HomeMy WebLinkAbout2018-03-28 e-packet@6:00Wednesday, March 28, 2018
6:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Municipal Services Building, Council Chambers
33 Arroyo Drive, South San Francisco, CA
Joint Special Meeting City Council and Successor Agency
Special Meeting Agenda
March 28, 2018Joint Special Meeting City Council
and Successor Agency
Special Meeting Agenda
NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of
California, that the Successor Agency to the City of South San Francisco Redevelopment Agency and the City
Council will hold a Joint Special Meeting on Wednesday, March 28, 2018, at 6:00 p.m., in the Municipal
Services Building, Council Chambers, 33 Arroyo Drive, South San Francisco, California.
Purpose of the meeting:
Call to Order.
Roll Call.
Agenda Review.
Public Comments - comments are limited to items on the Joint Special Meeting
ADMINISTRATIVE BUSINESS
Report regarding the Housing Standing Committee recommendation to consider
selecting either AGI/KASA Partners or Blake Griggs as the preferred developer for a
Successor Agency to the Redevelopment Agency of the City of South San Francisco
property known as the San Francisco Public Utilities Commission site. (Mike Lappen,
Economic Development Coordinator)
1.
CLOSED SESSION
Closed Session:
Conference with Real Property Negotiators: (Pursuant to Government Code Section
54956.8)
Properties: PUC Site (APN 093-312-060)
City Negotiators: Alex Greenwood and Nell Selander
Negotiating Parties: City of South San Francisco, South San Francisco Successor
Agency and AGI/KASA, Blake Griggs, Republic Metropolitan, Sares Regis, and
SummerHill Housing.
Under Negotiations: Price and terms for disposition of the property
2.
Adjournment.
Page 2 City of South San Francisco Printed on 4/16/2018
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:18-243 Agenda Date:3/28/2018
Version:1 Item #:1.
Report regarding the Housing Standing Committee recommendation to consider selecting either AGI/KASA
Partners or Blake Griggs as the preferred developer for a Successor Agency to the Redevelopment Agency of
the City of South San Francisco property known as the San Francisco Public Utilities Commission site.(Mike
Lappen, Economic Development Coordinator)
RECOMMENDATION
The Housing Standing Committee of the City Council and Planning Commission (the “Committee”)
recommends that that the joint City Council/Successor Agency consider selecting either Blake Griggs or
AGI/KASA Partners as the preferred developer for development of a Successor Agency to the
Redevelopment Agency of the City of South San Francisco (“Successor Agency”)property known as the
San Francisco Public Utilities Commission site (the “PUC Site”).
BACKGROUND
This report provides background information on the developer solicitation process for the PUC Site,brief
descriptions of each developer proposal,the Committee’s recommendation to select a preferred and alternate
developer, and next steps in the disposition process.
Site Description
In 2007,the former Redevelopment Agency of the City of South San Francisco entered into an agreement with
the City and County of San Francisco/San Francisco Public Utilities Commission to purchase 13.2 acres of land
located in the vicinity of El Camino Real &Chestnut Ave.The sale was completed and the property was
transferred to the Agency on January 31,2008.Within this 13.2-acre property,there is a 5.9-acre site -currently
referred to as the “PUC Site” - that is the subject of the current developer solicitation process.
The PUC Site consists of two vacant lots totaling approximately 5.9 acres,identified as assessor’s parcel
number (APN)093-312-060 (see map,Attachment 1).The PUC Site offers an outstanding opportunity for
mixed-use development,due to its large contiguous land area,extensive frontage along Mission Road,and
direct pedestrian access to the South San Francisco Bay Area Rapid Transit (BART)Station,El Camino Real
shopping, Centennial Trail / Colma Creek, and other amenities.
Planning Background
The PUC Site is located within a portion of the El Camino corridor that,due to proximity of the BART Station
and other factors,has the potential to become a vibrant mixed-use neighborhood and activity node for the city.
The City Council has long recognized the strategic importance of this area,and to help the area reach its full
potential the City has:
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·Adopted the South San Francisco (SSF) General Plan which encourages transit oriented development;
·Implemented the SSF BART Transit Village Plan and ordinance;
·Prepared plans to extend Oak Avenue from Mission Road to El Camino Real;
·Constructed the majority of Centennial Way over the BART-San Francisco International Airport
right-of-way; and
·Using the former South San Francisco Redevelopment Agency,purchased vacant land from the San
Francisco Public Utilities Commission and Ron Price Motors to ensure high quality mixed use
development.
