SCOPE OF WORK FOR THE
NEXT PHASE OF
DIVISION STREET PROJECT
Introduction
This Scope of Work is divided into five categories: I. Background, II. Bonus, III. Extension of Project Boundaries, IV. Time Frame, and V. Suggested Payment Procedure. Section I describes the project to date and the variables inherent in the request to extend the boundaries. Section II includes the Methodology and Budget for the use of the Bonus. Section III includes the Methodology and Budget for the portion of the project specific to extending the boundaries and its incorporation into the overall project. Section IV identifies important dates and deadlines for the entire project. Section V proposes a revision to Section 4, Billing and Payment Procedure in the current contract. The latter assumes that, once approved, the entire amount of money can be disbursed as a unit.
I. Background
The Division Street Project - between SE 35th Pl and SE 37th St. along Division Street in the Richmond neighborhood - was instituted through a grant from the Portland Bureau of Planning in early 1993 to do the following:
1. Create a process to renovate - within a relatively short period of time and
given current constraints in the financial market - an existing commercial area to a predominantly mixed residential-commercial configuration;
2. Use that process to test the Main Streets concept from the Portland
Livable City Program;
3. Prepare a manual - a Model Development Plan - showing the steps
necessary to make the transition and how to find assistance.
4. Demonstrate the viability of the Specific Development Plan process to
assure a greater measure of certainty for investors, developers and redevelopers;
During the course of the process, our commitment to the revitalization of Division Street in the study area became important as well.
Early in the process one property owner showed immediate interest in having his building become the model for actual development. Tri-Met has indicated a willingness to consider using this site as a demonstration of transit-friendly development along heavily travelled routes. The Richmond Neighborhood Association and Division Street Merchants Association are highly supportive of the project.
To date, this project has produced background and conceptual drawings of the project area streetscape, conceptual building designs, photos and corresponding drawings showing relationships among structures, and the document Main Street Revitalization Implementation Study: Market Analysis, Financial Analysis, and Development Program. Questionnaires were given to local residents and businesses and an increasing number of persons have started to participate or expressed interest in the project. These persons include local residents and businesses, lenders, real estate personnel, investors, retail owners interested in the area, persons considering buying into the area, and persons interested in transit, bicycle, and pedestrian uses.
Shortly after this process began, Nature�s opened its new store at SE 30th and Division. This has become a great incentive for nearby owners to redevelop existing properties. Sensing a strong tie between Nature�s and our project, many property and business owners between 30th and 39th have indicated a desire to become an integral part of it. Recently, the representative of owners of a large piece of property with seriously dilapidated buildings in the immediate proximity of Nature�s indicated not only interest, but a serious intent to redevelop the property along the lines being considered in this project. Negotiations are proceeding regarding using that property for at least one of the site-specific analyses still to be done.
II. Bonus
Methodology
1. Continue exploring various financing options, to include public-private
possibilities, Economic Development Corporations, conventional financing and requirements of both the primary and secondary markets, and unconventional investment financing. Analyze their effectiveness both for this project specifically and for use in other places.
2. Prepare a detailed physical analysis of one - three buildings within the
project site, to include a visual investigation of the structure to ascertain basic soundness and areas that would need further testing or upgrading in the construction process, a thorough research of the utilities infrastructure for the building and the implications to that infrastructure of increasing the loading. Note that this analysis may occur on a building in the expanded portion of the project.
3. Prepare schematic designs of workable unit plans for 1 - 3 buildings, and
schematic retail space design. Note that this design work may occur on a building in the expanded portion of the project.
4. Prepare a detailed inventory of structural, transportation, and safety
requirements necessary to make this type of project acceptable and implementable.
5. Compile questionnaire results.
6. Analyze retail feasibility in light of services, consumer spending, and
other variables to assure success.
7. Prepare a brief summary of possible changes in the Zoning Code needed
for this or similar projects to be implemented without triggering automatic mandated requirements prematurely and, thereby, undermining the financial ability for success.
8. Prepare a summary of options available to ensure on-going coordination
for the life of this and similar projects.
9. Prepare a thorough financial feasibility model.
10. Test the model on one to three specific parcels.
11. Continue working with a variety of agencies on transit supportive and
pedestrian-friendly street facilities and designs.
12. Continue preparation and distribution of flyers and prepared material to
participants.
13. Prepare overall specific plan diagram with vignettes delineating possi-
bilities for urban intensification by the neighborhood.
14. Prepare Model Implementation Plan with timetable for implementation,
full financial analysis on 1 - 3 sites, generalized financial analysis of representative types of construction and reconstruction, design recommendations, proposed changes to the Zoning Code, proposed transit and pedestrian-friendly guidelines, and methodology.
15. Prepare a summary of the model plan.
Budget
Service Amount
Project Coordinator 850
Architectural Services 1,400
Analytic Services 500
Community Outreach 500
NPDC (Retail Data Service) 250
Compilation of Materials 200
Total 3,700
III. Extension of Project Boundaries
Methodology
The methodology will generally follow the existing process for the project as a whole. All items listed under the Methodology for the Bonus pertain directly to the entire area. Listed below are only those items which are specific to the expanded area.
1. Prepare background materials, including compilation of names and
addresses of property owners, photos, and survey of residents and
business owners using existing questionnaire.
2. Notify all property and business owners and residents about the Division
Street project, what has occurred to date, and what is envisioned for the immediate future.
3. Continue negotiations with representative of prospective site for
redevelopment.
4. Work closely with Nature�s to integrate them into the project, particularly
as it involves the streetscape.
Budget
Project Coordinator $2,150
Design Services 3,300
Analytic Services 500
NPDC 250
Community Outreach 500
Expenses 800
SEUL 500
Total $8,000
IV. Time Frame
April - June Meetings as requested: for example, Richmond Neighborhood
Association, Division Street Merchants Association, Design Guidelines Conference
April - Background materials for expanded area
mid-May
Results of survey
May 5 Public Workshop
May 8 Open House at Design Guidelines Conference
April-May Retail feasibility analysis
- early June
Financing options
Inventory of structural, transportation, and safety
requirements
Summary of possible changes in the Zoning Code
Summary of options for on-going coordination
Negotiations with financial institutions, investors, property
owner(s)
Financial analysis of 1 - 3 site-specific property(ies)
Physical analysis of 1 - 3 site-specific property(ies)
Schematic designs for 1 - 3 site-specific property(ies)
Specific Plan Diagram and vignettes
Mid-May Two (2) more Public Workshops
- mid-June
June 16 Draft Model Development Plan and Project Methodology
Late June Open House
June 26 Final Model Development Plan and Project Methodology
June 30 Summary of Model Plan
V. Suggested Payment Procedure
We suggest revising Section 4, Billing and Payment Procedure of the existing contract to allow for payment disbursement in the following manner. This incorporates the $1,000 scheduled for disbursement on or after June 16 under the current contract.
a. Start-up costs pertaining to the expanded site by May 1 3,000
b. Submit background materials on expanded site, compilation 2,000
of questionnaire results by May 14
c. Produce documentation of the following by June 1: 3,000
analysis of financing options; inventory of structural, trans-portation and safety requirements; evaluation of feasible retail options; summary of possible changes to the Zoning Code
d. Produce draft Model Development Plan by June 16: 2,200
e. Submit final Model Development Plan by June 26 and 2,500
Summary of Model Plan by June 30, 1993