Staff Report

Transcription

Staff Report

Agenda Item .
City of Brea
COUNCIL COMMUNICATION
TO:
Honorable Mayor and City Council Members
FROM:
City Manager
DATE:
06/16/2015
SUBJECT: CONSIDERATION OF BREA DOWNTOWN SUPERBLOCK PARKING
STRUCTURE
RECOMMENDATION
Staff recommends that the City Council:
Receive staff’s presentation and discuss parking structure design and funding
options;
Identify funding for the parking structure project; and
Direct staff to commence the work program
Initiating Option 2, parking only
Direct staff to verify information provided for Option 3 and return to Council
within 45 days.
BACKGROUND/DISCUSSION
At its meeting of April 15, 2015, the Council directed staff to work with our consultants
and confirm cost and schedule estimates received from the Downtown Owners Group
regarding the proposed parking structure design concept. Additionally, the Council
requested staff to prepare information regarding funding options available to finance a
new parking structure. Finally, several Council Members expressed continued interest
to understand options for a parking structure including other uses, the primary use
being housing.
Staff understand the Council to be clear in its commitment to a new parking structure,
in some form, in Brea Downtown. The Council has expressed and acknowledged the
value of Brea Downtown and the need to continue to invest and commit to ensure the
future vitality, as the Downtown continues to evolve and develop over time.
Parking in the Downtown History: When the Downtown was developed, the City built
two parking structures on City-owned land to support the uses and provide the needed
parking to ensure visitors to the Downtown had accessible, convenient parking. After a
few years, the City received criticism regarding parking. One point was the west end
parking structure was not as accessible to support the uses on the east side of Brea
Boulevard (the Superblocks). Another point made was the Brea Boulevard parking
structure had no active, commercial or residential uses on its ground floor fronting the
streets and only offered parking; this was seen as a missed opportunity. Taking cues
from this input, the City set out to determine options for the City’s parcel on Brea
Boulevard to consider new parking in the Downtown that would support the
Superblock businesses and further activate Downtown. In 2009, the City
Council/Redevelopment Agency, pursued a parking structure design including 15,000
sq. ft. of commercial space along Birch Street. The dissolution of Redevelopment and
subsequent State “take-away” of funding earmarked for this project stalled that effort
to the present day.
Although funding has been a challenge, the discussion around the parking garage
has continued. Other input for improving the Downtown includes the idea that the
Downtown can benefit from adding more residential population to help establish a
more complete “24 hour” environment. Also, since the Downtown has been growing
more in entertainment uses, a need for added trash facilities has been identified,
especially for businesses on the east side of Brea Boulevard.
In early 2014, Downtown property owners Dwight Manley and Mark Caplow brought
an evolved garage concept for the City Council to consider. They impressed on the
Council the need for a parking structure to be realized as quickly as possible. They
shared the growing concern for parking available to support the business on Brea
Boulevard and their desire to support additional entertainment uses on Super Blocks 1
and 2. During the discussion, a concept plan was shared with the Council that offered
four levels of above ground parking. At the conclusion of the discussion, the City
Council directed staff to:
Validate the cost estimate and timing of the proposal
Review the design for a parking only solution and provide other potential options
for what the final form of the structure should be (e.g. parking alone, parking
with housing, parking with commercial, or a combination)
Provide funding sources for consideration
DISCUSSION
Staff provided two options; Downtown Owner’s Group garage only design concept and
the City’s original garage and commercial design concept as well as cost estimates,
and schedules to the City’s consultants, Griffin Structures and its sub-consultants,
International Parking Design (IPD) and Bomel Construction. The Griffin team has
reviewed this information and a memorandum containing their findings is attached as
Exhibit A. A summary is provided below.
Option 1: City’s Original Parking Garage and Commercial Concept
This project provides for a four level design for parking, includes 15,000 sq. ft. of
commercial space, and realizes 444 parking spaces (net gain 266 stalls). The updated
cost of this parking structure is now estimated to be $12,702,000. Scheduling for
completion is estimated at 24 months.
Option 2: Downtown Owners Garage Only Concept
This design provides a four level garage and will provide 485 parking spaces (net gain
307 stalls). The Griffin team’s final cost estimate is $12,625,000. This cost estimate
includes all anticipated needs and contingencies as they are known today, including
site testing and preparation, utility relocation work, parking count system, and a 10%
contingency for unknown costs that may be encountered. The schedule to complete
this project, is estimated to be 24 months.
As mentioned earlier, the City has maintained an interest in ensuring that any future
development on City property in the Downtown supports the Downtown businesses as
well as responds to the needs and values shared by the community for realizing the
general goals identified in the General Plan, such as furthering housing opportunities
in Brea Downtown, ensuring economic vitality and diversity, and providing workforce
housing near places of business. To ensure the Council has as much information as
possible at this time to make an informed decision for the future development of the
City’s property on Brea Boulevard, additional design concepts were explored. Staff
has sought concepts from an affordable housing developer, Jamboree Housing, as
well as a market rate housing developer, Beard Development, to provide additional
options for Council discussion and consideration.
Parking garage/housing/commercial space concepts from both Jamboree Housing
and Beard Development are attached as Exhibits B and C to this report. Based on
Council’s direction, these two options need to include a minimum net new parking
inventory of approximately 300 stalls for Brea Downtown and other uses that support
goals of the City’s General Plan, such as housing opportunities. In addition, given
funding challenges to realize a new parking structure any creative financing solutions
could be welcome for consideration. The information below outlines the main features
of the concepts received from Jamboree Housing and Beard Development.
Option 3: Jamboree Housing – Jamboree Housing is a leader in the construction of
quality affordable housing around the County and State. They have consistently been
a valuable and performing partner with the City of Brea to realize affordable housing
goals in our City. Jamboree Housing has been recognized for award winning
affordable housing projects within the City of Brea including the Bonterra Apartments
at the Blackstone Community and Birch Hills Apartments at the Birch Hills Golf
Course. Prior to the parking structure discussion, Jamboree representatives had
expressed interest in seeking site opportunities in Brea, as well as seeking land to
establish a new corporate headquarters for their administrative office operations. Their
track record and interests is what prompted staff to contact Jamboree in response to
the Council’s discussion to explore options for our Downtown parking structure site.
Specifics of the Option 3 concept include:
Two levels of subterranean and four levels of above ground parking.
Total stalls = 615 (net new 315+ stalls)
15,000 sq. ft. of commercial office space on the fifth level of the garage.
40 units of affordable housing — 1, 2 and 3 bedroom apartments units.
Estimated Total Project Cost = $34.7M
Garage Cost = $14.3 M
Unfunded costs = $11.5M
This concept offers an office component providing the City with additional day-time
population in Brea Downtown. It also provides 40 units of affordable housing,
including the potential for low and very low options meeting a fundamental and
challenging goal of the General Plan.
Cost - Importantly for project implementation purposes, the Jamboree concept can be
broken into three distinct phases for both construction timing and funding—garage,
housing, and office. Critically, the garage portion would occur first and if selected is
recommended to be a City CIP project as the City will retain ownership.
Cost Estimate
Office= $2.25M (including $504k of parking garage cost)
Residential= $18.16M (including $2.3M of parking garage cost)
Garage= $14.3M
TOTAL project cost= $34.7M
Funding Proposed by Jamboree
TOTAL NEED: $34.71M
Office= $2.25M sub-total for Office, Jamboree funded
Residential = $18.16M
$11.44M tax credit equity
$645k mortgage
$2.8M City land note (Jamboree cost, City land as security)*
$3.025M City/Successor Agency Affordable Housing Funds*
$244k waived fees
*to be paid back to the City over time
Garage= $14.3M
$2.3M assumed in Residential budget
$504k assumed in Office budget
$11.5 unfunded gap
Cost Comparison to other Options:
Option 1 - $12.7M unfunded costs
Timing and schedule
In order to provide this information for Council consideration, this proposal has been
prepared in concept and while it includes best estimates of costs, like the previous
options presented to the City, it will require peer review to ensure all factors have been
considered and the data is as accurate as possible. It is anticipated that this option will
require more than 24 months to complete. However, if the concept of developing
additional uses to parking is of high value to the City Council, a dual-track can be
taken to initiate the parking garage, refine the scope, costs and schedule for this
option, and make a final determination within an estimated 45 days of this decision.
Additionally, it is anticipated that the parking garage in this concept could be initiated
without the final funding for the housing component allowing a phased approach to
this development reducing any time delay for parking.