The most recently approved housing projects in the vicinity include:Park Station at 1200 El Camino Real (99
units),the Mid-Peninsula Housing Project at 636 El Camino Real (109 affordable units and 5,700 square feet of
commercial space),the Mission &McLellan project at 1309 Mission Road (20 units and 6,000 square feet of
commercial space),and Summerhill Homes project at 998 El Camino Real (172 units and 6,000 square feet of
commercial space).
Long Range Property Management Plan
Following the dissolution of redevelopment agencies across California in 2012,the City prepared a Long Range
Property Management Plan (LRPMP).Housing properties were transferred to the City and the non-housing
properties were transferred to the Successor Agency.The City/Successor Agency is now responsible for
disposition of these non-housing properties.The LRPMP designated the PUC property for future development,
specifically,for disposition and development of uses consistent with the El Camino Real/Chestnut Area
Plan. The California Department of Finance formally approved the LRPMP in 2015.
El Camino Real/Chestnut Avenue Area Plan
In 2011,the City adopted the El Camino Real/Chestnut Avenue Area Plan (“Area Plan”),which introduced
higher density development on and in the vicinity of the PUC Site. In summary, the adopted Area Plan set forth:
·Heights and intensities greater than existing,surrounding development to emphasize the planning area’s
central role as a transit-oriented destination;
·Overall height ranges of three to six stories,with taller buildings up to 15 stories tall disbursed
throughout, and which are varied in height and bulk, to create visual interest;
·A new neighborhood of up to 4,400 residents housed in low- to high-rise buildings;
·A range of commercial uses;walking access to everyday amenities;and a new Civic Campus with
library,recreation and police services,plazas,and gathering spaces for the entire South San Francisco
community; and
·A linear park and a pedestrian-oriented “Main Street”lined with restaurants,cafés,and outdoor seating
along a portion of the BART right-of-way.
The PUC Site is zoned according to the El Camino Real/Chestnut Avenue Area Plan,with designations
including High Density Residential,El Camino Real Mixed Use North,El Camino Real Mixed Use North High
Intensity,El Camino Real Mixed Use North Medium Intensity,and Public Use.These Zoning designations
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Intensity,El Camino Real Mixed Use North Medium Intensity,and Public Use.These Zoning designations
allow for base maximum densities of 80 to 120 foot height limits,subject to incentive based increases,and floor
area ratios of 2.0 to 3.0.
Developer Selection Process
In order to dispose of the PUC Site in a manner consistent with the LRPMP,on May 1,2017,the City issued a
Request for Qualifications (RFQ)for a well-qualified development team to create a high-quality,mixed-use,
transit-oriented development on the PUC Site. Twelve development teams responded.
Responses to the RFQ were reviewed and reduced to a list of eight finalists,which were interviewed by a six-
member Review Panel of community members and City staff.Following the interviews,the Review Panel
recommended that four developers be invited to respond to a Request for Proposals (RFP),subject to
Committee approval.
On October 16,2017,the Committee reviewed the draft RFP and the Review Panel’s recommended short list of
developers.The Committee approved the RFP and determined that the following teams should be invited to
respond to it:
1.AGI Avant/KASA Partners;
2.Blake Griggs;
3.Republic Metropolitan;
4.Sares Regis; and
5.Summerhill Housing Group.
In late October 2017,staff sent the approved RFP to the selected developer teams.The 90-day solicitation
concluded on February 5,2018.Five developer teams submitted responses to the RFP:AGI/KASA,Blake
Griggs,Republic Metropolitan,Sares Regis,and SummerHill Housing Group.Their proposals are summarized
and attached in full to the Committee staff report dated March 12, 2018.
On March 12 and 13,2018,the Committee interviewed the five developer teams that submitted responses to the
RFP.Each team presented their project and answered specific questions related to project design,architecture,
project management,financing methods,proposed community benefits,and construction phasing.The two-day
interview period culminated in a closed session during which price and terms were presented to the Committee.
Needing more information from three of the developer teams,the Committee invited AGI/KASA,Blake
Griggs,and SummerHill Housing Group to provide answers to specific Committee-directed questions on
March 20,2018.On March 20,2018,the Committee met again to review the three developers’revised project
descriptions, site plans, architectural details, and amended offers.
