HomeMy WebLinkAboutItem 1c: Approving agreement with RBF Consulting to update the housing element for 2014-2021 cycle (2)DATE: September 18, 2012
Development Services Department
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director r—
Jim Kasama, Community Development Administrators
By: Lisa L. Flores, Senior Planner
SUBJECT: AUTHORIZE THE CITY MANAGER TO ENTER INTO A PROFESSIONAL
SERVICES AGREEMENT WITH RBF CONSULTING TO UPDATE THE
HOUSING ELEMENT FOR THE 2014 -2021 CYCLE IN THE AMOUNT OF
$19,968 AND APPROVE A 10% CONTINGENCY.
Recommendation: Approve
SUMMARY
As mandated by State Law, the City's Housing Element is due to be updated by
October 2013. By adopting a Housing Element Update by October 2013, the City of
Arcadia will have eight years before the next update, rather than only four years. It is
recommended that the City Council authorize the City Manager to execute a contract
with RBF Consulting to update the City's Housing Element for the 2014 -2021 period.
The City's Housing Element was last updated in 2010 with the General Plan Update.
The City's Zoning Ordinance and map were also updated to address local and State
regulations and standards as required by State law for the current 2006 -2013 cycle.
State Housing Element Law requires local governments to adequately plan to meet their
existing and projected housing needs, including their fair share of the Regional Housing
Needs Assessment (RHNA). The Housing Element must be updated to comply with the
current 2014 -2021 RHNA cycle and new statutory requirements.
The selected consultant shall assist staff with the Housing Element update, pursuant to
State Government Code Sections 65580 - 65589.8. Given that the City's Housing
Element was certified by the State Housing and Community Development Department
(HCD) in 2010, and that there have been fewer changes in the Housing Element law
than during the last two legislative cycles, a rewrite of the Housing Element will not be
necessary. Rather, the consultant will focus on: 1) updating those sections where new
data are available (such as the 2010 Census); 2) assessing the continued availability of
existing housing sites to meet the RHNA, 3) revising housing policy and programs to
Housing Element Update
September 18, 2012
Page 2 of 2
reflect shifting objectives and funding sources, and 4) ensuring the Element addresses
all current State laws.
The current RHNA for the City of Arcadia is 1,054 units, which is less than the 2008-
2014 RHNA (2,149 units); therefore, the consultant will only need to evaluate the City's
existing site inventory from the 2008 -2014 Housing Element to provide a foundation that
meets the new RHNA allocation. Also, with the end of redevelopment as a funding
source, other strategies for funding housing programs need to be identified and
addressed in this update.
The consultant will be responsible for providing responses to all comments from HCD,
and maintaining on -going communications with HCD until the Housing Element is
certified. By adopting a Housing Element Update on time for this cycle, the City will
have eight years until the next update requirement, rather than four years.
The City solicited proposals from five qualified planning firms and conducted interviews
with the two firms that responded: Veronica Tam & Associates ($19,880) and RBF
Consulting ($19,968). RBF Consulting was selected because of their turnkey approach
and ability to provide comprehensive planning services to complement the work to be
performed by City Staff. A copy of the scope of work and related fees are attached.
ENVIRONMENTAL IMPACT
The California Environmental Quality Act (CEQA) requires an Initial Study /Negative
Declaration or Mitigated Negative Declaration for the Housing Element Update. As a
cost saving measure, the City's planning staff will process these documents.
FISCAL IMPACT
The City has budgeted a total of $20,000 in Fiscal Year 2012 -2013 for the Housing
Element update. RBF Consulting submitted a proposal of $19,968. A 10% contingency
or an additional allocation of $1,996.80 is requested for any unforeseen costs for a
maximum potential cost of $21,964.80.
RECOMMENDATION
It is recommended that the City Council authorize the City Manager to enter into a
contract with RBF Consulting to update the Housing Element for the 2014 -2021 cycle in
the amount of $19,968 and approve a 10% contingency.