Option 4: Beard Development – Peter Beard is a real estate developer who has
designed and constructed projects in Southern California. Mr. Beard’s primary pursuits
are for in-fill residential projects on often challenging reuse sites. His experience
includes the South Walnut Bungalows, which was a very successful
rehabilitation/redevelopment residential effort south of Imperial Highway in Brea.
Staff’s initial discussions with Beard Development focused on a private sector garage
project which could include housing or commercial space, or both, with a desire to
gain further insights on the economics of such a project from a private investment
perspective. Mr. Beard has opted to present a concept based on modifications to a
plan explored earlier for the site—the residential/commercial/garage concept originally
presented by Manley/Fanticola and subsequently withdrawn from consideration. Beard
Development’s submittal materials are contained within the attached Exhibit C to this
report. Specific features of the option 4 design concept include:
Two levels of subterranean and four levels of above ground parking.
Total stalls = 698 (net new 348 stalls)
82 units of housing apartments
Estimated Total Project Cost = $35.15M
Unfunded costs = $16.9M
Similar to the Option 3 concept, Option 4 would introduce additional residential
population to Brea Downtown and achieves the goal for at least 300 net new parking
stalls.
Cost – The materials provided by Beard Development detail a breakdown of
anticipated construction costs offset by resulting rents for the residential apartments
(see attached Exhibit C). The information is provided in a different format than the
prior option, separating direct costs for the components of parking and housing, and
combining indirect costs cumulatively.
Cost Estimate
Residential= $5.7M
Garage= $21M
Off site improvements= $1.3M
Indirect costs= $5M
Indirect costs= $5M
Construction Interest= $2.2M
TOTAL project cost = $35.2M
Funding Proposed by Beard
TOTAL NEED= $35.2M
Supported investment= $18.3M
Feasibility Gap= $16.9M
(anticipated apartment net operating income of $1.1M)
Should any of this housing be reserved at affordable levels, the Council could
consider use of our Housing funds toward construction of the units.
Timing and schedule –
In order to provide this information in time for Council consideration, the Beard
proposal has been prepared in concept and while it includes best estimates of time
and costs, like the previous options presented to the City, it will require peer review to
ensure all factors have been considered and the data is as accurate as possible.
Similar to Option 3 it is anticipated that this concept will exceed the 24 month program
identified for options 1 & 2 due to the subterranean levels of its design.
Design Concept Analysis and Staff Recommendation
Analysis Criteria - The Council now has four options for consideration for the City’s
land in the Downtown. All options include new parking to support the Downtown
businesses. Three options include other land uses that have been identified as
valuable to the community based on feedback and goals identified in the City’s
General Plan. Staff has used the Council’s directed criteria in our analysis of all
options and development of a recommendation.
Comparison of Concepts
Uses
Garage
Unfunded Cost
Option 1
City Parking
Garage
444 parking spaces 266 net new
spaces 15,000 square feet
commercial
$12,720,000.00
Option 2
Downtown
Owners Garage
Only
spaces
$12,625,000.00
Time
24
months
24
months
Option 3
Jamboree
Housing
spaces 15,000 square feet
commercial
40 affordable housing units
$11,500,000.00
24
months
++
Option 3
Jamboree
Housing
698 parking spaces 348 parking
spaces 82 units
$16,900,000.00
24
months
++
Options 2, 3 and 4 meet the Council’s direction to achieve a minimum “net new” 300
parking stalls. Additionally, Option 2 and 3 have been found to be slightly less
expensive to build as compared to Option 1. Option 2 does not provide any street
facing uses beyond parking. However, Option 2 is recommended for implementation
ahead Option 1, based on expressed evaluation criteria. Option 1 offers 15,000
square feet of office space at a cost only $77,000.00 higher than Option 2, parking
only. Option 1 provides 34 less spaces than the Council’s directed 300 net new.
Both options 3 & 4 require peer review and vetting to ensure that scope, costs and
timing are validated. Each option provided for new housing opportunities Downtown
and Option 3 includes additional commercial uses in Downtown as well. Option 3
proposes housing at affordable levels which can meet several additional goals of the
City’s General Plan Housing Element including providing more workforce housing
opportunities in Brea, options for targeting specialty needs for families as well as
Veterans in and around needed services and amenities. Option 3 also identifies a
variety of available private and public funding, including City and Successor Agency
monies limited for use to achieve affordable housing goals.
Comparison of timing and schedule – As previously mentioned, staff understand the
Council’s expressed concern for parking structure timing to be fundamentally related
to realizing new and expanded uses within Brea Downtown. Most immediately, an
application for a new Improv Comedy Club with expanded live entertainment space
(e.g. live performance theater) and accompanying restaurants has been submitted
and is under review by staff. Staff have discussed the Improv’s schedule with project
applicant, Dwight Manley, who has expressed a goal for an opening on New Year’s
Eve, December 31, 2016. Given the realities of project review and construction
processes and needs—plan comments, corrections, meetings, required CEQA
studies, Planning Commission public hearing, Planning Commission action, any
required City Council hearing (any appeal), etc—this is a very aggressive schedule. In
staff’s professional experience, even with the utmost diligence on the part of the City
and Developer, we anticipate the need for schedule modifications will arise. However,
if we assume this goal for forecasting purposes and compare it against the parking
structure schedule provided for Options 1 & 2, the Improv would be completed 6
months ahead of the parking structure. It is staff’s understanding that Improv
operators would be willing to open without immediate use of the parking structure,
while any construction progresses to completion. Staff has not analyzed the viability of
any “early opening” of an expanded Improv ahead of any parking structure, but it is
conceivable that proper management of business operations and parking controls
could facilitate such action. Parking review will be a component of the Conditional Use
Permit required for the Improv.
Less information is known regarding a schedule to achieve the final Option 3 or 4
projects. Any estimates today would be speculative. As previously mentioned, with
underground work, it is anticipated that planning and construction work will exceed 24
months. However, a schedule providing for this design may match-up well with a more
realistic schedule for the Improv entitlement and construction—but again today, this is
speculative. Upon direction, staff will work with the Option 3 or 4 teams and our
consultants to provide estimated schedules for consideration.
Concerns: Any Council consideration of the other uses in the Downtown beyond
parking should consider unintended consequences. For example, given a new Improv
theater is proposed on the north side of Birch, is it appropriate to introduce housing
uses on the south side of this street? Is the proposed unit mix of 1, 2, and 3 bedroom
apartment units conducive to a new resident composition envisioned by the Council
(e.g. family units, etc.)? These are similar questions and issues that past Planning
Commissions and Councils have grappled with regarding the redevelopment of Brea
Downtown and attention to design details have carried through to address identified
concerns (e.g. noise attenuation, door entrance locations, etc).
CEQA – The California Environmental Quality Act (CEQA) provides specific guidance
regarding the review of potential impacts from planned development. It additionally
addresses cumulative impacts which may be realized from cumulative activities with
particular emphasis to avoid an incremental approach to the review of projects which
may create cumulative impacts. The actions currently under consideration in Brea
Downtown—a parking structure project and, separately, an expanded Improv
theater—need tandem consideration and project schedules will benefit from this
comprehensive consideration.
Staff is already in the process of completing CEQA’s Initial Study check list which will
identify necessary technical studies needed to proceed on the Improv proposal. These
same studies are envisioned to be needed for a parking structure and, with Council
project selection, staff can readily incorporate a selected option(s) into one, master,
CEQA review. Doing so will not only save time, but cost and provide the necessary,
comprehensive review required.
Staff Recommendation – Staff recommends that the Council identify funding
(discussed in next section of this report) and direct staff to advance work to achieve a
parking structure based on Options 2 and 3. While this work commences, additional
information would need to be gathered and return to Council for a final determination
regarding the preferred concept for final design. This information will include securing
cost confirmation and a draft schedule to realize the garage component of the Option
3 concept—similar to the process just performed for Options 1 & 2. It will also include
analysis from the City’s consulting economist regarding proposed deal points from
Jamboree. This information would then be provided to the Council as quickly as
possible for final direction and design concept selection, and is estimated to return to
possible for final direction and design concept selection, and is estimated to return to
you within 45 days.