DISCUSSION
Housing Standing Committee Recommendation
At the March 20,2018 meeting,the three developers presented revised proposals.AGI/KASA reduced the
parking ratio and the off-site open space and parks.Blake Griggs added a childcare facility and reduced the
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parking ratio and the off-site open space and parks.Blake Griggs added a childcare facility and reduced the
height of the original tower from 155 feet to 125 feet.Summerhill added 15 for-sale units,expanded retail
space, and refined design of a childcare center.
Based on the revised proposals presented on March 20,2018,the Committee decided to recommend that the
full City Council consider either AGI/KASA and Blake Griggs as the preferred developer of the PUC Site.The
Committee is recommending the two developers because of their qualifications,project proposal,community
and economic benefits,and offer prices.The Committee felt that the City Council/Successor Agency should
have the opportunity to decide on the preferred developer because the two proposed projects present different
visions for this critical site at the center of the City.
The El Camino Real/Chestnut Area Plan envisions an area with public and private amenities that will attract
both residents and businesses.The two recommended developer teams take different approaches to using the
site to address the goals of the Area Plan.Attachment 2 includes a summary of the City expectations and
evaluation criteria utilized in the selection process.The two developer team proposals for site planning,
architecture,retail,parking,childcare,and parks/open space,as revised on March 20,2018,are summarized
below:
AGI/KASA Partners
The project team includes AGI Avant Inc.,KASA Partners,Kwan Hemi Architects,BAR Architects,RHAA
Landscape Architects,GLS Landscape/Architecture,and Bridge Housing.See Attachments 3 &4 for full
proposal and the associated presentation.
Total Number of Units:812 units
BMR Units:162 units (20 percent) in a stand-alone project built by Bridge Housing
Rental Units:812 units
For-Sale Units:0 units
Building Height:85 feet
Child Care:5,500 square feet
Open/Park Space:3.13 acres on site and 1.8 acres off site
Retail Space:13,000 square feet (SF Made)
Parking:1,049 spaces (reduced parking ratio)
Blake Griggs
The project team includes Blake Griggs,Eden Housing,Capital Senior Housing,TCA Architects.See
Attachments 5 & 6 for full proposal and associated presentation.
Total Number of Units:820 units
BMR Units:167 combines 97 units in a stand-alone project built by Eden Housing and 70 inclusionary rental
units
Rental Units:702 units
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For-Sale Units:118 units (all in Alternative C tower)
Building Height:125 feet for the tower and 85 feet for the two building on Site C
Child Care:5,000 square feet (located in Eden’s building)
Open/Park Space:3.5 acres
Retail Space:14,000 square feet
Parking:1,000-1,100
CONCLUSION
At this meeting,the Committee requests that the City Council/Successor Agency select either Blake Griggs or
AGI/KASA as the preferred developer of the PUC site.Following this public hearing and Closed Session,staff
will bring forward a resolution approving the preferred and alternate developer and authorizing the City
Manager to enter into an exclusive negotiating rights agreement (ENRA) with the preferred developer.
Following City Council/Successor Agency approval of the resolution,the City will enter into an ENRA with the
selected developer,which will form the basis of agreements for the development and disposition of the PUC
Site. The ENRA period is anticipated to take approximately ten months to conclude.
Attachments:
1.Site Map
2.City Expectations and Evaluation Criteria
3.AGI/KASA Partners Proposal
4.AGI/KASA Supplemental Presentation
5.Blake Griggs Proposal
6.Blake Griggs Supplemental Material
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Map of PUC Site
PUC Site
Community
Civic Campus
ATTACHMENT 2
City Expectations and Evaluation Criteria
City Expectations
The RFP outlines the City’s expectations for development at the PUC Site, as described below:
• High Quality Planning, Design, and Construction Materials: Critical to the Site’s
development is careful master planning of uses, intensities of development, and
circulation. The City expects to see high-quality design of buildings, landscaping, and
other site elements built with lasting, impactful, and aesthetically pleasing materials.
• Strong Connections to Centennial Way: The development of the PUC Site should
strengthen pedestrian and bike connections to Centennial Way, better connecting South
City neighborhoods to the South San Francisco and San Bruno BART Stations.
• Housing Affordable to a Range of Incomes: New development at the PUC Site should
offer housing
types that are affordable to a range of incomes, in addition to inclusion of below market
rate housing. As a housing opportunity site identified in the City’s adopted Housing
Element, the PUC Site is a critical component of meeting the City’s obligations under the
Regional Housing Needs Allocation, particularly for lower income households.
