San Francisco Redevelopment Agency


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450-53.08-002                                                                                Agenda Item No. 4 ( j )

                                                                                                 Meeting of January 6, 2009

 

 

MEMORANDUM

 

TO:                 Agency Commissioners

 

FROM:           Fred Blackwell, Executive Director

 

SUBJECT:    Authorizing a Personal Services Contract with Levy Design Partners, Inc. in an amount not to exceed $100,000 to provide architectural and engineering services for the repair of Building 101 on the Hunters Point Shipyard, for a one-year term, with one, one-year option to extend: Hunters Point Shipyard Redevelopment Project Area         

 

EXECUTIVE SUMMARY

 

Agency staff recommends that the Commission authorize a Personal Services Contract (“Contract”) with Levy Design Partners, Inc. (“Levy”) to prepare plans and construction specifications for the repair of Building 101, located on the Hunters Point Shipyard (“Shipyard”). Levy Design Partners, Inc. will work closely with the Agency, the Shipyard’s Citizens Advisory Committee (“CAC”), the Shipyard Building 101 artists (“Artists”), and the Mayor’s Office staff, to identify and prioritize building improvements consistent with the Hunters Point Shipyard Phase 2 development plans (see Attachment B).

 

The remediation of and improvements to Building 101 will be funded from a $2.13 million grant from the United States Department of Commerce, Economic Development Administration (“EDA”), which must be spent no later than August 15, 2009.  Agency staff will be completing this project in four overlapping stages to complete the building improvements within this short timeframe:

 

Stage 1:           Preliminary Designs and Schematic Plans (Levy)

Stage 2:           Construction Drawings and Construction Administration (TBD)

Stage 3:           Environmental Remediation (TBD)

Stage 4:           Construction (TBD)

 

In the proposed contract, Levy will be responsible for completing, Stage 1: Preliminary Design and Schematic Plans.  Levy, in conjunction with the Agency, will conduct a design workshop with the Artists and the CAC to develop a plan for both immediate cosmetic maintenance to the building and future upgrades to be completed as part of the Phase 2 development.  Levy is an Agency Certified Woman-Owned Business Enterprise (“WBE”) based in San Francisco.    

 

Additional contracts will be presented for the Commission’s consideration for the subsequent stages.  This will include a contract for the preparation of final construction documents and to provide construction management services. Concurrently, the Agency will solicit proposals for the environmental remediation of Building 101 to occur as construction drawings are completed and building permits are obtained.  In the final phase the Agency will release a Request for Proposals (“RFP”) to secure a general contractor to execute the needed repairs to the building.

 

Staff recommends approval of a personal services contract with Levy Design Partners, Inc. in an amount not to exceeded $100,000 to provide architectural and engineering services for the repair of Building 101 on the Hunters Point Shipyard.

 

 

Background

 

Building 101 is located within the Hunters Point Shipyard Redevelopment Project Area on Parcel A of the Shipyard (see Attachment B). The 106,000 square-foot, two-story wood-framed building was constructed in 1946 and originally housed the United States Department of the Navy’s administrative offices. Since the mid 1980’s, Artists have occupied studios in various buildings on the Shipyard.  Building 101 is the largest artist  building and is regarded as the hub of the artists’ colony.  Of the nearly 300 Artists working on the Shipyard, 141 of them rent studios within Building 101.  Building 101 studios are rented through a sublease agreement with the Artists’ Community to Patterns Limited, Inc. (“the Point”) and Lennar– BVHP, LLC (“Lennar”).  Lennar manages the leases of various buildings on the Shipyard, including Building 101, on behalf of the Agency in accordance with the Interim Lease that was adopted in December 2003 and amended in August 2008.

 

The Hunters Point Shipyard Redevelopment Plan (the “Plan”), approved in 1997, calls for support of the existing businesses and Artists on the Shipyard.  The Plan’s Statement of General Principles states that “future development should maintain the large community of artists and artisans on the Shipyard, providing for their need for flexible low-cost space, while accommodating the full diversity of arts and culture in the South Bayshore community.”

 

In May of 2007 the Agency Commission approved the Conceptual Framework for Development (“Framework”) between the Agency and HPS Development Co., L.P. and CP Development Co., L.P., as successors to Lennar – BVHP, LLC and Lennar Communities, Inc. (collectively, the "Developer"). The Framework establishes the goals and principles that guide the integrated development plan for the Shipyard and Candlestick Point. The Framework includes a provision for permanent affordable space for the existing Artists at the Shipyard to be phased in a way that prevents displacement.  In June 2008, San Francisco voted in support of Proposition G, which stated that permanent affordable replacement space for the Artists would be provided by the Phase 2 development of the Shipyard. An essential component in ensuring affordable replacement for the Artists is the preservation and rehabilitation of Building 101.

