Project Management - RFP Response

UPHAMS CORNER | EQUITABLE DEVELOPMENT PLAN Responding to the Request for Proposals from the Pathways Home Collaborative

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204

Mofe ALLI Argelis GONZALEZ SAMOT Yingwen HE Mariana HINOJOSA Varand ONANY Zeineb SELLAMI

204 CONSULTING

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Equitable Uphams Corner Study Area

Figure 1

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but only five percent7 of housing stock is affordable at ELI levels. Nearly 40 percent of residents speak a language other than English at home and more than one in four are foreign-born.8

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Plan Process

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In July of 2017, the City of Boston released Imagine Boston 2030, the city’s first comprehensive plan in 50 years. The plan identifies Uphams Corner as an “Arts and Innovation District” and is in the process of disposing of several city owned parcels in the district, including the historic Strand Theatre, as part of that vision. In 2018 the City facilitated a community process regarding the future of Uphams Corner in the context of the disposal of these parcels in conjunction with a former bank building that had been acquired by the Dudley Street Neighborhood Initiative.

The Metropolitan Area Planning Council was also engaged by the City in 2018 to produce an Arts and Culture District Plan that evaluated potential revitalization options for the Strand Theatre along with an assessment of displacement vulnerability for Uphams Corner residents and businesses as a result of investment and real estate interest.

7

City of Boston Department of Neighborhood Development, 2018

8

US Census, ACS 2016

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

RFP RESPONSE OUTLINE

I. Team Qualifications

A. Introducing 204 Consulting - “About Us”

B. Team Bios & Expertise

C. Team Organizational Chart

p. 5

II. Scope & Approach | Proposal Narrative

p. 9

A. Project Scope

p. 10

B. Stakeholder Management Plan • Stakeholder Analysis • Stakeholder Map

p. 11

C. Approach & Delivery • KickOff • Phase 1 |Collecting Data: Public Health, Housing, Economic Development Pressures • Phase 2 |Defining Community Priorities: Wealth & Health • Phase 3 |Aligning Community Needs / Priorities with Development Opportunities • Phase 4 |Creating an Equitable Development Plan • Hand-Off

p. 14

p. 6 p. 6 p. 8

III. Communications Plan

p. 19

IV. Project Schedule

A. Simplified Schedule

B. Smartsheet Detailed schedule with task breakdown

p. 23

V. Detailed Budget

A. The Complete Package

B. Revised Estimate for Phases 1-3

p. 27

VI. Risk Management

p. 39

p.40 p.41

A. Internal Risks & Solutions (this is an internal document to 204 consulting) B. Potential Barriers & Solutions

p. 24 p. 25

p. 28 p. 34

N/A

VII. Other Documentation

(we recognize this as one of the RFP requirements but will not develop for the purpose of this assignment)

A. Example of at least one comparable equitable development plan B. Resumes & References

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I. TEAM QUALIFICATIONS

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

I. TEAM QUALIFICATIONS A. Introducing 204 Consulting - “About Us” 204 Consulting is a team of multidisciplinary experts. With several years of experience in the greater Boston Area, our community driven firm focuses on a deep understanding of each project’s unique context through research, analysis, and sincere engagement. Our multi-lingual team’s expertise ranges from project management, market analysis, affordable housing, economic development, to community outreach. We are passionate about community building and developing successful and equitable urban strategies.

B. Team Bios & Expertise 1. Zeineb Sellami | Project Manager (PM) Zeineb is an urban planner and architect who began her career working for an emerging architectural non-profit in NYC. Her responsibilities not only included architectural design but also creating frameworks for community workshops and stakeholder communications. She co-lead an initiative to create a comprehensive plan for De Soto, MO, with a focus on resilience and economic development. She previously worked as a consultant for various economic development plans and in many cases, has led the conceptual design delivery of urban development projects. Zeineb is also an adjunct professor at Boston University. She leads one of the Urban Planning studios, while pursuing research surrounding community planning processes. She launched 204 Consulting which quickly grew into a team of multidisciplinary experts.

2. Mariana Hinojosa | Assistant Project Manager (APM) Mariana began her career as a practicing urban planner in the NYC Economic Development Corporation.

Her work later transitioned to private consulting in coordinating housing and mega projects master planning around North America. In the past 8 years, Mariana has worked as a project manager and delivered various health and housing master plans in Massachusetts. Her expertise lies in client coordination and risk management. As a global citizen and native Spanish speaker, her previous work involved delivering political campaigning strategies and risk mitigation plans in Mexico and the United States.

3. Mofe Alli | Outreach & Project Implementation Coordinator Mofe practiced law for two years, where he worked primarily on M&A, capital markets and various types of financing transactions. He has gained substantial experience working for a consultancy services firm in Singapore, where he worked on redevelopment master plans for various African cities. After moving back to the Greater Boston Area, Mofe joined the Metropolitan Area Planning Council (MAPC) where he was part of the economic development team. Past experiences also include working as a private consultant advising and writing policy and grants.

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I. TEAM QUALIFICATIONS (continued) B. Team Bios & Expertise (continued)

4. Yingwen He | Economic Development, Housing & Public Health Coordinator Yingwen is a senior housing and public health advisor who has previously collaborated with Boston Medical Center and the Community Economic Development Assistance Corporation. She has experience overseeing project coordination with multiple stakeholders, where stakeholder management is key. Her expertise lies in affordable housing, market research, and stakeholder engagement processes.

5. Argelis Gonzalez Samot | Community Liaison / Outreach Coordinator Argelis is an urban planner specializing in equitable community development. In his hometown, he served as the Puerto Rico Promise Zone community liaison at Roosevelt Roads Naval Station in efforts to design and implement a regional economic development plan. He is a staunch supporter of community engagement and participatory planning to develop comprehensive and inclusive strategic plans that prioritize the interests of local communities. After moving to Boston 3 years ago Argelis worked as a community liaison with the Department of Housing and Urban Development designing and executing strategic plans with underserved communities to promote economic development and prevent the negative effects associated with neighborhood change.

6. Varand Onany | Analyst With his dual Urban Planning and Real Estate background, Varand has conducted comprehensive market assessments to inform real estate strategies. He previously worked as an independent planning and development analyst for several successful firms along the east and west coast. From Los Angeles, to New York, to Boston, his research, GIS and analytical skills, along with his passion for community engagement, provide the essential tools to engage with projects on a holistic level.

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

TEAM ORGANIZATIONAL CHART*

• BlueHub Capital

• The Community Economic Development • Boston Assistance Medical Corporation Center (BMC) (CEDAC)

our client

* please see team bios for further information

DORCHESTER BAY EDC

Dorchester Bay Neighborhood Loan Fund (DBNLF)

•The Corporation for Supportive Housing (CSH)

PATHWAYS HOME COLLABORATIVE

Lead

204 CONSULTING

PROJECT MANAGER Zeineb Sellami

ASSISTANT Project Manager Mariana Hinojosa

ECONOMIC DEVELOPMENT, HOUSING & PUBLIC HEALTH COORDINATOR

OUTREACH & PROJECT IMPLEMENTATION COORDINATOR

Yingwen He

ANALYST

Varand Onany

VOLUNTEERS (TBD)

to assist in community surveying & workshops as needed

Mofe Alli

OUTREACH

Argelis Gonzalez Samot

PART-TIME INTERN (TBD)

to act as secretary during meetings & assist our analyst with data evaluation

LEGAL COUNSEL From PHC

GRAPHIC DESIGNER

STUDENTS

to produce final report deliverable

to assist in data collection , outreach & workshops

(TBD)

(TBD)

For certain tasks, hiring external employees will be necessary to facilitate the project’s progress.

