Empty

FEB 191s74 Council Agenda Item No.(.toint publ ic Hearing 2/Le/74 COUNCIL MEMO NO. 244-74 February 11, 1974 TO Mayor and City Council FROM: City Manager SUBJECT: Joint Public Hearing with the Oklahoma City Housing Authority on Proposed Pub1ic Housing Projects The Oklahoma City Housing Authority (OCHA) has requested ioint public hearings to review three proposed general occupancy public housing projects to be built on scattered sites within the John F. Kennedy Urban Renewal Project Area. Each of the projects is composed of three bedroom, single family houses. The projects to be reviewed are the following: Okla. 2-6 50 single family units Okla. 2-2L 40 single family units Okla. 2-22 40 single family units These projects have not been reviewed by the City Council previously because past site review procedures specifically excluded scattered sites from review. Public hearings on scattered sites are required by state law. The revised site review procedures adopted by the City Council on January 22, 1974, and the Housing Authority on January 23, L974, established public hearings for scattered site projects, and, thus, brought Oklahoma City's procedures into con- formance with state law. Project History The three projects under review began on November B, L965, when the Department of Housing and Urban Development approved a pro- gram reservation for a conventional, 200 unit, multi-family, general occupancy, housing project to be built south of NE Bth Street in the John F. Kennedy Urban Renewal Area. The amount of $3, 398,413 was reserved for project costs. Coston, Franldort and Short was retained 0r?,-'oP&fu#HJ* S* Bpf 4 t* Council Memo No. 244-74 February 11, L974 Page 2 to design the project on June 1, L966. Subsequent experience with other high density, multi-family pro- jects and accompanying revision in HUD policy caused the Housing Authority to reconsider the concentration of public housing into a small geographic area of JFK. On December 22, L971, the OCHA Board approved division of Project Okla. 2-6 into three separate single family projects: Okla. 2'6, 65 units; Okla. 2-2L, 50 units; and OkIa. 2-22, 50 units. It cost $252,767 to pay the architectural, engineering and other committments previously incurred on the proposed multi-family project. The remaining $3, 145,646 was prorated among three new projects. After inviting proposals from all Oklahoma City architects on the new projects, Lowrie-Relph-McNett and Associates was retained to design the new 65 unit Okla. 2'6 project (December 1, L97l). Shaw and Associates were retained to design OkIa . 2-21(February B, l97l) and Russell-Gravlin-Douglas and Cornell to design Okla. 2-22 (February 15, L972). On lune 27 , 1973, the OCHA Board requestedthat HUD reduce the number of units per project due to increased housing construction costs and approved development programs on the reduced projects. Okla. 2-6 65 units to 50 units Okla. 2-2L 50 units to 40 units Okla. 2-22 50 units to 40 units HUD approved the reduction in the number of units on August 14, L973. OCURA is committed to supply the needed sites at $. 2O per square foot. Agreement has been reached between OCURA and the OCHA on price and sites. This is intended as a synopsis of the history of the projects. Chro- nologies of the actions related on these projects, which were supplied by the Housing Authority, are attached for the inforrnation of the City Council. Council Memo No. ?44-74 February 11, L974 Page 3 Current Program Status Okla. 2-6 Preliminary drawings were approved by the Housing Authority on October 24, L973, Upon completion and approval of final designs by OCHA and HUD, the project will be ready to be advertised for bids. Okla. 2-2L The final plans were approved by HUD on July 12, L973, and the project sent out for bids. The bids received were over the prototype cost. subsequent revisions have been made in the number of bedrooms per unit to lower the per unit cost. OCHA is presently in lifigation with the architect over the amount of architectural fees. Okla . 