Housing & Neighborhoods

Employee Housing Assessments for California State University System
Office of the Chancellor, California State University, CA

Statewide Housing Trust Fund Study
Housing California, CA

Low Income Housing Tax Credit Market Studies
BRIDGE, Jubilee West, The John Stewart Company, Citizens Housing Corporation, A.F. Evans, Resources for Community Development, EPA CAN DO, Solano Affordable Housing Foundation, Allied Housing, Inc, Palo Alto Housing Corporation

California Affordable Housing Cost Study
LISC/Tax Credit Allocation Committee, CA

South San Francisco Downtown Housing Market Study
City of South San Francisco, CA

Treasure Island Housing Reuse Study
The John Stewart Company, CA

SoMa Affordable For-Sale Housing Study
San Francisco Redevelopment Agency, CA

West Oakland Loft Study
BRIDGE, CA

Solano County Housing Element Update
County of Solano, CA

Neighborhood Improvement Initiative Community Plan: 7^th Street & McClymonds
The San Francisco Foundation, CA

Faculty and Staff Housing Needs Assessment
University of California at Irvine, CA

Milpitas Housing Element
City of Milpitas, CA
Presidio Housing Reuse Strategy and Leasing Program
Presidio Trust, CA

Salinas Inclusionary Housing Study
City of Salinas, CA

San Francisco Affordable Housing Study
City of San Francisco, CA

Alameda Point Housing Reuse Feasibility Study
Alameda Reuse and Redevelopment Authority, CA

Park Bellevue Apartments Due Diligence
One Harbor Place Associates, CA

Dormitory Housing Renovation Strategy
University of the Pacific, CA

Santa Rosa Loft Market Study
The John Stewart Company, CA

Housing Assistance Strategy for CalWorks Participants
Contra Costa County, CA

Reno/Sparks Multifamily Rental Housing Market Survey
Nevada State Housing Division, NV

Vallejo Housing Element
City of Vallejo, CA

East Palo Alto Neighborhood Improvement Initiative Community Plan
The Peninsula Community Foundation

Fort Howard Veterans Senior Housing Feasibility Analysis
Maryland Veterans Commission, MD

Housing & Neighborhoods

Employee Housing Assessments for California State University System
Office of the Chancellor, California State University, CA
BAE was engaged by the Chancellor’s Office of the California State University (CSU), largest university system in the world, to assess the impact of housing costs on the ability of campuses to attract and retain faculty and critical staff. Our work included individual Housing Assessments conducted for 12 CSU campuses. The Housing Assessments were based on a combination of quantitative and qualitative data, including a systemwide survey of recently-hired faculty and staff, a series of campus-specific "key informant" interviews of deans and search committee chairs, a series of focus groups of recently-hired faculty and staff, and interviews with faculty who declined position offers at each campus. The Assessment included an analysis of the housing market "gap" between household incomes and housing costs for faculty.

Citywide Housing Market Analysis
Housing Authority of the City of Hartford, CT
As the basis for long-term planning by the Hartford Housing Authority, BAE analyzed the local and regional housing market. The Housing Authority’s decision to replace demolished public housing units with newly constructed units or with Section 8 housing vouchers depended on the balance of supply and demand in the overall housing market. BAE analyzed detailed demographic information and conducted an extensive inventory of competitive housing developments to evaluate the availability of safe and decent housing for residents with very low incomes.

Planned Community Economic Analysis
Town of Truckee, CA
BAE prepared an economic study for the PC-3 Specific Plan area, with proposed multifamily residential, general commercial (retail/office), service commercial, and light industrial/manufacturing uses. The study analyzed market support, economic and fiscal impacts, and employment impacts. BAE’s work assisted the Town and the developers to identify impacts of the project on other current and planned developments including grocery stores and the historic downtown business district. BAE recommended project refinements that would minimize impacts and/or increase community benefits.

Business Plan for National Community Development Organization
Center for Community Builders and Urban Strategies Council, U.S.
For this project, BAE worked with a consortium of several large community development corporations, other technical assistance organizations, and community development advocacy groups to formulate a business plan for a new organization – the Center for Community Builders. This entity will provide education, training, resource sharing, and special events for community developers across the country. BAE analyzed funding streams, revenue-generating programs, fee-for-service options, and governance mechanisms to create a blueprint for the first five years of operations.

Analysis of Impediments to Fair Housing
City of Hopewell, VA
BAE prepared the Analysis of Impediments to Fair Housing for the City of Hopewell, Virginia. Our work included detailed demographic analysis, supplemented by interviews with realtors, lenders and government officials. Direct public input was obtained from several community forums.

Downtown Neighborhoods Housing Market Analysis
City of Hampton, VA
The City of Hampton conducted a focused planning initiative to stimulate revitalization of several neighborhoods adjacent to the downtown. BAE supported the planning initiative through a housing market analysis for two neighborhoods – Pasture Point and Olde Hampton. The market analysis focused on stimulating demand for existing housing by identifying potential target market segments and reinvestment strategies for current homeowners. BAE completed detailed demographic analysis, interviewed a wide range of stakeholders, and convened three focus groups held with neighborhood residents and downtown employees. The study’s recommendations included strategies to reduce crime, improve neighborhood amenities, and remove barriers to revitalization.

