌƚǇ ĚĞŶƐŝƚǇĨĞĂƐŝďůĞ͘ zĞƐͲϰϴͲϱϮƵŶŝƚƐ zĞƐͲĐƌĞĂŐĞǁŽƵůĚƐƵƉƉŽƌƚ ĂƉƉƌŽǆŝŵĂƚĞůǇϭϵϮƵŶŝƚƐ͘ WŽƐƐŝďůĞƚǁŽͲƉŚĂƐĞ ĚĞǀĞůŽƉŵĞŶƚŽƌŵŝǆĞĚŝŶĐŽŵĞ ĚĞǀĞůŽƉŵĞŶƚ͘ zĞƐͲ^ƵƉƉŽƌƚƐϱϰƵŶŝƚƐ zĞƐͲĐƌĞĂŐĞǁŽƵůĚƐƵƉƉŽƌƚ ϮϬϰƵŶŝƚƐ͘dǁŽͲƉŚĂƐĞ ĚĞǀĞůŽƉŵĞŶƚŽƌŽŶĞŵŝǆĞĚ ŝŶĐŽŵĞĚĞǀĞůŽƉŵĞŶƚ͘ Size. Minimum Ϯ͘ϱϯĐƌĞƐ ϰ͘Ϯϭ ϭϱ͘ϵϳĂĐƌĞƐ ϰ͘ϳĂĐƌĞƐ ϭϳ͘ϬĂĐƌĞƐ Potential community acceptance hŶůŝŬĞůǇͲǆŝƐƚŝŶŐ ŶĞŝŐŚďŽƌŚŽŽĚĐŽŶƐŝƐƚŽĨŽůĚĞƌ Proximity to employment opportunities >ŝŵŝƚĞĚ >ŝŵŝƚĞĚ &ĂŝƌͲ,ĂƌŵŽŶǇĐŽƌƌŝĚŽƌ &ĂŝƌͲ,ĂƌŵŽŶǇŽƌƌŝĚŽƌ >ŝŵŝƚĞĚ Bicycle/Pedestrian amenities ŝŬĞ>ĂŶĞƐŽŶsŝŶĞ͕ŐŽŽĚ ĐŽŶŶĞĐƚŝŽŶ &ƵƚƵƌĞďŝŬĞƉĂƚŚďĞŚŝŶĚ ƉƌŽƉĞƌƚǇ ǆŝƐƚŝŶŐďŝŬĞĂŶĚǁĂůŬǁĂǇƐ &ƵƚƵƌĞďŝŬĞůĂŶĞƐ ĐĐĞƐƐƚŽdƌŝůďǇǁŝƚŚďŝŬĞ ůĂŶĞƐ͘ Appropriate scale of surrounding neighborhood DŽƐƚůǇϭĂŶĚϮƐƚŽƌŝĞƐ ƐƵƌƌŽƵŶĚŝŶŐ DŽƐƚůǇϭͲϮƐƚŽƌŝĞƐ͕ďƵƚ ŝƐŽůĂƚĞĚ͘ DŽƐƚůǇϮƐƚŽƌǇƐŝŶŐůĞĨĂŵŝůǇ͘ DŽƐƚůǇϮƐƚŽƌǇƐŝŶŐůĞĨĂŵŝůǇ͘ DŽƐƚůǇϭĂŶĚϮƐƚŽƌŝĞƐ ƐƵƌƌŽƵŶĚŝŶŐ Neighborhood Context (residential, commercial, industrial) ^ƵƌƌŽƵŶĚŝŶŐŶĞŝŐŚďŽƌŚŽŽĚ ǁŝƚŚůŽǁĚĞŶƐŝƚǇƐŝŶŐůĞĨĂŵŝůǇ ĂŶĚŵĞĚŝƵŵĚĞŶƐŝƚǇ ŵƵůƚŝĨĂŵŝůǇ͘ ^ƵƌƌŽƵŶĚŝŶŐŶĞŝŐŚďŽƌŚŽŽĚ ǁŝƚŚůŽǁĚĞŶƐŝƚǇƐŝŶŐůĞ ĨĂŵŝůǇĂŶĚŵĞĚŝƵŵĚĞŶƐŝƚǇ ŵƵůƚŝĨĂŵŝůǇ͘ >ĂƌŐĞĞƐƚĂƚĞƉƌŽƉĞƌƚŝĞƐƚŽƚŚĞ ĞĂƐƚǁŝƚŚŶĞǁƐŝŶŐůĞĨĂŵŝůǇ ƉůĂŶŶĞĚŽƌďƵŝůƚĂƌŽƵŶĚ ƉƌŽƉĞƌƚǇ͘dŽǁŶŚŽŵĞƐĂĐƌŽƐƐ <ĞĐƚŚĞƌŶŽƌƚŚŽĨƉƌŽƉĞƌƚǇ͘ ^ŝŶŐůĞĨĂŵŝůǇŚŽƵƐŝŶŐĞǆŝƐƚ ƚŚƌŽƵŐŚŽƵƚĂƌĞĂ͘DĂƌŬĞƚƌĂƚĞ ŵƵůƚŝĨĂŵŝůǇĞǆŝƐƚǁŝƚŚŝŶ KďƐĞƌǀĂƚŽƌǇsŝůůĂŐĞ͘ DĂũŽƌŝƚǇŽĨŚŽƵƐŝŶŐŝƐƐŝŶŐůĞ ĨĂŵŝůǇǁŝƚŚƚŚĞĞǆĐĞƉƚŝŽŶŽĨ ZWƌŽǀŝŶĐĞƚŽǁŶĞĂŶĚ< ĂĨĨŽƌĚĂďůĞƚŽǁŶŚŽŵĞƐ͘ New Construction sĂĐĂŶƚ^ŝƚĞEŽĞŵŽ ^ŝƚĞǁŝůůƌĞƋƵŝƌĞĚĞŵŽŽĨ ĞǆŝƐƚŝŶŐŚŽƌƐĞďĂƌŶƐĂŶĚ ĐĂƌƌĞůƐ͘ ZĞƋƵŝƌĞĚĞŵŽůŝƚŝŽŶŽƌ ŝŶĐŽƌƉŽƌĂƚŝŽŶŽĨĞǆŝƐƚŝŶŐƐŝŶŐůĞ ĨĂŵŝůǇŚŽƵƐŝŶŐ͘KƵƚďƵŝůĚŝŶŐƐ ƚŽďĞƌĞŵŽǀĞĚ͘ ZĞƋƵŝƌĞĚĞŵŽůŝƚŝŽŶŽĨƐŝŶŐůĞ ĨĂŵŝůǇŚŽƵƐŝŶŐ͕ďĂƌŶĂŶĚŽƵƚ ďƵŝůĚŝŶŐƐ͘ ĞŵŽůŝƚŝŽŶŽƌƌĞƵƐĞŽĨƐŝŶŐůĞ ĨĂŵŝůǇŚŽŵĞ͘ Targeted Redevelopment Area (URA) EK EŽ EŽ EŽ EŽ Going beyond green potential ^ŽůĂƌ ^ŽůĂƌ WŽƚĞŶƚŝĂůĨŽƌŐĞŽƚŚĞƌŵĂůĂŶĚ ƐŽůĂƌ ^ŽůĂƌ ^ŽůĂƌĂŶĚŐĞŽƚŚĞƌŵĂů S SHIELDS ST S COLLEGE AVE S TAFT HILL RD E VINE DR S TIMBERLINE RD LAPORTE AVE S LEMAY AVE E PROSPECT RD E DOUGLAS RD N OVERLAND TRL W DRAKE RD E DRAKE RD E TRILBY RD N SHIELDS ST E MULBERRY ST W MULBERRY ST W PROSPECT RD S OVERLAND TRL E COUNTY ROAD 30 S COUNTY ROAD 5 STATE HIGHWAY 392 COUNTY ROAD 54G ZIEGLER RD W TRILBY RD E HARMONY RD CARPENTER RD E LINCOLN AVE N TAFT HILL RD RIVERSIDE AVE W HARMONY RD W HORSETOOTH RD N COLLEGE AVE TURNBERRY RD W COUNTY ROAD 38E W ELIZABETH ST MAIN ST COUNTRY CLUB RD N LEMAY AVE REMINGTON ST S COUNTY ROAD 19 TERRY LAKE RD RICHARDS LAKE RD MOUNTAIN VISTA DR N US HIGHWAY 287 W VINE DR S MASON ST STRAUSS CABIN RD N TIMBERLINE RD N COUNTY ROAD 5 E WILLOX LN GREGORY RD W WILLOX LN GIDDINGS RD W LAUREL ST S SUMMIT VIEW DR W DOUGLAS RD W MOUNTAIN AVE S COUNTY ROAD 9 S US HIGHWAY 287 N COUNTY ROAD 9 Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 1 2015 Affordable Housing Recovery Project Design/Build, Tax Credit & CDBG-DR Applications Request for Proposals Town of Lyons Housing Recovery Team 432 5th Avenue, P.O. Box 49, Lyons, CO 80540 PH: (303)823-8250 www.townoflyons.com PROPOSALS DUE: Wednesday, January 14th, 2015 by 3:00 P.M. Please Submit to: Cody Humphrey – Housing Recovery Coordinator The Town of Lyons is inviting proposals from highly qualified teams with experience in developing and building affordable housing to provide development services in an effort to replace the affordable residences that were damaged or destroyed as a result of the September 2013 flood. This solicitation has been developed specifically for a Request for Proposals intended to solicit competitive responses from design/build teams, and may not be the same as previous Town of Lyons solicitations. All teams are urged to thoroughly review this solicitation prior to submitting. Eligible Teams: A team may be either a for-profit or non-profit entity. The team must be a proven development entity; must demonstrate professional affordable housing development experience; must have experience using Community Development Block Grant funds and Low Income Housing Tax Credits; must prove ability to undertake development projects of this size, type, complexity and uniqueness in process and scope; and must display ability to obtain sufficient financing. The team can either be an established design/build firm or a partnership between a developer, licensed architect and licensed contractor. Proposals must meet Equal Housing Opportunity requirements. ATTACHMENT 5 Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 2 I. BACKGROUND In the early morning of September 12th, 2013, following several days of record rainfall totaling 17 inches, the North and South St. Vrain Creeks flooded their banks. Stream flows within the Town of Lyons crested above 26,500 cubic feet per second (CFS) easily surpassing the previous record set in 1941. Typical stream flows for the St. Vrain average 67 CFS (USGS Data) for the month of September. With roads and bridges washed out or under water, the 2,050 residents of the Town of Lyons were cut off from the world and isolated on six different ‘islands’. The entire Town of Lyons began evacuation on September 13, 2013 with the assistance of the National Guard. Every household and business was impacted as a result of flood waters, heavy rain, and/or destruction of infrastructure. All services including roads, bridges, access, water distribution, sewer collection, gas, electric, telephone, cell phones, cable, internet, gas stations, groceries, businesses, fire protection, law enforcement, bus service and ambulance were all simultaneously unavailable for a period of time-ranging from six to twelve weeks depending on the extent of the damage and ability to get services back online. It is estimated that Lyons has sustained damages totaling nearly $50 million, including $5 million in temporary measures and $45 million in permanent work, which does not include insured public buildings or restoring the stream channel. The Town of Lyons typically operates on less than a $1.6 million a year budget. With 20% of the housing stock significantly damaged, Lyons is now faced with multiple housing problems, both due to the impacts of the flood and the rising housing costs relative to incomes. The flood fundamentally affected the community in many ways, including the long-term displacement of 185 households from the homes they occupied prior to the flood due to: x Destruction of approximately 70 homes, including 43 mobile homes that provided affordable options for low income households; x Damage to approximately 98 other homes, some of which are unsuitable for occupancy, requiring repairs to be made before residents can return; x Being forced by landlords to leave; x Being required to sign long-term leases for housing elsewhere upon being displaced by the flood With the destruction of two mobile home parks and much of the Confluence neighborhood, the low income population in Lyons was particularly hard hit: x 90% of the Town's low income housing was severely impacted; x 133 of the still displaced households have low incomes (less than 80% Area Median Income (AMI)), including 72 that have extremely low incomes (equal to or less than 30% AMI); and x Households that have been unable to return earn much lower household incomes than Lyons households as a whole – about 50% less on average. The median household income for still displaced households is only $35,000, compared to about $70,000 for all Lyons households. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 3 Low-income households have very limited options for ownership in Lyons. Homes prices start around $300,000, which is affordable to a household earning about $75,000 per year – much higher than what most of the residents who lost their homes can afford. The rental market in Lyons is also tight with limited availability and rising rents which are no longer affordable to low income households. The average rent for units advertised in January 2014 was $1,520 per month, which is affordable for a two-person household earning about $60,800 per year (90% AMI). Renters are having an especially difficult time returning to Lyons, and more than half had an increase in their rent payment following displacement. Lyons had housing affordability and availability problems prior to September 2013, which were exacerbated by the flood due to reductions in income and increases in housing payments since the flood. Of low income renters earning less than 80% AMI, 52% are cost burdened by rent payments that exceed 30% of household income. II. PROJECT DESCRIPTION Housing is one of the key recovery challenges facing the Town of Lyons. As Lyons continues its long-term recovery from the flooding, the Town is working to provide safe and affordable housing in order to help facilitate the return of displaced residents. As of right now, no available housing stock exists in Lyons for low-income residents displaced by the flood. In late October 2014, the Town of Lyons hired Trestle Strategy Group as a consultant to provide a Housing Site Analysis Study identifying the most viable parcels of land where flood recovery housing could be developed. The Housing Site Analysis Study provided the necessary information to proceed with development of replacement affordable housing outside of the floodplain. On January 5th, 2015, the Board of Trustees voted to move forward with one of the final three sites recommended by Trestle in its analysis. The site chosen was the Bohn Park property. Bohn Park consists of 25.66 gross acres, of which approximately 12.5 are developable and capable of supporting up to 70 units. The 12.5 acres of potential developable acreage consists of flat terrain that is located outside the floodplain. The final location for future housing within the Park has not been determined and would ultimately require a parcel of approximately five to seven acres. Bohn Park’s proximity to Lyons’ town center, local schools, an adjacent existing neighborhood and RTD stops are all excellent. Also the park’s proximity to the existing public rights-of-way of 2nd Ave. and Welch Ct. are ideal because of potential access to the parcel as well as the ability to tap into existing utilities. Bohn is currently located within the Lyons town limits and therefore will not require an annexation process. As with almost any parcel, the Bohn Park