development seminar series workshop 3: project design monte franke franke consulting group under...
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Development Seminar Series Workshop 3:
Project Design
Monte FrankeFranke Consulting Group
under contract to NY DHCR/HTFC
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DHCR/HTFC Development Seminar Series 2June 2010
Overview of the Seminar Series
6 workshops: Introduction to Development – May Project Selection – May Project Design Project Finance – July (split: Homebuyer & Rental) Project Implementation – September Ongoing Management & Org Survival - October
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DHCR/HTFC Development Seminar Series 3June 2010
Materials
Reference manual Supplemental discussions of institute topics For review outside of class
Each seminar, add: Overheads for note-taking Tools for project planning Will be putting overheads and tools online as well
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DHCR/HTFC Development Seminar Series 4June 2010
Seminar 3 Topics
Affordable housing design principles for developers Managing the architect & design process Property standards Accessibility Lead-based paint
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Design Principles for Developers
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DHCR/HTFC Development Seminar Series 6June 2010
Importance of Affordable Hsg Design
Design must support the marketing of the property Responsive to the needs/wants of the target audience “Design for a market, don’t market a design.”
Design must be cost effective Design must lead to a sustainable project over time We need to do a better job than the market…
exceeding expectations with less funding
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DHCR/HTFC Development Seminar Series 7June 2010
What is Good Design?
Appropriate for the context & site Meets the needs of the user(s) Good cost-effective materials (not just cost, but life-
cycle cost) Good for the environment Financially sustainable
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DHCR/HTFC Development Seminar Series 8June 2010
Appropriate for the Context & Site
Re-knits or draws the neighborhood together rather than creates a scar that divides
Doesn’t feel like a project Uses structure type, scale and materials that are
typical of neighborhood Relates car-to-house and house-to-street consistent
with neighborhood Provides variety consistent with the neighborhood
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DHCR/HTFC Development Seminar Series 9
Meets User Needs/Demand Understanding needs/demand:
Size of project Size/mix of units Target prices/rents Unit finishes/amenities Project amenities & services
All these are elements of design
June 2010
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DHCR/HTFC Development Seminar Series 10June 2010
Elements of Cost-Effective Design
Building shape Solar orientation Insulation/thermal Materials Shading Reflectivity Ventilation
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DHCR/HTFC Development Seminar Series 11June 2010
Cost Effective Design, cont.
Fenestration (window placement) Mechanical
Efficient systems Stacked utilities
Unit layouts Size (sf) & shape Ceiling height in public areas Hallways, wasted space
Outdoor living spaces: inexpensive space
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DHCR/HTFC Development Seminar Series 12June 2010
Sustainable Design
New urbanism & sustainable infrastructure Local, low impact, renewable, recyclable materials Quality & durability Energy efficiency Healthy buildings
Assume 5+% added cost (really 1.5 – 12%)
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DHCR/HTFC Development Seminar Series 13
High Performance Building Design Design and build a better building envelope Build tight, ventilate right Size the HVAC to the building load Reduce avenues for water penetration Specify high efficiency HVAC, appliances, lighting Specify materials with fewer pollutants Reduce water usage in buildings No unproven technologies, gadgets, or high costs
June 2010
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DHCR/HTFC Development Seminar Series 14June 2010
Building Green SBIC (Sustainable Buildings Industry Council) guidelines
Accessibility Aesthetics Cost considerations Functionality safety and security Occupant health/productivity Historic preservation Environmental performance
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DHCR/HTFC Development Seminar Series 15June 2010
What About Experimental Design?
Untested technologies: can you afford to be wrong? Modern design: ramming a different architectural
esthetic down their throats? Energy efficiency: if it makes sense economically
and functionally, people will gravitate to it Should you experiment with low-income lives? Design should go back to fundamentals, not
experimentation with cosmetics
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DHCR/HTFC Development Seminar Series 16June 2010
Financial Sustainability: Beyond Green
Focus on quality construction Systems & structure have reasonable useful life Quality, durable materials (especially high use) Finishes stand up to reasonable wear and tear Energy efficiency & low operating cost Exterior finishes/landscaping create curb appeal
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DHCR/HTFC Development Seminar Series 17June 2010
Summary: Aff Housing Design Principles
Infuse the design with market understanding Affordable housing needs to fit in / respect its
surroundings Good design is cost effective – both in development
cost and long-term operating cost We can respect the environment and build healthy
housing without blowing the budget
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Managing the Design Process
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DHCR/HTFC Development Seminar Series 19June 2010
Importance of the Architect Critical member of development team. Affects:
Marketability Design & amenities to capture your target market
Schedule Timely performance helps you stay on schedule
Cost Careful design helps control costs and minimize change orders
Viability Quality design/specifications affect long-term maint cost & viability
Choose the architect for the team early, carefully Architects are hungry…for now
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DHCR/HTFC Development Seminar Series 20June 2010
When Do You Need An Architect?