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II. SCOPE & APPROACH

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

II. SCOPE & APPROACH A. Project Scope The Pathways Home Collaborative (PHC) seeks a consultant to draft and support an Equitable Development Plan (EDP) in Uphams Corner, Dorchester, MA. PHC is comprised of finance, healthcare, housing and economic development experts including the Dorchester Bay Economic Development Corporation (DBEDC), BlueHub Capital (BHC), Corporation for Supportive Housing (CSH), Boston Medical Center (BMC), and the Community Economic Development Assistance Corporation (CEDAC). The equitable development plan is expected to layout a community informed and endorsed strategy to minimize negative neighborhood impacts and maximize positive benefits by leveraging the investment of scheduled real estate projects over the next 5 years. Rapid gentrification pressures to long-term residents of Uphams Corner are of great concern to the Collaborative. As such, over 10 months, 204 Consulting will develop and deliver a program that ensures capital investments will benefit the long-term residents of Uphams Corner, which have traditionally been low-income households of color.

In support of this goal, 204 Consulting will design and execute a work plan that responds to the needs and priorities of the community. This will entail: collecting quantitative and qualitative data that help identify the greatest needs of the community, working closely with the Collaborative, articulating community priorities and aligning them with the scheduled developments, formulating metrics to help match priorities with developments, laying out a strategy to integrate affordable and supportive housing production into housing development plans, among others. In addition to the work plan, 204 Consulting will deliver a data and evidence-based capital plan that advances equitable development and provides recommendations for implementation.

204 Consulting is committed to produce and deliver an equitable development plan that fully reflects the needs of the local community. It is the firm’s priority to engage all stakeholders and local residents in order to deliver the most comprehensive equity plan. Special emphasis will be given to the participation of the most vulnerable and disadvantaged members of the community such as the elderly, children, and disabled individuals, who are often left out of the planning process and are generally the first to be pricedout and displaced during neighborhood revitalization processes. As such, 204 Consulting will leverage all available resources to ensure that the long-term residents of Uphams Corner reap the benefits in all areas of the developing process, including jobs, housing, healthcare, and an overall improved quality of life.

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II. SCOPE & APPROACH (continued) B. Stakeholder Management Plan

Public

Non-profit

Elected

Private

Stakeholder Map We have identified several key stakeholders within the project who will have a vested interest and certain expectations within different sectors.

(The acronyms below are defined in the Stakeholder Analysis Spreadsheet)

Martin Walsh Mayor

Frank Baker City Councilor District 3

DSNI

COMMUNITY Dorchester Bay

Local Business & Property Owners

T. Schwartzberg BPDA

Religious Groups BlueHub Capital client

Uphams Corner Health Center

CSH client

HEALTH

BMC client

HOUSING Real Estate Developers

S. Dillon City of Boston A. Grace City of Boston

ECONOMIC DEVELOPMENT

CEDAC client UCMS

CULTURE

Uphams Corner Library

K. Elliot-Ortega City of Boston

Boston Public Library

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II. SCOPE & APPROACH (continued) B. Stakeholder Management Plan

Public

Non-profit

Elected

Private

Stakeholder Analysis | The following table will be shared with PHC. We have identified these key stakeholders and

anticipated their participation, roles and effects within the project. This spreadsheet is meant to be interactive, and will be reviewed throughout the different phases of the project.

Name of Stakeholder Dorchester Bay EDC Dorchester Bay Neighborhood Loan Fund (DBNLF)

Role in Community

Project Lead

Financial BlueHub Capital

Resources Provider

Role in Project

Client - Lead

Expectations

Economic Development Projects for Dorchester Bay Area

Client -

Request for investment to build

Collaborative

healthy communities

Importance (1-5)

5

5

Strategic Plan The Corporation for

and Financial

Client -

Request for investment and

Supportive Housing (CSH)

Resources

Collaborative

strategies

5

Provider The Community Economic

Financial

Development Assistance

Resources

Corporation (CEDAC)

Provider

Client Collaborative

Request investment for affordable housing, workforce development,

5

and early care and education

Healthcare Boston Medical Center

Provider and

Client -

(BMC)

Education

Collaborative

Request healthcare service

5

Affiliate 5TH Iglesia de Jesucristo El

Community

Bien Samaritano M I Corp.

Engagement

Uphams Corner Library Friends of the Library Al Rowda Mosque

Resource Center Community Engagement

Community Stakeholder Community Stakeholder Community Stakeholder

Help with communiti involvement during meetings, and to get a

3

sense of residents' needs Provides resources like internet, professional training, access to

2

Help with community involvement during meetings, and to get a

3

sense of residents' needs Provide insight into the healthcare

Uphams Corner Health

Healthcare and

Center

Education

Community Stakeholder

challenges faced by local residents, and how these can be

2

addressed in the equity plan

Alianza Civica-Cultural

Community

Centroamericana

Engagement

Upham’s Corner Main Street (UCMS) Dudley Street Neighborhood Initiative's

Helping neighborhood businesses thrive

Community Stakeholder Community Stakeholder

Assist with engagement and the participation of hispanic residents

3

Working closely with neighborhoods, residents,

3

businesses and partners

Uphams Corner | Equitable Development PlanWorking | RFP Response closely with Collaboration Community neighborhoods, residents, with community Stakeholder

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3

Upham’s Corner Main Street (UCMS) Dudley Street

neighborhood businesses thrive

Neighborhood Initiative's

Collaboration with community

(DSNI)

partners

Dorchester Bay

Partnership

Community Stakeholder Community Stakeholder Partnership with UCMS and DSNI

neighborhoods, residents,

3

businesses and partners Working closely with neighborhoods, residents,

3

businesses and partners Working closely with neighborhoods, residents,

2

businesses and partners Assisting with outreach, increasing

1 Community Stakeholder

Boston Public Library

participation of vulnerable groups and underrepresented populations

4

(i.e. children, elderly, disabled people, among others)

City Councilor, District 3

City Councilor,

Frank Baker

District 3

Community

Frank will be crucial in shaping the

Board Meetings;

content of public meetings and

Workshops

reviewing community feedback

Boston Planning and

Ted’s perspective on the area is

Development Agency (BPDA)

Senior Planner II

Senior Planner II, Ted Schwartzberg

Advisory

unique and critical in better

Capacity

understanding the realities and

Chief of Arts &

Advisory

Kara Elliott-Ortega

Culture

Capacity

Office of Economic Development Andrew Grace

4

needs of the local community

City of Boston,

City of Boston,

5

Input will be helpful in developing creative strategies to revitalize

2

Upham's Corner

Director of Economic & Strategic

Advisory

comprehensive blueprint to

Planning: Office

Capacity

promote economic, social and

Work in collaboration to create a

of Economic

3

educational opportunities

Development City of Boston Department

Chief of Housing

of Neighborhood Development

and Director of Neighborhood

Sheila A. Dillon

Development

Work in collaboration to provide

Advisory Capacity

strategies to improve Upham’s Corner through the development

3

of affordable and market-rate housing It will be crucial that the Equitable

Mayor Martin Walsh

Mayor

Advisory

Development Plan made by 204

Capacity

Consulting aligns with the various

5

plans, RFP and visions of the Mayor.