The initial work effort needed from the City consulting team at Griffin/IPD would allow
a dual-track process with initial tasks of drafting the RFP for the Design/Build and to
pre-qualify bidders and establish a bidder list benefiting both options. This initial work
schedule is for an approximate 3 month period (“Preparation of RFP and
Pre-Qualification Phase,” see Exhibit A). Staff recommend Council final selection of a
design option prior to starting the preparation of “bridging documents” which will be
unique to one design option. This recommendation provides due consideration of a
design which can fulfill other goals of the General Plan, as well as conceivably be
achieved at a reduced cost to the City.
Funding Options Available to the City Council – As previously mentioned, Council
has directed staff to return possible funding options available for pursuing a parking
structure project in Brea Downtown. A discussion of these options together with our
recommendations is provided within the attached Exhibit D.
Other Questions from the City Council – As previously mentioned, staff has
received questions from Council Member Parker which can benefit the entire Council
in its consideration and deliberation regarding parking structure options. These
questions and staff responses are provided within the attached Exhibit E.
SUMMARY/FISCAL IMPACT
Based on the information available to date, analysis criteria, and pending the
Council’s direction regarding funding, one parking garage option has been identified
among those explored to implement—the Option 2 concept. Additionally, one further
design option met the Council’s criteria for additional consideration—Option 3 pending
receipt of additional information. A “dual-track” work program, allowing data gathering
and analysis of Option 3 while Option 2 is initiated. This allows final consideration of
land use options for the City’s property while maintaining the Option 2 schedule.
RESPECTFULLY SUBMITTED:
Tim O'Donnell, City Manager
Prepared by: William Gallardo, Assistant City Manager; Eric Nicoll, Public Works
Director; David M. Crabtree, AICP, Community Development Director; Jennifer A.
Lilley, AICP, City Planner
Attachments
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
EXHIBIT A
Return to Report
REPORT
PRESENTED TO THE
CITY OF BREA, CALIFORNIA
FOR
BUDGET AND SCHEDULE OPTIONS NEW DOWNTOWN PARKING
STRUCTURE
June 1, 2015
GRIFFIN STRUCTURES, INC.
385 SECOND STREET
LAGUNA BEACH, CA 92651
949-497-9000 P
949-497-8883 F
www.griffinholdings.net
1|Page
INTRODUCTION AND SCOPE OF WORK
Per Griffin Structures Proposal dated May 26, 2015, the following scope of work was to be included in a
report to the City of Brea.
Task #1
Review the “Guy Yocum & IDG-Parkitects plans” for cost and schedule/timing to complete the project.
This will include a review of the Guy Yocum budget for design and construction costs to provide an opinion
of unit costs and budgetary items based on an assumed accuracy of quantities based on the submitted plans.
Task #2
Determine if a 3-Level (ground plus two elevated decks) parking structure can yield an additional net (300)
parking stalls.
Task #3
Update the construction budget and schedule to construct a 4-Level parking structure per the IPD plans
generated in 2012. Budget and schedule to be based on including a 15,000 GSF mixed use core and shell
that can be used for a combination of commercial and housing.
TASK #1 REPORT
Guy Yocum Construction Budget Comparison
Griffin Structures, Inc. with the assistance of Bomel Construction reviewed the plans and budget
prepared by Guy Yocum-IDG/Parkitects. The following summary represents our review and
conclusions of the Guy-Yocum Budget:
•
•
•
•
•
•
•
Proposed Parking Structure is a 4-Level, 485 Stall, on-grade structure.
Delivery method is Design-Build
Construction is to begin in the 2nd Quarter of 2016 based on a 9 month construction duration
It is assumed that prevailing wages are included the budget
Total budget is $8,901,500.00
Cost per square feet is $53.95
Cost per stall is $18,353.61
Griffin Structures and Bomel Construction produced an independent estimate based on the same Guy
Yocum-IDG/Parkitects design, assumptions, qualifications, quantities, and units and the following are
the results of this independent estimate:
•
•
•
Guy Yocum Budget is $8,901,500.00
Bomel Budget is $9,802,532.00
Variance is $901,032.00 or 10% higher
Note: This is based on not including Payment/Performance Bonds or Builders Risk Insurance.
2|Page
Griffin Structures review of the Guy Yocum qualifications and exclusions has identified that Payment
and Performance Bonds and Builders Risk Insurance are excluded which will be required for the
project. Based on these adjustments the revised budget comparison is the following:
•
•
•
Guy Yocum Budget is $9,058,500.00
Bomel Budget is $9,975,532.00
Variance is $917,032.00 or 10% higher
Master Schedule for the 4-Level Parking Structure without the 15,000 GSF of Core & Shell
Based on the City of Brea proceeding with the IPD conceptual design without the 15,000 GSF of
Core & Shell space, Griffin Structures prepared an overall Master Schedule for the project. The
Master Schedule is based on the following phases, tasks, and durations.
Preparation of RFP and Pre-Qualification Phase – 3 Months
•
•
Complete the RFP and Bridging Documents – 3 Months
Pre-qualification of Design-Build teams – 3 Months
Note: Preparation of RFP and Pre-Qualification to be concurrent tasks
Issuance of RFP and Selection of Design-Build Contractor – 3 Months
•
•
RFP Response Period – 1 months
Selection of Design-Build Contractor and Award of Contract – 2 Months
Design, Plan Check, and Permits – 7 Months
•
•
Design Development and Construction Documents – 5 months
Plan Check and Permits – 2 Months
Note: Permits will be phased with Demolition/Grading/Site Utilities being a separate permit
followed by the Building Permit being issued as construction is underway on the initial phase of
work
Construction and Project Close-Out – 11 Months
•
•
Construction Phase – 9 months
Project Close-Out – 2 Months
3|Page
Master Budget for the 4-Level Parking Structure without 15,000 GSF of Core and Shell
COMPONENT
1
a
Architectural & Engineering Services
$110,000
Allowance
b
Updated Geotechnical Reports
$10,000
Allowance
c
Management Services
$30,000
Allowance
RFP RESPONSE AND AWARD OF CONTRACT PHASE
a
$10,000
Allowance
b
Management Services
$30,000
Allowance
3
DESIGN-BUILD CONTRACT
4
TESTING AND INSPECTIONS
6
7
Based on 4-Level without 15,000 GSF of
Core/Shell
$400,000
Allowance based on 4% of Construction value
Building Inspections
$100,000
$375,000
Allowance
PROJECT & CONSTRUCTION MANAGEMENT
Design, Plan Check, and Permits
Incl
Construction Phase Administration
Incl
NEW UTILITIES and RELOCATIONS
New SCE Transformer for Parking Structure and Existing
Business
$250,000
Allowance
Reestablishment of Existing Street Light Power
$25,000
Allowance
Relocation of existing Natural Gas Main and/or Branch Lines
$10,000
Allowance
New Utility Services to Structure/ (telephone and cable)
$25,000
Allowance
$200,000
Allowance
$25,000
Allowance
EQUIPMENT AND FURNISHINGS
Misc. Furnishings
9
$9,976,000
Deputy Soils & Materials Testing
Parking Control Equipment
8
COMMENTS
RFQ and PRE-QUALIFICATION PHASE
2
5
VALUE
CITY OF BREA ADMINISTRATION FEES
Plan Check and Permit Fees
$0
City of Brea to provide at no cost to the project
Public Works Inspections
$0
CONTINGENCY: CITY OF BREA
TOTAL BUDGET
$1,159,000
Allowance of 10%
$12,625,000
Note: The Design-Build Contract value of $9,976,000 is based on using the Bomel Construction budget
of $9,975,532.00 rounded up to the nearest $1,000.
4|Page
TASK #2 REPORT
The City of Brea requested an opinion if a new 3-Level Parking Structure could net a total of 300
additional spaces above what exists on the current surface parking lot. The conclusion is that a 3-Level
Parking Structure will not result in a net additional 300 spaces and only a new 4-Level structure will
produce the required total new spaces the City of Brea is seeking. A new three level structure would yield
approximately 350 parking stalls in the structure and with the total amount displaced from the existing
surface lot the City would not gain the net 300 additional spaces it is seeking.
TASK #3 REPORT
Updated Construction Budget for the IPD 4-Level Parking Structure with 15,000 GSF Core & Shell
•
•
•
•
•
•
Proposed Parking Structure is a 4-Level, 470 Stall, with 15,000 GSF Core & Shell
Gross Square Footage is 173,000
Delivery method is Design-Build
Total budget is $10,046,000
Cost per square feet is $58.07/sf
Cost per stall is $21,373/Stall
Master Schedule for the IPD 4-Level Parking Structure with 15,000 GSF Core & Shell
Based on the City of Brea utilizing the IPD Architects conceptual design with the 15,000 GSF Core
& Shell space, Griffin Structures prepared an overall Master Schedule for the project. The Master
Schedule is based on the following phases, tasks, and durations.