Earlier than you think: When selecting a site When you are “thinking” about a project
Advice is inexpensive…compared to design “solutions”
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DHCR/HTFC Development Seminar Series 21
Choosing an Architect
Price is only one factor Experience: have they done this before?
With similar project type & structure (unique aspects) With the local community (incl. zoning/review process) With your type of organization (e.g., nonprofit)
Compatibility – shared design & business values Availability – to meet your project schedule The architect’s team – engineers, consultants
Primary staff assigned;
June 2010
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DHCR/HTFC Development Seminar Series 22June 2010
Check References Resumes are not enough; check references Was design appropriate? Met budgetary/design
goals? Was the architect timely, responsive, supportive? Did the architect help keep the project on budget?
Volume of change orders; oversight of GC Has their work stood the test of time? Would the reference use the architect again?
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DHCR/HTFC Development Seminar Series 23June 2010
Inspect Their Work
Visit previous projects: Quality of design & materials (considering budget) Integration into the community (compatibility) How it has held up? (design v. management)
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DHCR/HTFC Development Seminar Series 24June 2010
Negotiations & Contract
Services required: Interaction with client (board?) Extent of community involvement/meetings Hiring/supervising engineer & other consultants Role in contractor selection Supervision of construction: when construction contract is
signed, the architects goes from being the developer’s person to an independent judge; pass instructions thru architect
Schedule, fees & payment Use of AIA standard contract forms
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DHCR/HTFC Development Seminar Series 25
Architect’s Services
Standard phases of an architect’s contract: Schematic design (conceptual) – 15% Design development – 20% Construction documents (plans & specs) – 40% Bidding & negotiation – 5% Construction & construction supervision – 20%
Additional services Pre-design services: surveys & analyses Client & community meetings/presentations Change orders Additional construction supervision services
June 2010
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DHCR/HTFC Development Seminar Series 26June 2010
What the Architect Needs from You
Honest, clear communication Clear budget & contingency guidance Identify must-haves, alternates, negotiables Regular, timely review and feedback “Phase – appropriate” information Meetings with dev team & key stakeholders Timely payment
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Property & Design Standards
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DHCR/HTFC Development Seminar Series 28June 2010
Property Standards
Collectively, set of codes, standards and regulatory requirements that define standards for improvement and maintenance of assisted housing, including:
Building and Rehabilitation Codes Rehabilitation Standards Housing Codes or Standard
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DHCR/HTFC Development Seminar Series 29June 2010
Purpose of Property Standards
To ensure decent housing & a standard level of habitability in assisted housing units
Guide the scope of rehabilitation and construction Ensure quality work Ensure the program conforms to Federal
regulations over term of affordability period
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DHCR/HTFC Development Seminar Series 30June 2010
Building Codes
Used to evaluate: New construction Significant changes to existing structures
Designed for specific trades and systems Structure, plumbing, electric, HVAC, fire & safety
Model codes developed by trade organizations Adopted locally with modifications
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DHCR/HTFC Development Seminar Series 31June 2010
Rehabilitation Codes
Building codes specifically designed to guide repairs, remodeling and rehabilitation Often developed with input of program staff and local
inspectors Provide detail on applicability of building codes to
existing properties and may provide special instructions for repairs to existing work
May only apply to work being not, not to determine what work should be done
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DHCR/HTFC Development Seminar Series 32June 2010
Rehabilitation Standards
Set standards for rehabilitation work Specify “end product” functionality and performance Define quality and workmanship Developed locally Required by HOME Program
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DHCR/HTFC Development Seminar Series 33June 2010
