HomeMy WebLinkAboutAgenda Report - March 18, 2009 E-04AGENDA ITEM E -o-14
Ah CITY OF LODI
%" COUNCIL COMMUNICATION
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AGENDATITLE: Adopt Resolution Approving Contract Addendum with Dyett and Bhatia, Urban and
Regional Planners, to prepare the Housing Elementof the General Plan in the
amount of $69,750
MEETING DATE: March 18,2009
PREPARED BY Community Development Director
RECOMMENDED ACTION: Adopt Resolution Approving Contract Addendum with Dyett and
Bhatia, Urban and Regional Planners, to prepare the Housing
Element of the General Plan in the amount of $69,750.
BACKGROUND INFORMATION: In May, 2006, the City Council authorized the City Manager to enter
into a contract with Dyett and Bhatia in the amount of $920,020 for the preparation of the General Plan.
The sole required element not included with that scope of work was the Housing Element. At that time,
the current Housing Element was satisfactory. Since then, the San Joaquin Council of Governments has
completed the Regional Housing Needs Assessment, which is the precursor for state -mandated updates
of all Housing Elements. The new assessment provides the framework necessary to proceed with a new
Housing Elementfor the General Plan Update.
Dyett and Bhatia are uniquely qualified to undertake this work at this time. They will be able to fold the
requirements into the current scope of work and schedule without an effect on the overall General Plan
program. Dyett and Bhatia are currently preparing seven housing elements for jurisdictions around the
state includingthe cities of Turlock, Concord and Santa Clara. Moreover, the cost savings in having Dyett
and Bhatia complete the plan would be approximately $30,000 compared to a stand-alone contract.
FISCAL IMPACT: Approving the $69,750 contract addendum to the General Plan Update will
save approximately $30,000 compared to having another consultant
prepare the Housing Element.
FUNDING AVAILABLE: $69,750 from the Capital Improvement Program (1218050.1825.2300).
Jordan Ayers
Deputy City Manager/Internal ervices Director
lotntartlam
Community Development Director
Attachments: Proposal & Scope of Work
APPROVED:
Blair King, City Ma ager
DYETT & BHATIA
Urban and Regional Planners
January 8, 2009
Mr. Rad Bartlam
Interim Community Development Director
City of Lodi
221 W. Pine Street
Lodi, CA 95240
Re: Proposal for Housing Element Update
Dear Rad:
We are pleased to submit this scope of work for the Housing Element Update for your
consideration. This assignment interests us tremendously because it builds upon our current
General Plan work for the City, and our concurrent work on other housing elements.
Dyett & Bhatia brings exceptional housing element experience. We are currently preparing seven
housing elements: Turlock, Belmont, Concord, Rohnert Park, Santa Clara, San Bruno, and San
Pablo, and recently completed the Redlands Housing Element. Our experience with Southern
California communities (that are a year ahead in the Housing Element update cycle) has
provided us with an understanding of recent changes in State law and HCD expectations.
We have outlined a comprehensive scope of work that will build on the existing Housing
Element, and a budget that reflects synergies with the General Plan Update. We will be able to
prepare a draft ready for Planning Commission review in about three to four months' time. The
timing of the update will allow housing sites information from the Preferred Plan to be
integrated into the Housing Element, and utilize the General Plan environmental review and
hearings, without any additional costs.
The community outreach program includes stakeholders' forum and two Planning Commission
study sessions prior to HCD review. A community open house will be folded into General Plan
outreach, as well as an additional hearing focused on the Housing Element, if necessary. The
Element will be prepared in accordance with the HCD's requirements; it will also be a user-
friendly document that will help the City meet its housing needs and policy objectives.
We would be happy to alter our scope and budget to better meet your needs. We look forward
to the opportunity to continue working with you.
Cordially,
DYETT & BHATIA, Urban and Regional Planners
Rajeev Bhatia, AICP ASLA
Principal
755 Sansome St, Suite 400 T 415 956 4300
San Francisco, CA 941 1 1 F 415 956 7315
www.dyettandbhatia.com
DYETT & BHATIA
Urban and Regional Planners
Scope of Work
1.1 SCOPE OF WORK
City of Lodi
Scope of Work for Housing Element Update
This document describes our proposed work program for the Lodi Housing Element Update.
The program is organized into four tasks, from project initiation to publishing the final
Housing Element and environmental review documents. Work products, outreach activities,
and City Council/ Planning Commission workshops are also shown.