Valhalla Inc. Leon Family LLC The Pilgrim Church Ophir Shalom Mariana Realty Corp

Local Business Owner Local Business Owner Local Property Owner Local Business Owner Local Business Owner

Community Stakeholder

TBD

2

Community Stakeholder

TBD

2

Community Stakeholder

TBD

2

Community Stakeholder

TBD

2

Community Stakeholder

TBD

2

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

II. SCOPE & APPROACH (continued) C. Approach & Delivery KICKOFF 204 Consulting’s Project Manager, Zeineb Sellami, will introduce the entire 204 Consulting team and the scope of the project, to everyone from PHC. This will allow people to meet face to face and identify the point-persons for each task. This initial meeting will be immediately followed by the delivery methods agreement where the APM and Coordinators will discuss specific needs. Throughout the kick-off period, 204 Consulting will request data and information from PHC stakeholders.

Phase 1 | Collecting Data: Public Health, Housing and Economic Development Pressures 204 Consulting will produce a report, which will comprise of background research and an analysis of the existing conditions in Uphams Corner using the following methods:

1. Quantitative Methods

a. Spatial analysis of demographic changes

A set of demographics and built environment variables will be selected and mapped at the Census Tract level over a period of 20 years. This will provide an analysis of the evolution of Uphams Corner. A MultiCriteria Decision Analysis will be performed to determine what areas in Uphams Corners experienced the most neighborhood change.

The demographic variables we will examine include education attainment, race, median household income and unemployment rate. For the built environment, we will analyze property values, rent prices, land use and housing vacancy rates.

b. Systematic Social Observations System Social Observations are a proven way to directly observe the physical, social and economic characteristics of neighborhoods, one block at a time. Data with respect to land use, residential housing, commercial industrial buildings, drinking establishments, street conditions, number of security persons, physical condition of buildings, garbage, litter on the street or sidewalk among others will be collected.

2. Qualitative Methods

a. Background & Historic Review

A comprehensive review of Uphams Corner’s history and politics will be conducted, with the objective of connecting neighborhood change and future goals to specific historic events or policies.

Existing plans and documents will be reviewed to ensure that the equitable development plan aligns with the city’s broader goals and to expand access to funds and resources. As part of our first deliverable-Report I -- a comprehensive asset map will be generated in efforts to alleviate potential financial burdens associated with developing and implementing the equitable development plan. Also part of this report, 204 Consulting will support the Collaborative in producing a supportive housing density map documenting the location and characteristics of supportive housing spaces, along with an inventory of all supportive housing organizations in the area.

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

II. SCOPE & APPROACH (continued) C. Approach & Delivery (continued) b. Interviews We will conduct interviews with various institutions and long-term residents in Uphams Corner. A fixedquestion open-response approach will be adopted in order for interviewees to share their views and experiences. A fixed-question open-response approach asks all interviewees the same questions and accordingly, responses to each question can be categorized and worked with statistically.

c. Business Surveys

Surveys will be conducted with local businesses to understand the potential impacts that neighborhood change has had on them. A standard set of questions will be used, which will make it easier to compare the various responses of businesses in Uphams Corner.

The goal here is to track data related to income, housing, market dynamics, demographics, employment to develop metrics that measure gentrification and to monitor equitable economic development over time.

PHASE 2 | DEFINING COMMUNITY PRIORITIES: WEALTH AND HEALTH An analysis of the current and anticipated development and investment pipelines in Uphams Corner as well as the current trends in the real estate market will be undertaken. From this analysis, 204 Consulting will provide a report determining the extent to which the needs of the community will be met based on the potential investments coming into the neighborhood.

A Benchmark Analysis with similar neighborhood characteristics will also be explored to learn from past successes and failures. We will evaluate and learn from studies conducted in global cities that have developed equitable development plans. We will draw conclusions from these studies and tailor them to the uniqueness and socio-economic conditions of Uphams Corner.

PHASE 3 | ALIGNING COMMUNITY NEEDS/ PRIORITIES WITH DEVELOPMENT OPPORTUNITIES Outreach will be a critical part of this project as it is vital to developing rapport with the community. Formal and informal community meetings will be conducted regularly in which all stakeholders are encouraged to participate. It is essential that members from all sectors of the community are involved in these meetings; this includes: children, the elderly, people with disabilities and other disadvantaged groups.

As a Boston based firm with deep community ties, 204 Consulting will work in collaboration with neighborhood residents, institutions, community boards and community-based organizations to establish an Outreach Plan to identify challenges and opportunities in Uphams Corner.

The resident engagement phase will consist of outreach events, which will range from meetings with representatives of various Community Board Organizations and elected officials to workshops and visioning sessions with community members. There will be housing, public health and economic development workshops, where residents and community members can give valuable insights into the area and make recommendations for neighborhood improvements. Zeineb Sellami, as an adjunct professor at Boston University, will run a studio for City Planning and Urban Affairs graduate students at Boston University.

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

II. SCOPE & APPROACH (continued) C. Approach & Delivery (continued) Students in the studio will assist in various aspects of the community outreach process, and some may be retained as workshop facilitators (and will be compensated as such).

The resident engagement process coupled with our quantitative and qualitative methodology will enable us to set a clear vision and objectives for Uphams Corner. Through the resident engagement phase, we will identify crucial and urgent needs of Uphams Corner and structure these into goals. The resulting Outreach Plan will then lay out a vision for short and long-term economic development in Uphams Corner to bring more jobs, services, affordable housing and new facilities to the neighborhood.

PHASE 4 | CREATING AN EQUITABLE DEVELOPMENT PLAN The written portion of the equitable development plan will take place in parallel with the aforementioned sections. It will be treated as a live document, with changes being applied as additional information is compiled. The Equitable Development Plan will contain a capital plan and housing strategy, a public health and an economic development strategy. 204 Consulting will also deliver an implementation plan identifying policy items for implementation and potential sources of funding sources to implement items outlined in the equitable development plan. The action plan will include performance measures that provide guidance during the implementation phase.

Each section will have its creation period by 204 Consulting and review/feedback period by PHC. Meetings will be held after every review/feedback period to discuss changes and make adjustments.

A comprehensive implementation framework is critical to effectively launch and ensure the success of the Equitable Development Plan. 204 Consulting will ensure that the Equitable Development Plan takes into account all existing plans, regulations and ongoing projects in Uphams Corner and in the Greater Boston Region. Importantly, emphasis will be placed on transparency and accessibility to residents in Uphams Corner.

The 204 Consulting team will develop a final version that will be finalized with a graphic designer. The Equitable Development Plan will be delivered in print and in an electronic file.

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

II. SCOPE & APPROACH (continued) C. Approach & Delivery (continued) HAND-OFF 204 Consulting would like to ensure the continued success of this Equitable Development Plan (EDP) once our roles in the project come to an end. 204 will present PHC with a summary of the EDP along with an Execution Plan. The latter will be composed of recommendations and strategies for the client to ensure a successful transition of work and maintain the positive relationships formed with stakeholders in the community. The following components will be included in a Hand-Off Memo upon project completion: • A description of where and how transferred data is stored will be discussed. This will allow the client to have a clear understanding of the collection of files, images, data, and other information that was produced throughout the project.