Neighborhood Strategic Improvement Plan
City of Hopewell, VA
BAE led a consultant team to develop a Strategic Improvement Plan for Hopewell’s neighborhoods. In the face of growing regional competition for homebuyers, Hopewell is seeking to improve opportunities for homeownership within its neighborhoods. BAE undertook a market study to determine market potential, identified barriers to private reinvestment, and developed effective investment incentives. A steering committee of community residents from each ward helped to guide the strategy development. Direct survey of Hopewell and area residents informed the market analysis as to satisfaction levels and concerns. A series of community workshops solicited additional public input and participation.

Statewide Housing Trust Fund Study
Housing California, CA
BAE worked with PolicyLink, a national non-profit organization, to develop a strategy for funding and creating California’s first permanent funding source for affordable housing. The work included meetings with representatives of major California housing advocacy groups, case studies of other state trust funds and funding sources, screening of more than 15 options for funding, and in-depth estimates of the amount of funds potentially generated by a document recordation fee, a change in the mortgage interest deduction rules, and a statewide tax on hotel rooms.

Public Housing Asset Management Strategy
Albany Housing Authority, NY
BAE worked with the Housing Authority and a team of specialists to prepare a comprehensive asset management strategy for the agency’s portfolio. Market and valuation analyses were conducted for each property to competitively position them with respect to the private marketplace. BAE held discussions with resident groups and distributed a survey to assess broader resident satisfaction. The team developed strategies to help existing residents improve job skills and employment status, and to retain residents as tenants when their incomes increased. Due to the large competing private market housing supply, the consultant team recommended strategic revitalization actions to the Housing Authority and the City to create livable communities.

Napa County Housing and Growth Management Elements Update
County of Napa, CA
BAE was the economics consultant for the preparation of the Napa County Housing Element and Growth Management Element updates. Napa County faces the challenge of providing adequate new housing supply to meet regional needs within the constraints posed by local policies, which prohibit urbanization of agricultural lands and open space. BAE completed a comprehensive housing needs assessment, economic feasibility analysis for a proposed General Plan Amendment that is intended to provide sites to meet the County’s projected new housing needs, and an analysis of Growth Management program impacts. BAE then assisted County staff in the preparation of a comprehensive set of Housing Element policies and programs that seek to address local, regional, and state housing objectives in this challenging planning environment.

Consolidated Plan Housing Market and Needs Analysis
North Boston Suburban Consortium, MA
The North Suburban Consortium consists of seven close-in suburbs of Boston. Together, they run several programs to support affordable housing and first-time homebuyers. Working with BC Stewart & Associates, BAE analyzed housing market conditions in the seven jurisdictions and in the region as a whole. BAE also documented housing needs for the homeless, the elderly, first-time homebuyers and other special populations. These analyses served as the basis for developing new housing assistance strategies and prioritizing program funding. The Consortium’s Consolidated Plan was prepared for submission to the U.S. Department of Housing and Urban Development.

Downtown Housing Demand Survey and Analysis
Miami Downtown Development Authority, FL
BAE conducted an extensive survey of downtown office workers to determine demand for market-rate rental and for-sale products in downtown Miami, FL. In cooperation with 15 employers, the survey was distributed to more than 1,200 workers, and more than 420 responses were received. Our findings specified price ranges, amenities, product types, floorplans, and financing needs for various market segments. The study is being used to determine agency support for various development proposals and to encourage overall development in downtown Miami.

Solano County Housing Element Update
County of Solano, CA
BAE served as the prime contractor preparing the 2001 Solano County Housing Element update. Solano County is very diverse, spanning aging urban neighborhoods in the western part of the County, rapidly growing suburban communities in the central areas, and sparsely settled agricultural areas near the California Delta. BAE conducted a comprehensive housing needs assessment for the unincorporated areas, facilitated a series of public workshops at locations dispersed throughout the County, and managed the housing conditions survey. BAE worked with the County and its citizens to revise the policy and program components of the Housing Element to reflect the County’s new housing challenges, opportunities, and priorities.

Student Housing Market Analysis
Colorado College, CO
To assist with the Master Plan for replacing 310 units of student housing, BAE analyzed the student housing market in Colorado Springs. Work included evaluation of the competitive private rental market, an estimate of potential revenue from summer student housing/conference center use, and analysis the College's housing operating costs, and a review of in-house financial projections.

South Mountain Neighborhood Revitalization Strategy
City of Phoenix, AZ
BAE led this study to revitalize an impoverished portion of central Phoenix. The South Mountain neighborhood had been underdeveloped since its incorporation into Phoenix, despite its strategic location near the airport and downtown. The area suffers from blight, crime, and disinvestment, but has recently attracted the attention of infill developers and community reinvestment lenders. BAE managed market studies for housing, retail, and special purpose facilities, as well as facilitated several developer panels to test development concepts and stimulate interest.

HOPE VI Market Analysis
Housing Authority of New Haven, CT
BAE analyzed the market potential for the Quinnipiac Terrace/Riverview HOPE VI project proposed by the Housing Authority of New Haven. The study incorporated detailed demographic analysis, along with a comprehensive review of the current rental and for-sale housing markets in New Haven and surrounding communities. BAE recommended a development program and housing mix for the site and reviewed architectural plans to ensure market feasibility. The project has been approved for HOPE VI funding.