property does come with some challenges. The property is currently designated Park Land and was purchased using Great Outdoors Colorado Organization (GOCO) funding. As a result, the Town could be obligated to repay a portion of the GOCO funds in order to release the property from contractual provisions limiting the land to park Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 4 uses only. Also, the land is encumbered by a private agreement with an adjacent land owner. This agreement generally restricts all land uses except for education, passive recreation and open space purposes and can only be modified by a mutual agreement of the parties. The adjacent owners have expressed a willingness to discuss modifications but have not committed to making any changes to the private agreement. In addition, in order for the Town to dispose of, sell, lease or otherwise use the property for non-park purposes, the question of the sale/disposal/lease and the “terms and consideration” must be presented to the registered voters of the Town. A special election is currently scheduled for late March 2015. Other encumbrances include a 40-foot combined access easement along the eastern side from 2nd Ave. to the Dog Park located to the south of Bohn Park. The project at Bohn Park is slated for the development and construction of 50 to 70 affordable housing units. This development would be the first step in the replacement of all the destroyed homes through a mixture of private and public housing options. III. SCOPE OF SERVICES The Town of Lyons is issuing a Request for Proposals (RFP) from qualified teams to provide Affordable Housing Development and Construction Services related to the flood disaster of September 2013 which caused extensive damage throughout Lyons and surrounding communities. Funding options for the project include Colorado State Tax Credits, Low Income Housing Tax Credits (LIHTC), Community Development Block Grant – Disaster Relief funds (CDBG-DR) and other potential grant sources. The development must comply with the Town of Lyons Municipal Code including any zoning changes to the property, Lyons Comprehensive Plan, Lyons Flood Recovery Action Plan as well as applicable Town, County and State affordable housing development criteria. The Town of Lyons reserves the option to award contracts to multiple teams but would prefer to award to a single team which is able to provide all of the services requested. Lead teams shall specialize in AFFORDABLE HOUSING DEVELOPMENT AND CONSTRUCTION. The Town anticipates executing a contract with the top-ranked teams and issuing a Notice to Proceed as soon as possible. The team’s schedule should be as aggressive as practical. The team hired will be directed to conduct the following tasks in close coordination with the Town staff, appropriate board or commissions, and other partners. Tasks include but are not limited to: 1) Reviewing all applicable land use documents and studies prepared for recovery efforts from the 2013 Flood in Lyons with regard to public facilities; including but not limited to Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 5 the Lyons Comprehensive Plan, Lyons Municipal Code and Lyons Flood Recovery Action Plan. 2) Reviewing the Public Engagement Plan prepared by the University of Colorado at Denver, which identifies all stakeholders, contact stakeholders, and present stakeholder views in a detailed report; 3) In the spirit of continuing the Town’s transparent disaster recovery process through open and interactive communication with the citizens of Lyons, conducting a public engagement process open to all stakeholders and the public, which may include but not limited to conducting multiple design charrettes, visioning exercises and consideration of all feedback received throughout the process; 4) Contacting and working cooperatively with Local, State and Federal Governmental entities for housing-related issues for the Town of Lyons; 5) Ensuring that the grant funds are bringing long-term value to the community as opposed to investing in a short-term fix that may not endure a future potential flood event; 6) To the extent possible under the law, giving priority for affordable housing units to those low-income Lyons residents who were displaced by the floods; 7) Creating a healthy mix of Area Median Income (AMI) percentages for a diversity of income levels; 8) Providing a detailed project schedule highlighting the critical path and milestones; 9) Providing a cost analysis and possible funding sources to develop each option considered; 10) Preparing presentation materials (graphics, charts, electronic presentation materials etc. as needed) and present to the Lyons community at stakeholder meetings, commissions, Board of Trustees and other stakeholders as requested, hold bi-weekly progress meetings, record and distribute meeting minutes; and 11) Keeping and providing a project file or binder with all relevant project documentation. The selected team shall perform or supply all necessary products and services as specified in this document with regards to funding applications, surveying, research, public outreach, analysis, design, geotechnical investigation, specification preparation, exhibits and sketches, environmental permitting, utility coordination, storm water modeling, right-of-way services, public process and other associated development work. All due diligence work shall be performed under the direction and supervision of a Licensed Professional registered with the Colorado State Board of Registration (DORA). Some activities may require work on land not controlled by the Town and require permissions to enter. In such cases, the Consultant shall obtain the necessary written permission to enter the premises on forms provided by the Town. Included in this written permission will be the names and telephone numbers of persons to contact should notification prior to entry be necessary. These written permissions will apply to Town of Lyons personnel as well as Consultant personnel. Signed copies of the written permission will be submitted to the Town’s Project Manager prior to entering private property for any work. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 6 III. PROJECT SCHEDULE This project is time-sensitive and the selected team must be able to meet the following benchmarks. However, these benchmarks may shift based on changes with the development process and securing of funding sources: x Due Diligence / Schematic Design / Visioning: February/March 2015 x Colorado State Tax Credit / Noncompetitive (4%) Low Income Housing Tax Credit (LIHTC) Application: March 2nd, 2015 x Community Development Block Grant – Disaster Relief (CDBG-DR) Application: March 2nd, 2015 x Competitive (9%) LIHTC Application: May 1st, 2015 x Construction bids due: July 2015 x Construction Start: October 2015 Note: The May 1st deadline for the competitive 9% LIHTC application may not be a necessary if the March 2nd deadline for the Colorado State Tax Credit and CDBG-DR applications is achieved. IV. SELECTION PROCESS PROJECT TIMELINE: This project timeline is on a tight schedule due to funding application deadlines and the complexity of the issues that the Town of Lyons has and is resolving throughout the disaster recovery process: 1) Public Release of RFP: January 6th, 2015 2) Pre-Proposal Meeting January 9th, 2015 at 10:00am at Lyons Town Hall 3) RFP written inquiries due: January 12th, 2015 by 3:00pm 4) RFPs delivered to Town Hall: January 14th, by 3:00pm 5) Notification of Selection Status: January 16th, 2015 6) Final Team Interviews: January 16th, 2015 7) Determination of Selected Team: January 20th, 2015 V. PUBLIC INVOLVEMENT PROCESS: The selected team will develop and utilize innovative and cost-effective methods to generate and maximize public participation in the development of this study. In addition, the team will work with Lyons Staff, Lyons Housing Recovery Task Force, Lyons Board of Trustees, Lyons Planning Commission and other Lyons boards and commissions, public officials and agencies, interested individuals and parties representing a wide range of interest during the development process. During the schematic design process of the housing community, a series of design charettes may be conducted by the team to allow Lyons residents, stakeholders and interested parties an opportunity to provide input during the process. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 7 VI. PARTNERS The following is a list of potential partners that the team may wish to utilize in the development of a successful project and public involvement process: x Lyons Residents & Outlying Stakeholders x State of Colorado Department of Local Affairs x Boulder County Housing Authority x DRCOG x University of Colorado, Denver College of Architecture and Planning x Trestle Strategy Group x Lyons Boards and Commissions: o Board of Trustees o Housing Recovery Task Force o Human Services & Aging Commission o Public Facilities Engineer o Planning and Community Development Commission o Sustainable Futures Commission o Utility and Engineering Board o Economic Development Commission o Parks, Recreation and Culture Board o Others as needed Note: This list should not be considered all-inclusive, as there may be other partners not listed here. VII. PROGRESS REPORTING The selected team and the Town of Lyons housing recovery coordinator shall hold progress meetings as often as necessary, but in no case less than once every two weeks until the final plan is approved by the Lyons Board of Trustees for the purpose of progress reporting. The team shall supply the housing recovery coordinator with at least two (2) copies of all completed or partially completed reports, studies, forecasts, maps or plans at least one (1) working day before each progress meeting. The housing recovery coordinator shall assist in scheduling all aforementioned staff, board and commission meetings and other meetings, as necessary, at key times during the affordable housing development process. VIII. ITEMS AVAILABLE THROUGH THE TOWN OF LYONS AND OTHER WEBSITES x Lyons Recovery Action Plan (including Program