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HomeMy WebLinkAboutagenda.council.worksession.20101123 THE CIT1 or Asrrx MEMORANDUM TO: Mayor and City Council FROM: Chris Everson, Affordable Housing Project Manager THRU: Scott Miller, Capital Asset Director and Barry Crook, Assistant City Manager DATE OF MEMO: November 19, 2010 MEETING DATE: November 23, 2010 RE: Burlingame Phase II Design: 100% Detail Design & GMP Update REQUEST OF COUNCIL: Direction requested. PREVIOUS COUNCIL ACTION: On July 12, 2010, City Council formalized conceptual approval of major elements of the design. On August 17, 2010, City Council provided direction on unit floor plans. On September 7, 2010, City Council provided direction on pursuing a presales process. On September 27, 2010, City Council approved Implementation Documents Design Phase for the design team consultants. BACKGROUND: The Burlingame Phase II Integrated Project Delivery (IPD) design team was assembled in March 2010 and has completed a rigorous and inclusive public outreach effort to gather input from the community for the design of affordable housing at Burlingame Ranch Phase II. The design team has regular provided updates to Council on the progress of the IPD design effort at the both the Conceptualization and Criteria Design phases of the IPD design effort. The memo and exhibits presented herein are an update at the 100% Detail Design phase of the IPD design effort as well as an update on the Guaranteed Maximum Price (GMP) construction proposals that Haselden Construction has prepared with the help of the IPD design team. DISCUSSION: This 100% Detail Design and GMP update will focus on the following areas: 1. 100% Detail Design Update 2. Phase II Single Family Residences: Process and Home Sizes 3. Proformas Including GMPs for 167 units, 82 units, 52 units 4. Update and Direction on Presales 5. Next Steps 100% Detail Design Update The 100% Detail Design Burlingame Phase II Master Plan has been updated from the 50% Detail Design to include the results on ongoing design vetting among the City of Aspen Engineering Department, Parks department, Utilities/Water Department, Transportation Department, Aspen Fire Protection District and AVLT. This additional collaboration has resulted in minor Page 1 of 5 THE GTr or ASPLS modifications to a few sidewalk locations, road width at the curves, covered site stairs, snow storage areas, retention pond sizing, water entry rooms and some additional detail- oriented design items. Updated building character sketches have been provided in the attached presentation — which are almost identical to the 50% DD character sketches which were provided for Council on August 17, 2010. Additional sketches have been provided to depict the locations of the 3 bedroom townhomes and the modifications to the 3 bedroom town home floor plans per Council's previous requests. Additional information has been provided on the potential locations for solar panels. Phase II Single Family Residences: Process and Home Sizes Information has been provided in the attached presentation regarding the location, orientation and size of the 6 RO single family residences that will be part of Phase II. The IPD team would like to verify the process for the City's development of the 6 RO single family residences. The current direction that the IPD team is pursuing is for the City to develop the single family residences in their entirety and to sell those single family residences as an RO product at a price point equal to the City's total cost to develop those single family residences. The IPD team would like to ask Council to verify this direction. The IPD team is currently designing 6 single family homes of approximately 1,650 square feet in size (three bedrooms plus den) which will result in an RO price point of approximately $750,000. It has been recently suggested to the IPD team that the City should consider increasing the size of at least some of the 6 single family residences up to 2,000 square feet (four bedrooms), which would result in an RO price point of approximately $950,000. The IPD team would like to ask Council to have a discussion and to provide direction on which price point and to what extent this effort should be focused. Proformas Including GMPs for 167 units, 82 units, 52 units Per Council's request, the IPD team has worked with Haselden Construction to produce three Guaranteed Maximum Price (GMP) proposals for the construction of Burlingame Phase II. Of these three "GMPs ", the first is for the construction of 167 units, the second is for the construction of 82 units and the third is for the construction of 52 units. Because the GMPs provide guaranteed pricing for construction only, and not for the entire development of the project, those GMPs have been included in estimated proformas that provide a larger context for the overall project estimate in a phased fashion for each of the GMPs that have been provided. Those proformas are shown in the table below and are re- iterated in greater detail in the attached presentation. Page 2 of 5 TIIE CITY of ASPEN Burlingame Ranch Phase II Phase 2 Phase 2 Phase 2 167 -Unit 167 -Unit 167 -Unit Total Project Cost Estimate Proforma with Proforma with Proforma with (with GMP Proposals from Haselden Construction) 167 Unit GMP 82 Unit GMP 52 Unit GMP e _ 18 November 2010 # of mobilizations - -> 1 2 3 or 1 A. Land $1,038,058 $1,038,058 $1,038,058 B. Soft Costs $13,298,931 $14,309,423 $15,209,423 