Special Needs Housing Analysis
Housing Authority of New Haven, CT
BAE prepared a citywide analysis of housing demand and supply for the Housing Authority of New Haven, with a focus on housing needs for persons with disabilities. Detailed demographic analysis profiled the local population by age, household size, income, disability, and other key factors. BAE compiled an extensive inventory of available housing supply in the City and suburban jurisdictions, and surveyed service providers in order to identify market gaps and housing requirements.

Senior Veterans Home Feasibility Study
Maryland Veterans Commission, MD
To assist the state's Veterans Commission in determining whether to build a second veterans home, BAE completed both a market study and feasibility analysis of the proposed development. The supply side of the study analyzed information on existing state-licensed providers of skilled nursing, assisted living, and special needs treatment facilities. To assess potential demand, BAE analyzed federal and Department of Veterans Affairs’ data, leading to estimates of need for assistance with daily living activities among future elderly and veteran populations. The analysis also considered the impact a second veterans home would have on easing the financial and logistical burdens placed on Maryland's elderly veterans.

Neighborhood Revitalization Strategic Plan
Norfolk Redevelopment and Housing Authority, VA
BAE worked closely with city officials and members of the Park Place neighborhood to craft a strategic plan for eliminating blight and restoring residential vitality. With a team of urban planners, transportation engineers, and community members, BAE coordinated a four-day charrette that allowed residents to identify and prioritize problems in their community and propose realistic corrective actions. The team produced a final workbook which outlined the residents' concerns and specific goals to guide revitalization and benchmark neighborhood progress.

Downtown Housing Market Analysis
Albany Housing Authority, NY
BAE assisted in the preparation of an innovative HOPE VI application for a neighborhood adjacent to downtown Albany, New York. Our work involved analyzing the demand and competitive supply of affordable and market rate housing, as well as conducting surveys of downtown workers and existing market rate residents. BAE’s work also included convening a series of focus groups with existing residents to determine satisfaction with neighborhood conditions and areas needing improvement.

Reno/Sparks Multifamily Rental Housing Market Survey
State of Nevada Housing Division, NV
For the State Housing Division, BAE completed the inaugural multifamily rental housing survey for the Reno/Sparks area. For this project, BAE developed an inventory of over 180 multifamily rental housing projects and conducted field research and telephone surveys to obtain key information regarding unit mixes, rent ranges by unit size, vacancy rates, tenant mixes, and year built. BAE compiled the survey results into a summary report that the Housing Division utilized to targeting its housing programs. The survey results were also made available to the public, developers, and other housing funders. The study objective was to develop an initial survey database, methodology, and report format to serve as the basis for subsequent annual surveys conducted in-house by NHD. The first of these updates was completed in 2001.

San Jose Rent Study
City of San Jose, CA
BAE completed an analysis of San Jose’s rent control ordinance, which allows eight percent rent increases per year and applies to units built prior to 1997. The City’s Rent Commission had become concerned during the late 1990s that the ordinance was not capturing sufficient income to keep pace with landlords’ deferred maintenance and other costs, nor was it reflecting market conditions. BAE analyzed detailed Census data for 1990 and 2000 to identify the rental housing stock characteristics for smaller buildings, conducted a key informant interview process with small property owners, and prepared cash flows to analyze financial returns for long-term property owners.

Analysis of Vouchered-Out Residents
U.S. HUD
BAE worked with the Center for Urban Policy Research at Rutgers University to assess the outcomes resulting from providing rental vouchers to former residents of the Geneva Towers project in San Francisco. Our work involved key informant interviews and a detailed GIS analysis of neighborhoods to which voucher recipients moved. In addition, BAE analyzed longitudinal survey data to evaluate the effectiveness of the vouchering-out process with respect to the satisfaction of program participants.

Hope VI LeMoyne Gardens Market Study
Memphis Housing Authority, TN
BAE completed a comprehensive housing market analysis of affordable multi-family rental, for-sale single family, and elderly rental housing as part of the HOPE VI pre-development process. The market study recommended the unit mix, amenities, and rents appropriate for targeting moderate-income households to a mixed-income community.

HOPE VI Feasibility Assessment
Seattle Housing Authority, WA
BAE prepared a feasibility assessment of four alternatives for the Rainier Vista HOPE VI project, per a settlement agreement between the Housing Authority and tenants groups. The Feasibility Assessment analyzed the potential to bring off- site very low income units to the site, adding to on-site replacement housing. BAE analyzed alternative mixed-finance components, including workforce housing and market rate lot development. The Assessment was conducted on a fast turnaround basis, in order to enable project development.

San Jose Inclusionary Housing Study
City of San Jose, CA
BAE conducted a citywide study of inclusionary housing ordinance possibilities to address the need for increased affordable housing production. We facilitated two developer panels to obtain input and review our analysis, reviewed inclusionary zoning best practices statewide, prepared several in-depth case studies, analyzed San Jose’s market conditions, and analyzed the financial effects of including affordable housing on prototype developments’ feasibility.

San Francisco Consolidated Plan 2000
Mayor's Office of Housing/Mayor's Office of Community Development
BAE completed the market conditions and needs assessment portions of the San Francisco 2000 Consolidated Plan. Our work included substantial data collection and analysis of the affordable housing, social services, and community development needs of San Francisco's low-income residents. BAE also provided background research and assisted with the facilitation of several innovative focus groups for service providers active in immigration services, workforce development/job training, and micro-enterprise economic development.