Development Guides-PDG’s) and Implementation Table in PDF Format x Lyons Comprehensive Plan-2010 x Town of Lyons Housing Site Analysis conducted by Trestle Strategy Group x Environmental Sustainability Plan x See list of all Plans and Documents listed on the Town of Lyons website. x Links to related documents (please see Attachment C) Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 8 IX. PROPOSAL SUBMISSION Submittals are due at the Lyons Town Hall, for time and date recording on or before 3:00PM MST on Wednesday, January 14th, 2015. Offerors shall submit in a sealed package clearly marked as the Lyons Affordable Housing Recovery Project to; Cody Humphrey, Housing Recovery Coordinator, 432 5th Avenue, Lyons, CO 80540. Submissions shall include the following: x One (1) Original Proposal, identified as “Original” x Twenty (20) Copies of Proposal x One Copy of Proposal on a flash drive – Include both original and public viewing versions, if applicable All RFPs must be received and time and date recorded by authorized Town staff by the above due date and time. Sole responsibility rests with team to see that their RFP response is received on time at the stated location. Any responses received after due date and time will be considered at the discretion of the town. The Town of Lyons reserves the right to reject any and all responses, to waive any informalities or irregularities therein, and to accept the proposal that, in the opinion of the Town, is in the best interest of the Town of Lyons. Due to the complexity of work required, selection of a team or firm will not be based solely upon the evaluation scoring but will also take into account experience gained from work on similar projects, previous knowledge and experience working with the Town of Lyons and an understanding of the project goals and approach to the project. To facilitate the evaluation, offeror shall submit and organize all responses in the same order as listed below in Response Format. Proposals that are determined to be at a variance with this requirement may not be accepted. The Town only accepts proposals in hard copy format and does not accept proposals submitted via fax, email, or other electronic means. The outside of the package will include the following information: x Company Name x RFP Title x Due Date and Time X. RESPONSE FORMAT The following items are to be included in your proposal, in the order listed. Deviation may render your proposal non-responsive. Maximum proposal length is 20 pages (excluding cover letter, Illegal Alien Certificate, Proposal Acknowledgement, and any attachments). A. Cover Letter. Include a cover letter introducing your company, summarizing your qualifications, and detailing any exceptions to this RFP (please note that significant exceptions may make your proposal nonresponsive). This letter should also provide principal contact information for this RFP, including address, telephone number, fax number, e-mail, and website (if applicable). Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 9 B. Minimum Mandatory Qualifications. The lead proposer must specialize in developing/constructing affordable housing and have successfully completed at least two similar projects in the past five years. The consultant’s proposed Project Manager must have five (5) years of experience (minimum) in developing and/or constructing affordable housing projects. C. Company Information 1) Provide the following information as listed: Company Name, Address, Phone Number, and Names of Principals. 2) Identify the year in which your company was established and began providing consulting services. 3) Describe any pending plans to sell or merge your company. 4) Provide a comprehensive listing of all the services you provide. D. Evaluation Criterion. The following are a list of evaluation criterion. Please include an itemized description of how your team meets or fulfills each of the criterions. Failure to meet or exceed these criterions will disqualify your response. 1) Evaluation Criterion #1 – Company and Personnel Qualifications. Describe your business philosophy and identify the individuals who will be involved in the project, and their responsibilities. Include a brief description of the team’s previous experience with similar projects. Provide resumes or professional biographies of the key personnel that will be performing the proposed services, including the primary project manager. Changes in the project team may not be made unless conditions beyond the control of team develop, in which case, changes in above personnel may be made only upon advance written approval by Town. The Town reserves the right to request changes in personnel of team working under this Agreement. Information should include, but is not limited to: a. The names and resumes of the key personnel that will be performing the proposed services, including the primary project manager; b. A demonstration that the proposer has the ability, skills, and experience necessary to perform the Contract, or can provide the services required to successfully complete this project. 2) Evaluation Criterion #2 - Recent Experience with housing related projects. a. Discuss your familiarity with the Town of Lyons, Boulder County and small communities as they pertain to this project. The quality of performance on previous Town Contracts or services will be considered. Failure on the part of any team to carry out a previous contract satisfactory shall be deemed sufficient cause for disqualification. b. Additionally, provide a list of three (3) references/customers required by the Town under this RFP (list must include name, address, telephone number, email address and contact person). The Town reserves the right to contact the references provided in your proposal as well as other references without prior notification to you. c. Describe your team’s experience working with communities in disaster recovery and reconstruction modes. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 10 d. Describe any past projects that have been funded with Tax Credit (State or Federal, 4% or 9%), CDBG funds, or any other federal, state, or local funds or grants. e. Document your direct experience with the Colorado Housing Finance Agency (CHFA), U. S. Department of Housing & Urban Development, Boulder County Housing Authority and/or the Town of Lyons. f. Describe your firm's experience with complying with Davis Bacon Act/Federal Labor Standards, meeting affirmative action and vendor outreach programs goals. g. Describe your firm’s experience with Green Building Technology. h. Is your team currently involved in any lawsuits or litigation? If so, please summarize. 3) Evaluation Criterion #3 - Approach to Scope of Work. a. Describe any project approaches or ideas that you would apply to this project that you feel would enhance the quality of your services. Provide detailed information about what makes your approach unique and best suited for this project. b. Describe how the team will accomplish the work in an effective and timely manner. Include design philosophy, project control, project schedule, and understanding of project scope, awareness of issues, and potential issues/problems that would need to be addressed early in the design process to prevent delays. c. Explain the proposed work plan with a detailed description of the specific tasks as noted in the Scope of Services of this RFP. Include additional tasks and their purpose as needed to explain completing the work. Include critical path items, milestones and completion dates on the schedule. d. Describe the methods and timeline of communication your firm will use with the Town’s Housing Recovery Coordinator, other involved Town staff, and other interested parties. e. Describe your team’s experience with projects that have expedited timelines. 4) Evaluation Criterion #4 – Financial Capabilities. a. The Town requests that your team provide financial statements of your current and last three years. b. Is your team willing to incur costs due to acquiring predevelopment and due diligence information without a guarantee that the project will move forward? c. Does the team have over $500,000 in cash or short term liabilities? d. Does the team have financial guarantees of $10,000,000 or more? e. Please refer to “Section XII; J. Confidential/Proprietary Information” about providing confidential information in the team’s proposal. 5) Evaluation Criterion #5 – Project Control. a. Describe how your team will control costs for this project and meet tight deadlines and schedule requirements. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 11 6) Evaluation Criterion #7 – Proposed Scope of Work and Fee. a. Provide a detailed breakdown of fees and expenses to complete the scope of work identified. Include description of work items included in fee that are not specifically identified in the request, but the team believes are necessary to complete the scope. Include estimated costs for these other items separate from the base fee. 7) Illegal Alien Certificate. This required form is included as Attachment A. 8) Proposal Acknowledgement. Include this form as provided in Attachment B. XI. EVALUATION AND AWARD: A. Proposal Evaluation All proposals submitted in response to this RFP will be evaluated by a committee of Town and local board and commission representatives. The team’s proposals will be evaluated by the committee based on the criteria listed below. These criteria will be the basis for review of the written proposals and determine the short-list of teams for interviews (if required). Total scores will be tabulated, and the team with the proposal that is deemed to be the most advantageous to the Town will be selected. If the Town requests presentations by short-listed teams, committee members may revise their initial scores based upon additional information and clarification received in this phase. In preparing responses, teams should describe in great detail how they propose to meet the specifications as detailed in the previous sections. Specific factors will be applied to proposal information to assist the Town in selecting the most qualified consultants for this contract. Evaluation criteria that will be used are as follows, listed in order of relative importance: 1) Evaluation Criterion #1 - Team and Personnel Qualifications a. Qualifications and abilities of professional personnel b. Experience on similar projects as a team c. Commitment of key members to project d. Team’s size, organizational structure and flexibility e. Team’s technical disciplines and capabilities of sub-consultants on team 2) Evaluation Criterion #2 - Recent Experience with housing related projects a. Team’s recent, relevant project history (Town, BCHA, etc.) b. Demonstrated ability to control costs c. Demonstrated ability to meet schedule d. Demonstrated ability to do quality work 3) Evaluation Criterion #3 - Approach to Scope of Work a. Team’s demonstrated clear understanding of the project goals b. Aggressiveness of project schedule c. Has the firm formulated a successful approach to the project? Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 12 d. Where appropriate, has the firm exhibited sensitivity to public concerns? 4) Evaluation Criterion #4 – Financial Capabilities a. Is the team financially capable of taking on the project? b. Is the team financially capable of incurring upfront predevelopment costs without the guarantee the project will move forward? 5) Evaluation Criterion #5 - Project Control a. Cost Control b. Scheduling Method c. Quality Control 6) Evaluation Criterion #6 - Proximity to Project Location a. Ability to respond to field conditions b. Team’s work location relative to the project location 7) Evaluation Criterion #7 – Proposed Scope and Fee a. Does the Scope of Work align with the Listed Scope and the Town’s Goals? b. Has the consultant identified innovative alternatives or well thought out additions to the scope? c. Is the fee commensurate with the scale and type of work? 8) Evaluation Criterion #8 – Ability to meet project deadlines a. Does the team have enough man-power to move quickly and efficiently to achieve funding application deadlines? b. Does the team have experience in achieving tight project deadlines due to delays in securing funding, delays from outside consultants, etc.? B. Determination of Responsibility of the Consultant The Town awards contracts to responsible vendors only. The Town reserves the right to make its consultant responsibility determination at any time in this RFP process and may not make a responsibility determination for every Consultant. A “Responsible Consultant” is defined by this proposal as one who has “the capability in all respects to perform fully the contract requirements, presents, perseverance, experience, integrity, reliability, capabilities, facilities, equipment, and credit which will assure good faith performance.” The Town reserves the right to request information as it deems necessary to determine a Consultant's responsibility. If the Consultant fails to supply the requested information, the Town shall base the determination of responsibility upon any available information or may find the Consultant non-responsible if such failure is unreasonable. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 13 XII. DAVIS BACON/PREVAILING WAGES For projects with 8 or more units, the development team must cause its general contractor and subcontractors to comply with the wage and hour standards issued by the United States Secretary of Labor pursuant to the Davis Bacon Act, 40 U.S.C. Sections 276a to 276a-5, as amended, and the Contract Work Hours and Safety Standards Act 40 U.S.C. Sections 327-333. The contractors and subcontractors must pay prevailing wages as determined by a federal wage decision and provide weekly certified payroll records to the Minneapolis Department of Civil Rights. The signed contract that contains the building specifications for the project must contain a copy of the appropriate United States Department of Labor Federal Wage Decision document and the HUD Form 4010, Federal Labor Standards Provisions. XIII. ADMINISTRATIVE INFORMATION: A. Issuing Office: The Town of Lyons agent listed herein is to be the sole point of contact concerning this RFP. Teams shall not directly contact other personnel regarding matters concerning this RFP or to arrange meetings related to such. B. Official Means of Communication: All official communication from the Town to teams will be via e-mail. The Town will post notices that will include, but not be limited to, any modifications to administrative or performance requirements, answers to inquiries received, clarifications to requirements, and the announcement of award. C. Inquiries: Prospective teams may make written inquiries by e-mail before the written inquiry deadline concerning this RFP to obtain clarification of requirements. There will be opportunity to make inquiries during the Pre-Proposal meeting on Friday, January 9th at Lyons Town Hall at 10:00am. No inquiries will be accepted after the deadline on January 12th at 3pm. Inquiries regarding this RFP should be referred to: E-Mail: chumphrey@townoflyons.com Subject Line: Lyons Affordable Housing Recovery Project Response to teams’ inquiries will be e-mailed in a timely manner. Teams cannot rely on any other statements that clarify or alter any specification or other term or condition of the RFP. Should any interested team, sales representative, or manufacturer find any part of the listed specifications, terms and conditions to be discrepant, incomplete, or otherwise questionable in any respect, it shall be the responsibility of the concerned party to notify the Town of such matters immediately upon discovery. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 14 D. Insurance: The successful team will be required to provide a Certificate of Insurance or other proof of insurance naming the Town of Lyons and it’s agents as "additional insured". Coverage must include COMMERCIAL GENERAL LIABILITY coverage with minimum limits of $1,000,000, and WORKERS COMPENSATION coverage with limits in accordance with State of Colorado requirements. Team must provide Town with proof of EMPLOYER’S LIABILITY coverage with limits of at least $500,000. COMPREHENSIVE AUTOMOBILE LIABILITY with minimum limits for bodily injury and property damage coverage of at least $1,000,000, plus an additional amount adequate to pay related attorneys' fees and defense costs, for each of Consultant's owned, hired or non-owned vehicles assigned to or used in performance of this Agreement. The Town, Boulder County, Colorado Department of Transportation (CDOT) shall be named as additional Insured for General and Auto Liability Insurance. Awarded Consultant must present the Town and CDOT with proof of PROFESSIONAL LIABILITY COVERAGE with a minimum limit of $1,000,000. E. Modification or Withdrawal of Proposals: Proposals may be modified or withdrawn by the team prior to the established due date and time. F. Minor Informalities: Minor informalities are matters of form rather than substance evident from the response or insignificant mistakes that can be waived or corrected without prejudice to other vendors. The Town may waive such informalities or allow the vendor to correct them depending on which is in the best interest of the Town. G. Responsibility Determination: The Town will make awards only to responsible vendors. The Town reserves the right to assess team responsibility at any time in this RFP process and may not make a responsibility determination for every team. H. Acceptance of RFP Terms: A proposal submitted in response to this RFP shall constitute a binding offer. The autographic signature of a person who is legally authorized to execute contractual obligations on behalf of the team shall indicate acknowledgment of this condition. A submission in response to this RFP acknowledges acceptance by the team of all terms and conditions as set forth herein. A team shall identify clearly and thoroughly any variations between its proposal and the RFP in the cover letter. Failure to do so shall be deemed a waiver of any rights to subsequently modify the terms of performance, except as outlined or specified in the RFP. I. Protested Solicitations and Awards: Any actual or prospective team who is aggrieved in connection with either the solicitation or award of a contract may protest in writing to the Town’s Administrator. The protest shall be Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 15 submitted within three calendar days after such aggrieved person knows, or reasonably should have known, of the facts giving rise thereto. With regard to requirements or specifications set forth in this RFP, it is important for consultants to note that a challenge should be made within three (3) calendar days of when the item being protested is known. J. Confidential/Proprietary Information: It is not the intention of the Town to require the submission of confidential/proprietary information in response to this Request for Proposal. All proposals will be confidential until a contract is awarded and fully executed. At that time, all proposals and documents pertaining to the proposals will be open for public inspection, except for the material that is proprietary or confidential. Requests for confidentiality can be submitted to the Town provided that the submission is in accordance with the following procedures. This remains the sole responsibility of the team. The Town will make no attempt to cure any information that is found to be at a variance with this procedure. The team may not be given an opportunity to cure any variances after proposal opening. Neither a proposal in its entirety, nor proposal price information will be considered confidential/proprietary. Questions regarding the application of this procedure must be directed to the contact for the Town listed in this RFP. Procedure for requesting confidentiality: 1. The team will submit one (1) additional complete proposal clearly marked “FOR PUBLIC VIEWING.” In this version of the proposal, the team will black out all text and/or data that it wishes to be considered confidential and denote the information as “proprietary” or “confidential.” 