• A series of identified future opportunities and potential barriers will be presented. PHC will be informed of foreseeable setbacks that may arise after 204 Consulting is not present. They will also be briefed on advantageous opportunities could further the projects success.

• A communications plan will be presented. Community and stakeholder engagement recommendations will be explained. 204 will also deliver a Press/Media strategy with key information that can be published once the EDP is delivered. The purpose of this is to avoid any type of misrepresentation of the project or conflict that can be detrimental to project implementation.

• Next Steps recommendations will be delivered encouraging PHC’s confidence on executing the EDP. • A synopsis of project outcomes will be presented along with a brief reflection on how the project’s goals were achieved.

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204

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III. COMMUNICATIONS PLAN

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

III. COMMUNICATIONS PLAN Main Point of Contact At 204 consulting we take the needs of our clients seriously. We strive to make ourselves available to questions, concerns and feedback throughout the length of the project.

• Mariana Hinojosa, Our Assistant Project Manager (APM), will be your primary point of contact. Mariana will lead bi-weekly phone meetings and coordinate internally in order to be aware of any developments to update.

Email: mhinojosa@204consulting.com Tel: (617)204-2044

Communications Protocol • 204 & PHC |204 Consulting and PHC will have regular face to face meetings. We will provide email updates, and be available by phone if needed. For clarity and organization practices, events related to scheduling, request of information, reports’ clarifications, and review/feedback would be confirmed through email by the corresponding coordinator and/or the APM (see Organizational Chart and Contact Information sheet for areas of expertise).

• 204 & Stakeholders |204 will communicate with stakeholders throughout the project. We will provide the client with a running spreadsheet of stakeholders’ contact information and their role within the project.

Further, 204 will participate in monthly reviews of the client’s online engagement platform and assess the extent of community engagement in response to the future Economic Development Plan. An update of such engagement will be provided to PHC in bi-weekly meetings and/or phone calls.

Meetings We strive to engage with our clients in a collaborative process.

• Bi-weekly phone or video conference meetings will be held in order to update PHC of our progress and discuss any new developments. These meetings can range anywhere from 20 minutes to an hour, depending on necessity.

• Review meetings: Reports I & II, which act as drafts to be incorporated within the Equitable Development Plan (EDP), will be submitted to clients for review. A meeting will be held in person at one of PHC’s offices a week after electronic submission. In this meeting, PHC will have the opportunity to ask clarification questions, review the deliverable, and give feedback and suggestions to 204 Consulting.

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III. COMMUNICATIONS PLAN (continued) Information Sharing We aim for transparency and open communication in order to achieve the best possible results.

• All collective files and data should be uploaded to the shared drive in order to archive all information.

204 Consulting encourages that files are not deleted from the drive in order to prevent loss of information.

We advise clear identification of the date of creation of each file. A protocol regarding file and folder naming and archiving systems will be shared with PHC during project KickOff. When reviewing and commenting on work produced by 204, we would highly appreciate them being sent to us via e-mail in a separate commented document. This will allow 204 to gain swift understanding of potential changes to be made on report and drafts.

• Confidential information sent by email to the APM will be marked as such in the email heading and within the document itself.

Deliverables • Reports and EDP drafts will be sent by email as PDF files and uploaded to the drive. Final Reports drafts will also be delivered in print after review periods.

The final EDP draft will be uploaded to the drive. Additionally, 10 professional prints will be provided at the last meeting.

External Communication • In the event that external parties reach out for information, 204 will not respond and will redirect the call or email to client. Public Relation strategy on the project will be executed by PHC.

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204 CONSULTING | CONTACT INFORMATION Name

Position

Contact info

Areas of Expertise

Zeineb SELLAMI

Project Manager

z.sellami@204consulting.com

• Project Management • Community Engagement

(323)448-5482

• Project Delivery • Architectural & Urban Design • Economic Development Mariana

Assistant Project

mhinojosa@204consulting.com

HINOJOSA

Manager

(617)204-2044

• Master planning • Project Management • Risk management

Mofe ALLI

Outreach

malli@204consulting.com

& Project

(617)204-2404

• Real Estate Development • Market Analysis

Implementation Coordinator Yingwen HE

• Policy Analysis & Grant writing • Legal Due Diligence

Economic

yhe@204consulting.com

• Affordable Housing

Development,

(646)220-1215

• Public Health

Housing & Public

• Market Research

Health

• Stakeholder Engagement

Coordinator Argelis

Community

agonzalez@204consulting.com

GONZALEZ

Liaison /

(617)204-2004

Varand ONANY

• Community/stakeholder engagement

Outreach

• Community Organizing

Coordination

• Urban Strategist

Analyst

vonany@204consulting.com

• Financial feasibility analysis

(617)204-4242

• Community and Economic Impact Analysis • GIS Analysis

1

IV. SCHEDULE

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

IV. PROJECT SCHEDULE A. Simplified Schedule The project will be divided into six steps over the course of 10 months. We will begin with a two-week Kickoff period, followed by four main project phases. Phases 1 and 2 will primarily focus on data procurement and evaluation. Phase 3, which will commence informally in Week 4 consists of community outreach. A series of theme-based Workshops will be scheduled during this phase. The Equitable Development Plan will be assembled throughout Phase 4. Finally, a Hand-Off meeting will take place one week after final project delivery.

The following diagram indicates the project’s general timeline. It highlights the beginning and end of each phase and shows major meetings, workshops, and deliverables. A more detailed schedule broken down by each individual task will be shared with PHC via Smartsheet.

Please refer to Section V of this report to view a more detailed task breakdown that might be useful to better understand our budgeting and organizational strategy.

B. Smartsheet Detailed schedule with task breakdown A detailed schedule is available for viewing on Smartsheet.

Uphams Corner | Equitable Development Plan | RFP Response

p.24

DBNLF

1

2

3

4

5

6

7

8

Report I Delivery

OUTREACH PLAN Presentation

Report II Delivery

WORKSHOP Economic Development

WORKSHOP Public Health

WORKSHOP Housing 2

WORKSHOP Housing 1

WORKSHOP Policy

OUTREACH RESULTS Presentation

POLICY + IMPLEMENTATION Meeting

40 41

HAND-OFF MEETING

Equitable Development Plan FINAL DELIVERABLE

PUBLIC HEALTH + ECON. DVPT. Meeting

CAPITAL PLAN + HOUSING STRATEGY Meeting

MEMO Meeting

9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

Timeline, Meetings, Deliverables

PROJECT SCHEDULE

KICKOFF PHASE 1 | COLLECTING DATA : PUBLIC HEALTH, HOUSING, AND ECONOMIC DEVELOPMENT PRESSURES PHASE 2 | DEFINING COMMUNITY PRIORITIES : WEALTH AND HEALTH PHASE 3 | ALIGNING COMMUNITY NEEDS/PRIORITIES WITH DEVELOPMENT OPPORTUNITIES PHASE 4 | EQUITABLE DEVELOPMENT PLAN DELIVERY HAND-OFF

CSH

Kickoff one-to-one

CEDAC

Kickoff one-to-one

BMC

Kickoff one-to-one

BlueHub Capital

Kickoff one-to-one

Kickoff one-to-one

0

week

p.25

A note regarding the BUDGET (not included in RFP) As unseasoned future project managers, we began this assignment perhaps “naively” hoping to fulfill the requirements of this RFP within the $35,000 budget. We were in fact committed to finding a way to “crunch the numbers”, re-iterating the budget several times.