Preparation of RFP and Pre-Qualification Phase – 3 Months
•
•
Prepare RFP and Bridging Documents – 3 Months
Pre-qualification of Design-Build teams – 3 Months
Note: Preparation of RFP and Pre-Qualification to be concurrent tasks
Issuance of RFP and Selection of Design-Build Contractor – 3 Months
•
•
RFP Response Period – 1 months
Selection of Design-Build Contractor and Award of Contract – 2 Months
Design, Plan Check, and Permits – 7 Months
•
•
Design Development and Construction Documents – 5 months
Plan Check and Permits – 2 Months
Note: Permits will be phased with Demolition/Grading/Site Utilities being a separate permit followed by the
Building Permit being issued as construction is underway on the initial phase of work
Construction and Project Close-Out – 11 Months
•
•
Construction Phase – 9 months
Project Close-Out – 2 Months
5|Page
Master Budget for the IPD 4-Level, 470 Stall Parking Structure with 15,000 Core and Shell
COMPONENT
1
RFQ and PRE-QUALIFICATION PHASE
$100,000
Allowance
b
Updated Geotechnical Reports
$10,000
Allowance
c
Management Services
$30,000
Allowance
RFP RESPONSE AND AWARD OF CONTRACT PHASE
a
$10,000
Allowance
b
Management Services
$30,000
Allowance
3
DESIGN-BUILD CONTRACT
4
TESTING AND INSPECTIONS
6
Building Inspections
$100,000
$375,000
Allowance
PROJECT & CONSTRUCTION MANAGEMENT
Design, Plan Check, and Permits
Incl
Construction Phase Administration
Incl
NEW UTILITIES and RELOCATIONS
$250,000
Allowance
Reestablishment of Existing Street Light Power
$25,000
Allowance
Relocation of existing Natural Gas Main and/or Branch Lines
$10,000
Allowance
New Utility Services to Structure/ (telephone and cable)
$25,000
Allowance
$200,000
Allowance
$25,000
Allowance
EQUIPMENT AND FURNISHINGS
Misc. Furnishings
9
Based on IPD 4-Level Design
$402,000
Parking Control Equipment
8
$10,046,000
Deputy Soils & Materials Testing
New SCE Transformer for Parking Structure and Businesses
7
COMMENTS
a
2
5
VALUE
CITY OF BREA ADMINISTRATION FEES
Plan Check and Permit Fees
$0
Public Works Inspections
$0
CONTINGENCY: CITY OF BREA
TOTAL BUDGET
$1,164,000
Allowance of 10%
$12,702,000
6|Page
EXECUTIVE SUMMARY- PROJECT DESIGN, BUDGET, AND SCHEDULE
Project Description
Total Budget
Schedule from NTP to initiate RFP to Completion of Project
4-Level, 485 stall parking structure,
without 15,000 GSF Core and Shell
4-Level, 470 stall parking structure, with
15,000 GSF Core and Shell
$12,625,000
(22) Months from NTP to begin the RFP Documents
$12,702,000
(22) Months from NTP to begin the RFP Documents
7|Page
APPENDIX "A"
City of Brea Parking Structure
Guy Yocum/Bomel Construction Esitmate Comparison Excluding Payment/Performance Bonds and Builders Risk Insurance
6/1/2015
Description
Guy Yocum Estimate
Extension
Allowance
Unit
Unit Cost
1
1
1
1
ea
ea
ls
ls
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$0.00
$0.00
$0.00
$0.00
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$300,000.00
$55,000.00
$20,000.00
$55,000.00
01000 Division 1 - General Requirements
A/C/L Design Fees
Structure Design Fees
165,000
165,000
gsf
gsf
$2.10
$0.60
$346,500.00
$99,000.00
$0.00
$0.00
$346,500.00
$99,000.00
$346,500.00
$99,000.00
02000 Division 2 - Site Construction
Traffic Control
Demolition
Earthwork
Soil Export
Fine Grading
Asphalt
Planter Curbs
Storm Water System
Drywell Storm System
Landscaping & Irrigation
Hardscape/Enhanced Paving
4
165,000
13,200
1,950
22,400
18,400
795
1
1
50,000
0
mo
gsf
cy
cy
sf
sf
ls
ea
ea
sf
sf
$5,000.00
$1.10
$12.00
$28.00
$1.00
$3.75
$20.00
$105,000.00
$65,000.00
$1.00
$0.00
$20,000.00
$181,500.00
$158,400.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$0.00
0
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$50,000.00
$0.00
$20,000.00
$181,500.00
$158,400.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$50,000.00
$0.00
$20,000.00
$288,750.00
$66,000.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$40,000.00
$30,000.00
03000 Division 3 - Concrete
Structural Concrete
Reinforcing Steel
165,000
165,000
gsf
gsf
$19.51
$9.90
$3,219,499.80
$1,633,500.00
$0.00
$0.00
$3,219,499.80
$1,633,500.00
$3,219,499.80
$990,000.00
04000 Division 4 - Masonry
Masonry
5,500
sf
$17.00
$93,500.00
$0.00
$93,500.00
$137,500.00
$44,000.00 Bomel budget is based on 5,500 SF at $25.00/SF
$0.00
$0.00
$35,000.00
$0.00
$0.00
$0.00
00000 Contracting Requirements
Transformer/Primary/Secondary relocation
Fire Line & Hydrant Relocation
Offsite Modifications
Large Trash Compactor
Quantity
GY Estimate
Bomel Estimate
Variance
$25,000.00
$0.00
$0.00
$0.00
Bomel Clarifications
Recommend Allowance of $300,000
Allowance appears reasonable
$0.00 Budget appears reasonable
$0.00
$107,250.00
($92,400.00)
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
($10,000.00)
$30,000.00
Budget appears reasonable
Bomel budget is based on 165,000 SF at $1.75/SF
Bomel recommends budget of $30,000
($643,500.00) Bomel budget is based on 165,000 SF at $6.00/SF
05000 Division 5 - Metals
Misc Metals, Expansion Control
Cable Barrier System
Stairs & Railings
Steel Stud Walls/Drywall/Stucco
Architectural Metal Screen Façade
Architectural Metal Screen Entry
165,000
1,400
5
5,500
5,500
3,300
gsf
lf
sets
sf
sf
sf
$0.40
$35.00
$12,000.00
$16.00
$45.00
$40.00
$66,000.00
$49,000.00
$60,000.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$88,000.00
$247,500.00
$132,000.00
$66,000.00
$49,000.00
$60,000.00
$88,000.00
$247,500.00
$132,000.00
$66,000.00
$49,000.00
$95,000.00
$88,000.00
$247,500.00
$132,000.00
07000 Division 7 - Waterproofing
Waterproofing
165,000
gsf
$0.05
$8,250.00
$0.00
$8,250.00
$8,250.00
08000 Division 8 - Doors & Windows
Doors & Hardware
165,000
gsf
$0.02
$3,300.00
$0.00
$3,300.00
$6,000.00
09000 Division 9 - Finishes
Paint
Sealed Floors
Elastomeric
Striping
165,000 gsf
165,000 gsf
5,000
sf
485 stalls
$0.30
$0.10
$1.00
$40.00
$49,500.00
$16,500.00
$5,000.00
$19,400.00
$0.00
$0.00
$0.00
$0.00
$49,500.00
$16,500.00
$5,000.00
$19,400.00
$49,500.00
$16,500.00
$30,000.00
$19,400.00
10000 Division 10 - Specialties
Signage/Fire Extinguishers
165,000
gsf
$0.20
$33,000.00
$0.00
$33,000.00
$33,000.00
13000 Division 13 - Special Construction
Security Access & Surveillance
Detection & Alarm
165,000
165,000
gsf
gsf
$0.10
$0.10
$16,500.00
$16,500.00
$0.00
$0.00
$16,500.00
$16,500.00
$16,500.00
$16,500.00
$0.00 Budget appears reasonable for conduit only
$55,000.00
$220,000.00
$0.00
$220,000.00
$170,000.00
($50,000.00) Bomel budget is based on 4 stops at $42,500/stop
14000 Division 14 - Conveying Systems
Elevators/Cab Finishes
4 stops
$2,700.00 Bomel budget is based on (2) doors at $3,000/ea
$0.00
$0.00
$25,000.00
$0.00
15000 Division 15 - Mechanical