2. A written description will accompany the “FOR PUBLIC VIEWING” copy of the proposal identifying the material that the team is considering proprietary or confidential. Specific reasoning as to why each item is to remain confidential, other than recitation of a specific state or federal statute, is required. 3. Where a team has submitted a “FOR PUBLIC VIEWING” version of their proposal, that version will be open to the public while the other copies of that team's proposals will be maintained as confidential material. Proposals that are determined to be at variance with this procedure may be declared non-responsive by the Town, and not given further consideration. K. Acceptance of Proposal Content: The contents of the proposal (including persons specified to implement the project) of the successful team shall become contractual obligations into the contract award. Failure of the successful team to perform in accordance with these obligations may result in cancellation of the award and such team may be removed from future solicitations. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 16 L. RFP Cancellation: The Town reserves the right to cancel this RFP at any time, without penalty. M. Negotiation of Award: In the event only one (1) responsive proposal is received by the Town, the Town reserves the right to negotiate the award for the services with the team submitting the proposal in lieu of accepting the proposal as is. N. Contract: Each team may submit a form of contract with its proposal. However, the Town reserves the right to use its own form of contract or to require that additional or different provisions be included in the final contract. Please refer to Attachment D. O. RFP Response/Material Ownership: All material submitted regarding this RFP becomes the property of the Town of Lyons, unless otherwise noted in the RFP. P. Incurring Costs: The Town is not liable for any cost incurred prior to issuance of a legally executed contract and/or a purchase order. Q. Utilization of Award by Other Agencies: The Town of Lyons reserves the right to allow other State and local governmental agencies, political subdivisions, and/or school districts to utilize the resulting award under all terms and conditions specified and upon agreement by all parties. Usage by any other entity shall not have a negative impact on the Town of Lyons in the current term or in any future terms. R. Non-Discrimination: The team shall comply with all applicable state and federal laws, rules and regulations involving nondiscrimination on the basis of race, color, religion, national origin, age or sex. S. News Releases: Neither the Town, nor the team, shall make news releases pertaining to this RFP prior to execution of the contract without prior written approval of the other party. Written consent on the Town’s behalf is provided by the Public Information Office. T. Taxes: The Town of Lyons is exempt from all federal excise taxes and all Colorado State and local government sales and use taxes. Where applicable, the team will be responsible for payment of use taxes. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 17 U. Assignment and Delegation: Neither party to any resulting contract may assign or delegate any portion of the agreement without the prior written consent of the other party. V. Availability of Funds: Financial obligations of the Town of Lyons payable after the current fiscal year are contingent upon funds for that purpose being appropriated, budgeted and otherwise made available. In the event funds are not appropriated, any resulting contract will become null and void, without penalty to the Town. W. Standard of Conduct: The successful firm shall be responsible for maintaining satisfactory standards of employees' competency, conduct, courtesy, appearance, honesty, and integrity, and shall be responsible for taking such disciplinary action with respect to any employee, as may be necessary. The Town may request the successful firm to immediately remove from this assignment any employee found unfit to perform duties due to one or more of the following reasons: (1) Neglect of duty. (2) Disorderly conduct, use of abusive or offensive language, quarreling, intimidation by words or actions or fighting. (3) Theft, vandalism, immoral conduct or any other criminal action. (4) Selling, consuming, possessing, or being under the influence of intoxicants, including alcohol, or illegal substances while on assignment for the Town. Agents and employees of team working in Town facilities shall present a clean and neat appearance. Prior to performing any work for the Town, the team shall require each of their employees to wear ID badges or uniforms identifying: the team by name, the first name of their employee and a photograph of their employee if using an ID badge. Their employee shall wear or attach the ID badge to the outer garments at all times. X. Unlawful Employees, Contractors and Subcontractors: Team shall not knowingly employ or contract with an illegal alien to perform work under this Contract. Team shall not knowingly contract with a subcontractor that (a) knowingly employs or contracts with an illegal alien to perform work under this Contract or (b) fails to certify to the Team that the subcontractor will not knowingly employ or contract with an illegal alien to perform work under this Contract. Y. Verification Regarding Illegal Aliens: Team has confirmed the employment eligibility of all employees newly hired for employment to perform work under this Contract through participation in either the E-verify program Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 18 administered jointly by the United States Department of Homeland Security and the Social Security Administration or the employment verification program of the Colorado Department of Labor & Employment. Z. Limitation Regarding E-Verify Program: Team shall not use either E-verify or Colorado Department of Labor & Employment program procedures to undertake pre-employment screening of job applicants while performing this Contract. AA. Duty to Terminate a Subcontract; Exceptions: If Team obtains actual knowledge that a subcontractor performing work under this Contract knowingly employs or contracts with an illegal alien, the Team shall, unless the subcontractor provides information to establish that the subcontractor has not knowingly employed or contracted with an illegal alien: 1. Notify the subcontractor and the Town within three days that the Team has actual knowledge that the subcontractor is employing or contracting with an illegal alien; and 2. Terminate the subcontract with the subcontractor if, within three days of receiving notice that the Team has actual knowledge that the subcontractor is employing or contracting with an illegal alien, the subcontractor does not stop employing or contracting with the illegal alien. BB. Duty to Comply with State Investigation: Team shall comply with any reasonable request of the Colorado Department of Labor and Employment made in the course of an investigation pursuant to C.R.S. 8-17.5-102 (5). CC. Damages for Breach of Contract: In addition to any other legal or equitable remedy the Town may be entitled to for a breach of this Contract, if the Town terminates this Contract, in whole or in part, due to the Team’s breach of any provision of this Contract, Team shall be liable for actual and consequential damages to the Town. DD. Other Statutes: 1. The signatory hereto avers that he/she is familiar with Colorado Revised Statutes , 18-8- 301, et seq. (Bribery and Corrupt Influence) and 18-8-401, et seq. (Abuse of Public Office) as amended, and that no violation such provisions is present. 2. The signatory hereto avers that to his/her knowledge, no Town of Lyons employee has any personal or beneficial interest whatsoever in the service or property described herein. See CRS 24-18-201 and CRS 24-50-507. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 19 Attachment A Illegal Alien Certificate CONTRACTOR’S CERTIFICATION OF COMPLIANCE Pursuant to Colorado Revised Statute, § 8-17.5-101,et seq., as amended 5/13/08, as a prerequisite to entering into a contract for services with the Town of Lyons, Colorado, the undersigned Contractor hereby certifies that at the time of this certification, Contractor does not knowingly employ or contract with an illegal alien who will perform work under the attached contract for services and that the contractor will participate in the E-Verify Program or Department program, as those terms are defined in C.R.S. § 8-17.5-101, et seq., in order to confirm the employment eligibility of all employees who are newly hired for employment to perform work under the attached contract for services. CONTRACTOR: Company Name Date ___________________________ Name (Print or Type) ___________________________ Signature ___________________________ Title CONTRACTOR’S CERTIFICATION OF COMPLIANCE Pursuant to Colorado Revised Statute, § 8-17.5-101,et seq., as amended 5/13/08, as a prerequisite to entering into a contract for services with the Town of Lyons, Colorado, the undersigned Contractor hereby certifies that at the time of this certification, Contractor does not knowingly employ or contract with an illegal alien who will perform work under the attached contract for services and that the Contractor will participate in the E-Verify Program or Department program, as those terms are defined in C.R.S. § 8-17.5-101, et seq., in order to confirm the employment eligibility of all employees who are newly hired for employment to perform work under the attached contract for services. CONTRACTOR: Company Name Date ___________________________ Name (Print or Type) ___________________________ Signature ___________________________ Title Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 20 Attachment B Proposal Acknowledgement PROPOSAL ACKNOWLEDGEMENT FORM PROJECT NAME: Failure to complete, sign and return this submittal page with your proposal may be cause for rejection. Contact Information Response Response Company Name Name and Title of Primary Contact Person Company Address Phone Number Email Address Company Website Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 21 By signing below I certify that: x I am authorized to bid on my company’s behalf. x I am not currently an employee of the Town of Lyons. x None of my employees or agents is currently employees of the Town of Lyons. x I am not related to any Town of Lyons employee or Elected Official. ___________________________________________________ _________________ Signature of Person Authorized on Company’s Behalf Date Note: If you cannot certify the above statements, please explain in the space provided below. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 22 Attachment C: Links to Lyons housing documents Recovery Action Plan, Housing; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/housing_recovery.pdf Lyons Community Assistance Planning Team & Plan Review; Presentation http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/cpat_presentation.pdf Draft; Development Analysis; file:///C:/Users/jeremy/Downloads/Lyons%20Development%20Analysis%20Packet%255bApril%202014 %255d.pdf Housing Needs Assessment, executive summary; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/lyons_housing_needs_assessment_executiv e_summary_2-27-14.pdf Housing Needs Assessment, full document; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/lyons_needs_assessment_2-19-14.pdf Housing Recovery Task Force (HRTF), Purpose & Principle http://www.lyonsrecovery.com/purpose--principles.html Lyons Housing Recovery Task Force, main page; http://www.lyonsrecovery.com/housing-task-force.html Housing Recovery Task Force, FAQ’s; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/faqfinalhousingrecoverytaskforce.docx.pdf Maps of potential housing sites; http://www.lyonsrecovery.com/potential-recovery-housing-sites.html HRTF Post Open House Update to Board of Trustees; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/workshop_hrtf.pptx.pdf Presentation from Boulder County Housing Authority to HRTF, Example Housing Products 12.17.13; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/bcha_lyons_presentation.pdf CU Denver report: Housing Development: A Post-Disaster workshop in Lyons, Colorado: http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/cu_denver_housing_development_a_post- disaster_workshop_in_lyons_co.pdf Frequently asked questions document /introduction about the CU Denver class Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 23 http://www.weebly.com/uploads/8/3/4/9/8349039/cu_denver_presentation_to_hrtf_aug_19_2014.pd f (HRTF) presentation at Lyons Board of Trustees meeting 7/21/14 http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/public_engagement_hrtf_july212014.pdf What happened at the July 21, 2014 Housing Task Force (HRTF) presentation to the Lyons Board of Trustees: http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/what_happened_june212014_hrtf_presenta tion_bot.pdf Resolution 2014-37: submittal of application for an administrative grant through DOLA for housing assistance; http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/may_5_2014_packet_4.pdf Lyons Board of Trustees decisions and housing recovery funding http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/what_happened_may052014_hrtf_presenta tion_bot.pdf Four options for number of new housing to present to Board of Trustees (by HRTF): 1. Option 1 http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/option1.docx.pdf 2. Option2 http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/option2.docx.pdf 3. Option 3 http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/option3.docx.pdf 4. Option 4 http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/option4.docx.pdf Public Feedback compiled at March 8 HRTF open house exit survey: http://www.lyonsrecovery.com/uploads/8/3/4/9/8349039/housing_recovery_options_meeting_march8 _feedback.pdf HRTF Miscellaneous Materials; http://www.lyonsrecovery.com/misc-materials8.html HRTF Meeting Minutes; http://www.lyonsrecovery.com/meeting-minutes.html Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 24 Attachment D: FEDERAL EMERGENCY MANAGEMENT AGENCY’S GRANT PROGRAM REQUIREMENTS FOR PROCUREMENT CONTRACTS This is an addendum to the 2015 Lyons Affordable Housing Recovery Agreement between ____________ (“Contractor”), and the Town of Lyons, (the TOWN). The parties acknowledge that the above-referenced contract is subject to the provisions of 44 CFR §13.36 and the Robert T. Stafford Disaster Relief and Emergency Assistance Act (42 U. S. C. 5121 et seq). This addendum is hereby expressly incorporated into the agreement between the TOWN and the CONTRACTOR to the extent that if the terms of the Agreement and this Addendum conflict, the terms of this Addendum shall control. Nothing in this Addendum shall be construed as making this Agreement contingent upon a Presidential disaster declaration or FEMA’s approval or obligation of funds. The following provisions are hereby added and incorporated into the above-referenced Agreement: 1. EQUAL EMPLOYMENT OPPORTUNITY COMPLIANCE (applicable to all construction contracts awarded in excess of $10,000 by grantees and their contractors or subgrantees; 44 CFR § 13.36(i)(3)) Contractor agrees to comply with Executive Order 11246 of September 24, 1965, entitled “Equal Employment Opportunity”, as amended by Executive 11375 of October 13, 1967, and as supplemented in Department of Labor regulations (41 CFR Part 60). 2. ANTI-KICKBACK ACT COMPLIANCE (applicable to all contracts and sub-grants for construction or repair; 44 CFR § 13.36 (i)(4)) Contractor agrees to comply with the Copeland “Anti-Kickback” Act (18 U. S. C. 874) as supplemented in Department of Labor regulations (29 CFR Part 3). 3. ACCESS TO RECORDS A. The Contractor agrees to provide the Town, FEMA, the Comptroller General of the United States or any other authorized representatives access to any books, documents, papers, and records of the Contractor which are directly pertinent to this Agreement for the purposes of making audits, examinations, excerpts and transcriptions. 44 CFR § 13.36(i)(10). B. The Contractor agrees to permit any of the foregoing parties to reproduce by any means whatsoever or to copy excerpts and transcriptions as reasonably needed. C. The Contractor agrees to maintain all books, record, accounts and reports required under this Agreement for a period of not less than three years after the later of: (a) the date of Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 25 termination or expiration of this Agreement or (b) the date Town makes final payment under this Agreement, except in the event of litigation or settlement of claims arising from the performance of this Agreement, in which case, Contractor agrees to maintain same until the Town, FEMA, the Comptroller General, or any of their duly authorized representatives, have disposed of all such litigation, appeals, claims or exceptions related thereto 44CFR § 13.36(i)(11) 4. CONTRACT WORK HOURS AND SAFETY STANDARDS (applicable to construction contracts awarded by grantees and subgrantees in excess of $2,000 and in excess of $2,500 for other contracts which involve the employment of mechanics or laborers; 44 CFR §13.36(i)(6)) Contractor agrees that is shall comply with Sections 103 and 107 of the Contract Work Hours and Safety Standards Act (40 U. S. C. 327-330) as supplemented by Department of Labor regulations (29 CFR Part 5), which are incorporated herein. 5. NOTICE OF REPORTING REQUIREMENTS A. Contractor acknowledges that it has read and understands the reporting requirements of FEMA stated in 44CFR§ 13.40 et seq., 13.50-13.52 and Part III of Chapter 11 of the United States Department of Justice’s Office of Justice Programs Financial Guide, and agrees to comply with any such applicable requirements. B. The Contractor agrees to include the above clause in each third party subcontract financed in whole or in part with Federal assistance provided by FEMA. It is further agreed that the clause shall not be modified, except to identify the subcontractor who will be subject to its provisions. 6. NOTICE OF REQUIREMENTS PERTAINING TO COPYRIGHTS A. Contractor agrees that FEMA shall have a royalty-free, nonexclusive, and irrevocable license to reproduce, publish or otherwise use, and to authorize others to use, for government purposes: (1) The copyright in any work developed with the assistance of funds provided under this Agreement: (2) Any rights of copyright to which Contractor purchases ownership with the assistance of funds provided under this Agreement. 44 CFR § 13.34, 13.36(i)(8-9) B. The Contractor agrees to include paragraph A above in each third party subcontract financed in whole or in part with Federal assistance provided by FEMA. It is further agreed that the clause shall not be modified, except to identify the subcontractor who will be subject to its provisions. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 26 7. ENERGY CONSERVATION REQUIREMENTS A. The Contractor agrees to comply with mandatory standards and policies relating to energy efficiency which are contained in the state energy conservation plan issued in compliance with the Energy Policy and Conservation Act. 44 CFR§ 13.36(i)(13). B. The Contractor agrees to include paragraph A above in each third party subcontract financed in whole or in part with Federal assistance provided by FEMA. It is further agreed that the clause shall not be modified, except to identity the subcontractor who will be subject to its provisions. 