The task -by -task descriptions that follow present our approach to data collection, policy
formulation and preparation of the documents. Each task description includes a purpose
statement at the beginning.
Task I: Assessment
Task I includes assessment of housing needs, conditions, constraints, and accomplishments of
the previous Housing Element. A kickoff meeting with staff will help to finalize the public
participation program and identify key issues and opportunities.
A. Kickoff Meeting with Staff. At this meeting, the work program, project milestones and
public participation program will be reviewed, and date for the stakeholder forum
established.
B. Needs Assessment. The Housing Needs Assessment Chapter of the Housing Element
will be comprehensively updated with the most current data available. Up-to-date
housing market data will be added for rental and ownership units, reflecting both the
trends of the past few years and more recent changes.
C. Constraints Analysis. An analysis of current regulations (possible governmental
constraints) and their impacts on housing production will be conducted. Non-
governmental constraints will also be examined.
D. Accomplishments Review. As mandated by State law, the current Housing Element will
be reviewed for accomplishments since the last Element was completed; this analysis
will assist in developing new programs and policies. This effort will be a City staff
responsibility, using an evaluation matrix prepared by D&B. A discussion with City
staff will be held to confirm whether existing programs have already been completed,
which ones are working well and should be carried forward, and which ones need to
be refined, redefined, or dropped.
E. Legislative Update. New State laws enacted since 2004 will be critically evaluated, and a
comprehensive review of the City's policies and regulations undertaken to ensure that
no illegal constraints on housing are listed in City code. The new legislation covers
DYETT & BHATIA
Urban and Regional Planners
City of Lodi
Scope of Work for Housing Element Update
issues such as providing adequate housing for extremely low-income households,
allowing emergency shelter in residential zone(s), by -right allowance of second units,
parcel -level identification of sites to provide for adequate housing development, and
increased attention toward housing for persons with disabilities. New legislation since
2004 includes:
• SB 2 (2007), requiring cities to identify zones where emergency shelters are allowed
as a permitted use;
• AB 2634 (2006), requiring the quantification of housing need for a community's
extremely low income households;
• SB 575 (2005), spelling out fines and procedures for housing elements that do not
meet State requirements;
• AB 1233 (2005), requiring that sites identified in the previous housing element that
required rezoning but were not rezoned be rezoned within the first year of the new
planning period;
• AB 2348 (2004), revising the criteria for identifying land suitable for residential
development; and
• SB 1818 (2004), allowing new density bonuses of up to 35 percent for affordable
housing developments.
Meetings: Kickoff meeting with City Staff
Products: Memorandum summarizing housing needs and market constraints
Memorandum on local regulatory constraints
Task 2: Sites Evaluation and Community Outreach
During this task, we will identify opportunity sites for market -rate and affordable housing and
assess overall residential buildout. A stakeholder forum and study session with the Planning
Commission will help to further assess existing programs and policies and define additional and
changing needs.
A. Identification and Inventory of Housing Sites. A new inventory of sites will be
undertaken, based on the 2004 Housing Element and the vacant and underutilized sites
analysis D&B has already completed as part of the General Plan Update. Vacant and
underutilized sites, as well as development projects, have already been analyzed and
mapped using GIS. D&B will review these sites with City staff to determine appropriate
sites to fulfill the RHNA. Our assumption is that this process will reveal that adequate
sites are available and that General Plan changes (to the draft Preferred Plan underway)
will not be necessary.
B. Assessment of Housing at City Buildout/Match with Needs. The current regional
housing needs allocation for Lodi calls for 3,891 new housing units—a 17 percent
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DYETT & BHATIA
Urban and Regional Planners
City of Lodi
Scope of Work for Housing Element Update
increase in its existing housing stock. Of the new units, the San Joaquin Council of
Governments (SJCOG) requires that 25 percent be for very low-, 17 percent and low-
income households, 18 percent for moderate -income households and the remaining 40
percent for above moderate -income households. Existing General Plan and zoning
designations will be applied to the housing sites resulting from sub -task A above to
determine development potential. Housing quantities will be tabulated by density and
compared against need by income group; any resulting deficits will be identified. A
memorandum that addresses housing opportunity sites and their development
potential will be prepared.