2-22 The final plans were approved by HUD on Dec - ember 10, L973. The project is ready to be advertised for bids. Site Evaluation The attached staff report presents physical, social and financial information on the proposed projects. Due to the scattered inter- mixed sites, the proposals are reviewed together with only project financing separated by project. In summary, there is presently a waiting list of approximately 2,500 people for public housing. These units would provide expanded hous- ing resources in a functioning neighborhood with existing accessibility to necessary commercial and social services. The proposed project would provide replacement housing for people relocated by Urban Renewal who wish to remain in their neighborhood. The projects would implement the John F. Kennedy plan by replac- ing substandard houses with new, sound units. Rebuilding on the presently vacant lots would upgrade the physical environment within the John F. Kennedy area and contribute to reconstruction of the neighborhood. The use of scattered sites in this area would improve social environ- ment as it is hoped that each tenant will become an unidentifiable part of the neighborhood so that they may enter into the normal Council Memo No. 244-74 February 8, 1974 Pag,e 4 social interaction of the community. Alternative Actions Available to the City Council 1 Approve all projects: OCHA would finalize plans, ad- vertise for bids, and build the houses if satisfactory bids (below the $14,950 present limir ser by HUD) are received. Failure to receive an acceptable low bid would make construction of the projects uncertain. ) Disapprove all projects: The costs incurred to date which includes architectural surveying, abstracting and engineering fees would be paid. The OCFIA staff estimates the amount would be under $60,000 per project. The architectural plans would then be the property of OCHA. a. The projects could be cancelled. According to the Housing Authority there is no binding agreement with OCURA to buy sites in the JFI( area. b. Other sites could be selected within the John F. Kennedy area. This would require Urban Renewal Authority assistance and HLID approval of the sites. c. Other sites outside the JFI( area could be selected. HUD approval would be required. o J One or two of the projects could be approved. The same alternatives stated in a. and b. would apply to the individual projects. 4 Individual sites within the projects could be disapproved. The Urban Renewal Authority would be requested to provide substitute sites which would then need to be approved by the City Council, Housing Authority and HUD. Res ctfu 1lv submitted. ) lil"/4/* H. D. McMahan HDMARS/cs City Manager Attachment I STAFF EVALUATION PUBLIC HousING s[rE PRoPoSALS PROJECTS OI(LA . 2-6, OKLA . 2-2L, AND OI(LA . 2-22 i A PROJECT DESC RIPTION I Developrnent Propos a ls The three general occupancy projects are designed to serve families. Each consists of single family houses to be built under contracts awarded through competitive bidding. Each single family unit will contain three bedrooms, a- living room, kitchen with eating space, forced air heating, and automatic hot water tank. HUD has established $14,950 as the maxi- rTlum construction cost per unit, not including land cost and other site improvements. As indicated on the attached map the sites are scattered throughout the John F. I(ennedy Urban Renewal Area (JFI(). I-and will be purchased from the Urban Renewai Authority at $ .20 per square foot. Development costs for each of the projects are the following: Okla, 2-6 The total development price of this project is $L,299,585 with approximately $958,441 being used for construction and equipment. This'amount includes site improvement, dwelling structures, dwelling equipment and non-dwelling equipment. $341, L44 will be used for adminis- trative expenses, interest expenses, initial operating deficit, planning cost, site acquisilion and contingency funds. Land value has been established and agreed to by the Urban Rene- wal Authority in the amount of $73,300.46. Architect: Lawrie -Relph-McNett and Associates. Okla. 2-2L The total development price of this project is $999,414 with approximately $725,691 being used for con- struction and equipment. This amount includes site improve- ment, dwelling structures, dwelling equipment and non- dwelling equipment. $273,723 will be used for administrative expenses, interest