Economic Analysis of Affordable Housing Programs
City of Fort Collins, CO
BAE analyzed potential tools such as inclusionary housing requirements and development impact fees to address local affordable housing needs in this rapidly growing community impacted by student housing demand. BAE completed extensive economic analysis to determine the relationship between new development and new affordable housing demand. The study involved quantifying the inclusionary housing requirements and the affordable housing in-lieu fees justifiable for market rate residential and non-residential developments, respectively. BAE’s work also included a survey of existing inclusionary and jobs/housing linkage programs elsewhere in the U.S., documenting the existing affordable housing gap within the City, and estimating the subsidy need for new construction affordable housing units.

Low Income Housing Tax Credit Market Studies
BRIDGE, Jubilee West, The John Stewart Company, Citizens Housing Corporation, A.F. Evans, Resources for Community Development, EPA CAN DO, Solano Affordable Housing Foundation, Allied Housing, Inc, Palo Alto Housing Corporation BAE has completed numerous market studies for Low Income Housing Tax Credit (LIHTC) rental projects for a variety of non-profit and for-profit developers. Projects analyzed by BAE include a 70-unit family project in Pleasanton, CA; a 75-unit small family project in central San Francisco, CA; a 125-unit senior project in Vallejo, CA; a portion of a HOPE VI redevelopment project in Oakland, CA: and several scattered site rehabilitation projects in Oakland, CA. For each market study, BAE complied with State guidelines, including demographic analysis, review of competitive market-rate supply, rent adjustments for utility allowances, and a special demand estimate that incorporates pipeline supply to ensure market absorption of each planned project.

California Affordable Housing Cost Study
LISC/Tax Credit Allocation Committee, CA
BAE researched and prepared a landmark study comparing the costs to produce affordable and market-rate rental housing in California. BAE selected 35 projects based on comparable attributes, conducted in-depth interviews of project sponsors, tabulated data, and analyzed the results. This project received the American Planning Association California Chapter 1994 Focused Issue Planning Award, 1994.

Inclusionary Housing Study
City of Sunnyvale, CA
For this central Silicon Valley community, BAE conducted an analysis of options to update an inclusionary ordinance that had historically required 12 percent of new units to be offered at below-market-rate levels. BAE was engaged by the City to explore increasing the requirement to 20 to 25 percent levels. BAE conducted pro forma analysis, and facilitated several stakeholder workshops to explore the financial and practical implications of increasing the requirement. BAE recommended an increase to 20 percent on for-sale units, and maintenance of the 12 percent threshold for rental projects, along with a "trigger" mechanism for rental projects to accommodate future rapid rent increases and improved economics,.

Affordable and Workforce Inclusionary Housing Study
Fort Ord Reuse Authority, CA
This governmental agency oversees the planning and reuse of Fort Ord, a 28,000 acre former military base on the central coast of California, where recent housing prices have escalated extremely rapidly. The agency is a collaborative effort among multiple cities and Monterey County. At the request of the governing board and Congressman Sam Farr, BAE was engaged by the Authority to prepare an in-depth analysis of opportunities to increase its policy of 20 percent inclusionary housing required for all new construction, impacting approximately 7,000 units. Based on direction from the Congressman, BAE analyzed a range of possible increased requirements (from 25 to 40 percent), incorporating a special "workforce" housing component to accommodate households earning up to 150 percent of Area Median Income (AMI). BAE found that in various combinations, the program could be feasible and maintain acceptable profit margins at up to 35 percent inclusionary. BAE also convened several stakeholder discussions, and presented the study findings to several board meetings. The FORA Board ultimately created as stronger inclusionary program, accommodating workforce households.

In-Lieu Fee Program Update
County of Santa Barbara, CA
BAE worked with developers and county staff to analyze proposed alternative methods of calculating the affordable housing in-lieu fee. Santa Barbara County, one of the most expensive housing markets in the U.S., has a history of collecting the fee and funding affordable housing projects. Due to rising housing prices, the fee per unit was outdated and not sufficient to fund affordable units. BAE analyzed examples of in-lieu fee programs in similar higher-priced housing markets, described three approaches to estimating an updated fee, and convened several meetings with developers and other stakeholders to discuss fee issues.

Feasibility Analysis for Oakland 10K Downtown Housing Program
City of Oakland, CA
BAE completed an initial market and financial analysis of potential downtown housing as part of Mayor Brown’s 10K Downtown Housing Initiative. Work included demographic analysis, assessment of market conditions, review of major cities’ downtown housing growth, and financial analysis of different product types and densities.

Washington State Consolidated Plan 2001
Department of Commerce, Trade and Economic Development, WA
BAE completed an extensive Needs Assessment for the State of Washington's Consolidated Plan, including primary and secondary data collection and analysis of affordable housing and community development indicators. BAE also authored and tabulated a special outreach mail survey sent to more than 3,000 local governments and service providers. The Needs Assessment provides a statewide overview and 39 county profiles. BAE worked with state agencies and a 30-member Strategic Planning Advisory Committee to complete this work.

