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APPROACH

TASK 2: Rental Housing Market
Analysis

Task 2.1 Supply-Side Analysis

An analysis of the primary and secondary residential
market conditions is a necessary foundation for a supply
and demand analysis. RKG will conduct an analysis of
the residential real estate supply in the area, including
an inventory and analysis of current renter-occupied
real estate assets. RKG will work with local data
sources, such as the property assessment database, as
well as primary and secondary data (i.e. online rental
listings, interviews with management companies, etc.)
that are collected from previous studies and RKG’s
efforts. The analysis will identify housing availability by
type, pricing, amenities (as appropriate), occupancy, and
location.

RKG will also create a set of rental housing profiles by
product type which will describe general conditions,
locations in the community, average rent rates, average
year of construction, size and scale, etc. These one-page
cut sheets can be used by the City to better understand
the current stock of rental housing, pricing, general
condition, and locations across the community.

Task 2.2 Demand-Side Anaiysis

To complement the supply-side real estate analysis, RKG
will gather information on the current demand for rental
residential housing. RKG will evaluate various demand
indicators, including, but not limited to: existing
demographic and income data, current employment
and wage data, and recent employment growth trends.
This effort will provide a detailed analysis of the relative
demand for rental housing at various income levels.

TASK 3; Owner Occupied Housing
Market Analysis

Task 3.1 Supply-Side Analysis

RKG will conduct an analysis of the residential real
estate supply in the area, including an inventory and
analysis of current owner-occupied real estate assets.
RKG will work with local data sources, such as the
property assessment database, as well as primary and
secondary data (e.g. MLS, interviews with brokers, etc.)
that are collected from previous studies and RKG’s
efforts. The analysis will identify housing availability by
type, pricing, occupancy, sales activity, days on market,
and location,

RKG will also create a set of owner-occupied housing
profiles by product type describing general conditions,
locations in the community, average sale prices, average
year of construction, size and scale, etc. These one-page
cut sheets can be used by the City to understand the
current stack of ownership housing, pricing, general
condition, and locations across the community.

RKG will also use property assessment data to better
understand how the City built out over time and where
older homes may be clustered creating potential for
long-term maintenance issues. We have found in other
studies this information can help target strategies,
funding, and programs to address problem properties
today or issues in the coming years. This might include
lead paint remediation or addressing structural issues.

Task 3.2 Demand-Side Analysis

To complement the supply-side analysis, RKG will
gather information on the current demand for owner-
occupied housing. RKG will evaluate various demand
indicators, including, but not limited to: existing
demographic and income data, current employment
and wage data, and recent employment growth trends.
This effort will provide a detailed analysis of the relative
demand for ownership housing at various income levels.

RKG Associates

In some more recent housing studies, RKG has also
begun looking at homeownership and rental needs
from the perspective of prospective buyers or tenants
and what their needs are based on predominate
household typologies. As we explore the demographic
and household composition data in Nashua, there may
be an opportunity to reframe the housing analysis

from the perspective of current and future residents
and how housing does (or does not) meet their needs.
Through this analytical process, we may find household
typologies that desire different housing types than what
currently exist in the city today.

TASK 4: Gap Analysis

Task 4.1 Market Gap Analysis

RKG will compare the results of the supply and demand
analyses to identify market gaps (demand segments
that are underserved based on available supply)

within the city. The market gap analysis will present
current gaps and projected gaps based on forecasts in
new housing development and changes in demand
from growing/changing population. The gap analysis
will be completed for both rental and owner housing.
The results of this assessment will further shape the
recommendations, as housing demand varies by income
level and age group.

RKG will integrate HUD standards of affordability
into the gap analysis to provide the City with detailed
information on housing gaps at various income levels.
This will include calculations and comparisons of
household incomes to monthly rent costs, as well as
household incomes to mortgage costs for owners.

The resulting gap analysis will inform strategies

and recommendations which will fill those gaps and
encourage housing to meet the needs of current and
future residents.

RKG Associates

APPROACH

Task 4.2 Local Capacity for Housing
Production

As part of the gap analysis task, RKG will conduct
an assessment of local housing organization and City
department capacity. RKG will categorize each entity
by their focus (rental, ownership, affordable, market
rate, mixed-income, etc.), identify programs available
through each entity, and create a gap matrix that

will be used in the formulation of strategies for the
future. We will also review and catalogue housing
finance programs, their level of funding, availability/
competitiveness, and what potential housing barriers
they can help address.