8. CLEAN AIR AND WATER REQUIREMENTS (applicable to all contracts and subcontracts in excess $100,000, including indefinite quantities where the amount is expected to exceed $100,000 in any year; 44 CFR § 13.36(i) (12))) A. Contractor agrees to comply with all applicable standards, orders, or requirements issued under section 306 of the Clean Air Act (42 U. S. C. 1857(h)), section 508 of the Clean Water Act (33 U. S. C. 1368), Executive Order 11738, and Environmental Protection Agency regulations (40 CFR Part 15). B. Contractor agrees to report each violation of these requirements to the Town and understands and agrees that the Town will, in turn, report each violation as required to assure notification to FEMA and the appropriate EPA regional office. C. The Contractor agrees to include paragraph A and B above in each third party subcontract exceeding $100,000 financed in whole or in part with Federal assistance provided by FEMA. 9. TERMINATION FOR CONVENIENCE OF TOWN (applicable to all contracts in excess of $10,000; 44 CFR § 13.36(i)2)) A. Town shall have the option, in its sole discretion, to terminate this Agreement, at any time during the term hereof, for convenience and without cause. Town shall exercise this option by giving Contractor written notice of termination. The notice shall specify the date on which termination shall become effective. B. Upon receipt of the notice, Contractor shall commence and perform, with diligence, all actions necessary on the part of Contractor to effect the termination of this Agreement on the date specified by Town and to minimize the liability of Contractor and Town to third parties as a result of termination. All such actions shall be subject to the prior approval of the Town. Such actions shall include, without limitation: (1) Halting the performance of all services and other work under this Agreement on the date(s) and in the manner specified by Town. (2) Not placing any further orders or subcontracts for materials, services, equipment or other items. (3) Terminating all existing orders and subcontracts. Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 27 (4) At Town’s direction, assigning to Town any or all Contractor’s right, title and interest under the orders and subcontracts terminated. Upon such assignment, Town shall have the right, in its sole discretion, to settle or pay any or all claims arising out of the termination of such orders and subcontracts. (5) Subject to Town’s approval, settling all outstanding liabilities and all claims arising out of the termination of orders and subcontracts. (6) Completing performance of any services or work that Town designates to be completed prior to the date of termination specified by Town. (7) Taking such action as may be necessary, or as the Town may direct, for the protection and preservation of any property related to this Agreement which is in the possession of Contractor and in which Town has or may acquire an interest. C. Within 30 days after the specified termination date, Contractor shall submit to Town an invoice, which shall set forth each of the following as a separate line item: (1) The reasonable cost to Contractor, without profit, for all services and other work the Town directed Contractor to perform prior to the specified termination date, for which services or work Town has not already tendered payment. Reasonable costs may include a reasonable allowance for actual overhead, not to exceed a total of 10% of Contractor’s direct costs for services or other work. Any overhead allowance shall be separately itemized. Contractor may also recover the reasonable cost of preparing the invoice. Taking such action as may be necessary, or as the Town may direct, for the protection and preservation of any property related to this Agreement which is in the possession of Contractor and in which Town has or may acquire an interest. (2) A reasonable allowance for profit on the cost of the services and other work described in the immediately preceding subsection (1), provided the Contractor can establish, to the satisfaction of Town, that Contractor would have made a profit had all services and other work under this Agreement been completed, and provided further, that the profit allowed shall in no event exceed 5% of such cost. (3) The reasonable cost to Contractor of handling material or equipment returned to vendor, delivered to the Town or otherwise disposed of as directed by the Town. D. In no event shall the Town be liable for costs incurred by Contractor or any of its subcontractors after the termination date specified by Town, except for those costs specifically enumerated and described in the immediately preceding subsection ©. Such non-recoverable costs include, but are not limited to, anticipated profits on this Agreement, post-termination employee salaries, post-termination administrative expenses, post-termination overhead or unabsorbed overhead, attorneys’ fees or other costs related to the prosecution of a claim or lawsuit, prejudgment interest, or any other expense which is not reasonable or authorized under such subsection (c). E. In arriving at the amount due to Contractor under this Section, the Town may deduct: (4) All payments previously made by Town for work or other services covered by Contractor’s final invoice; (5) Any claim which Town may have against Contractor in connection with this Agreement; Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 28 (6) Any invoiced costs or expenses excluded pursuant to the immediately preceding subsection (d); and (7) In instances in which, in the opinion of the Town, the cost of any service or other work performed under this Agreement is excessively high due to costs incurred to remedy or replace defective or rejected services or other work, the difference between the invoiced amount and Town’s estimate of the reasonable cost of performing the invoiced services or other work in compliance with the requirements of this Agreement. F. The Town’s payment obligation under this Section shall survive termination of this Agreement. 10. TERMINATION FOR DEFAULT Contractor’s failure to perform or observe any term, covenant or condition of this document (Federal Emergency Management Agency’s Emergency Management Performance Grant Program Requirements for Procurement Contracts) shall constitute an event of default under this Agreement. A. Each of the following shall also constitute an event of default (“Event of Default”) under this Agreement: (1) Contractor fails or refuses to perform or observe any other term, covenant or condition contained in this Agreement, and such default continues for a period of ten days after written notice thereof from the Town to Contractor. (2) Contractor (a) is generally not paying its debts as they become due, (b) files, or consents by answer or otherwise to the filing against it of a petition for relief or reorganization or arrangement or any other petition in bankruptcy or for liquidation or to take advantage of any bankruptcy, insolvency or other debtor’s relief law of any jurisdiction, (c) makes an assignment for the benefit of its creditors, (d) consents to the appointment of a custodian, receiver, trustee or other officer with similar powers of Contractor or of any substantial part of Contractor’s property or (e) takes action for the purpose of any of the foregoing. (3) A court or government authority enters an order (a) appointing a custodian, receiver, trustee or other officer with similar powers with respect to Contractor or with respect to any substantial part of Contractor’s property, (b) constituting an order for relief or approving a petition for relief or reorganization or arrangement or any other petition in bankruptcy or for liquidation or to take advantage of any bankruptcy, insolvency or other debtors’ relief or law of any jurisdiction or (c) ordering the dissolution, winding-up or liquidation of Contractor. B. On and after any Event of Default, Town shall have the right to exercise its legal and equitable remedies, including, without limitation, the right to terminate this Agreement or to seek specific performance of all or any part of this Agreement. In addition, the Town shall have the right (but no obligation) to cure (or cause to be cured) on behalf of Contractor any Event of Default; Contractor shall pay to the Town on demand all costs and expenses Request For proposal: Town of Lyons - 2015 Lyons Affordable Housing Recovery Project 29 incurred by Town in effecting such cure, with interest there on from the date of incurrence at the maximum rate then permitted by law. Town shall have the right to offset from any amounts due to Contractor under this Agreement or any other agreement between Town and Contractor all damages, losses, costs or expenses incurred by the Town as a result of such Event of Default and any liquidated damages due from Contractor pursuant to the terms of this Agreement or any other agreement. C. All remedies provided for in this Agreement may be exercised individually or in combination with any other remedy available hereunder or under applicable laws, rules and regulations. The exercise of any remedy shall not preclude or in any way be deemed to waive any other remedy except as modified herein, all terms and conditions of the existing contract between the parties remain in full force and effect. Land Bank Program Update September 8, 2015 ATTACHMENT 6 Questions for Council Consideration 1. Should we move forward to activate one or more of the land bank parcels? 2. Does Council generally agree that revisions to the Land Bank Program Ordinance language should be explored? 3. Specifically, does Council want staff to investigate amending the Land Use Code to increase density for affordable housing sites? 2 History of Program 2001 Land Bank Program Established 2002-2006 Five Parcels Purchased 2009 Properties Assessed ©Copyright 2014 City of Fort Collins. All Rights Reserved. 