 

DISCUSSION

 

A draft scope of services was reviewed by the CAC’s Planning and Development subcommittee on November 13, 2008 and was also provided to the Artists and the Point, and they are in support of this project.  Levy Design Partners will work with both the CAC and the existing Building 101 Artists in the development of plans for the repair of Building 101.

 

Funds spent on Building 101 will provide a visible and meaningful demonstration of the Agency’s commitment to tying the future Shipyard to its history.  In the near term, the building is in need of a variety of minor interior and exterior improvements including removal and installation of new flooring, interior and exterior painting, upgrade of interior and exterior fixtures and minor architectural and accessibility upgrades per the Americans with Disabilities Act (ADA). In the longer term, the building will require additional upgrades to fully comply with current building codes. The contract with Levy will identify the full scope of near- and long-term improvements which are required for the buildings and prioritize any future improvements which may be funded by the EDA grant. Construction drawings for improvements to be completed as a part of the Phase 2 development will be prepared in the second stage of this work.  Near-term improvements will be selected and designed so as to ensure that they will not be damaged or removed in long-term improvements.

 

EDA Grant Funds

Design, remediation and construction of near-term improvements will be paid for with grant funds from the EDA. The goal of EDA grants is to generate jobs, help retain existing jobs, and stimulate industrial and commercial growth in economically distressed areas of the United States. Building 101 is a critical component in the Agency’s strategy to restore the Shipyard’s role in supporting the economic vitality of the Bayview Hunters Point Community (“BVHP”).  Building 101 will help to define a future Arts District for the Shipyard which seeks to attract cultural visitors to the Shipyard and to directly engage BVHP residents and businesses in the production, sale, and promotion of art.  Building 101 will serve as a landmark hub for the Arts District and help to distinguish residential and commercial development in the Phase 2 development.

 

The EDA grant to be used for Building 101 must be spent no later than August 15, 2009, and extensions are not permitted. Using EDA funds to provide tangible and meaningful benefits to the Shipyard within this tight timeframe is important in demonstrating the Agency’s capacity to manage existing and future EDA grant funds. Agency staff is working to ensure that the EDA funds are expended using an expeditious and inclusive process that meets the needs of present and future Shipyard stakeholders.

 

Selection Process

Agency staff engaged in a competitive negotiation process and solicited bids, pursuant to EDA requirements, from five architecture firms, including three Agency Small Business Enterprises (SBE).  All the firms were asked to submit qualifications based on the scope of services (Attachment A), key staff and staff resumes, relevant project experience, client references, fee schedule and proposed subcontractors. The proposals were evaluated by Agency staff on the basis of their technical abilities in building rehabilitation and upgrades, coordination among multiple stakeholders, experience designing for occupied buildings, ability to work within a shortened timeframe, fees, professional experience, design quality and project understanding.

 

After evaluating the proposals based on the above criteria, Agency staff concluded that Levy was the best applicant to carry out the tasks within the project timeframe.  Agency Contract Compliance staff assisted in developing the Contract and was involved in the selection process to ensure the Agency’s Equal Opportunity Program goals are met. 

 

Selected Firm

Levy is an Agency Certified San Francisco based WBE, and has demonstrated a wide breadth of experience.  Levy has worked with the San Francisco Unified School District to modernize and renovate several existing buildings, while keeping them operational. This is a key component of the repair to Building 101, as the project should minimize disruption to Artists with studios in the building. Levy maintains an as-needed contract with the Housing Authority and is familiar with operating on a strict schedule and budget. Furthermore, Levy worked collaboratively with the BVHP and Visitacion Valley communities, local artists and the San Francisco Arts Commission to design the San Francisco Municipal Transportation Agency’s Third Street Light Rail platforms.  Agency staff believes that Levy has the necessary skills and experience to facilitate productive workshops with the Building 101 artists and the CAC.  The Levy team will include the following partners:

 

  • Mechanical Engineering – Raymond Brooks Engineering (Registered Agency MBE/SBE)
  • Structural Engineering – Structural Design Engineers (Registered Agency MBE/SBE)
  • Civil Engineering – FE Jordan Associates, Inc. (Registered Agency MBE/SBE)
  • Electrical Engineering – FW Associates (Registered Agency MBE/SBE)
  • Landscape Architect – Adrienne Wong and Associates (Registered Agency SBE)

 

The Contract with Levy is statutorily exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15262.  The services completed under the Contract are planning and feasibility studies leading to the rehabilitation of Building 101 and would not independently cause any significant physical change in the environment.