Approved:
Dominic Lazza tto
City Manager
Attachment: Scope of Work and Related Fees
A It tr:A D I
The City of Arcadia is requesting the services of a highly qualified Housing Element consultant to assist
the City in completing the State - mandated Housing Element Update. The 2014 -2021 Housing Element
must be updated to comply with the current RHNA process and new statutory requirements. The
approach of the RBF Team will be to provide the highest level of technical expertise to assist the City of
Arcadia in achieving certification by HCD and approval by the City Council within the timeframes
established by State law. Our Scope of Work reflects the tasks necessary to achieve compliance with the
statutory requirements as contained in State Housing Element Law.
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The City of Arcadia's Housing Element must comply with State Housing Element Law in order to achieve
certification by HCD. RBF provides a strong understanding of Housing Element Law, which will assist City
staff and elected officials in understanding the implications of non - certification. RBF's approach will be
to educate and inform through outreach activities and continuous communication with staff and elected
officials.
Key considerations relate to compliance with recent legislation, including:
• SB 812 — Requires cities and counties to include an analysis of the housing needs of the
developmentally disabled in the analysis of special housing needs in their Housing Elements.
• SB 375 — Establishes deadlines for Housing Element certification as well as deadlines for Housing
Element rezoning programs.
• AB 1867 — For local governments, changes the eligibility requirements for the substantial
rehabilitation of units for purposes of meeting housing element and regional housing needs
assessment (RHNA) requirements.
The City's draft RHNA allocation for the 2014 -2021 Planning Period is 1,054 new housing units, with 443
housing units in the Very-Low and Low- income categories. The final 2014 -2021 RHNA allocations will not
be available until October 2012, therefore the final determination of adequate sites will be based upon
the final adopted RHNA allocations. Since the city has recently completed the prior housing element to
accommodate 2,149 units, the RBF team believes the current RHNA allocations v.ril) not require the
evaluation of new sites.
Additionally, recent demographic and housing data is available to update the Community Profile and
housing needs assessment section of the Housing Element. The 2010 Census will be used to update
ARCADIA HOUSING ELEMENT UPDA'T'E I Approach and Scope
Your Path to HCD Certification
these sections, along with data from the American Community Survey, HUD and State Department of
Finance.
One of the most important considerations relate to the City of Arcadia's ability to provide adequate
funding to contribute to its policy programs in light of municipal budget challenges and the dissolution
of the City's Redevelopment Agency. Particular attention should be paid to the Implementation
chapter of the General Plan, which indicates a number of programs to be funded by the recently
dissolved Redevelopment Agency.
RBF understands the City's limited in -house resources to devote full -time staffing for the completion of
the Housing Element Update. The RBF Team's intent is to provide a turnkey approach to the Housing
Element Update to the greatest extent feasible. RBF's approach shall provide comprehensive services
that will minimize the level of work to be performed by City staff. A list of anticipated data that will be
requested from the City is provided in the Scope of Work.
COMMUNITY ENGAGEMENT
RBF recommends a targeted, effective outreach effort to assist the public, stakeholders and
elected /appointed officials in understanding the update process, its implications, and the various
methods of achieving compliance with State Law. Community engagement in the Housing Element
planning process is an important component to an effective and easily implemented policy program.
Through stakeholder meetings, community workshops, and other outreach activities, RBF Consulting
believes successful interaction with the public will assist in developing policy that reflects community
needs and concerns. RBF has extensive community outreach experience which will benefit the City's
efforts.
It will be critical to ensure that community organizations and other interested parties are provided the
opportunity to engage in the process. The City of Arcadia should strive to make these groups a working
partner in the policy development process. In an effort to reduce costs associated with this effort, RBF
will provide supportive services to Arcadia as an optional task.
UPDATING A USER- FRIENDLY AND ACCESSIBLE DOCUMENT
The key to a successful Housing Element is to structure the document so that it is user - friendly for City
staff, elected officials, and the general public. RBF prides itself on creating policy documents that are
user - friendly, concise and easily updated. We understand Housing Elements are not static documents;
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therefore, it is important that the Housing Elem— eur t bg 6rganized in a manner that is conducive to easy
revisions. Since the statutory requirements of Housing Elements include numerous provisions for
evaluating previous progress, it is also critical that the format and presentation of data provides a
framework that can be used effectively in future updates and yearly reporting requirements. RBF's
extensive experience producing successful housing elements will be beneficial during the update of
Arcadia's recent 2010 Housing Element.