expenses, initial operating deficit, plan- ning cost, site acquisition and contingency funds. Land value has been established and agreed to by the Urban Renewal Authority in the amount of $55,932"60. Architect: Shaw and Shaw. Okla. 2-22 The total deveiopment price of this project is $999,414 with approximateiy $725,691 being used for con- struction and equipment. This amount includes site improve- ment, dwelling structures, dwelling equipment and non- dwelling equipment. $273,723 will be used for administrative expenses, interest expenses, initial operating deficit, plan- ning cost, site acquisition and contingency funds. Land value has been established and agreed to by the Urban Renewal Authority in the amount of $55,964.40. Architect: Russell- Graviin-Douglas & Cornell. The proposals and developnrent programs for each project have been approved by the Oklahoma City Housing Authority Board of Commissioners and HUD. 2. Relationship to Orderly Growth and Development a. Existing Zoningand Land Use Patterns The lots to be used for public housing arezoned "A" Single Family or "B" Two Farrily. The John F. I(ennedy neighbor- hood is largely developed in single or duplex dweilings with occassional multiple family units. "E" and "F" Commer- cial zoning and uses are located along NE 23rd, T.ottie, Eastern and occasionally on minor interior streets. "I" Light Industrial zoning exists to the southeast around the NE 10th and Eastern intersectior-r. The Oklahoma Health Science Center is located at NE 13th and l(elley" b" Plan Compatibility The proposed projects are compatible wirh the John F. I(ennedy Area Development Plans approved by the City Council on November L6, i965. 3. Physical Site Considerati S a. Water, sanitary and torm sewers are available in adequate capacity for eac site. Because this is an Urban Renewal Area obsolete 1i have been or will be replaced. Natural gas (ONG) and el tricity (OGE) are also available. b. Access Each site is fronted by a paved city street with access to major arterials via estabiished streets. c. Environmental Suitability No water pollution problems are anticipated. Sanitary and storm sewer lines are part of the Oklahoma City system. Past inadequacies are being corrected as part of the urban renewal program. The odor problem caused by the Southside Treatment Facility at NE 4th and Bryant is well documented. This problem should be helped upon completion of the new Jones Treatment Facility in L977. Some noise is generated by trains on a spur track that serves a manufacturing company in the general vicinity of the sites, none of which are closer than 300 feet of the track. It is not felt that this noise, none of which occurs after sundown, will be of such consequence to prevent using the sites for housing. 4. Access to Services and Public Facilities a. Schools Although schools are available within the neighborhood, the present system of pupil aspignment precludes the need to assess the capacity of neighborhood schools to accommodate additional pupils. b" Transportation Facilities Public transportation is within four or five blocks of each site. Employment Centers Multiple employment opportunities exist in adjacent commer- cial and industrial centers. The Oklahoma State Capitol Complex and Oklahoma Health Sciences Center are nearby. Downtown is accessible via public bus. d. Community Facilities Numerous community oriented facilities are accessible to neighborhood residents. These include. - YWCA - NE 16th & Ea$tern - Community Action Program Center-NE 21sr & Prospect - Bethelem center-NE 6th & I(elley operared by rhe Neighborhood Se rvic es Organizatior-r - YMCA-6L4 NE 4th-Urban Renewal Offices; full service community center operated by City Park Dept. - Douglas Center-NE 19th & Carverdale, City Park Dept., full service center includes gym, pre-school, pool, organized sports and crafts. - JFK Center-NE 16th & Eastern-Ciry Park Dept., pool, year round sports and crafts. - Dunbar Park (NE 7th & Missouri) and G1enn Ellen Park (NE 22nd & Glenn Ellen), City Park Dept. , summer recreation centers with pool, crafts and sports - Numerous churches Shopping Facilities Commercial areas are located along NE 23rd, Eastern and Lottie Avenue and scatterd sites