Fire Line & Hot Tap
Fire Sprinklers
Domestic Water
Plumbing
Phone Line (Annex)
Sewer (Annex)
1
165,000
1
165,000
1
1
ea
gsf
ea
gsf
ea
ea
$29,500.00
$0.50
$7,500.00
$0.30
$2,500.00
$7,500.00
$29,500.00
$82,500.00
$7,500.00
$49,500.00
$2,500.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$7,500.00
$29,500.00
$82,500.00
$7,500.00
$49,500.00
$2,500.00
$7,500.00
$25,500.00
$82,500.00
$7,500.00
$123,750.00
$2,500.00
$7,500.00
16000 Division 16 - Electrical
Electrical Systems
Lighting Systems
165,000
165,000
gsf
gsf
$1.05
$0.80
$173,250.00
$132,000.00
$0.00
$0.00
$173,250.00
$132,000.00
$495,000.00
$0.00
$1,167,982.47
$1,167,982.47
$7,123,499.80
$930,000.00
$8,053,499.80
$8,954,532.27
$901,032.47
$0.00
$0.00
$0.00
$360,000.00
$14,000.00
$34,000.00
$0.00
$340,000.00
$0.00
$0.00
$100,000.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$100,000.00
$0.00
$360,000.00
$14,000.00
$34,000.00
$0.00
$340,000.00
$0.00
$0.00
$100,000.00
$0.00
$360,000.00
$14,000.00
$34,000.00
$0.00
$340,000.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
Prevailing Wage adjustment - 15%
N/A
SUBTOTAL
Permits & Fees
Contingency
Payment & Performance Bonds
General Conditions
Insurance - E&O
Insurance - Liability
Insurace - Builders Risk
Contractor Overhead & Profit
Escalation - Based on 2nd QTR 2016 start
Parking Structure Total
Guy Yocum Estimate/GSF
Guy Yocum Estimate/Stall
Bomel Estimate/GSF
Bomel Estimate/Stall
1 ea
1 ea
1 ea
9 mo
1 ea
1 ea
1 ea
8,500,000 costs
1
ls
$0.00
$100,000.00
$0.00
$40,000.00
$14,000.00
$34,000.00
$0.00
4.00%
GY BASE BID
$7,871,500
N/A
GY ALLOWANCES
$1,030,000
N/A
GY TOTAL
$8,901,500
BOMEL TOTAL
$9,802,532
$53.95
$18,353.61
$59.41
$20,211.41
Bomel budget is based on 5 sets at $19,000/set
($4,000.00)
$0.00
$0.00
$74,250.00
$0.00
$0.00
Budget does not include interior columns and soffits
Budget appears reasonable for standpipes only
($132,000.00) Lighting System is included in above budget figure
VARIANCE
$901,032
Assumes City of Brea does not charge for permits and fees
Budget includes escalation to 2nd QTR of 2016
APPENDIX "B"
City of Brea Parking Structure
Guy Yocum/Bomel Construction Esitmate Comparison Including Payment/Performance Bonds and Builders Risk Insurance
6/1/2015
Description
Guy Yocum Estimate
Extension
Allowance
Unit
Unit Cost
1
1
1
1
ea
ea
ls
ls
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$0.00
$0.00
$0.00
$0.00
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$275,000.00
$55,000.00
$20,000.00
$55,000.00
$300,000.00
$55,000.00
$20,000.00
$55,000.00
01000 Division 1 - General Requirements
A/C/L Design Fees
Structure Design Fees
165,000
165,000
gsf
gsf
$2.10
$0.60
$346,500.00
$99,000.00
$0.00
$0.00
$346,500.00
$99,000.00
$346,500.00
$99,000.00
02000 Division 2 - Site Construction
Traffic Control
Demolition
Earthwork
Soil Export
Fine Grading
Asphalt
Planter Curbs
Storm Water System
Drywell Storm System
Landscaping & Irrigation
Hardscape/Enhanced Paving
4
165,000
13,200
1,950
22,400
18,400
795
1
1
50,000
0
mo
gsf
cy
cy
sf
sf
ls
ea
ea
sf
sf
$5,000.00
$1.10
$12.00
$28.00
$1.00
$3.75
$20.00
$105,000.00
$65,000.00
$1.00
$0.00
$20,000.00
$181,500.00
$158,400.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$0.00
0
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$50,000.00
$0.00
$20,000.00
$181,500.00
$158,400.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$50,000.00
$0.00
$20,000.00
$288,750.00
$66,000.00
$54,600.00
$22,400.00
$69,000.00
$15,900.00
$105,000.00
$65,000.00
$40,000.00
$30,000.00
03000 Division 3 - Concrete
Structural Concrete
Reinforcing Steel
165,000
165,000
gsf
gsf
$19.51
$9.90
$3,219,499.80
$1,633,500.00
$0.00
$0.00
$3,219,499.80
$1,633,500.00
$3,219,499.80
$990,000.00
04000 Division 4 - Masonry
Masonry
5,500
sf
$17.00
$93,500.00
$0.00
$93,500.00
$137,500.00
$0.00
$0.00
$35,000.00
$0.00
$0.00
$0.00
00000 Contracting Requirements
Transformer/Primary/Secondary relocation
Fire Line & Hydrant Relocation
Offsite Modifications
Large Trash Compactor
Quantity
GY Estimate
Bomel Estimate
Variance
$25,000.00
$0.00
$0.00
$0.00
Bomel Clarifications
Recommend Allowance of $300,000
$0.00
$107,250.00
($92,400.00)
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
($10,000.00)
$30,000.00
Bomel recommends budget of $30,000
($643,500.00) Bomel budget is based on 165,000 SF at $6.00/SF
05000 Division 5 - Metals
Misc Metals, Expansion Control
Cable Barrier System
Stairs & Railings
Steel Stud Walls/Drywall/Stucco
Architectural Metal Screen Façade
Architectural Metal Screen Entry
165,000
1,400
5
5,500
5,500
3,300
gsf
lf
sets
sf
sf
sf
$0.40
$35.00
$12,000.00
$16.00
$45.00
$40.00
$66,000.00
$49,000.00
$60,000.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$88,000.00
$247,500.00
$132,000.00
$66,000.00
$49,000.00
$60,000.00
$88,000.00
$247,500.00
$132,000.00
$66,000.00
$49,000.00
$95,000.00
$88,000.00
$247,500.00
$132,000.00
07000 Division 7 - Waterproofing
Waterproofing
165,000
gsf
$0.05
$8,250.00
$0.00
$8,250.00
$8,250.00
08000 Division 8 - Doors & Windows
Doors & Hardware
165,000
gsf
$0.02
$3,300.00
$0.00
$3,300.00
$6,000.00
09000 Division 9 - Finishes
Paint
Sealed Floors
Elastomeric
Striping
165,000 gsf
165,000 gsf
5,000
sf
485 stalls
$0.30
$0.10
$1.00
$40.00
$49,500.00
$16,500.00
$5,000.00
$19,400.00
$0.00
$0.00
$0.00
$0.00
$49,500.00
$16,500.00
$5,000.00
$19,400.00
$49,500.00
$16,500.00
$30,000.00
$19,400.00
10000 Division 10 - Specialties
Signage/Fire Extinguishers
165,000
gsf
$0.20
$33,000.00
$0.00
$33,000.00
$33,000.00
13000 Division 13 - Special Construction
Security Access & Surveillance
Detection & Alarm
165,000
165,000
gsf
gsf
$0.10
$0.10
$16,500.00
$16,500.00
$0.00
$0.00
$16,500.00
$16,500.00
$16,500.00
$16,500.00
$55,000.00
$220,000.00
$0.00
$220,000.00
$170,000.00
($50,000.00) Bomel budget is based on 4 stops at $42,500/stop
14000 Division 14 - Conveying Systems
Elevators/Cab Finishes
4 stops
$2,700.00 Bomel budget is based on (2) doors at $3,000/ea
$0.00
$0.00
$25,000.00
$0.00
15000 Division 15 - Mechanical
Fire Line & Hot Tap
Fire Sprinklers
Domestic Water
Plumbing
Phone Line (Annex)
Sewer (Annex)
1
165,000
1
165,000
1
1
ea
gsf
ea
gsf
ea
ea
$29,500.00
$0.50
$7,500.00
$0.30
$2,500.00
$7,500.00
$29,500.00
$82,500.00
$7,500.00
$49,500.00
$2,500.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$7,500.00
$29,500.00
$82,500.00
$7,500.00
$49,500.00
$2,500.00
$7,500.00
$25,500.00
$82,500.00
$7,500.00
$123,750.00
$2,500.00
$7,500.00
16000 Division 16 - Electrical
Electrical Systems
Lighting Systems
165,000
165,000
gsf
gsf
$1.05
$0.80
$173,250.00
$132,000.00
$0.00
$0.00
$173,250.00
$132,000.00
$495,000.00
$0.00
$1,167,982.47
$1,167,982.47
$7,123,499.80
$930,000.00
$8,053,499.80