Longitudinal Study of Rent Control
Berkeley Rent Stabilization Board, CA
BAE has conducted several unique studies for this rent control board, known for overseeing one of the most restrictive rent stabilization ordinances in the country. In 1988 and again in 1998, BAE was commissioned to conduct an extensive citywide renter survey to ascertain the demographics, income levels, housing needs, and experiences of Berkeley’s renter households. In 1988, this work also included financial analysis of typical operating expenses for small landlords to identify those owners impacted by "historically low rent" issues arising from initial implementation of rent control and subsequent limitations on rent increases to recapture capital improvement expenditures.

Jingletown Condominiums Market Study
Oakland Community Housing, Inc., CA
BAE completed a full market feasibility study for this 53-unit townhouse project sponsored by Oakland Community Housing, Inc. The study included an assessment of local residents' propensity to buy, recommended pricing schedules, and provided suggestions for innovative product types. The project, which received the U.S. HUD Secretary’s Award for Excellence, was constructed and sold in 1998.

Feasibility Study of Land Banking Program
City of Fort Collins, CO
BAE prepared a feasibility study for a proposed affordable housing land banking program. The study included analysis of local market conditions and program parameters established by a land bank committee. BAE then developed a 15-year cash flow model to test the conditions under which the program would be economically feasible and create a continued source of revenue. BAE’s study incorporated mechanisms to control property, raise capital, finance purchases, and ensure long-term affordability of projects developed on land banked sites.

Consolidated Plan, Continuum of Care, and Action Plan
Washoe County HOME Consortium, NV
BAE provided extensive services to prepare a Needs Assessment, Strategic Plan, One-Year Action Plan, and Continuum of Care Strategy for this multi-jurisdictional housing agency comprised of Washoe County, the City of Reno, and the City of Sparks, NV. BAE's work involved collection of primary and secondary data, a series of stakeholder interviews and focus groups, public meetings, and strategic planning to provide a comprehensive approach to affordable housing and community development needs. Special issues facing this area included homeless and transitional housing needs induced by the seasonal nature of the gaming industry, limited funding for affordable housing subsidies, and a complex arrangement between the participating jurisdictions for implementing action plans.

Market Feasibility Study for Old Town Square
Keating Housing Initiatives, CA
This study analyzed the market feasibility of a 400-unit market-rate condominium project proposed for downtown Oakland. BAE assessed the demand and competitive supply factors affecting the Oakland marketplace, and conducted extensive primary research on urban renters and downtown Oakland workers. For the urban renters, two focus groups were held to test potential buyer interest, identify preferred designs and floorplans, and explore perception barriers. The downtown Oakland worker market was analyzed through an extensive survey distributed to large and small employers. This project was constructed in 1998, and successfully sold out prior to groundbreaking.

Employee Affordable Housing Study
Reedy Creek Improvement District, FL
For the governmental jurisdiction near Orlando, Florida containing Disney World, BAE completed a comprehensive affordable housing study to project demand for employee housing and formulate programs to serve the unmet portion of this demand. Reedy Creek is already a major employment center, and is slated to add over 25,000 jobs in the next few years. Due to the lack of housing opportunities in the area, the Study recommended strategies focused on meeting needs in a larger region using employer-based programs and incentives.

San Francisco Luxury Housing Market Analysis
Blackstone Development Group, CA
Working with a marketing services firm, BAE prepared a due diligence report on the market outlook for luxury condominiums and apartments at the historic Gallo factory in the highly desirable South of Market area (SoMa) next to downtown San Francisco. The report profiled historical condominium sales trends, reviewed recent price increases for stacked flats and live/work lofts, and analyzed the pipeline of planned competitive projects.

HOPE VI Revitalization Plan and Grant Application
San Francisco Housing Authority, CA
BAE led this intensive planning and grant application process to revitalize the Hunters View housing development in San Francisco. Hunters View consisted of several hundred units of distressed public housing at lower densities that the surrounding neighborhood of Bayview/Hunters Point. BAE managed a team of consultants and SFHA staff to convene resident meetings, formulate a revitalization plan with one-for-one replacement of existing public housing units along with new mixed income and affordable for-sale units, arranged for financing commitments, and authored the detailed grant application.

Due Diligence to Expand Elderly Assisted Living Project Portfolio
Transamerica Senior Living, Inc., U.S.
For this operator of market-rate assisted living properties, BAE conducted a series of studies to assist with portfolio expansion. First, BAE assessed demand and competitive supply for the Bay Area region, including a survey of more than 120 operating facilities, as well as detailed demand forecasts by Census Tract for target market segments. BAE then mapped demand and supply trends to identify underserved market areas for purposes of site acquisition and new product development. Subsequently, BAE provided due diligence services during acquisition for properties located in San Francisco, Salt Lake City, Beverly Hills, Denver, and Santa Rosa. This work included research on development entitlements, availability of senior services, local market conditions, and site conversion opportunities.

Employee Housing Needs Assessments
National Park Service, U.S.
BAE worked as part of a nationwide consultant team to assess the need for employee housing at major National Parks. BAE conducted needs assessments for a total of 26 National Parks, including reviewing park management procedures and current employee housing usage. BAE analyzed each park's operations, including emergency response plans (housing is provided for personnel serving emergency response functions), and assessed the availability and affordability of private market housing for park personnel not required to live within the park.