along minor streets. In addition new commercial developments are planned for NE Bth and Eastern, 900 NE Bth, and NE Brh & Lindsey. Down- town is accessible via bus. f. Medical Facilities Regional facilities for care of low income people are a parr of the nearby Oklahoma Health Sciences Cenrer, which is within one and one-half miles of each of the proposed sires. B. PROJECT EVALUATION There is presently a waiti list of approximately 2,500 people for public housing. Thes units would provide expanded hous - ing resources in a func ing neighborhood with existing accessibility to necessary commercial and social services. The proposed project w provide replacement housing for people relocated by Urban ll ewal who wish to remain in their neighborhood. The projects would implemelnt the John F. I(ennedy plan by replacing sub- standard hous,es with new, sound units. Re- building on the presently vacant lots, would upgrade rhe physical environrnent withrin the John tr. I(ennedy area and constribute to reconstruction of the neighborhood. The use of scattered sites in this area would improve social environment as it is hoped that each tenant will become an unidentifiable part of the neighborhood so that they may enter into the normal social interaction of the community. C. R ECOMMENDATION The staff recommendadon is approval. 6 FEB 1974 cHRoNoLoGv! on rvrnrs PROJECT OKI-A 2-6 JFK URBAN RHnrwal aRra Nov B 1965 ORIGIIIAL APPLICATION COVERING THESE UNITS APPROVED BY HUD DEC 1 1971 ARCHITECTIS CONTRACT EXECUTED BETWEEN THE AUTHORITY AAID LOWRIE-RELPH-MCNETT E ASSOCIATES FEB g ig72 BOARD OF COMMISSIONERS APPROVED RESOLUTION ADOPTING THE DEVELorMENT eRoGRAM FoR 65 UNITS IN THE AMoUNT or $t,299,595 t"lAY 4 tg72 HUD APPROVED SITES JUN 27 1973 BOARD OF COMIVIISSIONERS ADOPTED RESOLUTION AUTHORIZiNG THE ADMINISTRATION TO REQUEST HUD TO REDUCE THE NUMBER OF UNITS FROM 65 TO 50 .JUN 27 1973 BOARD OF COMMISSIONERS APPROVED DEVELOPMENT PROGRAM FOR 50 UNITS rN THE AMOUNT 0F $1,299,595 ocr 5 1973 FII{AL AGREEMENT REACHBD BETWEEN URBAAI RENEWAL AUTHORITY AND HOUSING AUTHORITY AS TO SITES ocr 24 7973 BOARD OF COMMISSIONERS ADOPTED RESOLUTION APPROVING WORKING DRAWINGS AND SPECIFICATIONS AS SUBMITTED BY THE ARCHITECT FOR THE DEVELOPMENT OF 50.SINGLE FAMILY DWELLINGS IN PRO.JECT OKLA 2-6, JFK AREA, AND AUTHORIZED BID CALL SUB.JECT TO HUD AppRovAL. HUD FIAS NOl CoNCURRED T0 DATE. 6 FEB 1974 CHRONOLOGY OF EVENTS PROJECT OKIA, 2_21 JFK URBANI RENEWAL AREA NOV B 1965 ORIGINAL APPLICATION COVERING THESE UNITS APPROVED BY HUD FEB 8 1971 ARCHITECTIS CONTRACT EXECUTED BETWEEN THE AUTHORITY AAID SFTAW AND SHAI^/ ARCHITECTS/ INC. FEB 9 1972 BOARD OF COMMiSSIONERS ADOPTED REVISION NO. 1 TO THE DEVELOPMENT PROGRAM FOR 50 UNrTS rN THE AMOUNT 0F $999,414 APR 3 1972 HUD APPROVED SITES JUL 12 7972 HUD APPROVED FII\AL PIANS AIID SPECIFICATIONS AND AUTHORIZED AUTHORITY TO ADVERTISE FOR BIDS MAR 16 1973 FIML AGREEMENT REACHED BETWEEN URBAI\ RENEWAL AUTHORITY AND HOUSING AUTHORITY AS TO SITES APR 25 1973 BOARD OF COI'IMISSIONERS ADOPTED RESOLUTION AUTHORIZII{G ADMINISTRATION TO REQUEST HUD TO REDUCE THE NUMBER OF UNITS TO 40 AND TO REVISE THE DEVELOPMENT PROGRAM JUL 19 1973 HUD APPROVED REVISION NO. 2 TO THE DEVELOPMENT PROGRAM FOR 40 UNrTS iN THE AMOUNT OF $ggg, 414 AND AUTHoRIZED BiD CALL 6 Feb L974 CHRONOLOGM OF EVENTS PROJECT orcle. 2-22 l I JFK URBAN RENEWAL AREA NOV 8 1965 Original Application Covering These Units Approved by HUD FEB 9 1972 Board Approved Resolution Adopting Development Program For 50 Units FEB L5 L972 Architect's Contract Bxecuted Berween The Authority And Russell, Gravlin, Douglas & Cornell, Inc. APR 3 1972 HUD Approved Sites JUN 27 L973 Board of Commissioners Adopted Resolution Authorizing Administration To Request HUD To Reduce Number of Unirs From 50 to 40 NN 27 L973 Board of Commissioners Approved Revision No. 1 To The Development Program For 40 Units In The Amount of. $999,4I4 sEP 20 1973 trina1 Agreement Reached Benveen The Urban Renewal Authority And The Housing Authority As To Sites SEP 26 L973 Board of Commissioners Approved Final Plans and Specifica- tions and Authorized Bid CalI DEC LO 1973 HUD Approved Final Plans And Specifications For 40 Single Family Dvellings And Authorized Bid CalI