Unfortunately, we realized that under the circumstances of this project, $35,000 dollars is simply insufficient and unsustainable for a for-profit consulting firm.

We decided to maintain our status as a for-profit firm and propose two more viable solutions to the client. Either increase our budget to $110,000 (which we realize may still be insufficient) or accept that we only provide 1/3 of the work for $45,000, with the option to continue once further funding is secured.

In retrospect, the project would have been more viable, had we approached this RFP as a non-profit entity. As a non-profit, we would have been able to independently apply for additional grant funding or rely on donations to cover primary expenses. This way, PM, APM, and Coordinator salaries may already be accounted for, leaving sufficient amounts of the budget available to hire external employees and students, and organize workshops.

........

........

204

........

V. BUDGET

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

V. DETAILED BUDGET A. $110,000 | The Complete Package 204 Consulting is proposing the completion of the Uphams Corner Equitable Development Plan for a total budget of $110,000. As a for-profit firm responding to PHC’s request, we unfortunately cannot deliver an equitable plan with regards to our standards of practice and our employees for less than that amount.

Below the estimated costs per task are defined according to the number of hours required to fullfill each task. The budget is split into the different phases as defined in the project schedule.

We understand that PHC may not have sufficient funding for the following breakdown. Therefore, Part B of this Section proposes the completion of Phase 1 to the beginning of Phase 3 for a partial increase of the initially allocated $35,000. We believe that the204 subsequent deliverables (Reports 1 & 2) from these phases CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb will allow PHC to apply for more funding opportunities. In turn, this will guarantee 204 SELLAMI continued implication within the project’s development. It is important to note that the time for project’s completion may be extended if we would have to wait for more funding. 204 will advise PHC on howDETAILED to maintain community BUDGET and stakeholder communication in case the project is halted during fundraising.

204 CONSULTING KICKOFF

$4,920

PHASE 1

$21,050

PHASE 2

$8,740

PHASE 3

$25,300

PHASE 4

$21,347

TOTAL BUDGET

Project Manager (PM)

$200

Assistant Project Manager

$150

(APM) Coordinator (C)

$2,595

HAND-OFF

Hourly Rate

$106,992

$135

Analyst (A)

$90

Part-time Intern (I)

$50

Students (S)

$20

Graphic Designer (GD)

$22

(including overhead, contingency & communications)

Volunteers (V)

PROJECT PHASES & TASK BREAKDOWN

hours

$0 $200

204 Hired — Legal Counsel

Hours per person

Expected

(person)*hours

Cost

KICKOFF (2 weeks) Stakeholder Meetings | One-to-one Introductions and Understanding the project

5

204 meets PHC

PM*(5) All 204 staff*(3)

Communication Agreement and Schedule Proposal

3

Defining Delivery Methods Meeting

1 APM+C*(1)

Contract review by legal advisor

5 Legal Counsel*(5) 0.5 PM*(0.5)

Contract Signing

14.5

TOTAL KICKOFF

$1,000 $2,535 $285 $1,000 $100 $4,920

Phase 1: Collection of Data | Public Health, Housing, and Economic Development Pressures (11 weeks) Corner | Equitable Development Plan | RFP Response Data Delivery period byUphams Stakeholders

Data Evaluation and Analysis

24 A+S*(24)

p.28

$2,640

$21,347

PHASE 4 HAND-OFF

$2,595

Analyst (A)

$90

Part-time Intern (I)

$50

Students (S)

$20

204 CONSULTING

$22

Graphic Designer (GD) $106,992 TOTAL BUDGET Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI (including overhead, Volunteers (V) contingency & communications)

$200

204 Hired — Legal Counsel

V. DETAILED BUDGET (continued)

$0

A. $110,000 | The Complete Package PROJECT PHASES & TASK BREAKDOWN

hours

Hours per person

Expected

(person)*hours

Cost

KICKOFF (2 weeks) Stakeholder Meetings | One-to-one Introductions and Understanding the project

5

204 meets PHC

PM*(5) All 204 staff*(3)

Communication Agreement and Schedule Proposal

3

Defining Delivery Methods Meeting

1 APM+C*(1)

Contract review by legal advisor

5 Legal Counsel*(5) 0.5 PM*(0.5)

Contract Signing

14.5

TOTAL KICKOFF

$1,000 $2,535 $285 $1,000 $100 $4,920

Phase 1: Collection of Data | Public Health, Housing, and Economic Development Pressures (11 weeks) Data Delivery period by Stakeholders Data Evaluation and Analysis

24 A+S*(24)

$2,640

Interviews with institutions & long-term residents

10 C*(10)

$1,350

6 A*(6)

Surveys with local business owners

$540

REPORT I draft: delivery process 24 A*(24)

REPORT I | Data Draft: design and edit

204 CONSULTING REPORT I

4 C*(4)

$2,160 $540

ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana |Mofe Data Draft : Data Presentation and Next Steps HINOJOSA, Varand ONANY, Zeineb SELLAMI

of Data Collection - meeting

Collaborate Collection of Data Scheduling Meetings and Community Outreach

28 S*(28)

$560

1 of 5

14 C*(14)

$1,890

24 A*(24)

$2,160

12 C*(12)

$1,620

Field Research and Community Data Collection

70 S*(70)

$1,400

Evaluation of Gathered Data

30 A*(30)

$2,700

15 C*(15)

$2,025

Survey and Metric Design

REPORT I Delivery Process REPORT I | DATA update: meeting and presentation 2

internal

APM+C*(2)

$570

Stakeholder Feed Back | Possible changes to REPORT I REPORT I | DATA: Design and Edit and Print

4 A*(4)

$360

REPORT I Delivery

2 PM+C*(2)

$535

269

TOTAL PHASE 1

Phase 2: Defining Community Priorities | Wealth and Uphams Corner | Equitable Development Plan | RFP Response Health

(27 weeks)

$21,050

p.29

REPORT I Delivery Process REPORT I | DATA update: meeting and presentation

204 CONSULTING

internal

2

APM+C*(2)

$570

Stakeholder FeedArgelis BackGONZALEZ | PossibleSAMOT, changes to REPORT I Mofe ALLI, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI REPORT I | DATA: Design and Edit and Print REPORTBUDGET I Delivery (continued) V. DETAILED

4 A*(4)

$360

2 PM+C*(2)

$535

269

TOTAL|PHASE 1 A. $110,000 The Complete Package

$21,050

Phase 2: Defining Community Priorities | Wealth and Health (27 weeks) Data Collection: Real Estate Projects and Improvement Projects | Other Investors Meetings with Stakeholders, Developers, Investors, and 7

City

2,C*(7)

42 A+S*(24)

Data Evaluation

$1,890 $4,620

• Evaluating Possible Investment and Development of Next 5 Years • Evaluation of Procurement and Delivery Process of Projects • Evaluation of Management and Operation of Projects (5 years or more) • Defining Priorities and Collaborations with Developers and Stakeholders • Benchmark Analysis : Similar Cases Studies REPORT II delivery process REPORT II | DRAFT — Conceptual EDP and Strategies (design and edit)