 

 

 

Originated by Thor Kaslofsky, Project Manager

 

 

 

 

         Fred Blackwell

Executive Director

 

 

Attachments:

 

  1. Scope of Services and Budget
  2. Building 101 on the Hunters Point Shipyard (maps)
  3. Hunters Point Shipyard-Candlestick Point Joint Project: Conceptual Land Use Plan


 

RESOLUTION NO. 8-2009

 

 

 

AUTHORIZING A PERSONAL SERVICES CONTRACT WITH LEVY DESIGN PARTNERS, INC., A CALIFORNIA CORPORATION, IN AN AMOUNT NOT TO EXCEED $100,000 TO PROVIDE ARCHITECTURAL AND ENGINEERING SERVICES FOR THE REPAIR OF BUILDING 101 ON THE HUNTERS POINT SHIPYARD, FOR A ONE-YEAR TERM, WITH ONE, ONE-YEAR OPTION TO EXTEND; HUNTERS POINT SHIPYARD REDEVELOPMENT PROJECT AREA

 

 

BASIS FOR RESOLUTION

 

  1.   The 106,000 square-foot, two-story wood-framed building was constructed in 1946 and originally housed the United States Department of the Navy’s administrative offices.  Since the mid 1980’s, artists have occupied studios in various buildings on the Shipyard.

 

  1.  Of the nearly 300 artists working on the Shipyard, 141 of them rent studios within Building 101.  Building 101 studios are rented through a sublease agreement with the artists’ community to Patterns Limited, Inc. (“The Point”) acting as property manager, and Lennar - BVHP, LLC (“Lennar”).  Lennar manages the leases of various buildings on the Shipyard, including Building 101, on behalf of the Redevelopment Agency of the City and County of San Francisco (“Agency”) in accordance with the Interim Lease that was adopted in December 2003 and amended in August 2008.

 

  1.   The Plan’s Statement of General Principles, states that “future development should maintain the large community of artists and artisans on the Shipyard, providing for their need for flexible low-cost space, while accommodating the full diversity of arts and culture in the South Bayshore community.”

 

  1.  The Framework establishes the goals and principles that guide the integrated development plan for the Shipyard and Candlestick Point.  The Framework includes a provision for permanent affordable space for the existing artists at the Shipyard to be phased in a way that prevents displacement.  In June 2008, San Francisco voters supported Proposition G, which stated that permanent affordable replacement space for the artists would be provided by the Phase 2 development of the Shipyard.  An essential component in ensuring affordable replacement space for the artists is the preservation and rehabilitation of Building 101.

 

  1.   All firms were asked to submit qualifications based on a scope of services, key staff and staff resumes, relevant project experience, client references, fee schedule, and proposed subcontractors. The proposals were evaluated by Agency staff on the basis of their technical abilities in building rehabilitation and upgrades, coordination among multiple stakeholders, experience designing for occupied buildings, ability to work within a shortened timeframe, fees, professional experience, design quality, and project understanding.

 

  1.   Agency Contract Compliance staff assisted in developing the personal services contract (“Contract”) and was involved in the selection process to ensure the Agency’s Equal Opportunity Program goals are being met.

 

  1.   Levy has worked with the San Francisco Unified School District to modernize and renovate several existing buildings, while keeping them operational.  This is a key component of the repair to Building 101, as the project should minimize disruption to artists with studios in the building.  Levy maintains an as-needed contract with the San Francisco Housing Authority and is familiar with operating on a strict schedule and budget.  Furthermore, Levy worked collaboratively with the Bayview Hunters Point (“BVHP”) and Visitacion Valley communities, local artists, and the San Francisco Arts Commission to design the San Francisco Municipal Transportation Agency’s Third Street Light Rail platforms.  Agency staff believes that Levy has the necessary skills and experience to facilitate productive workshops with the Building 101 artists and the Hunters Point Shipyard Citizens Advisory Committee (“CAC”).

 

  1.   Levy will work with both the CAC and the existing Building 101 artists in the development of plans for the repair of Building 101.

 

  1.   In the near term, the building is in need of a variety of minor interior and exterior improvements including, removal and installation of new flooring, interior and exterior painting, upgrade of interior and exterior fixtures, and minor architectural and accessibility upgrades per the Americans with Disabilities Act.  In the longer term, the building will require additional upgrades to fully comply with current building codes.  The Contract with Levy will identify the full scope of near- and long-term improvements which are required for the building and prioritize those improvements which may be funded by the EDA grant.  Construction drawings for improvements to be completed as a part of the Phase 2 development will be prepared in the second stage of this work.  Near-term improvements will be selected and designed so as to ensure that they will not be damaged or removed in long-term improvements.