Task 4.3 Rehab Gap Analysis

RKG will work with the City to quantify the universe

of housing units that may be in need of rehabilitation
assistance. This will involve quantifying the number of
housing units in Nashua by year built and by residential
typology to identify older housing units that may need
rehab assistance. Based on the year built, RKG will
assign dollar values for typical rehabilitation requests
such as new roofs, lead abatement, porch repairs, etc.
We will work closely with City staff to better understand
current requests from the program, dollar values, and
assess potential unmet need, This analysis will feed into
the housing strategies and prioritization of the City’s
limited housing dollars.

TASK 5: Barrier Analysis

RKG will complete a barrier analysis that looks at local
zoning, state and local funding programs, and the cost
of bringing new housing into the market to identify
where future policy changes could unlock opportunities
for housing, The funding and development barriers
analysis will be done separately for rental and
ownership housing as different criteria may be used

to determine public subsidies or lending for private
development. In addition to available local data sources,
RKG will supplement with interviews of City staff,
lending institutions, and local developers.

APPROACH

TASK 6: Housing Strategies

Once the analytical, gaps, and barriers components of
the project are completed, RKG will prepare a set of
recommendations to address the issues that surface
during the analysis. Given the City’s historically-low
vacancy rate, part of the recommendations will focus
on housing production and likely feed into future
Master Plan discussions. These recommendations may
come in the form of zoning changes, land disposition,

public-private partnerships, or development subsidies.

We also recognize as the second largest city in

New Hampshire, we are likely to encounter issues
around older housing units, needs for rehabilitation,
and underlying pressures to redevelop. These can
often come at odds with housing affordability and
preservation goals. RKG will work with the City to
identify these issues, where they intersect, and policy/
program strategies to further the housing goals in
Nashua.

Lastly, RKG will address the needs for deed-restricted
affordable housing across Nashua. We will review
the City’s Inclusionary Housing Ordinance to see
how it could be improved and how it can be used
more effectively to leverage units and funding to

seed the Housing Trust Fund. We will also look at
available programs and funding sources the City can
tap into or leverage to partner on affordable housing
developments in the future.

10

TASK 7: Housing Report

The City has laid out requirements for the draft and final
document, which include:

» Executive Summary

» Key Findings

» Methodology

» Glossary of Terms

» Zoning Map

» Reference/Resource Guide
» Acknowledgments

Our report will incorporate many of these elements
with the potential exception of the zoning map. In our
experience, the creation of an updated zoning map can
be time consuming and political with potential impacts
to the Zoning Ordinance itself. RKG can however offer
an annotated map which describes locations across

the City where zoning changes could benefit future
residential development.

At the onset of the project, RKG will discuss the format
and content of the final product with the City to
minimize changes and reorganization at the end of the
project.

RKG Associates

BUDGET

Schedule
TASKS Total Labor Cost (Month)
Task 1 - Project Initiation,
Demographic & Economic Baseline $4,000 June
Task 2 - Rental Housing
Market Analysis $3,500 June - July
Task 3 - Owner Occupied
Housing Market Analysis $3,500 June - July
Task 4- Gap Analysis | $4,000 | July
Task 5 - Barrier Analysis | $3,150 | July
Task 6 - Housing Strategies | $3,500 | August
Task 7 - Housing Report | $3,000 | Aug ~ Sept
TOTAL COST | $24,650 | 4MONTHS

RKG ASSOCIATES
76 Canal Street

Boston, MA 02114
Phone: 617.847.8912
Fax: 617.847.8914
www rkgassociates.com

09.20.2021

To

Sarah Marchant
Community Development
Division Director

City of Nashua, NH

From

Kyle Talente
President

RKG Associates, Inc.

Re

Inclusionary Zoning
Financial Feasibility
Analysis Add-On Services

Request for Quotes Proposal

Ms. Marchant,

On behalf of RKG Associates, we are excited about the prospect of building upon our collective
effort to understand the financial impact of a revamped inclusionary zoning policy by assisting
the City of Nashua in crafting a new policy. RKG Associates understands that time is of the
essence and is ready to commit the resources to ensure the City’s Board of Aldermen are engaged
effectively to understand the impacts of changing the existing inclusionary zoning policy and to
make an informed decision on how to structure the components necessary to make a new more
efficient and effective policy. The following narrative highlights the approach RKG
recommends for the City to consider.