4

REPORT II | DRAFT MEETING — Conceptual EDP and Strategies (internal204 meeting) CONSULTING

4

A*(4) C+A*(4)

Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI 2 APM*(2)

$360 $900 $300

Stakeholder Feed Back | Possible changes to REPORT II REPORT II | Conceptual Equitable Development Plan and Strategies: Design, Edit, and Print

0

REPORT II Delivery

2 PM+C*(2) 59

TOTAL PHASE 2

$670

2 of 5

$8,740

Phase 3: Aligning Community Needs/Priorities with development Opportunities (7 weeks) $5,620

Developing OUTREACH PLAN Designing OUTREACH PLAN

Presentation of OUTREACH PLAN to PHC

33 A*(33)

$2,970

15 C*(15)

$2,025

2 PM*2

$400

1 C+A*(1)

$225

PHC Feedback | Possible changes to OUTREACH PLAN OUTREACH PLAN Execution • Design and edit presentations for community groups and organizations

$4,995 24 A*(24)

$2,160

• Design of surveys and metric system to evaluate

Uphams Corner | Equitable Development Plan RFP Response 24 |A*(24)

community meetings and workshops

$2,160

p.30

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

204 CONSULTING REPORTMofe II | Conceptual Equitable Development Plan and HINOJOSA, Varand ONANY, Zeineb SELLAMI ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana Strategies: Design, Edit, and Print

0

2 PM+C*(2)

REPORTBUDGET II Delivery (continued) V. DETAILED

59

TOTAL PHASE 2

A. $110,000 | The Complete Package

$670 $8,740

Phase 3: Aligning Community Needs/Priorities with development Opportunities (7 weeks) $5,620

Developing OUTREACH PLAN Designing OUTREACH PLAN

Presentation of OUTREACH PLAN to PHC

33 A*(33)

$2,970

15 C*(15)

$2,025

2 PM*2

$400

1 C+A*(1)

$225

PHC Feedback | Possible changes to OUTREACH PLAN OUTREACH PLAN Execution

$4,995

• Design and edit presentations for community groups and organizations • Design of surveys and metric system to evaluate community meetings and workshops

24 A*(24) 24 A*(24) 5 C*(5)

• Training student facilitators

$2,160 $2,160 $675

Community Outreach • Sent out REPORT I & II to community leaders Request of feedback • Planning and Scheduling of Community Workshops and Meetings

2 C*(2)

$270 $3,425

5 Equitable Development Workshops • Housing 1 • Housing 2 • Public Health • Economic Development • Policy Recommendations Summary

5 A+S*(5)

$550

1 C*(1)

$135

5 A+S*(5)

$550

1 C*(1)

$135

5 A+S*(5)

$550

1 C*(1)

$135

5 A+S*(5)

$550

1 C*(1)

$135

5 A+S*(5)

$550

1 C*(1)

$135 $11,260

OUTREACH PLAN: Evaluation Workshops and Meetings Evaluation 204 CONSULTING

16 A*(16)

$1,440

8 C*(8)

$1,080

Mofe ALLI,Recommendations Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI 15 C*(15) Generating Policy

4 APM*(4) Conceptual Integration of Housing Strategy

$2,025 $600

30 A*(30)

$2,700

15 C*(15)

$2,025 3 of 5

Design and Create presentation of Outcomes

8 Analyst (8)

$720

Presentation of OUTREACH PLAN's Results to stakeholders

2 PM+C*(2)

$670

191

TOTAL PHASE 3

Uphams Corner | Equitable Development Plan | RFP Response

Phase 4: Creating an Equitable Development Plan

$25,300 p.31

Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

Conceptual Integration of Housing Strategy204 CONSULTING

30 A*(30)

$2,700

15 C*(15) Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI$2,025 Design and Create presentation of Outcomes

V. DETAILED BUDGET (continued) Presentation of OUTREACH PLAN's Results to stakeholders

8 Analyst (8) 2 PM+C*(2) 191

TOTAL|PHASE 3 A. $110,000 The Complete Package

$720 $670 $25,300

Phase 4: Creating an Equitable Development Plan (9 weeks) Equitable Development Planning Memo

2 APM*(2)

$300

Stakeholder Feedback Period $12,255

Equitable Development Plan • Capital Plan

12 A+C*(12)

$2,700

• Housing Strategy

12 A+C*(12)

$2,700

MEETING | Capital Plan and Housing Strategy Review and Feedback

1.5 PM+APM+C*(1.5)

$728

Stakeholder Feedback Period • Public Health Strategy

12 A+C*(12)

$2,700

• Economic Development Strategy

12 A+C*(12)

$2,700

MEETING | Public Health and Economic Dev. Strategies Review and Feedback

1.5 PM+APM+C*(1.5)

$728

Stakeholder Feedback Period $6,128

Implementation • Policy Recommendations

12 A+C*(12)

$2,700

• Governance

12 A+C*(12)

$2,700

MEETING | Implementation Review and Feedback

1.5 PM+APM+C*(1.5)

$728

Stakeholder Feedback Period (Suggested) Urban Design Guidelines and Historic Preservation Strategy $2,664

Update and Edit Equitable Development Plan Graphic Design Edit and Print

77 GD*(77) 2 PM+APM+C*(1.5)

Equitable Development Plan Delivery

$1,694 $970

(Suggested) Advertising Deliverables 157.5

TOTAL PHASE 4

$21,347

HAND-OFF (1 week) Prepare Hand-Off Memo 204 Internal Meeting to discuss potential opportunities & barriers

3 C*(3) 2 All 204 staff*(2)

MEETING | PM to meet with PHC

2 PM*(2)

TOTAL HAND-OFF

7

$405 $1,250 $400 $2,055

4 of 5

Uphams Corner | Equitable Development Plan | RFP Response

p.32

Stakeholder Feedback Period (Suggested) Urban Design Guidelines and Historic Preservation Strategy

204 CONSULTING

$2,664

Update and Edit Equitable Development Plan

Mofe ALLI, Argelis GONZALEZ Varand ONANY, Zeineb SELLAMI Graphic Design Edit and Print SAMOT, Yingwen HE, Mariana HINOJOSA, 77 GD*(77) $1,694

2 PM+APM+C*(1.5)

Equitable Development Plan Delivery

V. DETAILED BUDGET (continued) (Suggested) Advertising Deliverables TOTAL PHASE 4 A. $110,000 | The Complete Package

157.5

$970 $21,347

HAND-OFF (1 week) 3 C*(3)

Prepare Hand-Off Memo 204 Internal Meeting to discuss potential opportunities & barriers MEETING

204 CONSULTING

2 All 204 staff*(2)

ALLI, Argelis GONZALEZ Varand ONANY, Zeineb SELLAMI 2 PM*(2) |Mofe PM to meet with PHC SAMOT, Yingwen HE, Mariana HINOJOSA,

7

TOTAL HAND-OFF

$405 $1,250 $400 $2,055

4 of 5 $83,952

TOTAL BUDGET FOR ALL PHASES Added Costs

$16,790

Contingency (20% of total budget) Bi-Weekly phone calls

15 APM*(15)

Overhead (Smartsheet, Office expenses, Rent, Print, etc.)

