San Diego Housing Commission Hotel Churchill Pre-Development Feasibility Plan Presentation to the SDHC Board
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1 Hotel Churchill Pre-Development Feasibility Plan Presentation to the SDHC Board Ann Kern & Dan Turpin Real Estate Department February 17, 2012
2 Hotel Churchill Pre-Development Feasibility Plan ACQUISTION HISTORY LOCATION MAP SITE PHOTOS WORK TO DATE CONCEPTUAL REHAB AND ADAPTIVE RE-USE CONCEPTUAL PROJECT SUSTAINABILITY THE NEXT STEPS San Diego Housing Commission Slide # 2
3 Acquisition History Following a court settlement, the San Diego Housing Commission now owns the Hotel Churchill and the adjacent lot. The Housing Commission accepted a deed in lieu of foreclosure from J&J Properties. The settlement ended all litigation between the parties, including appeals by J&J Properties and a case in the San Diego Superior Court filed by the Housing Commission. San Diego Housing Commission Slide # 3
4 Acquisition History The settlement stemmed from litigation in 2008, which allowed for foreclosure by the Housing Commission if J&J Properties defaulted on their obligation to refurbish the property within the stated time. San Diego Housing Commission Slide # 4
5 Acquisition History By accepting the grant deed in lieu of foreclosure, all litigation concerning the Hotel Churchill has been resolved. The Housing Commission paid J&J Properties $200,000 to end all litigation, and took possession of the property on August 17, San Diego Housing Commission Slide # 5
6 Slide # 6 Location Map
7 Circa 1913 Circa 1960 San Diego Housing Commission Slide # 7
8 Slide # 8 Today
9 Slide # 9 South Elevation
10 Slide # 10 North and East Elevations, across C Street
11 Slide # 11 North Elevation showing faux stone added in recent years
12 Site Photos Mosaic Tile Entryway San Diego Housing Commission Slide # 12
13 Slide # 13 Modified Hotel Lobby
14 Slide # 14 Water Penetration Damage in Mezzanine
15 Slide # 15 Damage Caused by Attempted Rehab
16 Slide # 16 Damage to Cast-in-Place Concrete Stair Treads
17 Slide # 17 Examples of Substandard Construction Methods
18 Slide # 18 Substandard Rehab and Construction Debris
19 Slide # 19 Water Intrusion Damage
20 Damage Due to Exposure Feral Pigeon Bio-Hazards San Diego Housing Commission Slide # 20
21 Work to Date Security & Temporary Fencing Bio-Hazard Work Plan & Remediation Temporary Roof Repairs Contents Removal & Disposal Conceptual Plans / BIM Conceptual Performance Specifications Construction Estimates Environmental Review San Diego Housing Commission Slide # 21
22 Hotel Lobby After Contents Removal Hallway With Bio Hazards Removed San Diego Housing Commission Slide # 22
23 Slide # 23 The Potential
24 Slide # 24 Conceptual Rendering
25 Slide # 25 Conceptual Rendering
26 Conceptual Rehab and Adaptive Re-use Remediation of asbestos containing materials, lead-based paint, mold, biohazards and pests. Preservation and restoration of historic features. Creation of 10 new dwelling units - 7 of which are fully accessible. Addition of toilet and bath facilities throughout. Installation of a fully-accessible second elevator including a stairwell for emergency egress. Basement reconfiguration to accommodate supportive services including installation of a warming kitchen and dining space. Overall elimination of blighted conditions. San Diego Housing Commission Slide # 26
27 Slide # 27 Conceptual Dwelling Unit Mix
28 Conceptual Project Sustainability Solar hot water. Solar photovoltaic electric for common area lighting. High-efficiency water heaters/boilers. High-efficiency toilets and plumbing fixtures. Rainwater clarifier. Green label plus-rated carpets. Low-e glazing. Low or no-voc paints. 70 percent diversion of landfill waste. San Diego Housing Commission Slide # 28
29 The Next Steps Phase II Environmental NEPA Environmental Evaluation Geotechnical Services/Tests Community Outreach Tax Credit Consultant RFP Developer RFP/Q and Selection Process Housing Commission & Authority Approvals Design & Construction Occupancy Target Completion: Fall of 2014 San Diego Housing Commission Slide # 29
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Cost Ashton Elementary School 2 2 Replace HVAC $ 375,000.00 5 3 Recoat & Resurface Exterior Paved Play Area $ 135,978.30 2 3 Various Technological Improvements $ 191,258.00 2 4 Replace Plumbing Fixtures
THE NEW RULES EXPENSE OR CAPITALIZE?
THE NEW RULES EXPENSE OR CAPITALIZE? Tuesday, January 17, 2012 4600 West 77 th Street Suite 350 Minneapolis, MN 55435 Office (952) 831-6300 Toll Free (888) 245-5613 TODAY S OBJECTIVES A 12,000 foot review