Ongoing Property Standards
Standard for ongoing maintenance and inspection of rental housing:
HOME uses Section 8 HQS; LIHTC uses UPCS Property standards apply throughout affordability
period
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DHCR/HTFC Development Seminar Series 34June 2010
DHCR/HTFC Design Standards Design Handbook
Submission requirements Design standards &
specifications Contracting requirements
http://www.nysdhcr.gov/Publications/DesignHandbook/
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DHCR/HTFC Development Seminar Series 35
HTFC Green Building Standards http://www.nysdhcr.gov/Funding/
UnifiedFundingMaterials/2009/GreenBldgCriteriaReferenceManual.pdf
Threshold standards Energy star, landscaping, water
conservation, lighting, radon, LBP Criteria
Integrated design, nghd fabric Site environmental impacts Healthy living environment Operations/maintenance
June 2010
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DHCR/HTFC Development Seminar Series 36June 2010
HTFC Application – Common Design Flaws
Site: size, compatibility, conditions Design: unit sizes, elevators, other major deviations Codes & regulations: sprinklers, egress, LBP,
accessibility Cost: estimates off, undocumented, Davis-Bacon Approvals lacking Needs assessment incomplete
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Accessibility
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DHCR/HTFC Development Seminar Series 38June 2010
Accessibility Statutes
Rehabilitation Act (1973) Section 504 No “qualified individual with disabilities” excluded from or
denied participation in federally assisted program/activity Fair Housing Amendments Act (1988)
(Amended Civil Rights Act of 1968) Disability is prohibited basis of discrimination Accessibility standards for new projects
Americans with Disabilities Act (1998) Title II: equal opportunity to benefit from State/local programs
(not just Federal)
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DHCR/HTFC Development Seminar Series 39June 2010
References
Section 504: 24 CFR Part 8 Fair Housing: 24 CFR 100.200+ HOME: 92.251
Notice CPD-00-9 (12/26/00) HOMEfires Vol 1, No 5 (2/2/98)
Uniform Fed Accessibility Standards (UFAS) www.hud.gov/offices/cpd/affordablehousing/
lawsandregs/fedreq/index.cfm
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DHCR/HTFC Development Seminar Series 40June 2010
Fair Housing Act Standards New construction rental 4+ units; for-sale 5+ units
Public & common use areas Passageways Ground floor & elevator accessible units (4+ units)
Accessible route Accessible switches Grab bar reinforcements Maneuverable kitchens/baths
Rules/policies: reasonable accommodations; allow reasonable modifications
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DHCR/HTFC Development Seminar Series 41June 2010
Section 504 Unit Requirements
New construction: multi-family rental 5+ units Substantial Rehabilitation:
15+ units & > 75% of replacement cost
Requirements 5% physically impaired 2% sensory impaired
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DHCR/HTFC Development Seminar Series 42June 2010
Section 504, cont.
Other rehab: “to the maximum extent feasible” Homeownership: reasonable accommodations/
reasonable modifications
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DHCR/HTFC Development Seminar Series 43June 2010
Other 504 Standards
Program Accessibility Non-discrimination Outreach for acc units Waiting list/priority for acc units Reasonable accommodation Information dissemination Offices/activity locations accessible
Visitability – to maximum extent feasible 1 accessible route Interior doors 32”+
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DHCR/HTFC Development Seminar Series 44June 2010
Reasonable Accommodations & ModificationsReasonable accommodations Change/exception to rules, policies, practices, &
services for PWDs Assigned parking Pets
Does not apply to owner-occupied < 5 units Not fundamental alteration Not undue cost/admin burden
Reasonable modifications Structural modifications to property for PWDs Changes at occupant’s expense
Unless owner should have provided Must be removable after occupancy
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DHCR/HTFC Development Seminar Series 45June 2010
Inquiring Into Disabilities
Can’t inquire into disabilities, unless:
Occupancy of designated accessible unit or
Evaluate need for reasonable accommodation or modification
Only what is needed for evaluation http://www.hud.gov/offices/cpd/
affordablehousing/library/modelguides/200510.cfm
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Lead-based Paint
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DHCR/HTFC Development Seminar Series 47June 2010
When Does Part 35 Apply?