Task 1: Aldermen Engagement

RKG Associates believes this effort will require three workshops with the Board of Aldermen as
part of this process. RKG Associates assumes all workshops will be held through Zoom or
another teleconferencing platform. Those meetings should cover:

=" Workshop #1 — Components of an Inclusionary Zoning Policy (October 5, 2021)

This meeting will provide the Alderman an introduction to the components or regulatory
options that are traditionally part of an inclusionary zoning policy. Topics will include,
but not be limited to, AMI thresholds, percentage requirements for affordable units,
payment in lieu, bonus density, etc. RKG Associates will detail how each component
works, its benefits and challenges, and potential impact on development. This meeting
will focus on understanding the Alderman’s interests/priorities/concerns that will frame
the creation of a draft policy.

«" Workshop #2 — Draft Policy Workshop (October 19, 2021)
This meeting will allow the RKG Team to present the draft inclusionary zoning policy
for the Alderman to consider. The RKG Team will detail the structure and requirements
of this draft policy to gamer support and/or comment from the Alderman on how to
finalize the policy.

" Workshop #3 — Recommended Policy Review (November 2, 2021)
Based on the results of the previous meeting, RKG will revise the inclusionary zoning
policy for final presentation. This meeting will be the final presentation to the Alderman
to garner any final recommendations/changes. RKG anticipates that this meeting will
solidify the Alderman’s position on the policy, allowing RKG to provide a final
recommendation to the City.

Task 2: Draft Policy Creation

The RKG Associates Team will develop new inclusionary zoning policy that reflects the results
of RKG’s prior financial modeling efforts and input from the first Alderman workshop. The
policy will be informed by best practices for inclusionary zoning, regulations that align with the
results of RKG’s financial feasibility model, and policy approaches preferred by the Alderman.

09.20.2021

Request for Quotes Proposal Pg.02

The RKG Associates Team will use an existing policy structure from another community of the
staffs preference (or of the RKG Team’s recommendtation) and modify it to reflect the results
of the initial workshop with the Alderman. This approach will be possible only if the results of
the first workshop are consistent with an existing policy known and accessible to the City staff
and/or RKG Associates.

Task 3: Policy Refinement
RKG Associates will refine the draft inclusionary zoning policy based on the results of workshop
#2 with the Aldermen. RKG will provide City staff the revised policy for review and comment
prior to the final workshop.

Task 4: Inclusionary Zoning Policy Document

RKG Associates will craft an approval-ready policy for submission to City staff and the City’s
legal counsel. This policy will be crafted in accordance with New Hampshire state statues
governing planning and zoning law. RKG will work closely with staff and the City’s legal
counsel to ensure the policy meets both city and state requirements, can replace the existing
inclusionary zoning policy, and minimizes conflicts with other sections of the City’s zoning
ordinance.

Task 5: On-Call Technical Assistance

This task provides for up to 40 hours of on-call assistance from RKG Associates to the City staff
to address any unforeseen needs related to the development and submission of the inclusionary
zoning policy. This can include, but not be limited to, additional Alderman meetings (either as
a group or individual) and further technical research/financial modeling of potential policy
alternatives. RKG Associates will only bill these hours if used and will notify City staff before
initiating this work. If the City exhausts the 40-hour allocation, additional hours can be added
through a contract amendment.

COST PROPOSAL

The following table details the hours and costs per task. The final cost of the project will be
determined by [1] which approach to Task 2 is used and [2] how many technical assistance hours
are consumed (Task 4).

Task 1 — Workshops 32 $6,400
Task 2 — Draft Policy Creation 20 $3,250
Task 3 — Policy Refinement 14 $2,350
Task 4 — Policy Document 16 $3,200
Task 5 — On-Call Assistance 40** $8,000

City of Nashua

Purchasing Department
Administrative Services Division (603) 589-3330
229 Main Street - Nashua, NH 03060 Fax (603) 594-3233

October 13, 2021
Memo #22-179

TO: Mayor Donchess
Finance Committee

SUBJECT: Software Maintenance: Hyland Onbase in the amount not to exceed $52,663 funded
from accounts 54407 Software Maintenance

Please see attached communications from Kimberly Kleiner, Director of Administrative Services, dated
October 13, 2021 for project specific details related to this purchase. Below please find a summary of the
purchase approval request:

Item: Software Maintenance for Hyland Onbase for the period of 1/1/22-12/31/22
Value: $52,662.14
Vendor: Hyland Software Inc

Department: 122 Information Technology
Source Fund: 54407 Software Maintenance

Ordinance: Pursuant to § 5-84 Special purchase procedures. A/(4) Sole-source procurements,
where the proposed purchase is manufactured by only one company.