$2,250 $4,000 $23,040

TOTAL ADDED

FINAL EXPECTED BUDGET

$106,992

204 Consulting has developed this budget with our best understanding of the required tasks needed to ensure a successful Equitable Development Plan. We encourage collaborative discretion and input from our client.

Uphams Corner | Equitable Development Plan | RFP Response

p.33

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

V. DETAILED BUDGET (continued) B. $45,000 | Phase 1 to start of Phase 3 204 Consulting is proposing the completion of KickOff, Phase 1, Phase 2, the beginning of Phase 3, and Hand-Off, for the Uphams Corner Equitable Development Plan for a total budget of $45,000.

204 would proceed with Kick-Off as planned. Phase 1 and 2, which consist primarily of research and analysis, will cumulate into two reports. It is our goal that these resulting reports allow PHC to apply for additional funding, thus ensuring the project’s successful completion for an additional $65,000.

204 will also deliver the Outreach Plan from Phase 3, which is comprised of a description and detailed schedule of proposed community engagement events.

DETAILED BUDGET - 45 000

Below is a general breakdown for the cost of each phase.

KICKOFF

$4,720

PHASE 1

$17,641

PHASE 2 PHASE 3 HAND-OFF TOTAL BUDGET

(including overhead, contingency & communications)

Hourly Rate

204 CONSULTING

$6,976 $25,300 $2,595 $45,108

Project Manager (PM)

$200

Assistant Project Manager (APM)

$150

Coordinator (C)

$135

Analyst (A)

$90

Part-time Intern (I)

$50

Students (S)

$12

Graphic Designer (GD)

$22

Volunteers (V)

$0

Abcdef corresponds to line items that cannot be guaranteed for this budget

204 Hired — Legal Counsel

PROJECT PHASES & TASK BREAKDOWN

hours

Hours per person (person)*hours

$200

Expected Cost

KICKOFF (2 weeks) Stakeholder Meetings | One-to-one Introductions and Understanding the project

4

204 meets PHC

PM*(4) All 204 staff*(3)

Communication Agreement and Schedule Proposal

3

Defining Delivery Methods Meeting

1 APM+C*(1)

Contract review by legal advisor

5 Legal Counsel*(5) 0.5 PM*(0.5)

Contract Signing

13.5

TOTAL KICKOFF

$800 $2,535 $285 $1,000 $100 $4,720

Phase 1: Collection of Data | Public Health, Housing, and Economic Development Pressures (11 weeks) Data Delivery period by Stakeholders Data Evaluation and Analysis

24 A+S*(24)

$2,448

Interviews with institutions & long-term residents

5 C*(10)

$675

Surveys with local business owners

3 A*(6)

$270

REPORT I draft: delivery process REPORT I | Data Draft: design and edit

24 A*(24) 4 C*(4)

$2,160 $540

REPORT I | Data Draft : Data Presentation and Next Steps of Data Collection - meeting

Uphams Corner | Equitable Development Plan | RFP Response Collaborate Collection of Data Scheduling Meetings and Community Outreach

14 S*(28)

p.34 $168

TOTAL BUDGET

(including overhead, contingency & communications)

$45,108

Students (S)

$12

Graphic Designer (GD)

$22

Volunteers (V)

$0

204 CONSULTING

Abcdef corresponds to line items that cannot be

Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI 204 Hired — Legal Counsel

guaranteed for this budget

$200

V. DETAILED BUDGET (continued) B. $45,000 | Phase start of Phase 3 PROJECT PHASES1& to TASK BREAKDOWN

Hours per person

hours

(person)*hours

Expected Cost

KICKOFF (2 weeks) Stakeholder Meetings | One-to-one Introductions and Understanding the project

4

204 meets PHC

PM*(4) All 204 staff*(3)

Communication Agreement and Schedule Proposal

3

Defining Delivery Methods Meeting

1 APM+C*(1) 5 Legal Counsel*(5)

Contract review by legal advisor

0.5 PM*(0.5)

Contract Signing

13.5

TOTAL KICKOFF

$800 $2,535 $285 $1,000 $100 $4,720

Phase 1: Collection of Data | Public Health, Housing, and Economic Development Pressures (11 weeks) Data Delivery period by Stakeholders Data Evaluation and Analysis

24 A+S*(24)

$2,448

Interviews with institutions & long-term residents

5 C*(10)

$675

Surveys with local business owners

3 A*(6)

$270

REPORT I draft: delivery process REPORT I | Data Draft: design and edit

24 A*(24)

$2,160

4 C*(4)

$540

14 S*(28)

$168

REPORT I | Data Draft : Data Presentation and Next Steps of Data Collection - meeting Collaborate Collection of Data Scheduling Meetings and Community Outreach

14 C*(14) Survey and Metric Design

$1,890

12 A*(24)

$1,080

12 C*(12)

$1,620

Field Research and Community Data Collection

50 S*(70)

$600

Evaluation of Gathered Data

30 A*(30)

$2,700

15 C*(15)

$2,025

REPORT I Delivery Process REPORT I | DATA update: meeting and presentation internal

2 APM+C*(2)

$570

4 A*(4)

$360

Stakeholder Feed Back | Possible changes to REPORT I REPORT I | DATA: Design and Edit and Print

1

REPORT I Delivery

2 PM+C*(2) 215

TOTAL PHASE 1

$535 $17,641

Phase 2: Defining Community Priorities | Wealth and Health (27 weeks) Data Collection: Real Estate Projects and Improvement Projects | Other Investors Meetings with Stakeholders, Developers, Investors, and City Data Evaluation

7 2,C*(7)

$1,890

28 A+S*(24)

$2,856

• Evaluating Possible Investment and Development of Next 5 Years • Evaluation of Procurement and Delivery Process of Projects • Evaluation of Management and Operation of

Uphams Corner | Equitable Development Plan | RFP Response Projects (5 years or more) • Defining Priorities and Collaborations with

p.35

204 CONSULTING

REPORT I Delivery Process

REPORT IMofe | DATA update: andSAMOT, presentation internal APM+C*(2) 2 Varand ALLI, Argelismeeting GONZALEZ Yingwen HE, Mariana HINOJOSA, ONANY, Zeineb SELLAMI

$570

Stakeholder Feed Back | Possible changes to REPORT I REPORT I | DATA: Design and Edit and Print V. BUDGET (continued) REPORT I Delivery

B. $45,000 | PHASE Phase TOTAL 1 1 to start of Phase 3

4 A*(4)

$360

2 PM+C*(2)

$535

215

$17,641

Phase 2: Defining Community Priorities | Wealth and Health (27 weeks) Data Collection: Real Estate Projects and Improvement Projects | Other Investors Meetings with Stakeholders, Developers, Investors, and City Data Evaluation

7 2,C*(7)

$1,890

28 A+S*(24)

$2,856

• Evaluating Possible Investment and Development of Next 5 Years • Evaluation of Procurement and Delivery Process of Projects • Evaluation of Management and Operation of Projects (5 years or more) • Defining Priorities and Collaborations with Developers and Stakeholders • Benchmark Analysis : Similar Cases Studies REPORT II delivery process REPORT II | DRAFT 4