South San Francisco Downtown Housing Market Study
City of South San Francisco, CA
For this older urbanized community facing rising home prices and a need to revitalize its downtown, BAE prepared an in-depth housing market study. Our work included an extensive employee survey of housing demand and prior housing search experiences, targeting biotech and high-tech workers in the East of 101 area of South San Francisco, home to major biotechnology companies such as Genentech. This study has led to interest by developers in several downtown sites for housing and mixed-use projects.

Treasure Island Housing Reuse Study
The John Stewart Company, CA
This study was conducted for a large private property manager selected by the local governmental authority overseeing the reuse of this former military base. The study examined the reuse rents and amenities required to create a new community on Treasure Island, located in the middle of San Francisco Bay. BAE analyzed the competitive position of this portfolio of more than 1,000 units, and recommended steps to minimize rehab expenditures while maximizing rent revenues. The reuse program also called for a "right of first refusal" to employees of the City of San Francisco and the San Francisco Unified School Board. BAE researched the likely household income levels of these moderate-income workers.

SoMa Affordable For-Sale Housing Study
San Francisco Redevelopment Agency, CA
BAE conducted a detailed feasibility study of mixed income for-sale housing proposed for San Francisco’s South of Market neighborhood. The study analyzed demographic trends and housing demand, evaluated existing and planned supply, and surveyed local employers to gauge employee housing needs. BAE recommended product types, sizes, and mix for several Agency-owned sites.

West Oakland Loft Study
BRIDGE, CA
This study analyzed the market demand and feasibility of market-rate for-sale lofts combined with Low Income Housing Tax Credit rental units. The project site is located in a transitioning industrial area, and the development will pioneer market-rate housing in this historic neighborhood. BAE assessed market demand, competitive supply, pipeline units, and resulting residual demand for the lofts. Our work also included recommendations for unit pricing and amenities.

Solano County Housing Element Update
County of Solano, CA
BAE is preparing the 2001 Solano County Housing Element update for this diverse area spanning aging urban neighborhoods to rapidly growing suburban communities to sparsely settled agricultural areas. BAE is conducting a comprehensive housing needs assessment and facilitating a series of public workshops at locations dispersed throughout the County to gain input directly from affected residents. BAE is also supervising a subcontractor who is conducting a physical housing conditions survey. Once data collection is complete, BAE will work with the County and its citizens to revise the policy and program components of the Housing Element to reflect the County’s new housing challenges, opportunities, and priorities.

Neighborhood Improvement Initiative Community Plan: 7^th Street & McClymonds
The San Francisco Foundation, CA
The Foundation contracted with BAE to prepare a comprehensive Community Plan and grant application to guide a six-year revitalization process for a portion of West Oakland, CA. BAE interacted extensively with a diverse citizens group to establish a project vision and a strategic action plan, including potential funding sources, implementation partners, budget, and timeline. The William and Flora Hewlett Foundation has committed $4.5 million in funding to implement the plan, recognizing its community support and innovative approaches to community revitalization.

Faculty and Staff Housing Needs Assessment
University of California at Irvine, CA
The University of California at Irvine is one of several campuses in the UC system slated for rapid growth in the next 10 years, leading to the need to recruit new faculty and staff against the backdrop of high housing prices in the local area. UC Irvine has facilitated faculty housing affordability by developed on-campus for-sale units at below-market prices. BAE was engaged to conduct a survey of all faculty and staff, including recent hires, in order to identify housing needs of faculty and staff households, current satisfaction with housing conditions, and interest in additional UC Irvine-sponsored housing projects. BAE prepared a detailed survey, which was distributed by email to all faculty and staff, with a web-response format. BAE tabulated and analyzed survey results, and prepared a report summarizing the findings.

Milpitas Housing Element
City of Milpitas, CA
BAE completed the Housing Element Update for this Silicon Valley community. Work involved a series of community meetings, a housing needs assessment, evaluation of housing conditions in selected parts of the city, and review and update of housing policies and actions to create additional affordable and market-rate housing units. The Milpitas Housing Element was certified by the State of California in 2002, and received a special commendation from the Department of Housing and Community Development.

Presidio Housing Reuse Strategy and Leasing Program
Presidio Trust, CA
BAE completed a comprehensive inventory and reuse analysis of the Presidio's 1,100+ existing housing units. To develop the reuse strategy, BAE evaluated structural conditions, rehab requirements, and infrastructure improvements. We also assessed the San Francisco rental housing market to establish likely rental rates by product type and floor plan. BAE then created a series of cash flow models, and recommended a set of leasing program options to maximize available improvement funds.

Salinas Inclusionary Housing Study
City of Salinas, CA
Salinas is a California Central Coast community that has experienced rapid growth and house price appreciation in recent years, as commute patterns expanded south from Silicon Valley. To accommodate growth, the City completed a General Plan update, with plans to annex land to create a series of New Urbanist residential communities. The rise in house prices, coupled with the expectation of substantial new development, stimulated the City to re-examine its inclusionary housing ordinance, which requires that 12 percent of new housing be priced for low income households. BAE was engaged to conduct the Study, which included consultation with stakeholders (developers, community leaders, and non-profit housing organizations), analysis of several prototype projects at different densities and combinations of below-market unit mixes, and recommended increased requirements to encourage affordable housing production for both rental and for-sale housing.