RBF believes it is prudent and sound professional practice to involve HCD staff from the initial stages of
the update process. RBF has enjoyed a long -term and positive professional relationship with HCD staff. It
is intended that HCD will be consulted from the very beginning of the Update process. This may involve
possible visits with HCD staff, informal discussion on policy and programs, and identification of potential
issues within the existing Housing Element. The RBF Team will continue interaction with HCD through
the Housing Element Update process in order to resolve any issues and make certification a seamless
process.
SCOPE OF SERVICES
The following work program has been prepared pursuant to the information contained in the City of
Arcadia's Request for Proposals to update the existing 2010 Housing Element. Throughout the project,
RBF will ensure quality control, schedule timeliness, and budget control.
MINIMUM= III I
Initial orientation of the Housing Element Work Program is essential to the development of a
streamlined and effective process that achieves its objectives. The RBF Team will participate in a Kick -Off
Meeting with Arcadia staff to discuss the Update process, answer questions, provide data, and exchange
other information. The Kick -Off Meeting will result in a confirmed project schedule, including hearing
dates, submittal of work products and other issues pertinent to the effective completion of the work
program.
Prior to the Kick -Off Meeting, RBF will provide the City with a listing of pertinent City data that is
necessary to complete the work program. All data gaps will be identified at the Kick -Off Meeting. RBF
anticipates a "turnkey approach" for data collection to the greatest extent feasible. RBF will request only
information that is proprietary to the City to minimize the work effort required by City staff.
Additionally, RBF staff will be available to provide City staff with on -side assistance with data gathering.
'. ARCADIA HOUSING ELEMENT UPDATE ( Approach and Scope
Your Path to HCD Certification
As part of this task, RBF will review pertinent background documents, such as the current General Plan
and Housing Element, to become familiar with the City's current policy framework, needs and
opportunities.
'rASK 1.0 DELIVERABLES:
Attendance at Kick -Off Meeting
Confirmed project schedule
Review of background documents
Review of 2010 Housing Element
TASK 2.0: ASSIST CITY WITH THEIR PUBLIC PARTICIPATION
PROGRAM (OPTIONAL)
As an optional task, the RBF Team will assist the City staff with the workshop preparation and help to
prepare a report and presentation.
SUBTA.SK 2,1: 10EETIN'G AT TEKIDANTCE
RBF will assist the City at three (3) community and stakeholder workshop during the
development of the Housing Element. RBF assumes that the City will prepare all materials for
the workshops including the pre- workshop informational flyer, meeting PowerPoint
presentations, and other materials. RBF will assist the City at the meetings and help prepare a
report and presentation. A total of 14 staff hours have been assumed for this optional task.
TASK 2.0 DEI.IFJrRABI.FS:
Assist staff with Workshop Attendance
Assist staff with Workshop Summary Report and Presentation
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This task shall form the foundation for policy analysis and program development of the Housing Element
Update. RBF will develop a document containing updated demographic, economic, and housing data
that will synthesize the development of the various components to the Housing Element. The 2010
Census will be used to update these sections, along with data from the American Community Survey,
HUD and State Department of Finance. All data and analysis contained within the Profile Report will
contain the necessary information requested by HCD. RBF will utilize HCD's standard review checklist as
a guideline to ensure required data is contained within the profile report. The Housing Profile Report will
contain the following components:
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SUBTASK 3.1: NEE DS ANALYSIS
RBF will provide a thorough analysis of demographic characteristics, population trends and
housing market conditions for the City of Arcadia. RBF will compile relevant data to provide
analysis of the following components:
Population
This section will include current population and recent trends including the amount and rate of
population growth. Population and rates of jurisdiction growth will be compared to the
countywide or regional total and to surrounding jurisdictions.
Employment Trends
RBF will provide analysis of employment trends including major employers and jobs held by
Arcadia residents by sector. This analysis will provide supportive data for analyzing future
housing need as it relates to future demand and housing affordability.