$8,954,532.27
$901,032.47
$0.00
$0.00
$90,000.00
$360,000.00
$14,000.00
$34,000.00
$67,000.00
$340,000.00
$0.00
$0.00
$100,000.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$100,000.00
$90,000.00
$360,000.00
$14,000.00
$34,000.00
$67,000.00
$340,000.00
$0.00
$0.00
$100,000.00
$99,000.00
$360,000.00
$14,000.00
$34,000.00
$74,000.00
$340,000.00
$0.00
$0.00
$0.00
$9,000.00
$0.00
$0.00
$0.00
$7,000.00
$0.00
$0.00
Prevailing Wage adjustment - 15%
N/A
SUBTOTAL
Permits & Fees
Contingency
Payment & Performance Bonds
General Conditions
Insurance - E&O
Insurance - Liability
Insurace - Builders Risk
Contractor Overhead & Profit
Escalation - Based on 2nd QTR 2016 start
Parking Structure Total
Guy Yocum Estimate/GSF
Guy Yocum Estimate/Stall
Bomel Estimate/GSF
Bomel Estimate/Stall
1 ea
1 ea
1 ea
9 mo
1 ea
1 ea
1 ea
8,500,000 costs
1
ls
$0.00
$100,000.00
$0.00
$40,000.00
$14,000.00
$34,000.00
$0.00
4.00%
GY BASE BID
$8,028,500
N/A
GY ALLOWANCES
$1,030,000
N/A
GY TOTAL
$9,058,500
BOMEL TOTAL
$9,975,532
$54.90
$18,677.32
$60.46
$20,568.11
Bomel budget is based on 5 sets at $19,000/set
($4,000.00)
$0.00
$0.00
$74,250.00
$0.00
$0.00
Budget does not include interior columns and soffits
Budget appears reasonable for standpipes only
($132,000.00) Lighting System is included in above budget figure
VARIANCE
$917,032
Assumes City of Brea does not charge for permits and fees
Bonds are estimated at 1% of total contract value
Budget is based on 0.75% of total contract value
Budget includes escalation to 2nd QTR of 2016
Appendix C
JOB NAME:
Brea Superblock
BUDGET DATE: 5/27/2015
ESTIMATOR:
Paul Hecko/Keith Dodson
file name: I:\EST\2830 Brea Superblock 4 Level - Revised 5-13-15
GROSS SQUARE FOOTAGE
ELEVATED DECK SQ FT
TOTAL CARS WITH VALET
CODE #
1-01-010
1-01-011
1-01-021
1-01-050
1-01-710
2-02-050
2-02-200
2-02-500
2-02-520
2-02-520
2-02-530
2-02-580
2-02-720
2-02-900
2-03-200
2-03-231
3-00-000
4-04-200
5-05-500
5-05-500
5-05-800
6-06-100
7-07-100
7-07-600
8-08-100
8-08-800
9-09-250
9-09-900
10-10-410
11-11-150
14-14-200
14-14-200
15-15-300
15-15-400
15-15-500
16-16-050
Schedule
9.00 Mos
SUBCONTRACT ITEM
DESIGN-ARCHITECTURAL/STRUCTURAL/MEP
DESIGN-CIVIL ENGINEERING
CRACK CONTROL ALLOWANCE
ENGINEERING (FIELD)
FINAL CLEAN
DEMOLITION
EXCAVATING/GRADING
ASPHALT PAVING-SLOT PATCH
BIKE RACKS - 23 ea
SITE CONCRETE
DETECTABLE WARNING STRIPS
PARKING LOT STRIPING
SITE UTILITIES
LANDSCAPE/IRRIG./TRASH/TREE GRATES
REINFORCING STEEL & PT
BARRIER CABLE
CONCRETE & FORMWORK
MASONRY
STEEL, MISC. METALS, STAIRS, PERFRORATED CANOPY
GREEN SCREEN-50% EXTERRIOR
EXPANSION JOINT
CARPENTRY, ROUGH
CAULKING/ BGWP/ROOFING
SHEET METAL
METAL DOORS/FRAME/FIN. HRDWE
GLASS & GLAZING-North Elevation
PLASTER @ ELEVATOR/DRYWALL @ Retail
PAINTING
SIGNS & GRAPHICS
PARKING CONTROLS (Conduit only in elect)
HYDRAULIC ELEVATOR 4-STOP
ELEVATOR CAB FINISH ALLOWANCE
FIRE SPRINKLER SYSTEM-Retail
PLUMBING & STANDPIPE SYSTEM
HVAC- OFFICE & PARKING STRUCTURE
ELECTRICAL/TEMP.POWER
CONTINGENCY-2%
ESCALATION -3%
SUBTOTAL SUBCONTRACTORS
GENERAL CONDITIONS AND FEE
TOTAL
ALTERNATE ADD FOR BOND - 1%
TOTAL WITH BOND
COST PER SQUARE FOOT
COST PER STALL
173,246
125,123
470
BUDGET
387,550
50,000
2,500
25,000
7,796
In Grading
253,456
7,890
11,750
248,295
14,985
18,800
75,000
63,650
971,272
62,370
3,254,079
351,031
311,203
192,940
18,480
1,500
132,132
35,000
12,700
187,850
76,186
111,359
25,987
By Others
170,000
5,000
42,750
267,893
331,330
673,700
165,529
253,259
8,820,220
1,125,672
9,945,892
99,459
10,045,351
$58.07
$21,373.09
Return to Report
EXHIBIT B
Downtown Brea
Mixed Use Development
Jamboree Vision for Site
• Current use: 1.44 acre site used as a surface parking lot
• Opportunity to transform an underutilized site into a catalyst for new investment in downtown Brea
• Proposed development to include 15,000 SF of new office space, 40 affordable family units, and a total of 615 parking stalls in two subterranean levels and 4 above‐ground parking levels
Public Parking Structure
• 615 parking stalls to meet demands of local business owners,
replace existing surface parking, and ensure adequate parking
for office and residential components
• 2 subterranean levels and 4 levels above ground
• 5th level above garage will house 15,000 SF office building
• Height similar to architectural elements of adjacent Buffalo Wild Wings building
• 55’ setback from face of building to residential uses across
street on Orange Avenue
Office Component
• 15,000 SF of new office space proposed as Jamboree’s new corporate headquarters
• Office space to be located on roof of public parking garage, structured as “air rights” deal, with necessary access easements
etc. necessary for space to be marketable
Affordable Residential
Component
• 40 affordable family units with a mix of one‐, two‐, and three‐
bedroom units to compete in the large family pool
• High 1BD count; possible preference for veterans and/or seniors • Parking to be in public lot via use agreement
• Opportunity to bring rooftops to shop downtown businesses in a pedestrian oriented neighborhood district
• Resident services onsite, such as after‐school programs to work with
neighboring schools and help enhance student achievement Financing Plan –
Public Parking Garage
• Total development costs of $14.3 million
• $2.3 million to be paid by residential development as parking fee
for 80 subgrade spaces
• $504,000 to be paid by office for 42 above ground spaces
• Remaining $11.5 million could be offset by a number of potentially
available sources
Financing Plan Office
• Office component to be financed on a standalone basis by
Jamboree, with sources to include a conventional mortgage
and Jamboree equity
• Estimated cost of office space is $2.25 million ($150/SF)
• Jamboree proposes to purchase rights to 42 spaces for a total cost
of $504,000 ($12,000/space)
• Office development cost derived from a conventional mortgage supported by monthly lease payments, with any remainder coming
from Jamboree equity sources
Financing Plan –
Affordable Residential
•
•
•
•
•
•
•
Project to be financed as a 9% tax credit development
Total development costs of $18.158 million
Over $11.44 million in low income housing tax credit equity
$645,000 conventional mortgage
$2.8 million for the City Land Note
$3.025 million in current or projected City housing funds
$Over $244,000 of deferred Jamboree developer fee
Other Options / Alternatives
• Recognizing that the potential costs of the parking garage are
prohibitive, we evaluated the implementation of an
automated parking system, which could eliminate both
levels of the subgrade parking while potentially providing
more parking stalls.