— Conceptual EDP and Strategies (design and edit) REPORT II | DRAFT MEETING

4

— Conceptual EDP and Strategies (internal meeting)

A*(4) C+A*(4)

2 APM*(2)

$360 $900 $300

Stakeholder Feed Back | Possible changes to REPORT II REPORT II | Conceptual Equitable Development Plan and 0

Strategies: Design, Edit, and Print

2 PM+C*(2)

REPORT II Delivery TOTAL PHASE 2

$670

59

$6,976

33 A*(33)

$2,970

15 C*(15)

$2,025

Phase 3: Aligning Community Needs/Priorities with development Opportunities (7 weeks) Developing OUTREACH PLAN Designing OUTREACH PLAN

Presentation of OUTREACH PLAN to PHC

2 PM*2

$400

1 C+A*(1)

$225

PHC Feedback | Possible changes to OUTREACH PLAN $5,620

TOTAL PHASE 3 HAND-OFF (1 week) Prepare Hand-Off Memo

3 C*(3)

$405

2 Uphams Corner | Equitable Development Plan | RFP Response

p.36

development Opportunities (7 weeks) Developing OUTREACH PLAN

204 CONSULTING

Designing OUTREACH PLAN

33 A*(33)

$2,970

15 Varand C*(15) ONANY, Zeineb SELLAMI $2,025 Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Presentation of OUTREACH PLAN to PHC

V. BUDGET (continued)

2 PM*2

$400

1 C+A*(1)

$225

PHC Feedback | Possible changes to OUTREACH PLAN

B. $45,000 | Phase 1 to start of Phase 3 TOTAL PHASE 3

$5,620

HAND-OFF (1 week) Prepare Hand-Off Memo

3 C*(3)

204 Internal Meeting to discuss potential opportunities &

2 All 204 staff*(2)

barriers MEETING | PM to meet with PHC

2 PM*(2)

TOTAL HAND-OFF

7

TOTAL BUDGET FOR ALL PHASES

2

$405 $1,790 $400 $2,595 $37,552

Added Costs Contingency (12% of total budget)

$4,506 7 APM*(15)

Bi-Weekly phone calls

$1,050

Overhead (Smartsheet, Office expenses, Rent, Print, etc.)

$2,000

TOTAL ADDED

$7,556

FINAL EXPECTED BUDGET

$45,108

Uphams Corner | Equitable Development Plan | RFP Response

p.37

........

........

204

........

VI. RISK MANAGEMENT

204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

VI. RISK MANAGEMENT A. Internal Risks This section was produced for the purpose of our assignment. It would not be included in the RFP Proposal and would not be shared with the client.

As a group, we have identified the following Internal Risks : • Miscommunication between PHC & 204 Consulting In order to avoid miscommunication, we will strive towards transparency and open communication as delineated in our Communications Plan. We also want to ensure that PHC remains “up to speed” in terms of data delivery and draft reviews. > To ensure that information is exchanged in a timely manner, 204 will send reminders before things are due. We will also send meeting minutes and recaps and “to-do’s” for future meetings.

• In-House Risks (computers crashing, point-person gets sick, schedule delays, etc.)

In order to avoid a scenario in which an absent team member leads to confusion surrounding files, information, or deliverables, the roles within 204 Consulting will be clearly defined. > Team Coordinators will write up brief weekly or bi-weekly memos to document the status of their assigned tasks. This way, each task receives the support of more than one team member. More importantly, if someone gets sick, there is a record of the task’s progress, ready to be pursued by another team member.

• Schedule In order to avoid unforeseen delays (both internal & external), 204 will commit to creating a viable project schedule. > Float has been built into the schedule of each task. By developing a detailed project schedule, float and contingency planning are clearly defined.

Additionally, • Scope > In order to avoid scope creep, scope is to be clearly defined at the project’s inception, even if this takes more time than anticipated (hence the advantage of building float into the schedule). Once the scope of the project is defined, this does not necessarily mean that it cannot be revised. Should any major roadblocks occur due to externalities out of 204’s control, the scope may be re-iterated and re-adjusted to define the project’s bounds and it’s successful completion.

• Cost Forecasting > In order to avoid miscalculating the budget, certain budget lines can be estimated as a range. In addition, a 15% contingency plan has been alloted for.

• 204 finds itself under-staffed > In order to ensure that we can bring this project to fruition, we have anticipated the need for extra help.

By hiring part-time interns and students to perform parts of the analysis and to facilitate the workshops, the main project coordinators can focus on higher-level tasks, and 204 can complete the project on time and successfully.

Uphams Corner | Equitable Development Plan | RFP Response

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204 CONSULTING Mofe ALLI, Argelis GONZALEZ SAMOT, Yingwen HE, Mariana HINOJOSA, Varand ONANY, Zeineb SELLAMI

VI. RISK MANAGEMENT (continued) B. Potential Barriers This section will be included in the RFP and shared with the client.

204 Consulting aims to develop The Uphams Corner Equitable Development Plan on-time, within budget, and in accordance with PHC’s demands.

Our team has identified the following as potential barriers to successful project completion. In order to avoid any setbacks, we find it helpful to identify these risks in advance and prepare our responses to them.

Float and contingency have been built into both schedule and budget in order to minimize the impact of any of these risks should they occur.

Most likely to occur

• Unforeseen Ground Conditions

With any project, there are certain external factors out of our control, such as the weather. > 204 has devised our schedule in a way to minimize external weather impacts on the project. For this reason, the first phases of the project-- consisting primarily of data collection & review of existing conditions-- are scheduled for the winter season. We have also built two weeks of “snow-storm float” into our schedule.

Outreach & Workshops on the other hand are scheduled during the spring. This way, we avoid possible setbacks due to snowstorms and ensure a higher attendance rate by stakeholders and residents.

• Changes in the Political Landscape

We understand the governor election in September may affect outreach and the project’s advancement. > 204 will remain informed and maintain open lines of communication with local government to avoid any road-blocks. Once again the float in our schedule and contingency in our budget will allow us to plan for different courses of action, should the political outcomes not be in our favor.

• Economic & Financial Burdens > 204 will monitor the situation and address moments when and where private partnerships can occur and additional funding can be pursued.

• Bad press surrounding the project We believe that PHC should be the primary face of this project, and we will help the collaborative to build and maintain trust within the community. > As consultants, we maintain a “no comment” policy when it comes to press. We will remain in our advisory and consulting role. If required, 204 members will coach the members of PHC on the appropriate ways to respond to negative feedback from stakeholders and press.

• Push-back from community members , Over-engaged persons Given 204 Consulting firm’s experience and knowledge of the community, we do not anticipate any major push-back regarding the project, so long as trust is nurtured and maintained. > We plan to hire local students and volunteers to help facilitate workshops and perform outreach. Three of our native Spanish-speaking staff members will be available to answer any questions. As mentioned in our Communications Plan, we also plan to monitor PHC’s online platform on a monthly basis. If needed, 204 Consulting will be available to advise PHC on how to respond avoiding the project any delays.

Less likely to occur Uphams Corner | Equitable Development Plan | RFP Response

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Mofe ALLI Argelis GONZALEZ SAMOT Yingwen HE Mariana HINOJOSA Varand ONANY Zeineb SELLAMI

MS Urban Planning

PROJECT MANAGEMENT

Columbia University GSAPP | Fall 2019