Household Characteristics and Housing Stock
RBF will provide analysis for household formation and composition of housing stock by size, type
and tenure. Vacancy rates, age of housing stock, housing conditions will also be analyzed. RBF
will provide a thorough analysis of existing and new home price trends for resale and new home
prices in the City. Analysis of monthly mortgage payments and qualifying incomes for these
properties will also be conducted. This will provide the necessary data to complete an
affordability gap analysis that compares homeownership and rental costs to the ability to pay. In
addition, RBF will identify housing choice dynamics to assist in the creation of housing policy.
Housing Deeds
Analysis of future housing needs will include the 2014 -2021 SCAG Regional Housing Needs
Assessment construction need allocations for the City of Arcadia. The existing need analysis will
address overpayment and overcrowding.
Population segments in Arcadia that are considered special needs groups, due to the higher
probability that these groups will have more difficulty in finding decent and affordable housing,
will be analyzed. The Housing Element will provide an analysis of these special needs groups,
including; Elderly Persons, Large Families, Female- Headed Households, Persons with Disabilities
(including those with developmental disabilities), Homeless Persons, and Farm Workers.
.�'. ARCADIA HOUSING ELEMENT UPDATE ( Approach and Scope
Your Path to HCD Certification
Analysis of housing needs of Extremely Low Income households (those earning less than 30
percent of the median income) will be conducted, pursuant to the requirements of AB 2634.
SiJBTA.SK 3.2: UPDATE HOUSING CONSTRAINTS AND
RESOURCES
Constraints and Resources will include analysis of potential and actual governmental and non-
governmental constraints. Governmental constraints are policies, standards, requirements or
actions imposed by various levels of government as they relate to housing maintenance,
improvement and development. RBF will evaluate the City's General Plan, Zoning Code,
regulatory provisions, parking requirements, density bonus provisions, second unit ordinance,
code enforcement procedures, development fees, and permit procedures and update the
existing Housing Element where necessary. In addition, RBF will evaluate environmental and
infrastructure constraints.
RBF will provide a thorough update to the analysis of non - governmental constraints. Non-
governmental constraints include vacant and underutilized land resources, land prices, costs of
construction, and housing finance methods.
This section will also include an update to the analysis of opportunities for green building and
energy conservation in single - family and multi - family residential units, including existing City
and outside private and public incentive and assistance programs.
SUBTASK 3.3: UPDATE LAND RESOURCES
RBF will update the analysis of undeveloped and underutilized land with the City of Arcadia in
compliance with requirements of State Law (AB 2348). If the analysis indicates an insufficient
number of sites available to meet the 2014 -2021 RHNA need, RBF will provide a recommended
program of actions to achieve an inventory of sites to meet the future need. However, it is
anticipated that the City will have sufficient number of sites available because the 2008 -2014
RHNA (2,149 units) is less than the 2014 -2021 RHNA (1,054 units).
RBF has fully GIS capabilities and will be able to utilize the City's GIS data, supplement by the
most recent tax roll data to ensure the sites analysis are in compliance with AB 2348 and, if
applicable, AB 1233. RBF will provide the City with any revised GIS data for incorporation into
their current database.
Clear f, Concise ( Defensible Documents
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StIBTASK 3.4,: UPDATE EVALUATION OF ASSISTED UNITS
State Housing Element Law requires the analysis of government- assisted housing that is eligible
to convert from assisted affordable housing to market rate housing during the next ten years.
RBF will develop an inventory of assisted affordable housing units within the City's jurisdictional
boundaries. This analysis will evaluate units assisted by the City of Arcadia and through county,
state and federal programs.
RBF will provide an update to the existing thorough analysis of the costs of preservation versus
replacement for those units that are identified as at -risk. The updated analysis will include an
evaluation of the required subsidies to preserve the units versus the estimated cost to replace
the at -risk units with new units.
In addition, RBF will provide an update of the analysis of resources available for the preservation
of at -risk units including federal, state and local funding sources.