C. Community Outreach. Development of a Housing Element that responds to
community needs and receives community acceptance requires significant public
input. D&B will hold a forum with a group of housing stakeholders at City Hall. If
necessary, City staff would host additional outreach meetings with other affected
populations and communicate what was heard to D&B for use in developing the
Element. Community outreach activities held during the General Plan Update will also
be used to inform policy development for the Housing Element.
D. Planning Commission Study Session #1. At this meeting, the Planning Commission will
be provided with background information, including an introduction to housing
element law and requirements; review of housing needs; review of housing constraints;
and relationship between RHNA and sites inventory. The Planning Commission will be
afforded the opportunity to discuss issues, methods to overcome constraints, and
topics that may be controversial, such as potential affordable housing policies.
Meetings: Stakeholder Forum
Planning Commission Study Session
Products: Memorandum and map of potential housing development sites
Task 3: Draft Housing Element
The updated Housing Element will address the 2007-2014 planning period and will use a
format that is consistent with the overall General Plan. The Element will include the final
RHNA numbers set by SJCOG, as adopted on August 28, 2008. New housing programs needed
to meet the housing needs for the City will be identified. For each housing program proposed
for the updated Housing Element, D&B will define and quantify its objectives (number of units
to be produced in a specified timeframe by income group). An administrative Draft will be
prepared and then revised based on a consolidated set of City staff comments. The Draft
Element will then be presented to the Planning Commission for review and comments prior to
HCD review.
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DYETT & BHATIA
Urban and Regional Planners
City of Lodi
Scope of Work for Housing Element Update
A. Administrative Draft Housing Element. As required by State law and the Department of
Housing and Community Development's "Building Blocks for Effective Housing
Elements," the Housing Element will include:
Demonstration of site development capacity equivalent to, or exceeding, the
projected housing need in the RHNA.
• Facilitation of a diversity of housing types to serve a variety of income groups.
• Review of the previous Element's goals, objectives, policies, and programs;
comparison of the previous Element's projections against actual achievement;
and description of how the goals, policies, and programs in the updated
Element have been changed to incorporate lessons learned. New goals,
policies, and programs will be formed based on feedback from community
members and other stakeholders. Programs dealing specifically with
sustainability and energy will be evaluated and recommended. These could
include programs dealing with energy efficiency, green building, and AB 32 or
other State legislation. For each housing program proposed for the updated
Housing Element, we will work with City staff to define and quantify its
objectives (number of units to be produced, in a specified timeframe, by
income group). These will be submitted to City staff for review and comment.
• Description of how the City of Lodi
participation from all economic
development of the Housing Element.
made a diligent effort to achieve public
segments of the community in the
• An inventory of housing resources and constraints, including an analysis of
population and household characteristics and needs; an inventory of land;
analysis of governmental and non-governmental constraints; analysis of special
housing needs; analysis of energy conservation opportunities; and analysis of
subsidized housing at risk of converting to market -rate housing.
• A five-year (from adoption in 2009 until the end of the planning period in
2014) schedule of actions to achieve the goals and objectives of the Housing
Element.
• Conservation and improvement of existing affordable housing stock.
• Promotion of equal housing opportunities for all persons.
• Quantification of objectives by income level for the construction,
rehabilitation, and conservation of housing.
Based on the assessment of housing needs, constraints, and opportunities, as well as past
accomplishments, the summary discussion of housing programs for the Housing Element
will be designed to:
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DYETT & BHATIA
Urban and Regional Planners
City of Lodi
Scope of Work for Housing Element Update
• Make available sites at adequate densities and development standards to
facilitate and encourage a variety of housing types for all socioeconomic
segments of the community, including those with special needs;
• Facilitate and encourage the provision of affordable housing for extremely low-
, very low, low- and moderate -income households;
• Improve and preserve the City's affordable housing stock;
• Mitigate constraints to the development, improvement, and preservation of
housing; and
• Promote equal housing opportunity.
The document will include maps and graphics showing the location of sites identified to
meet the City's housing allocation. The sites maps will be created with geographic
information systems (GIS), using data from the General Plan update.
B. Planning Commission Study Session #2. Key choices relating to objectives, policies,
and/or action programs (such as density bonuses, affordable housing, etc.) will be
reviewed with the Planning Commission in a study session, prior to preparing the HCD
Review Draft Housing Element.