Pre 1978 residential structures When Federal assistance or disposition
Exemptions Some applications to State programs
When LBP Hazards are present De Minimus level
Whether or not children are present May be specific requirements if children under 6 or children with EIBLL
present
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DHCR/HTFC Development Seminar Series 48June 2010
Exemptions: 24 CFR 35.115 Post-1977 housing Zero-bedroom units Housing exclusively for elderly/disabled
unless child under 6 Certified LBP free LBP removed
Unoccupied for demo Nonresidential part of property Rehab/maint. not disturb paint surfaces Emergency action Under 100 days occ.
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DHCR/HTFC Development Seminar Series 49June 2010
Partial Waivers
SHPO request to not use abatement methods Elderly relocation Exterior work – no abatement De minimus exception to Safe Work Practices No children – no chewable or play area treatments
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DHCR/HTFC Development Seminar Series 50June 2010
Applicability to Key Federal Programs
Program LBP Rules Apply to:
HOME Acq, Rehab, OM (rental)
CDBG Acq, Rehab
McKinney Act Acq, Rehab
Section 8 Project & Tenant-based
Tax Credits OM*
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DHCR/HTFC Development Seminar Series 51June 2010
7 Steps to Lead Safety & Compliance
1Applicability
2
34
56
7Maintenance
Recordkeeping
Clearances
Work Practices
Disclosure
Evaluation
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DHCR/HTFC Development Seminar Series 52June 2010
EPA Renovation Final Rule Published 4/22/08; effective 4/22/10
Enforcement of firm cert 10/1/10; renovators enrolled in training by 9/30/10, completed by 12/31/10
Target housing – pre-1978, except: elderly/disabled (no child under 6) O BRs certified LBP free owner-occupied: no child < 6 or pregnant
Renovation – modification of structure/portion that disturbs LBP, unless abatement
Doesn’t include minor repair or maintenance Safe work practices & visual “verification”
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Franke Consulting Group 5308/08
Training/Certification Certified renovation firms
Certify use of renovators & trained workers & compliance Renovators – individual overseeing work
May do OJT for workers Must do post-cleaning review
Dust Sampling Technicians EPA accredited trainers
Hands-on component
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Franke Consulting Group
54
Disclosure & Recordkeeping
Disclosure Pamphlet to owners &
occupants “Renovate Right”
Records: 3 yrs after completion of renovation
08/08
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DHCR/HTFC Development Seminar Series 55
HUD Lead Information Resources
HUD OHHLHC Web site: www.hud.gov/lead/ Interpretive Guidance; training; disclosure docs
Comm Connections:www.comcon.org A Field Guide for Painting, Home Maint & Ren.
EPA: www.epa.gov/lead Nat Ctr for Healthy Housing:
www.centerforhealthyhousing.org Model documents (rehab stds & specifications) Online guide: www.centerforhealthyhousing.org/1012/
June 2010
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Franke Consulting Group 5608/08
Applying Fed Stds to State ProgramsMain Street Apply Federal rule to unit rehab > $5,000, except:
No abatement; interim controls acceptable No soil testing required
Access to Home Apply Federal rule for rehab below $5,000
No risk assessment Safe work practices & worksite clearance for work being
done
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DHCR/HTFC Development Seminar Series 57June 2010
DHCR LBP Guidance
HOME Monitoring Guide for LPAs http://www.nysdhcr.gov/ocd/pubs/homemg.htm Section 17 (handout) Monitoring: Part IV Q 5; Part V Q 7 (inspection)
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DHCR/HTFC Development Seminar Series 58June 2010
In Search of A (Lead) Safe Harbor...
1. Remember the 7 Steps to LBP Safety2. Do risk assessments of over $5,000 rehab3. Be sure to give notices to all participants; get signed
receipt4. Require/promote safe work practices always5. Get clearance promptly6. Keep records of all activities/notices/clearances7. Train, train, train
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Wrap Up & Evaluation
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DHCR/HTFC Development Seminar Series 60
Final questions? Evaluation [email protected] Seminar 4: Project Finance (homebuyer & rental)
Albany: 7/14 – 7/15 Buffalo: 7/21 – 7/22 Syracuse: 7/28 – 7/29 New York City: 8/3 – 8/4
June 2010
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DHCR/HTFC Development Seminar Series 61June 2010