TASK 3,0 DELIVERABLES-
one (1) electronic copy of the Housing Profile Report
TASK 4.0: REVIEW OF ROUSING ELEMENT PAST PERFORMANCE
As required by State law, RBF will review and evaluate the progress of previously stated objectives of the
2006 -2014 Housing Element. RBF will provide analysis of the effectiveness and appropriateness of
previously stated goals, objectives, and program actions. It should be noted that this portion of the
Housing Element Update process requires the highest level of staff interaction. RBF will develop a Matrix
that identifies all policies, programs, and quantified objectives for the previous Housing Element
planning period and the achievement of stated objectives. This will streamline the analysis and provide a
standard format for future revisions.
RBF will provide analysis as to the current applicability and effectiveness of stated programs and suggest
deletion of programs, the addition of new programs, or revisions that will adequately address current
need. This section will also include a summary of recent legislation and necessary policy and program
modifications to address current State Housing Element law. In addition, RBF will provide
recommendations for the development of a tracking system for future housing development activities
to enable effective tracking of future development activity by affordability level.
". ARCADIA HOUSING ELEMENT UPDATE I Approach and Scope
Your Path to HCD Certification
'TASK 4.0 DELIVERABLES:
One (1) electronic copy of the Past Performance Evaluation Matrix
The analysis conducted in the Review of the Housing Element's Past Performance and the Housing
Profile shall provide the foundation for evaluating and updating the Housing Element's Goals and
Policies, and for developing the City's Quantified Objectives for this Housing Element Planning Period.
In response to the municipal budget challenges and the dissolution of the Arcadia Redevelopment
Agency, the RRF Team recommends a more robust review of the funding sources identified for the
Housing Element. Additionally, Chapter 10 (Implementation Plan) of the Arcadia General Plan must
be amended to be address the new budgetary considerations.
TASK 5.0 DEL[VEIZABl,ES:
One (1) electronic copy of the Draft Goals and Policies
The Implementation Program and Quantified Objectives will be finalized for the 2014 -2021 Housing
Element Planning Period. This implementation program will respond to the Review of Past Performance
and retain currently effective programs and discard or adapt those deemed ineffective. The program will
also include monitoring procedures and milestones for assessment purposes.
Quantified Objectives for the Housing Element will reflect the highest number of housing units within
the City that can be constructed, rehabilitated, and conserved during the Planning Period,
understanding the City's available resources and capacity. The Quantified Objectives will be summarized
by state defined income categories, including Very-Low, Low, Moderate, and Above Moderate.
Objectives for Extremely -Low Income households will also be developed, pursuant to requirements of
State law. All quantified objectives will be presented in a table that specifically states the objective,
funding source, agency responsible, and timeline for its implementation. This will enable future
evaluations of Housing Element performance to be completed effectively and with minimal allocation of
staff resources.
TASK 6A) P;E1,IVFRAT3i,FS:
One (1) electronic copy of the Draft Implementation Program and Quantified Objectives
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A comprehensive Administrative Draft Housing Element will be prepared utilizing the work completed in
previous tasks. The Administrative Draft Housing Element will be provided in Screencheck format for
staff review prior to the public review process. The Administrative Draft will include all analysis, policy
and implementation recommendations, data, and mapping completed in previous tasks. The Element
will provide the necessary data, methodologies, and analysis to comply with all provisions as stated in
State Housing Element Law. RBF will distribute the Administrative Draft Housing Element to the
appropriate staff for review and comment.
RBF will participate in two (2) rounds of comments to the Administrative Draft Housing Element. The
second -round Administrative Draft Housing Element shall incorporate all City comments received during
the first round of draft comments. Upon incorporating the City's comments, RBF will transmit the Draft
Housing Element to HCD on the City's behalf for compliance review. All revisions to the Draft documents
in response to HCD or public review comments will be provided in redline- strike format.