C. City Review/HCD Draft. The Administrative Draft will be submitted to City staff and
then revised based on a consolidated set of City staff comments. After Staff comments
have been incorporated into the Administrative Draft, an HCD Review Draft will be
created.
Meetings: Planning Commission Study Session
Products: Administrative Draft Housing Element
HCD Review Draft Housing Element
Task 4: HCD Review, Environmental Review, and Adoption
A. HCD Review/Public Review Draft Housing Element. The Draft Housing Element shall
be submitted to HCD for review, with the goal of gaining certification on the first
iteration, but understanding that this is uncommon. Consequently, Task 4 could
include two rounds of HCD review (60 days apiece). If required, a second HCD Review
Draft, with revisions in underline/strikeout format will be prepared. Meetings and/or
conference calls with HCD and City staff to discuss comments will be scheduled as
necessary and changes necessary for HCD approval will be made. We will also consult
with HCD staff regarding changes to text required by the Planning Commission or the
City Council.
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DYETT & BHATIA
Urban and Regional Planners
City of Lodi
Scope of Work for Housing Element Update
Following HCD review, the Hearing Draft of the Housing Element will be finalized.
This will be formatted to be consistent with the style and the layout of the General Plan
to provide an integrated look and feel.
B. Environmental Review. The Housing Element will be reviewed alongside the rest of the
General Plan in the General Plan EIR expected to be completed in 2009. D&B assumes
that no new housing sites will have to be rezoned to meet the 2007-2014 RHNA.
C. Community Open House on Draft Housing Element. The open house on the General
Plan (already part of the D&B Scope of Work) will serve as the open house on the
Housing Element as well.
D. Hearings. Once the Draft Element is certified by HCD, a Public Hearing Draft Housing
Element will be prepared (likely to be incorporated as part of the overall Public Review
Draft of the General Plan). Our budget includes attendance at one additional (in
addition to hearings already included in our General Plan scope) hearing on the
Housing Element with the Planning Commission and/or the City Council.
E. Adopted Housing Element. Following City Council action, the adopted Housing
Element will be prepared.
Meetings: Community Open House
Public Hearings (1)
Products: HCD 2nd Review Draft
Hearing Draft Housing Element
Adopted Housing Element
1.2 SUMMARY OF MEETINGS AND PRODUCTS
MEETINGS
Our workprogram includes the following meetings:
• Kickoff Meeting with staff
• Additional meetings with staff (as appropriate)
• Stakeholder Forum
• Planning Commission Study Sessions (2)
• Public Hearings (1, in addition to those already included in the General Plan Scope of
Work)
D Y E T T& B H AT I A City of Lodi
Urban and Regional Planners
Scope of Work for Housing Element Update
PRODUCTS
Our workprogram envisions preparation of the following products:
• Memorandum summarizing housing needs and market constraints
• Memorandum on local regulatory constraints
• Memorandum and map of potential housing development sites.
• Administrative Draft Housing Element
• HCD Review Draft Housing Element
• HCD 2nd Review Draft Housing Element
• Hearing Draft Housing Element
• Adopted Housing Element
One hardcopy and electronic copies of all documents will be provided to City staff. Hard
copies will also be provided as needed to HCD.
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DYETT & BHATIA
Urban and Regional Planners
2 Schedule & Budget
2.1 SCHEDULE
City of Lodi
Scope of Work for Housing Element Update
The Housing Element will follow a parallel schedule to the General Plan Update. In this way,
the Housing Element can reflect land use designations and policy measures of the updated
General Plan and can be included in the General Plan EIR.
2.2 BUDGET
The total cost for the scope of work is $69,750. An estimate of both hours and costs are
identified in the table that follows. The four tasks that account for the technical scope of work
are described on the left-hand side of the budget and sum to $54,030, while $15,720 is
allocated for public participation. These costs include preparation and attendance at study
sessions and hearings, and a stakeholder forum.
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Proposed Budget for Lodi Housing Element
HOURS BYTASK
Note: Hours/Budget by Task is provided for informational purposes only; Dyett & Bhatia reserves the right to change this allocation provided overall budget and scope of work is
not affected.