San Francisco Affordable Housing Study
City of San Francisco, CA
This study, commissioned by the Board of Supervisors, examines the issues surrounding affordable housing production in San Francisco, from rent control to zoning policies to development patterns. The study is being conducted in several phases. Phase I involves publication of a DataBook, profiling demographic, economic, and production trends and conditions for housing since 1980. For Phase II, BAE will create and administer citywide surveys of landlords and tenants to explore housing issues in more depth. After the results of the survey are analyzed, BAE will conduct special studies of certain housing topics at the direction of the Study Moderator.

Alameda Point Housing Reuse Feasibility Study
Alameda Reuse and Redevelopment Authority, CA
This study explored the potential reuse of 1,200 existing housing units at the former Naval Air Station Alameda. The study included a market analysis of all product types, a detailed physical assessment of housing condition and improvement needs, formulation of improvement cost budgets, and recommendations regarding sale, lease, and demolition.

Park Bellevue Apartments Due Diligence
One Harbor Place Associates, CA
For private investors, BAE prepared a market overview of market rents, vacancies, and tenant profiles during the due diligence phase of acquisition. Park Bellevue was a high-rise rental project located on Lake Merritt in Oakland, and the client was considering conversion to condominiums. The overview included a review of condominium conversion ordinances and research regarding planned supply in the surrounding area. This project has since been converted to condominiums, with some of the highest sale prices for multifamily units in the City of Oakland.

Dormitory Housing Renovation Strategy
University of the Pacific, CA
As part of the Master Plan process for University facilities, BAE analyzed the market competitiveness and potential demand for on-campus student housing. Work included rent surveys, financial analysis, and demographic analysis to identify market niches and recommendations for reconfiguring the University's mix of student apartments, suites, and traditional dormitories.

Santa Rosa Loft Market Study
The John Stewart Company, CA
This study, conducted for a private developer, examined the potential market demand for lofts in a large historic cannery building located in the Railroad Square area of downtown Santa Rosa. BAE analyzed recent demographic and market trends, including data for housing and office space. The developer is proceeding with project planning for this catalyst project, which will serve as a cornerstone to the continuing revitalization of Railroad Square.

Housing Assistance Strategy for CalWorks Participants
Contra Costa County, CA
This engagement, an innovative collaboration among social service and housing agencies, involved BAE analysis and facilitation of an advisory committee to develop a housing assistance strategy for CalWorks participants (welfare-to-work), so that securing permanent, affordable housing in this expensive market could be integrated into continued work success. BAE summarized housing need data, identified strategies to link service providers, and developed a five year detailed action plan for implementation.

Reno/Sparks Multifamily Rental Housing Market Survey
Nevada State Housing Division, NV
For the State of Nevada Housing Division, BAE completed the inaugural multifamily rental housing survey for the Reno/Sparks area. For this project, BAE developed an inventory of over 180 multifamily rental housing projects and conducted field research and telephone surveys to obtain data regarding unit mixes, rent ranges by unit size, vacancy rates, tenant mixes, and year built. BAE compiled the survey results into a summary report that the Housing Division utilized for the purposes of targeting its own housing programs and also made available to the public, developers, and other housing funders. The study objective was to develop an initial survey database, methodology, and report format to serve as the basis for annual surveys for the area that NHD conducts in-house. NHD completed its first update in 2001.

Vallejo Housing Element
City of Vallejo, CA
BAE prepared the Housing Element Update for Vallejo, a community impacted by pockets of decline as well as strong new market-rate suburban housing production. The Element was challenged by constrained land supply, a strained city budget, and other factors. BAE’s work included an assessment of housing needs, facilitation of an advisory committee, formulation of policies and programs to produce increased affordable housing supply, and publication of a final Housing Element document for certification by the State of California.

East Palo Alto Neighborhood Improvement Initiative Community Plan
The Peninsula Community Foundation
The Foundation has retained BAE to prepare the Community Plan and grant application for the Neighborhood Improvement Initiative. BAE will prepare a comprehensive plan reflecting an intensive six-month, community-based planning effort. This plan will guide community development and revitalization activities that have already received preliminary commitments for a total of $9 million in support from the William and Flora Hewlett Foundation and the Peninsula Community Foundation.

NeighborWorks Program Evaluation
Vallejo Neighborhood Housing Services, CA
BAE worked with this non-profit housing organization to evaluate the outcomes of a Pilot Grant provided to 11 groups across the U.S. In an effort to target multiple actions to a particular neighborhood, this housing organization collaborates with other agencies to conduct neighborhood blight assessments and clean-up days, provide homeownership loans and counseling, and selectively acquire and rehab blighted housing units. BAE’s work involved tracking baseline demographic, market, and physical conditions in the targeted neighborhoods prior to the NeighborWorks program, with repeated data collection and analysis at six month intervals for the duration of the two year program.

Downtown Sacramento Housing Feasibility Study
Sacramento Housing and Redevelopment Agency, CA
BAE completed a financial feasibility analysis and market overview for a portion of downtown Sacramento designated as a high-density housing corridor. The Study involved extensive evaluation of an office/housing linkage ordinance, a survey of existing downtown residents regarding their housing preferences, and financial feasibility analysis under different land cost scenarios.

Valdez Plaza Leasing and Financial Restructuring Analysis
Satellite Senior Homes, CA
Valdez Plaza provided congregate and assisted living units to low-income elderly residents in Oakland, CA. BAE conducted an analysis of historic marketing and leasing practices, and recommended a strategy to improve occupancy rates. BAE then analyzed the financial performance of the project, and recommended a series of steps to increase revenues and lower expenses, thereby eliminating project operating deficits.

