A attorney representing the resident council of Golden Gate Village is alleging “significant economic discrepancies and irregularities” with regard to the believed value to renovate the Marin Town public housing elaborate.
Developed in 1960, Golden Gate Village consists of 8 higher-increase and 22 low-rise buildings on about 32 acres. Some 300 reduced-cash flow families, a bulk of them African American, are living in backed housing there. Some flats have been occupied by the exact same spouse and children in excess of several generations.
Many years of insufficient funding from the federal government has still left the intricate terribly in need of fix.
On Nov. 17, the New Jersey-based mostly Michaels Development Co., with which the Marin Housing Authority is operating to redevelop Golden Gate Village, estimated it will value $282.3 million to renovate the complex’s 8 substantial-increase structures and 20 of its 22 lower-rise buildings.
In a letter to Marin supervisors, who make up a the greater part of the housing authority’s board, law firm Diane Hanna explained this is a $219 million improve from an estimate prepared for the county in 2018. It’s also an improve of extra than $192 million from a actual physical demands assessment ready for the housing agency this calendar year.
Hanna claimed she is component of a crew of volunteers that incorporates architects, accountants and residential developers who are aiding the Golden Gate Village council at no charge.
Hanna wrote that Michaels’ estimate equates to a renovation price tag of $941,000 for each condominium, inspite of the fact that the buildings’ foundations, cores, shells and roofs have all been deemed to be in superior situation by the housing authority and its consultants.
“This is a shocking determine, and by itself should really elevate a serious crimson flag for the board” concerning monetary assumptions by the housing authority and the developer, Hanna wrote.
She stated his determine far exceeds the value-per-home an skilled real estate developer would expend to renovate even a luxury apartment in practically any genuine estate market.
Kecia Boulware, a regional vice president for Michaels, wrote in an electronic mail, reported the business will defer to the Board of Supervisors on a response to the letter.
Marin County Counsel Brian Washington mentioned the housing authority “will critique the letter and react.”
Lewis Jordan, the housing authority director, wrote in an email, “We acquired the letter on December 7, 2020 and are nonetheless examining it. Presented the length and detailed issues talked about, we will need to engage our consultants to prepare a reaction that thoroughly addresses each individual point. As soon as our overview is complete, we will share our responses.”
Through the Nov. 17 meeting of the housing authority board, Jordan stated he anticipated to submit a $387 million approach to the Marin County Neighborhood Enhancement Agency for environmental evaluate by the conclude of the calendar year.
All through that meeting, Marin County Administrator Matthew Hymel stated that the venture as envisioned has a $9 million funding hole and that the county would be anticipated to support fill that hole, together with other possible donors this sort of as the Marin Group Basis.
Hanna states that at about $172 million, the soft expenses assumed in the estimate account for 61% of the $282.3 million complete.
“Most experienced developers would employ a delicate value price of 15 to 25% of the in general spending plan,” she wrote.
At the November meeting, Michaels’ govt vice president, Milton Pratt, believed it will cost an added $104.7 million to make two higher rises made up of 156 apartments as part of the venture.
Hanna asks: “Why are new building costs $269,846 fewer per unit than charges for renovation of present units?”
Hanna’s critique doesn’t stop there. She also thoughts the precision of the bodily demands assessment this 12 months that came up with a $90 million estimate.
She states a $35.5 million approximated price for rough carpentry/blocking for kitchen area cabinets, which constitutes nearly 40% of this estimate “is primarily based on a questionable value for every square foot and may well not be wanted whatsoever primarily based on Golden Gate Village’s development form.”
Hanna and her staff have also discovered quite a few circumstances in the estimate exactly where renovation expenses for distinct making varieties are similar. For case in point, the approximated sheet metal expenditures for a high increase with 168 apartments, a two-tale developing with 76 apartments, and a a person-tale creating with 56 flats are all the very same: $153,121.
Hanna wrote, “The price tag duplication throughout constructing types was not carried out in any discernibly dependable way and is tricky to rationalize.”
Hanna stated the group also noticed errors in gross square footage and other calculations.
In March 2019, the Marin Housing Authority entered into an arrangement with Michaels to perform predevelopment organizing and scoping for the redevelopment of Golden Gate Village. In February of this yr, county supervisors accepted a two-calendar year grasp organizing settlement with Michaels.
In an e-mail, even so, Washington, wrote, “I can validate that the master planning agreement was by no means finalized or executed and that the Housing Authority and Michaels are continue to negotiating on the task.”
“Accordingly,” Hanna wrote in her letter, “the Marin Housing Authority and Michaels have been operating toward the redevelopment of Golden Gate Village without a legitimate deal for additional than eight months.”
She concluded her letter, “It is time to start about and decide on a greater route forward. In carrying out so, we urge the board to give full and fair thing to consider to the Golden Gate Village Resident Council revitalization and community land rely on strategy.”