'FA SK 7.0 I) LLIVLAlABLES:
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies (comb bound) of the First
Administrative Draft Housing Element
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies (comb bound) of the Second
Administrative Draft Housing Element
TASK 8.0: FINAL HCD COMMENTS AND FINAL PUBLIC REVIEW DRAFT
Upon submittal of the Draft Element to HCD, RBF will participate in revisions to the document pursuant
to HCD's requests. Upon receipt of the HCD review responses, RBF will work with City of Arcadia staff to
address HCD's concerns by demonstrating compliance with legislative requirements. Any comments of a
substantive nature, which would require change in policy direction, will be identified for consideration
by the City Council. RBF anticipates this task will require minimal, if any, revisions to the Draft Housing
Element. A synopsis of HCD's comments and the recommended changes to the Draft Housing Element
will be provided to City staff.
Upon addressing HCD's review comments, RBF will prepare the Final Draft for public review and
adoption by the: C ity Council. RBF will provide all Housing Element documentation in electronic format
suitable for posting on the City's website.
TASK 8.0 DEL1VL`RABLES:
Attendance at up to three (3) conference calls with HCD and follow -Up communications
W. .M ARCADIA HOUSING ELEMENT UPDATE I Approach and Scope
`=
Your Path to NCD Certification
One (1) electronic (Word /Excel and pdf), and up to fifteen (15) hard copies of the Final Public Review
Draft Housing Element
TASK 9.0: ENVIRONMENTAL ASSESSMENT SLIPPPORT
(OPTIONAL)
It is assumed the City's Draft Housing Element will require a Negative Declaration pursuant to CEQA, as
no new land use policy changes are anticipated. As a cost - saving measure, RBF assumes Arcadia
planning staff will process the negative declaration as part of the planning process. Should the City
request RBF's assistance, we are providing an optional Scope of Services for a Mitigated Negative
Declaration, which is assumed the highest level of CEQA clearance that will be necessary.
RBF will prepare an Initial Study and Environmental Assessment for the Housing Element concurrently
with the Housing Element Update process. The Initial Study /Mitigated Negative Declaration will include
a project description, location, environmental checklist, analysis of potential environmental effects,
methods for mitigating significant effects and an analysis of consistency with existing plans and land use
controls. RBF will assist City staff in the preparation of the Notice of Availability and Notice of Intent to
Adopt the Housing Element Initial Study/ (Mitigated) Negative Declaration. RBF will disseminate and file
the appropriate notices, as well as the publication of advertisement in the newspaper.
At the conclusion of the 30 -day public review, response to comments will be prepared, constituting the
Final (Mitigated) Negative Declaration. If necessary, a Mitigation Monitoring Program with appropriate
mitigation measures will accompany the Final (Mitigated) Negative Declaration. This documentation will
be brought to the Planning Commission and City Council for review and adoption. This task assumes City
staff will file the Notice of Determination (NOD) with the County of Los Angeles following the adoption
of the Housing Element by the City Council.
TASH 9.0 DFJAVFRAPLF:S.
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies of the Screencheck Initial Study
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies of the Draft Initial Study
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies of the Draft Mitigated Negative
Declaration
One (1) electronic copy (Word /Excel and pdf) and five (5) hard copies of the Draft Initial Study /(Mitigated)
Negative Declaration for Public Review
One (1) electronic (Word /Excel and pdf) and five (5) hard copies of the Response to Comments and
Mitigation Monitoring Program (if applicable)
One (1) electronic (Word /Excel and pdf) and five (5) hard copies of the Final (Mitigated) Negative
Declaration
One (1) electronic (Word /Excel and pdf) of the Notice of Determination ( RBF to file)
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RBF will participate in public hearings before the Planning Commission and City Council for adoption of
the final Housing Element. Upon adoption of the Housing Element, RBF will transmit the final Housing
Element to HCD on the City's behalf.
TASK 10.0 DELIVERABLES:
Attendance at up to two (2) Planning Commission or City Council meetings
One (1) electronic (Word /Excel and pdf), and up to fifteen (15) hard copies of the Final Housing
Element
RBF shall attend project team meetings (as- needed) or conference calls with City staff throughout the
update process. It is assumed that meetings will be scheduled at key project milestones.
T A S R 1.2.0 DELIVERABLES:
Attendance at up to monthly Project Team Meetings or conference calls
ARCADIA HOUSING ELEMEN'I` UPDATE I Approach and Scope
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