 

  1. In 2004, the Agency was awarded a grant for $2,134,000 from the U.S. Department of Commerce, Economic Development Administration (“EDA”).  EDA was established under the Public Works and Economic Development Act of 1965 (42 U.S.C. § 3121), as amended, to generate jobs, help retain existing jobs, and stimulate industrial and commercial growth in economically distressed areas of the United States.  The purpose of the grant funds is to facilitate the assessment, design, remediation, and basic improvements to Building 101.

 

  1.  Building 101 is a critical component in the Agency’s strategy to restore the Shipyard’s role in supporting the economic vitality of BVHP.  Building 101 will help to define a future arts district (“Arts District”) for the Shipyard which seeks to attract cultural visitors to the Shipyard and to directly engage BVHP residents and businesses in the production, sale, and promotion of art.  Building 101 will serve as a landmark hub for the Arts District and help to distinguish residential and commercial development in the Phase 2 development.

 

  1.  Using EDA funds to provide tangible and meaningful benefits to the Shipyard within this tight timeframe is important in demonstrating the Agency’s capacity to manage existing and future EDA grant funds.  Agency staff is working to ensure that the EDA funds are expended using an expeditious and inclusive process that meets the needs of present and future Shipyard stakeholders.

 

  1. exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15262.  The services completed under the Contract are planning and feasibility studies leading to the rehabilitation of Building 101 and would not independently cause any significant physical change in the environment.

 


 

RESOLUTION

 

ACCORDINGLY, IT IS RESOLVED by the Redevelopment Agency of the City and County of San Francisco that the Executive Director is authorized to execute a personal services contract with Levy Design Partners, Inc., a California corporation, in an amount not to exceed $100,000 to provide architectural and engineering services for the rehabilitation of Building 101 on the Hunters Point Shipyard for a term of one year with one, one-year option to extend, substantially in the form lodged with the Agency General Counsel.

 

 

APPROVED AS TO FORM:

 

 

 

_________________________

James B. Morales

Agency General Counsel

 


 

 

 

ATTACHMENT A

 

SCOPE OF SERVICES AND BUDGET

 

JANUARY 7, 2009:  PROJECT KICK OFF

 

Task 1: Scope Development.

Conduct a site visits and work with Agency staff to describe the existing conditions of the building and provide a short summary of opportunities for remedial upgrades and improvements. Present existing conditions summary to Agency staff and conduct a preliminary design workshop with the Agency and the Shipyard artists to establish the improvements program. Provide an order of magnitude cost estimate to the Agency.

January 16, 2009   Task 1:        Scope Development (including Civil Engineering)    $20,000

 

Task 2 and 3: Schematic Design. 

Develop proposal for rehabilitation as determined in Task 1and provide illustrative materials such as sketches, perspective renderings and other appropriate materials to illustrate the proposed work. Develop preliminary cost estimates for the improvements proposed. Review Schematic Design and refined cost estimates with Agency staff and then with Building 101 artists, the CAC and the Agency Commission for approval. This process should also identify potential future upgrades and improvements that should be made in concert with development of the Shipyard. Improvements identified for immediate implementation should be designed to compliment or support later phase improvements.

January 30, 2009   Task 2:        Preliminary Schematic Design and Budget                $15,000

February 27, 2009 Task 3:        Completion of Schematic Design                               $30,000

 

Task 4: Preliminary Construction Documents.

Preliminary construction documents and outline specifications should include the outlined plans, elevations, sections and details sufficient to describe the work, updated cost estimates, general architectural character, aesthetic improvements and materials proposed at a scale appropriate to fully explain the work. In addition, the Consultant should provide colored elevations and a materials board with samples of the proposed materials and colors to the Agency for its review. Presentation and update on the progress of the Preliminary Construction Drawings to the Building 101 artists and CAC.

March 30, 2009      Task 4:       Preliminary Construction Documents                         $35,000

 

                                                                    TOTAL                       $100,000

 

 

*Note:  Amounts are to be paid upon the completion of the above Tasks of the Contract and once Contractor submits invoice to Agency for processing.  The actual compensation is subject to approval by Agency staff.  

 

 

ATTACHMENT B

 

BUILDING 101 ON THE HUNTERS POINT SHIPYARD

 

bldg101 Aerial

 


 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


 


ATTACHMENT C

 


 

HUNTERS POINT SHIPYARD-CANDLESTICK POINT

JOINT PROJECT CONCEPTUAL LAND USE PLAN

 

land use slide 

 

 

Personal Services Contract