1. Practical Steps to Developing Teacher Housing October 20, 2017

2. Chan-Zuckerberg Initiative Housing Leadership Council
Thank You
Chan-Zuckerberg Initiative
Housing Leadership Council
Armando to thank sponsor and HLC

3. Rick Williams Shepherd Heery Sailesh Mehra Wendy S. Tukloff Panelists
Architect/Partner, Van Meter Williams Pollack
Shepherd Heery
Chairman/CEO, Brookwood Group
Sailesh Mehra
Planning Manager, City of South San Francisco
Wendy S. Tukloff
Superintendent, Pacifica School District
Armando to start introductions
Each panelist to introduce self and give one relevant example of their work.

4. Surveying teacher interest Surplus land COPS financing
Background
Past workshops
San Mateo College District example
SB 1413
Districts allowed to develop teacher housing on district-owned property
Surveying teacher interest
Surplus land
COPS financing
Armando to very briefly describe background

5. How do we manage the process? Who can help us?
Questions answering today
We have a site we want to develop (or an opportunity we want to pursue), how do we get started?
How do we manage the process?
Who can help us?
What can we expect from a feasibility study?
How do we transition to predevelopment?
Armando to describe goals

6. Development Process Interest I Feasibility study Predevelopment
Construction
Completion
Development Process I
Armando to describe process to state workshop focuses on feasibility phase

7. Development Process Interest I Feasibility study Predevelopment
Construction
Completion
Development Process I
Armando

8. Districts staff Architecture firm Fee developer Program manager
Who can manage or help with a feasibility study?
Districts staff
Architecture firm
Fee developer
Program manager
Construction manager
Armando – will introduce topic but state we will defer discussion to later

9. Phase 1 – Feasibility and Initial Due Diligence Phase
Current zoning review
Rezoning/General Plan amendment
Site plan
Environment (phase 1/CEQA)
Traffic study
Site geotechnical
Utility capacity
Appraisal
Project budget
Pro forma
Schedule
Armando to introduce items we will be discussing in this part of the workshop

10. Rezoning/General Plan amendment
Current Zoning Review
Rezoning/General Plan amendment
Sample review items
Density
Density Bonus
FAR
Height
Setbacks
Lot coverage
Parking
Res. Open space
Architectural design
Rick, Shep and Sailesh all describe what happens during zoning review. Focus should be not to describe each item but how this will affect the project, design and schedule. What are the most important elements?
Sailesh – provide city perspective, exp. with respect to change in use.
Will ask Wendy how she was updated on this.
Will also ask about rezoning, possibility of greater zoning than surrounding neighborhood 10 10 10

11. Site Plan
Start with Rick - what level of architectural planning that is ideal at this stage.
Shep, provide your perspective on this as well since it may be a little different
Wendy, speak on how drawings help you and board visualize what is possible
Rick- will ask you how much site layout changes as process moves forward 11 11 11

12. Alternate view

13. Will ask about value of a rendering for audience. Do you recommend.
Wendy, would this have been helpful?

14. Environmental (Phase I/CEQA)
Shep, describe why Phase I matters.
Rick, does this influence site layout in any way?
Sailesh, any city role here?
Wendy, what happed in Pacifica?
Shep, briefly describe how this will transition in CEQA
Sailesh, briefly describe city CEQA 14 14 14

15. Traffic Study
Rick and Shep start by describing traffic implications on project
Sailesh, city view of traffic study
Wendy, outcome of your traffic study

16. Site Geotechnical/Topography
Rick and Shep – influence on project and design that topo and geo may have.
Wendy, any considerations of this in your project? 16 16 16

17. Appraisal
Shep, describe how this may relevant, esp. in terms of value for investors 17 17 17

18. Project Budget
Shep, describe shaping of budget and proforma. Rick add how role of architecture in this.
Sailesh, how fast does city entitlement process take in general 18 18 18

19. Pro Forma
Shep, describe shaping of budget and proforma. Rick add how role of architecture in this.
Sailesh, how fast does city entitlement process take in general 19 19 19

20. Project Schedule
Shep, describe shaping of budget and proforma. Rick add how role of architecture in this.
Sailesh, how fast does city entitlement process take in general 20 20 20

21. Districts staff Architecture firm Fee developer Program manager
Who can manage or help with a feasibility study?
Districts staff
Architecture firm
Fee developer
Program manager
Construction manager
General discussion. Now that audience knows what it takes to manage, give them your opinion on who they should look to for help. Pro/Con
Wendy, describe your experience

22. Range of total feasibility cost $30,000 to $100,000+
Feasibility Study Cost/Time to Complete
Range of total feasibility cost $30,000 to $100,000+
Completion 3-6 months
Feasibility study manager
Consultants
Not including district staff time
Armando will introduce what I’ve seen, ask panelists to give their opinion 22 22 22

23. Phase 2 – Transitioning to Predevelopment Phase
Pacifica School District’s transition from feasibility to predevelopment
Armando to introduce how PSD is transitioning from feasibility to predevelopment.
Wendy, describe where you’re at now.
Wendy and Shep, describe counsel’s decision to go with Bridiging method of costruction
(Shep will describe Bridging shortly)

24. RFQ/RFP for a developer
Phase 2 – Transitioning to Predevelopment Phase
RFQ/RFP for a developer
Two step process
Who can prepare it
Shep describe RFQ/RFP process

25. Bridging method of construction project delivery
Phase 2 – Transitioning to Predevelopment Phase
Bridging method of construction project delivery
Legal team recommendation
Shep describe Bridging briefly. Send me slides if you want to add some to describe

26. Community meetings Phase 2 – Transitioning to Predevelopment Phase
Armando to introduce community meetings.
Sailesh – describe city requirements in general.
Wendy – describe your process
All: discussion on how many meetings is appropriate

27. HEART predevelopment financing
Phase 2 – Transitioning to Predevelopment Phase
HEART predevelopment financing
3-5 Years, renewable single year loans
Completive rates
Technical assistance
Armando to briefly describe HEART funding availability
Armando to describe one year loan to districts process
Wendy, describe your process and what you are borrowing, plans for financing construction, etc.

28. Q & A