Senior Housing Market Analysis
NCB Development and Elim Care, Inc., CA
This study analyzed potential market support for development of several types of senior housing on a site located amidst a built-out subdivision in Pleasanton, CA. The market analysis focused on assisted living project concepts, both at market-rate and affordable rent levels. In addition, the study explored market demand for two senior housing products offering less intensive services through independent living and congregate care.

Alma Place Market Analysis
Palo Alto Housing Corporation, CA
This project proposed to serve the "working poor" by providing small studio units in a three-story structure near downtown Palo Alto. BAE conducted a market study to demonstrate need for workforce studio units in one of the most expensive housing markets in the U.S., and assisted the non-profit developer in communicating the demographic profile of the target market to the City Council. Automobile ownership and potential traffic congestion were also profiled by the BAE analysis. The project opened successfully in Spring, 1998.

Napa County Housing Element Update
County of Napa, CA
BAE served as the economics consultant for the preparation of the Napa County Housing Element Update. This project assessed housing needs in a rapidly appreciating housing market, determined the financial feasibility of developing housing opportunities sites for affordable housing, and prepared a comprehensive set of Housing Element policies and programs. The Napa Housing Element addresses local, regional, and state housing objectives with the challenges of scare developable land and constraining land use policies.

Gateway/101 Residential Market Study
BRIDGE Housing Corporation, CA
For this 30-acre gateway site along Highway 101 in East Palo Alto, CA, BAE analyzed the market feasibility of developing single-family homes, duplexes and stacked flats for rent and for sale and made recommendations for product types, pricing and amenities. The study was completed as part of the master planning process for the site, which was one of the largest remaining undeveloped parcels in the Palo Alto area. Subsequently, both market rate and affordable housing projects have been successfully developed.

Redevelopment Agency Housing Strategy
Woodland Redevelopment Agency, CA
BAE prepared a 10-year strategy to maximize Agency resources to promote affordable housing. Our initial work included an evaluation of existing local residential real estate market conditions, the composition of local housing demand by detailed tenure and income segment, identification of unmet housing demand, and an assessment of Redevelopment Area housing conditions. BAE then evaluated numerous program options, recommended the most appropriate programs, prioritized actions, and developed a 10-year financing strategy which leveraged Agency and other funds. The final Housing Strategy identified programs, costs, funding sources, implementation actions, and parties responsible for implementation.

Affordable Housing Market Analyses
California Housing Finance Agency (CHFA)
BAE conducted a series of market studies for Sacramento region proposed affordable housing projects, including analysis of existing and projected market conditions, and quantification of existing pent-up demand for affordable housing. Projects completed to date include Duchow Way Family Homes, an 80-unit multifamily rental acquisition and rehabilitation project; and West Capitol Courtyard II, an expansion of an existing mixed-use affordable rental/retail project.

Housing Needs Assessment
City of Davis, CA
This study was conducted to support policy recommendations made by a Housing Task Force as part of the City of Davis General Plan Update process. The Needs Assessment analyzed a variety of housing issues including the effects of a proposed change in the inclusionary housing ordinance on overall development feasibility, the housing needs of special populations such as single parents and students, and overall progress made in affordable housing production since the last Housing Element.  

Affordable Rental Housing Feasibility Analysis
BRIDGE Housing Corporation, CA
BAE conducted a detailed market feasibility study for an affordable 120-unit rental project in the City of Napa. The study included analyzing existing and future market conditions, estimating housing demand at various levels of affordability and household sizes, identifying competitive supply, and assessing the relationship between market rents and LIHTC/tax-exempt bond rent levels.

Housing Discrimination Litigation Support
California Department of Fair Employment and Housing (DFEH)
BAE supported litigation of cases involving alleged discrimination in multifamily housing developments. BAE analyzed community housing tenure patterns and compared them with patterns found in DFEH subject housing projects, analyzed subject properties in relation to local market trends and conditions, and advised DFEH on state fair housing legal violations.

Economic Analysis of Inclusionary Housing Ordinance
Santa Cruz County, CA
BAE created a series of pro formas to analyze the financial feasibility of proposed revisions to the County's Inclusionary Housing Ordinance. Issues assessed included the impact of a "menu" approach to inclusionary housing requirements, the influence of project economies of scale on financial return, and the most appropriate method to calculate "in-lieu" fees for partial units.

Program Funding Database for Homeless Continuum of Care
Alameda County, CA
BAE served as financial consultant to a 38-member task force during this planning process. Our work involved developing a detailed database of all funding to finance homeless services within the cities and the county of Alameda. The database served as the basis for re-budgeting discretionary funds to improve services for homeless clients throughout the region.

Fort Howard Veterans Senior Housing Feasibility Analysis
Maryland Veterans Commission, MD
For the Maryland Veterans Commission, BAE tested the need for and feasibility of developing a nursing home for Maryland veterans. The analysis drew on detailed demographic analysis of Maryland veterans coupled with information about the need for assistance in activities of daily living as well as a detailed review of competitive private-market facilities. BAE also prepared a financial feasibility analysis to quantify the potential costs to the State and to individual veterans.