3 2014 Properties Assessed 2015 Full Market Analysis Activate? Land Bank Parcels • 5 Properties • 50 acres • Combined Purchase Price: $3,002,235 • Full Fair Market Value: $6,630,000 • Value as restricted Ordinance: $2,150,000 4 Affordable Housing Policy • 2014 Housing Affordability Policy Study – Recommended utilizing Land Bank • 2015-2019 Affordable Housing Strategic Plan – Action items related to Land Bank: • Annually review for sale appropriateness • Invest in additional Land Bank Parcels • Regularly update all City incentive programs Overall goal - increase affordable housing units 6 Land Bank Program Land Bank Ordinance Disposition Criteria 1. Sell for rental housing at or below 50% AMI 2. Sell for homeownership at or below 60% AMI 3. Solely residential development 4. Timeline for development 5. Affordable in perpetuity 6. Sale price not to exceed 90% of its market value as determined by the City 7 Sales Considerations All three conditions should be met: • Verifiable need for vacant land • Appreciation value allows sale for no less than purchase price • Infrastructure improvements needed to develop the property are minimal Parcel Valuations Land bank property values from 2014 appraisals Purchase Price Restricted Fair Market value Full Fair Market Value Percent growth 5630 Tilden St. $1,111,085 $760,000 $2,220,000 102% 3620 Kechter Rd. $566,735 $240,000 $760,000 34% W. Vine Dr. $145,975 $80,000 $200,000 43% 6916 S. College Ave. $445,644 $670,000 $2,090,000 369% 1506 W. Horsetooth $750,112 $360,000 $1,230,000 64% $3,019,551 $2,110,000 $6,500,000 117% 9 10 Land Bank Program West Vine Drive West Vine Drive • Size: 2.7 Acres • Appreciation: – 43% or 4% per year – $146,000 to $200,000 • Limitation: Floodplain until ditch built • Opportunity: After overflow ditch built, developable acreage should increase to about 4 acres. • Recommendation: Hold ©Copyright 2014 City of Fort Collins. All Rights Reserved. 11 12 Land Bank Program South College South College Avenue • Size: 17.3 acres • Appreciation: – 370% or 12.6 % per year – $445,000 to $2.09 million • Limitation: Not sufficient development activity in site’s immediate vicinity. • Opportunity: Large enough to consider mixed development if Ordinance changed • Recommendation: Hold ©Copyright 2014 City of Fort Collins. All Rights Reserved. 13 14 Land Bank Program Tilden Street Tilden Street • Size: 16 acres • Appreciation: – 102% or 8.1% per year – $1.10 million to $2.22 million • Limitation: Too large to maximize density potential • Opportunity: Large enough to consider mixed development if Ordinance changed • Recommendation: – Consultant: Develop or Sell – Staff: Develop or Hold ©Copyright 2014 City of Fort Collins. All Rights Reserved. 15 16 Land Bank Program East Kechter East Kechter Road • Size: 4.8 acres • Appreciation: – 34% or 2.3% per year – $566,000 to $760,000 • Limitation: No significant limitations • Opportunity: Good proximity to amenities and strong developer interest • Recommendation: Develop ©Copyright 2014 City of Fort Collins. All Rights Reserved. 17 18 Land Bank Program Horsetooth Horsetooth Road • Size: 8.3 Acres • Appreciation: – 64% or 4.2% per year – $750,000 to $1.23 million • Limitation: No significant limitations • Opportunity: Good proximity to amenities and strong developer interest • Recommendation: Develop ©Copyright 2014 City of Fort Collins. All Rights Reserved. 19 Note About Water • 4 of the 5 current Land Bank parcels served by Fort Collins-Loveland Water District • Developers must provide “cash-in-lieu” • The Water District fees for water and tap fees are higher than the City’s fees. • Staff is exploring opportunities for the Land Bank parcels to meet the City’s raw water requirements. ©Copyright 2014 City of Fort Collins. All Rights Reserved. 20 Northern Colorado Examples • Boulder County – Developed a 14 acre yielding: • 74 Age restricted affordable units • 72 Family oriented affordable units • 7 lots sold off for market-rate single family housing • City of Boulder – Holiday Neighborhood Planned Community • 42% affordable units – Swim Club • 59 Age restricted affordable units ©Copyright 2014 City of Fort Collins. All Rights Reserved. 21 Developer Interest ©Copyright 2014 City of Fort Collins. All Rights Reserved. 22 Horsetooth Site Plan Options ©Copyright 2014 City of Fort Collins. All Rights Reserved. 23 How to Chose a Developer Two schools of thought: • Chose a known partner whose mission is to provide affordable housing • Competitive process Price of land part of negotiation – guided by Ordinance. ©Copyright 2014 City of Fort Collins. All Rights 24 Reserved. Next Steps 25 1. If directed by Council, design the competitive process and establish a timeline. 2. Participate in one or more design charrettes. 3. Upon Council direction, choose a development partner. 4. Return to Council with proposed Ordinance changes, as directed. Questions for Council Consideration 1. Should we move forward to activate one or more of the land bank parcels? 2. Does Council generally agree that revisions to the Land Bank Program Ordinance language should be explored? 3. Specifically, does Council want staff to investigate amending the Land Use Code to increase density for affordable housing sites? 26 Contact Sue Beck-Ferkiss Social Sustainability Specialist sbeckferkiss@fcgov.com 970.221.6753 David Schwartz Economic and Planning Systems, Inc. dschwartz@epsdenver.com 303.623.3557 28 Vacant and Underutilized Land Inventory 29 Fort Collins AMI Limits [1] Annual income for a household of four. Percent of AMI AMI HUD Classification Maximum Affordable Monthly Rent Mortgage supported by same monthly payment 100% $79,300 Moderate Income $1,983 $301,153 80% $62,250 Low Income $1,556 $203,579 60% $47,580 Low Income $1,190 $119,669 50% $38,900 Very Low Income $973 $70,024 30% $24,250 Extremely Low Income $606 $0 BOARDWALK DR S COUNTY ROAD 13 E COUNTY ROAD 50 E COUNTY ROAD 48 S COUNTY ROAD 11 N COUNTY ROAD 17 E HORSETOOTH RD E COUNTY ROAD 38 9TH ST E COUNTY ROAD 54 E COUNTY ROAD 52 JOHN F KENNEDY PKWY E COUNTY ROAD 36 E SUNIGA RD N TAFT HILL RD S TIMBERLINE RD W VINE DR ZIEGLER RD S MASON ST N TAFT HILL RD E COUNTY ROAD 30 E HORSETOOTH RD E COUNTY ROAD 30 ZIEGLER RD KECHTER RD TURNBERRY RD S LEMAY AVE S COUNTY ROAD 5 Land Bank Parcels CITY OF FORT COLLINS GEOGRAPHIC INFORMATION SYSTEM MAP PRODUCTS These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts them AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. Printed: June 04, 2015 00.511.52 Miles Scale 1:62,856 © H:\Affordable Housing Strategic Plan\Plan Documents\Affordable Housing Map 11x17.mxd Land Bank Parcels Arterial Major Arterial Interstate City Limits - Area ATTACHMENT 4 Recreation center access EŽŶĞĂƌďǇĂĐĐĞƐƐ EŽŶĞĂƌďǇĂĐĐĞƐƐ EŽŶĞĂƌďǇĂĐĐĞƐƐ EŽŶĞĂƌďǇĂĐĐĞƐƐ EŽŶĞĂƌďǇĂĐĐĞƐƐ Environmental contamination concerns hŶŬŶŽǁŶ hŶŬŶŽǁŶ hŶŬŶŽǁŶ hŶŬŶŽǁŶ WŽƚĞŶƚŝĂůĨŽƌĞǆƉĂŶƐŝǀĞƐŽŝůƐ͘ Access/proximity to social/health care services ϭ͘ϱŵŝƚŽ>D,ͲƐŽƵƚŚ͘Ϯ͘ϱŵŝ ƚŽWs,Ͳ,ĂƌŵŽŶǇ Ϭ͘ϲŵŝƚŽWs,͘EĞĂƌďǇ ŚĞĂůƚŚĐĂƌĞƉƌŽĨĞƐƐŝŽŶĂůƐ ϭ͘ϴŵŝƚŽ>D, Ϯ͘ϲŵŝƚŽ>D, ϭ͘ϴŵŝƚŽ>D, Economic Mobility Storm water Issues ZŝƐŬͲ,ŝŐŚ&ůŽŽĚǁĂǇ͘DĂǇďĞ ŵŝƚŝŐĂƚĞĚǁŝƚŚŝƚǇΖƐĨƵƚƵƌĞ ĨůŽŽĚŵŝƚŝŐĂƚŝŽŶƉůĂŶƐ >ŽǁZŝƐŬͲEŽƚŝŶ&DĨůŽŽĚ ƉůĂŝŶ >ŽǁZŝƐŬͲEŽƚŝŶ&DĨůŽŽĚ ƉůĂŝŶ >ŽǁZŝƐŬͲEŽƚŝŶ&DĨůŽŽĚ ƉůĂŝŶ >ŽǁZŝƐŬͲEŽƚŝŶ&DĨůŽŽĚ ƉůĂŝŶ View potential hŶůŝŬĞůǇ >ŝŬĞůǇ >ŝŬĞůǇ >ŝŬĞůǇ >ŝŬĞůǇ Security/crime issues Eͬ WƌŝŵĂƌŝůǇƚƌĂĨĨŝĐŽŶ,ŽƌƐĞ ƚŽŽƚŚ Eͬ Eͬ Eͬ Marketability >Žǁ &Ăŝƌ ,ŝŐŚ ,ŝŐŚ hŶŬŶŽǁŶ Qualified Census Tract? Walk score ϮϬͲĂƌĞƉĞŶĚĞŶƚ ϭϳͲĂƌĞƉĞŶĚĞŶƚ ϭϯͲĂƌĚĞƉĞŶĚĞŶƚ ϱͲĂƌĞƉĞŶĚĞŶƚ ϭͲĂƌĞƉĞŶĚĞŶƚ ƐŝŶŐůĞĂŶĚŵƵůƚŝĨĂŵŝůǇŚŽƵƐŝŶŐ ƐƚŽĐŬ͘ ŽƵůĚŚĂǀĞE/DzŝƐƐƵĞƐ ĨƌŽŵĞǆŝƐƚŝŶŐƐŝŶŐůĞĨĂŵŝůǇ ĂŶĚĐŽŶĚŽŵŝŶŝƵŵŽǁŶĞƌƐ͘ E/DzŚĂƐĂůƌĞĂĚǇďĞĞŶ ĞǆƉƌĞƐƐĞĚďǇĂĚũĂĐĞŶƚ ,ŽŵĞƐƚĞĂĚŶĞŝŐŚďŽƌŚŽŽĚ ƌĞůĂƚĞĚƚŽƚĞŵƉŽƌĂƌǇ ƚƌĂŶƐŝƚŝŽŶĂůŚŽƵƐŝŶŐƉƌŽƉŽƐĂů͘ dŽůůƌŽƚŚĞƌƐŚĂǀĞďĞŐĂŶ ĚĞǀĞůŽƉŵĞŶƚƚŽƚŚĞƐŽƵƚŚŽĨ ƉƌŽƉĞƌƚǇǁŚŝĐŚŵĂǇĐƌĞĂƚĞ ĂĚĚŝƚŝŽŶĂůE/Dz͕ĂƐǁĞůůƚŚĞ ĂĚũĂĐĞŶƚĚĞǀĞůŽƉŵĞŶƚŽĨ <ĞĐƚŚĞƌƌŽƐƐŝŶŐĂůŽŶŐƚŚĞ ƐŚĂƌĞĚǁĞƐƚďŽĂƌĚĞƌ͘ >ŝŬĞůǇŐŝǀĞŶĞǆŝƐƚŝŶŐ KďƐĞƌǀĂƚŽƌǇEĞŝŐŚďŽƌŚŽŽĚ ĂŶĚďƵŝůĚŽƵƚŽĨZǇůĂŶĚ,ŽŵĞƐ DĐůĞůůĂŶĚΖƐƌĞĞŬǁŝƚŚƉƌŝĐĞ ƉŽŝŶƚƐďĞƚǁĞĞŶΨϯϵϯ͕ϰϵϬƚŽ ΨϰϱϬ͕ϰϵϬ͘ >ŝŬĞůǇŐŝǀĞŶĞǆŝƐƚŝŶŐ ŶĞŝŐŚďŽƌŚŽŽĚĂŶĚ ĚĞŵŽŐƌĂƉŚŝĐ͘ Fair share/saturation concerns EŽŶĞ WŽƐƐŝďůĞͲsŝůůĂŐĞŽŶ ƵŶŶŝŶŐŚĂŵŽƌŶĞƌ WŽƐƐŝďůĞͲtŝƚŚĚĞǀĞůŽƉŵĞŶƚ ŽĨďŽƚŚƐŝƚĞƐĂƉƉƌŽǆŝŵĂƚĞůǇ ϭ͘ϭϬŵŝůĞƐĂƉĂƌƚĂŶĚϭ͘ϰŵŝůĞƐ ĨƌŽŵŽƵŶƚƌǇƐƚĂƚĞƐ͘ WŽƐƐŝďůĞͲtŝƚŚĚĞǀĞůŽƉŵĞŶƚ ŽĨďŽƚŚƐŝƚĞƐĂƉƉƌŽǆŝŵĂƚĞůǇ ϭ͘ϭϬŵŝůĞƐĂƉĂƌƚĂŶĚϭ͘ϰŵŝůĞƐ ĨƌŽŵŽƵŶƚƌǇƐƚĂƚĞƐ͘ WŽƐƐŝďůĞǁŝƚŚůŽĐĂƚŝŽŶŽĨ ZWƌŽǀŝŶĐĞƚŽǁŶĞ;WŚĂƐĞ /;ϴϱhŶŝƚƐͿĂŶĚĞǀĞŶƚƵĂů WŚĂƐĞ//;ϳϮhŶŝƚƐͿĂŶĚ ƉĞƌŚĂƉƐZĂŐůĞƚƌĞĞ;ϯϲ hŶŝƚƐͿ͘ 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Study\Data\[153023-Decision Criteria (ver3).xlsx]TABLE 2 - EPS CRITERIA 7KH RQO\VLWHWKDWFXUUHQWO\PHHWVWKHREMHFWLYHVRIRXWRIFULWHULDLVWKH+RUVHWRRWKSURSHUW\,W VKRXOGEHQRWHGWKDWQRQHRIWKHVLWHVLVZLWKLQDòPLOHRIDPDMRUHPSOR\PHQWFHQWHU DOWKRXJKWKH.HFKWHU5RDGVLWHVFRPHFORVHDVWKH\DUHDSSUR[LPDWHO\RQHPLOHIURPWKH +DUPRQ\5RDG&RUULGRU7KH:HVW9LQH+RUVHWRRWKDQG6RXWK&ROOHJHSURSHUWLHVDUHZLWKLQ DSSUR[LPDWHO\RQHòPLOHRIHPSOR\PHQWEXWQRWVLJQLILFDQWHPSOR\PHQWFHQWHUV 2QWKHRWKHUKDQGLWVKRXOGEHFRQVLGHUHGWKDWZKLOHWKHWZR.HFKWHU5RDGVLWHVDUHQRWZLWKLQD òPLOHRIWKH+DUPRQ\5RDG&RUULGRUWKH\DUHZLWKLQRQHPLOHDQGSUHVHQWWKHEHVW RSSRUWXQLWLHVIRUSUR[LPLW\WRDQ\PDMRUHPSOR\PHQWFHQWHURIDOOVLWHV 7DEOH 2ULJLQDO2UGLQDQFH$FTXLVLWLRQ&ULWHULD West Vine 1506 Horsetooth 2313 Kechter (Tilden) 3620 Kechter South College Ordinance Criteria Distance to transit 1/4 mile 1/4 mile > 1/2 mile > 1/2 mile 1/2 mile Distance to schools 1/2 mile 1/2 mile > 1/2 mile 1/2 mile > 1/2 mile Distance to grocery and neighborhood services >1/2 mile > 1 mile > 1 mile > 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7KHSDUFHOVZHUHDOVRDSSUDLVHGDVFXUUHQWO\UHVWULFWHGE\WKH/DQG%DQNRUGLQDQFHDQGWKRVH YDOXHVDUHORZHUWKDQSXUFKDVHSULFHV7KLVDQDO\VLVDVVXPHVWKHRUGLQDQFHODQJXDJHPHDQVIXOO PDUNHWYDOXHEXWWKHODQJXDJHPD\EHLQWHUSUHWHGDVDPELJXRXV 5HFRPPHQGHG3URJUDP0RGLILFDWLRQV (36DOVRUHFRPPHQGVFRQVLGHUDWLRQRIWKHIROORZLQJPRGLILFDWLRQVWRWKH/DQG%DQN2UGLQDQFH WKH/DQG8VH&RGHDQGRULWVSROLF\JXLGHOLQHV • (OLPLQDWHWKHDFUHPD[LPXPIRUDIIRUGDEOHKRXVLQJVLWHVLQWKH/01]RQHGLVWULFW Site Acquired Acres Value (2015) Score Disposition Comment West Vine Street 2006 2.7 $200,000 11 Hold Floodplain constraint needs to be corrected before development Horsetooth Road 2003 8.3 $1,230,000 17 Develop Highest score. Close to services Tilden Avenue 2006 16.0 $2,220,000 14 Develop or Sell Highest appreciation/value. Could be sold if nearby Kechter property is developed East Kechter Road 2002 4.8 $760,000 13 Develop High score. Developer interest. South College Avenue 2002 17.3 $2,090,000 11 Hold Low market readiness. Infrastructure constraints Source: City of Fort Collins; Economic & Planning Systems H:\153023-Fort Collins Land Bank Study\Data\[153023-Recommendations Summary.xlsx]Summary (36 ATTACHMENT 2 program only if nearby Kechter is developed. (Staff does not agree with the recommendation to sell this parcel out of the Land Bank Program. It would require an ordinance change and the amount of units to be developed on this parcel would far exceed the number of units that any revenue generated by the sale could support.) 3620 Kechter Rd. $566,735 $240,000 $760,000