• Determined in this case, the cost of implementing an an automated system was nearly $5 million more expensive
• $19.275 million vs. $14.3 million. Summary
• Opportunity to leverage public investment in parking garage to
do more for the stakeholders in Brea
• We are proposing to separate the garage and residential components to address cost/unit concerns for the California Tax Credit Allocation Committee (CTCAC)
• Net effect is to reduce City financing requirement for parking garage
• Significant ancillary and economic benefits to the City of Brea and local stakeholders
Return to Report
EXHIBIT C
Return to Report
EXHIBIT D
Downtown Financing Options
There are several methods of financing or constructing public improvements: 1) City financed;
2) Privately financed by adjacent property owners that benefit from these improvements via an
assessment or special tax; and 3) A combination of City and private property owners sharing in
the cost of the public improvements. Federal, State or County grants are sometimes available
and could also be considered as additional funding sources, however, are not likely for this
project.
In order to consider options that involve private property owners, there must be a willingness or
agreement to participate in an assessment or special tax. At the present time, ownership in the
Downtown has not put that option forward for consideration.
Therefore, solutions such as Community Facilities Districts, Enhanced Infrastructure Finance
Districts or any other method of financing which involves an assessment or special tax, cannot
be considered at this time. State law prohibits a City from imposing or compelling any special
tax or assessment without a vote of the property owners affected.
If the City is therefore to fund 100%, or nearly 100% of the cost of the public improvements, the
following options are available:
Use of Reserves
These funding sources have been identified in order of least impactful to the organization at the
present time; however, use of these funds may influence future policy decisions and future City
projects not yet defined. Any combination of the following sources may be used.
$3,750,000
2011 Redevelopment Bonds – The most recent FY 2015-16 State Budget
Proposal allows for some ability to gain access up to 30% of our $12.5 million in
2011 bond proceeds that are currently held in escrow. The 2011 bonds were
issued to help construct three projects: the New Downtown Parking Structure,
Tracks at Brea and an Eastside Community Facility. Staff is working diligently
with our legislative partners in Sacramento to increase access to the 2011
Bonds. This issue has not yet been resolved; however, there a very good
probability $3.75 million will be released to the City in 2016.
$5,160,000
560 Capital & Mitigation Improvement Fund – This fund was established to
account for Council designated Capital Improvement Projects. These funds are
one-time revenues received by the County for the extension of the Olinda
Landfill. The fund description is as follows: “This fund is used to account for the
revenues received and expenditures made for City Council designated Capital
Improvement Projects. As well as the implementation of measures designed to
mitigate impacts related to development, and the operation of government
facilities, including but not limited to traffic, noise aesthetics, and open space
preservation.” The City Council has the full discretion to use these funds to build
a parking structure.
$3,481,000
140 Community Benefit & Economic Development (CBED) Fund – This fund was
established to account for the deposit of revenues from the County of Orange.
These revenues are collected by the County at $1.50 per ton and remitted to the
City of Brea and housed in this special fund. It is estimated the City will receive
Page | 1
approximately $1.3 million per year over the next seven years of the agreement
with the County of Orange. The fund description is as follows: “This fund was
established in 2014 to retain funds which are set aside annually for the
continuation of “legacy” community benefitted projects as well as provide a
funding source for the attraction and retention of business and economic
development”. The City Council has the full discretion to use these funds to build
a parking structure.
$3,000,000
110 General Fund Reserves – The City’s General Fund reserves projected at the
conclusion of FY 2015-16 are estimated to be $17.1 million. This is a 33%
reserve level and represents a percentage of operating expenditures Brea has
available as reserves. Generally, reserves are considered a “rainy day” or
“catastrophic event” resource. In the past, Brea has used reserves on such
items as fire apparatus, plunge rehabilitation and Brea Envision project. The use
of General Fund reserves is at the discretion of the City Council.
The $3 million is an illustration of an amount that could be used and this amount
can be higher if Council so desires. If $3 million were used, it would reduce the
General Fund reserve level to $14.1 million and reduce the percentage to a 27%
reserve level. The current Council policy is to maintain an 8 to 10% General
Fund reserve level; however, more recently, the Council has had an interest in
increasing the reserve level policy.
Financing
The City may choose to finance the cost of the parking structure; however, given this is a City
project the resources committed to pay the annual debt service (loan payment) would come
from the General Fund.
We previously identified in a prior report that approximately $197,000 in new General Fund
revenues could be generated from expanded uses in the downtown and related “spin-off”
revenues. If we include existing valet and cell tower revenue the City is currently receiving, that
number grows to approximately $267,000 per year.
In order to reduce the impact to the General Fund with an ongoing expense greater than the
amount of new revenue generated, consideration should be given to match as closely the
annual payment being financed to the amount of revenue generation. In other words, finance
an amount closely related to the amount of money the City would be receiving in new revenues.
Ideally, you would want new revenue generation higher than your annual payment; however, if
you can “fix” the annual payment, then you would look for revenues to grow higher over time
due to inflation and increased cost of goods and service.
Examples of Long Term Financing
$3,000,000
Financing $3 million would result in an estimated annual payment of $220,000
per year over 20 years or if payments were extended 30 years, the payment
would be estimated at $195,000 per year.
Page | 2
$3,500,000
Financing $3.5 million would result in an estimated annual payment of $257,000
$4,000,000
Financing $4 million would result in an estimated annual payment of $294,000
Other Offsets
$15,000
The property owner of Gaslight Square offered to contribute $15,000 per year
towards the City’s annual financing payment. Over a period of 20 years, this
amounts to $300,000 towards the overall cost.
Financing Examples
2011 Bonds/Financing/Contributions from Multiple Fund Reserves
$12,700,000 Parking Structure Project
-3,750,000 2011 Bonds
-1,500,000 Fund 560 reserves
-3,500,000 Fund 110 Long term financing with $257,000 annual payment for 20 years
2011 Bonds/Financing/Contributions from General Fund Reserves
-3,750,000 2011 Bonds
Page | 3
2011 Bonds/Financing/Contributions from General Fund Reserves
-3,750,000 2011 Bonds
2011 Bonds/Financing
-3,750,000 2011 Bonds
Page | 4
Return to Report
EXHIBIT E – to June 16, 2015 staff report
EXHIBIT E
Since its meeting and discussions in April staff have received a variety of questions from Council Members. We have
compiled those questions below, with responses outlined for the Council’s reference.
1. Please provide a time line explaining all the different proposals since 2010.
2011- City designed parking structure- 4 levels (grade + 3), 15,000 sq ft of commercial space, 444 stalls (266
net new)
2012- Manley/Fanticola designed parking structure + 72 residential apartments, 428 stalls (252 net new, less
72 for dedicated residential use)
2013- Downtown Owners designed one level deck on SB I & II, very conceptual, 364 (SB I) + 241 (SB II) stalls
(186 + 106 net new)
2014- Downtown Owners design parking structure for SB I, very conceptual, 3 levels (grade plus 2), 501 stalls
(323 net new, including 87 in tandem configuration)
2014 - Downtown owners design refined to current proposal-4 levels (grade + 3), 485 stalls (307 net new)
2. Please create a list of our major financial obligations/needs (e.g.; unfunded pension & medical liability,
The Tracks unfunded cost, unfunded FARP, unfunded Pavement Management costs, etc.)
Financial Obligation
Amount
Unfunded Pension Liability (6/30/13)
Other Post Employment Benefits (6/30/11)
Unfunded Identified Capital Purchases for the next 10 years
Unfunded Tracks (March 2015)
Pavement Management (Slurry Seal Program)- $200K per year for the next ten years
Total
89,749,208
18,197,000
5,800,000
1,702,000
2,000,000
$
117,448,208
3. What are the three projects and their costs that were identified in the 2010 CIP Budget?
Not CIP, but the bond issue from 2010 identified three projects to implement—the Downtown Parking
Structure, $7M; the Community Facility on the Birch Hills Golf Course, $4M; and The Tracks at Brea, $2M. The
dollar figures discussed in the bond measure were flexible and could allow for different final allocations among
projects.