The Administrative Services Division: Information Technology, and the Purchasing Department
respectfully request your approval of this contract.

Regards,
Kelly Parkinson

Purchasing Manager

Ce: K Kleiner
J Graziano

City of Nashua

Information Technology Department (603) 589-3300
Administrative Services Division Fax (603) 594-3434
229 Main Street - Nashua, NH 03060

"Tee Mayor Donchess
Finance Committee

Date: October 7, 2021
Re: Annual Software Maintenance

This request is for the annual renewal required for the continued operation of HYLAND Onbase
software support services. Funding is Software Maintenance 22.1.500 — 54407, $52,662.14. Req#
75640.

Kunbuv 4 J Clu

Kimberly Kleiner,
Administrative Services Director

Cc: K. Parkinson

10412
Hyland Hyland Software, Inc. MAINTENANCE INVOICE LE01-228433
28500 Clemens Road
Westlake, OH 44145
United States of America

OCT 6 2021
BILLTO City of Nashua, NH INVOICE DATE 09/27/2021
Accounts Payable Nowe AS [oF to /-E/2I
ney eae eae PO NUMBER fel
Nashua, NH 03061-2019 DUE DATE lag Nicest
United States of America FEDERAL TAX ID 34-1699247
SHIP To City of Nashua, NH BILL TO CUSTOMER NO. |13625
Accounts Payable
PO Box 2019
Nashua, NH 03061-2019
United States of America
Customer No. Customer Name Version Salesperson

13625 City of Nashua, NH

Maintenance Period: 01/01/2022 - 12/31/2022

Product Code Description Quantity Unit Price Extended Price
1 Maintenance Fees 1 45,793.16 45,793.16
Product:OnBase
2 EXSUP1 Extended Support Fee 1 6,868.98 6,868.98
Electronic Remittance Information Subtotal] 52,662.14 USD
Mail Checks to: Wire/ACH Tax 0.00 USD
Hyland Software, Inc. Payments: :
Total Invoice Amount| 52,662.14 USD
See ar ei 5s) Bank Name: Bank of America, N.A.
si ° SWIFT: BOFAUS3N
ACH Routing No: 071000039 Amount Due After| 57,928.35 USD
Wire Routing No: 026009593 01/30/2022 *
Account No: 8670616576
CHIPS No: 0959

Account Name: _ Hyland Software, Inc.

For billing or payment inquiries, please call 1-440-788-5045 and select
Option 1 for Accounts Receivable or email accountsreceivable@hyland.com.

This proforma invoice is for maintenance fees which cover technical support and the latest software updates and enhancements for the billing
period. If you have any questions regarding this invoice or you elect to discontinue maintenance coverage please contact your account
manager or email accountsreceivable@hyland.com. To continue maintenance coverage, please process this invoice for payment.

*A 10% reinstatement fee will be charged for maintenance fees received more than 30 days after the due date.

These items are controlled by the U.S.government and authorized for export only to the country of ultimatedestination for use by the ultimate consignee or end-user(s) herein
identified. They may not be resold, transferred, or otherwise disposed of, to any othercountry or to any person other than the authorized ultimate consignee orend-user(s), either in their
original form or after being incorporated intoother items, without first obtaining approval from the U.S. government or asotherwise authorized by U.S. law and regulations.

Further, if you are located in a European UnionMember State, Norway or Switzerland, The software is also subject to CouncilRegulation (EC) No 428/2009. The software must not be
transmitted outside ofthe European Union, Norway or Switzerland without a licence or authorisationbeing issued by the export control authority of the relevant Member State orthe
applicable authorities in Norway or Switzerland or as otherwise authorizedby law or regulations in the relevant Member State or applicable authorities in Norway or Switzerland.

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