Future Soft Costs (Fees & Prof. Services) $9,768,647 $10,779,139 $11,679,139 Sunk Soft Costs (Allocation from Phase 1) $3.530,284 $3,530,284 53,530,284 C. Sunk Construction Costs (Allocation from Phase 1) $7,858,481 $7,858,481 $7,858,481 D. Next Phase of Construction $57,713,764 $30,852,805 $23,172,581 Haselden GMP $56,097,754 $29,115,594 $21,394,970 Earthwork & On - site Utilities $10,130,410 $6,693,216 $6,156,094 Buildings & Parking $36,607,576 $17,020,266 $11,092,271 Indirect Costs $9,359,768 $5,402,112 $4,146,605 Other Construction (Utilities) $1,616,010 $1,737,211 $1,777,611 E. Future Construction Phases N/A $34,407,690 $44,253,042 F. Contingency (15% of All Future Costs) $10,122,362 $11,405,945 $11,865,714 Estimated Phase II Total Project Cost (A +B +C +D +E +F) $90,031,596 $99,872,402 $103,397,299 These estimated proformas represent more detailed versions of the proformas that were presented to City Council on September 7, 2010. Due to a more detailed level of information resulting from the design being at the 100% DD level at this time, more detail has been added to the project's phasing estimates which has resulted in slightly more favorable pricing than was provided at the September 7, 2010 work session. Although established as the result of rigorous due diligence on the part of the IPD team and based on 100% DD design documents, these proformas are nonetheless estimates of future conditions that can be difficult to predict with great accuracy (and a longer duration phasing program makes information even more difficult to predict with accuracy). Thus, the only line- items in these proformas that can be guaranteed at this time are the historic sunk costs and the GMP construction proposals that have been provided by Haselden Construction. Additional detailed breakdown of these proformas such as cost per square foot and subsidy information has been provided in the attached presentation. • Page 3 of 5 1 III (il' i)r Y ti Update and Direction on Presales Staff has met with the following groups to discuss how to potentially structure a presales program for Burlingame Phase II: ➢ APCHA Board ➢ Housing Frontiers Group (they were at the APCHA board meeting and joined in) ➢ APCHA staff ➢ Housing professionals in Aspen community ➢ Finance staff ➢ Asset staff ➢ Consultants working on this and other projects (finance and owner's rep) . Staff has received many opinions on how to structure the program (a sampling of opinions is provided in the attached presentation), and suggests a tiered commitment process such as is shown in the outline below: Level 1: Reservation List Qualify with APCHA. Sign up on list. Pay APCHA fee. Level 2: Reservation agreement $500 (or some other small) refundable deposit, Pre -Bond election. Pre - qualify with lender for mortgage. Terms of agreement TBD. This is the bond - election level of commitment. Level 3: Pre -Sales agreement Non - refundable deposit of $1,500 to $5000, post -bond election. Terms of agreement TBD. Level 4: Sales agreement Happens when units are substantially complete, closing set. Terms of agreement TBD. Staff has also received a number of suggestions on how we might go about initiating and managing the presales process such as: 1. Defme the program and release an RFP and intend on outsourcing the effort 100% 2. Defme the program and release an RFP and intend on having anyone — including the City of Aspen and/or APCHA — write a response 3. Defme the program and manage the program internally with existing resources — with either Asset or APCHA taking the lead to manage the effort 4. Define the program and manage the program internally with temp consulting labor /resources — with either Asset or APCHA managing those temp resources 5. Defme the program and assign it to the City's real estate broker (already under contract to us) and let him manage it Page 4 of 5 THE GTV or Asrlx Staff would like to ask Council to have a discussion and to provide direction on which of these options Council might deem as their preferred approach. FINANCIAL /BUDGET IMPACTS: The proformas provided have the potential to have the largest overall financial impact, and those impacts would relate directly to the information provided in the proformas. However, no action is requested at this time on those proformas. The method that Council recommends for the presales process will have more immediate effects on current budget levels, but staff is confident that there is enough remaining balance in the 2010 budget to carry over to 2011 to fund the presales effort. ENVIRONMENTAL IMPACTS: The addition of solar panel to the project may provide additional energy savings to future homeowners at Burlingame Ranch Phase II. Those energy savings would be in addition to the large savings that is predicted due to the high level of efficient building that is already planned for Burlingame Phase 1I. RECOMMENDED ACTION: Direction requested. CITY MANAGER COMMENTS: ATTACHMENTS: , 1) PowerPoint Presentation dated November 23, 2010 Page 5 of 5 /71 Il °'t' �'''�,,, L --3 • IIM C c i� CD (1 3 O -- I • _ 0 in l '' T a Z 0 0 (0 O > *if .. L O 0 N C.) w a ,,, 0 N er,- co — . ,_ CD 12 - W v C CD li lo Q F, CD •7% a o Q yr 0 a .. N E N >1 > c 43 AS • �= O DI mPor a� Z E V Z .�..1 O 0) En c L C:3 Q. p CO a) Co vim° l eft 5a) U O- W Q a _a te. . 1 . '` ! w ,,µ i •0) cv _ itti\k:-,7-‘ 4,- cn �` L p z CU N , ,:,...4 C.) - C LC) c ui ,,; : �' cu O a . Pi ' ... 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