4. Parking Space Analysis: Please provide analysis that supports the number of spaces proposed by the
Downtown Owners. For example, if built today, how many parking spaces would be required by
occupancy for the existing and proposed occupancies for Super Blocks 1 & 2?
In 2012 staff had Gibson Transportation, our longstanding parking consultant for Brea Downtown, review a land
use option to replace retail (Old Navy) with a live entertainment and restaurant venue (Improv expansion). It is
noted that the assumptions made at that time for an expanded Improv may now have changed and these details
are now under review. The 2012 analysis found a new Improv to be achievable within the existing downtown
parking inventory. Aggressive parking management strategies would need to be implemented to allow this land
use scenario to function and these strategies were never explored. Rather, it is staff’s understanding that the
Improv management and/or property owner Dwight Manley rejected the idea to move forward on any
expansion absent new parking inventory on the east side of Brea Boulevard.
5. What’s the walking distance from the S/E corner of PS1 (existing Brea Boulevard garage) to the former
Tower Bldg? to Taps?
Staff used Google maps and its “walking directions” feature – which calculates from property line to property
line—to provide the information below:
PS1 to Tower Records - 509-feet, 2 minute walk
PS2 to Tower Records - 974-feet, 4 minute walk
PS1 to Taps – 1200-feet, 5-6 min walk
6. What’s the width of Brea Blvd.? Birch? at the intersection? Improve patrons are crossing Brea Blvd now,
but we’re told this street is a barrier? How is this different from Birch Street?
See exhibit below. +/- approximate distances as measured via City of Brea GIS.
104
’
571’
247’
104’
75’ 102’
87’
537’
110’
7. Itemize the estimated costs for the impacts of the “refreshed” Downtown (e.g. police, maintenance, etc.)
For maintenance needs, the Brea Downtown Owners Association have orally agreed to accept related costs for the
new parking structure. For Police services, a new entertainment venue such as an expanded Improv will likely have
impacts associated with calls for service. Brea PD anticipates the following associated impacts:




Increase in vehicle traffic volume.
Increase in parking issues within and surrounding the Parking Structure. This could be monitored and handled
by the current staffing of Parking Control Officers.
Minor increase in calls for service, however, nothing that could not be handled by normal Police staff levels
during normal business operations.
Only increase in police staff presence if a large scale event or extremely popular entertainer was scheduled for
the venue. We would then ask to increase staff for that event similar to what we do with the Jazz Festival and
other Downtown events (usually add two to three officers in addition to the current Downtown Liaison Officer
for the operation times of the event).
Anticipated impacts to Police services would be dependent on the types of entertainment that would be offered
on a week by week basis.
8. What is the current & past annual revenue from The Downtown? The Mall? Brea Plaza? The
Marketplace? Brea Union Plaza?
Shopping Center
Brea Mall
Brea Union Plaza
CY 2013
4,726,274
2,155,964
CY 2014
4,850,581
2,175,301
Brea Marketplace
652,456
651,329
Brea Plaza
Brea Downtown
(Birch St. and
Superblocks I & II)
596,057
608,869
503,599
512,947
Total
$
8,634,350
$
8,799,027
9. We’ve heard from three property owners (e.g.; Edwards top management); what do the other owners
say? Why aren’t they engaged in this discussion? Can we get them engaged?
Staff have reached out to the two other owners within the BDOA—David Long and Darius Nourafchan. Mr. Long
owns the building mid-block on Birch Street containing the Ann Taylor store, Bruno’s, etc. Mr. Nourafchan owns
the building which currently contains the Improv, Gayu Kaku, etc. Mr. Long has expressed general support for
the parking garage, with a desire to further understand any maintenance cost implications that may be assigned
to the BDOA. Mr. Norafchan noted he was previously unaware of any BDOA goals to achieve a parking structure
but that his property representative manages his Brea interests and that he may be aware. Mr. Norafchan
stated he would be following up with his BDOA representative and may have further conversation with the
BDOA membership.
10. We need to notify and engage all the downtown residential neighborhoods including the Laurel School
area.
Consistent with City requirements, notice of any public hearings regarding necessary entitlements for related
land uses or approvals will be sent to property owners within 500’.
11. Dwight doesn’t own the building The Improve occupies. What does that building owner have to say about
Manley’s proposed relocated/expanded Improv?
See item 9, above.
12. I haven’t seen any documentation to support the statements made about the Tower building and Improv
leasing. I talked to the Tower building leasing agent, but he couldn’t offer any letters from prospective
tenants stating why they would not lease the building. Can these statements, particularly the assertion
that The Improve will leave if the garage isn’t built, be validated?
Staff have contacted the real estate representative for Porto’s, the large bakery which was interested in the
Tower building and they confirmed an unwillingness to pursue the site absent a parking structure. Staff have
also contacted Improv representatives and spoke with their CFO, Ronald Wendel, who reports that Improv is
happy to have a Brea facility and “have no plans to leave Brea”, but seek to expand as evidenced by the recent
submittal of their plans for replacing the Old Navy building with a larger entertainment venue. Details of
Improv’s current lease terms were not disclosed.
13. I’ve heard a rumor that The Improve lease expires at the end of 2015, but that a new lease has already
been signed. Can this rumor be researched?
See item 12, above.
14. What are the parking schemes at other Improve locations?
Planning Division staff researched parking details for other Improv locations and provided the following details:
o
o
o
o
Irvine – Improv located within Irvine Spectrum. Improv directly adjacent to surface parking & parking
structures.
San Jose – Improv located within Downtown, more urban than Brea. Parking is private surface lots (pay
for parking) and public and private parking garages. Private surface lots directly adjacent and two public
garages about 2-6 blocks away.
Ontario – Improv located within Ontario Mills. All surface parking similar to Brea Mall but no parking
structures.
Hollywood – Improv along Melrose Avenue, street is commercial nature development with adjacent
residential neighborhood “behind.” All street parking and private (pay for parking) lots.
15. Shouldn’t the Planning Commission be asked to comment on this issue?
This is a Council policy decision, the Council may refer for input as desired. No entitlement actions from PC
required upon City owned land. Commission will be involved in private property land use entitlements (e.g.
expanded Improv).
16. How would it work if they buy the property and build it themselves?
Consideration of a “99 year” style lease with covenants for public parking, and provisions for other needs to
assure City and continued public interests, is a likely mechanism. Coordination with City Attorney’s office on
necessary details and authorship required.
17. What is our response if The Mall or The Brea Plaza or other owners ask us to pay for their improvements?
Public policy discussion and decision for the City Council.
18. Can the City hire, via a PSA, an objective third-party that has substantial downtown
entertainment/parking development experience, to scrutinize the statements made, validate the proposal
and engage the Downtown property owners?
Yes. Staff would need additional City Council discussion and direction regarding goals and informational needs
desired from such an effort.
19. Mr. Manley’s “Matters” comments 4/21/15 – verification about the downtown tenant’s contractual
provisions? The new Improv contract?
Improv representatives have now provided the City Council further background at its Study Session Matters
from the Audience agenda on May 5. The Council should direct staff further if additional information from
Improv remains of interest.
20. Was PS1 engineered to add a level? Was PS 2 engineered to allow other uses on the top level?
Neither of the City’s existing parking structures were engineered to allow for added levels or top level uses.
Funding:
21. Please show the financial analysis for a CFD, and any other financing options, to pay for the parking
structure. Show all possible non-General Fund or Special Fund, revenue sources, including parking fee
options.
The funding options are included in the staff report and are identified as Exhibit D. In a Keyser Marston
Associates report dated June 19, 2012, they prepared parking fee assumptions which outlined potential revenue
generation of $36,500 to $129,600 annually from a parking structure with a fee system in place. The report also
indicated that charging for parking in Downtown Brea is inconsistent with similar developments in the
region. It’s important to keep in mind that these are only projections and that unknown variables could
certainly affect parking revenues.
22. We’ve heard statements that if we build it, they will come, and the revenue along with them. I haven’t
seen anything that quantifies and validates this additional revenue.
Correct, we haven’t received anything from owners. Assumptions for some possible revenue generation
scenarios from staff and its consultants provided in earlier Council staff report information.
23. What happened to the $5M Downtown contribution from the Downtown Owners?
It is staff’s understanding that, as more information has been understood by the Owners regarding costs
associated with the parking structure that they continue to evaluate partnership opportunities. The City Council
should direct any discussions regarding financial partnership goals, as desired.

Staff Report

Transcription

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