Proposed Budget for Lodi Housing Element
BUDGET BYTASK
Task I
Assessment
Task 2
Task 3
Task 4
HCD Review,
Environmental
Review & Adoption
SUB -Planning
TOTAL
Community Outreach and
Meetings
Commission &
Cit} Council Stakeholder
Meetings/ Forum
Hearings
GRAND
TOTAL
Sites Evaluation
and Community
Outreach
Draft Housing
Element
Sites Evaluation
and Community
Outreach
Draft Housing
Element
Raieev Bhatia, Principal
30
20
20
16
86
24 12
122
Vivian Kahn,Associate Principal
$ 3,120
8
12
8
28
8 8
44
lean Eisberg, Associate
40
40
58
24
162
24 24
210
Laura Machala, Planner
12
8
18
8
46
15,390
46
GIS/Computer Mapping
19,950
32
16
8
56
1,620
56
Graphic Design
4,140
32
32
32
Proiect Associate
1 8
8
30
161
62
8 81
78
2,880
2,880
2,880
TOTAL HOURS
90
116
154
112 1
472
1 64
52 1
588
Note: Hours/Budget by Task is provided for informational purposes only; Dyett & Bhatia reserves the right to change this allocation provided overall budget and scope of work is
not affected.
Proposed Budget for Lodi Housing Element
BUDGET BYTASK
Note: Hours/Budget by Task is provided for informational purposes only; Dyett & Bhatia reserves the right to change this allocation provided overall budget and scope of work is
not affected.
Rate
Rate
Task I
Task 2
Task 3
Task 4
HCD Review,
Environmental
Review &
Adoption
SUB-
TOTAL
Community Outreach and
Meetings
Planning
Commission &
Stakeholder
City Council
Forum
Meetingsl
Hearings
GRAND
TOTAL
Assessment
Sites Evaluation
and Community
Outreach
Draft Housing
Element
Raieev Bhatia, Principal
$ 195
$ 5,850
$ 3,900
$ 3,900
$ 3,120
$ 16,770
$ 4,680 $
2,340
$ 23,790
Vivian Kahn,Associate Principal
175
1,400
2,100
1,400
4,900
1,400
1,400
7,700
lean Eisberg,Associate
95
3,800
3,800
5,510
2,280
15,390
2,280
2,280
19,950
Laura Machala, Planner
90
1,080
720
1,620
720
4,140
4,140
GIS/Computer Mapping
95
3,040
1,520
760
5,320
5,320
Graphic Design
90
2,880
2,880
2,880
Proiect Associate
65
520
520
1,950
1,0404,030
520
520
5,070
Direct Costs
100
100
200
200
600
200
100
900
TOTAL
11,350
13,480
16,800
1 12,400 1
54,030
1 9,080 1
6,640
69,750
Note: Hours/Budget by Task is provided for informational purposes only; Dyett & Bhatia reserves the right to change this allocation provided overall budget and scope of work is
not affected.
RESOLUTION NO. 2009-29
A RESOLUTION OF THE LODI CITY COUNCIL
AUTHORIZING THE CITY MANAGER TO EXECUTE
CONTRACT ADDENDUM WITH DYETT & BHATIA FOR
SERVICES RELATED TO THE PREPARATION OF THE
HOUSING ELEMENT OF THE GENERAL PLAN
WHEREAS, in May 2006, the City Council authorized the City Manager to enter
into a contract with Dyett and Bhatia in the amount of $920,020 for the preparation of the
General Plan; and
WHEREAS, the sole required element not included with that scope of work was
the Housing Element, which at that time the current Housing Element was satisfactory;
and
WHEREAS, since then, the San Joaquin Council of Governments has completed
the Regional Housing Needs Assessment, which is the precursor for state -mandated
updates of all Housing Elements. The new assessment provides the framework
necessary to proceed with a new Housing Elementfor the General Plan Update; and
WHEREAS, staff recommends that the City Council approve the Contract
addendum with Dyett and Bhatia for the preparation of the Housing Element of the
General Plan in an amount not to exceed $69,750.
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby
authorize the City Manager to execute a Contract Addendum with Dyett & Bhatia for
services related to the preparation of the Housing Element of the General Plan in an
amount not to exceed $69,750.
Dated: March 18, 2009
I hereby certify that Resolution No. 2009-29 was passed and adopted by the City
Council of the City of Lodi in a regular meeting held March 18, 2009, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCIL MEMBERS —Hitchcock, Johnson, Katzakian, Mounce,
and Mayor Hansen
COUNCIL MEMBERS — None
COUNCIL MEMBERS—None
COUNCIL MEMBERS — None
2009-29
I JOHL
City Clerk