• Active Ground Floor Uses in Key Locations: A step-back architectural style
utilizing two-story
townhomes with stoops and porches is encouraged, along with local-serving retail
uses, restaurants, child care centers, or other neighborhood services.
• Family-Friendly Unit Types: The Site should be developed to meet or exceed the Zoning
District’s base density of 120 dwelling units per acre while maximizing the number of
two and three bedroom units.
• Commitment to Public Art: The developer shall integrate public art throughout Site to
create a distinct, well-defined public realm with enhanced streetscape, public plazas,
open spaces, and pedestrian connections.
• Support for Oak Avenue Extension: The City expects the developer to work in concert
with the City to implement this important infrastructure improvement, including making
a financial contribution to the project and funding its initial construction.
• Partnership in Formation of a CFD: If a Community Financing District (CFD) is
formed during the disposition and development of the PUC Site, the developer shall
agree to support and participate in its formation.
• Thoughtful Community Engagement Process: The City expects the selected
developer to prepare a thoughtful outreach plan to guide an engagement process to
gather stakeholder, neighbor, and the community input.
• Design Complementary to the Planned Community Civic Campus: Designing
a project that complements and accentuates the role of the Community Civic Campus
as a destination for the community is paramount.
• Consideration for BART’s Sphere of Influence: The City anticipates that the future
developer of the
PUC Site may need to enter an agreement with BART for use of the right of way as open
space.
Evaluation Criteria
The RFP lists the following criteria that the Joint Subcommittee may use to evaluate each
developer’s proposal.
• Appropriateness and quality of project concept,
• Community and economic benefits to the City,
• Financial capability to consummate the proposed deal,
• High-quality iconic design, and
• Completeness, creativity, and clarity of proposal.
South San Francisco Sites B & C
City of South San Francisco
Proposal for Transit-Oriented Mixed-Use Development | February 5, 2018
AGI/KASA Partners
Cover Letter
Mr. Ernesto Lucero February 5, 2018
Economic Development Coordinator Via Hand Delivery
Economic Development and Housing Division
City of South San Francisco
400 Grand Avenue
South San Francisco, CA 94080
RE: South San Francisco – Response to a Request for Proposal
Dear Mr. Lucero,
On behalf of Avant Group Inc. and KASA Partners (“AGI/KASA”), we are extremely pleased to submit our proposal for the
development of this unique transit-oriented infill site in South San Francisco.
INSPIRATION, AUTHENTICITY and ACTIVATION
Our vision for the Project is to contribute meaningfully to the existing neighborhood with a vibrant, creative and sustainable
new community which will benefit both new residents and the greater South San Francisco community. Similar to our
approach with other developments, we looked first to the City and its inhabitants for inspiration. Looking to its history as well
as forward trajectory we drew particular inspiration from the South San Francisco’s rich manufacturing history and the more
modern manifestations of its new maker economy. We are also inspired by site’s specific context, particularly its proximity to
Centennial Way, Colma Creek, and the knowledge that BART runs beneath our feet. Where some may see these as daunting
physical obstacles to development, we see them as highlights that make this a site deserving an urban response, both unique
and dynamic in its design and place-making.
Our proposed Project is composed of 812 residential units, of which 20%, or 162 units, are below market rate for households
with Low to Very Low AMI. We propose a diversity of unit types with flats, townhomes, and live-work lofts all purposefully
located according to specific site adjacencies. Almost half of our units will be larger units (2-3 Bedroom units) in order to
attract and support families living in our community. We have included an exciting Market Hall concept along the new Oak
Avenue extension that will support a growing number of people drawn to the new Civic Campus. Additionally, we include a
much needed full service childcare center on Site C. Our buildings will be planned and designed together with an eye towards
expressing a modern aesthetic that also harkens back to the City’s industrial past.
In addition to housing, we propose designing and building up to 7-acres of parks and open space throughout our Project,
including over 3.5 acres of improvements to open space off-site, all of which will be publicly accessible. We have created early
partnerships with key non-profits and for-profits to activate these open spaces with programs including inclusive playgrounds,
public wellness, local manufacturing, public art, urban farming, and other uses and features. By considering all of these often
disparate parts holistically, we intend for our Project to have a lasting and positive impact on South San Francisco.
AGI/KASA believes in responsible development. That responsibility flows not only to our investors and partners, but to
community stakeholders and to future generations of South San Franciscans. With that philosophy, AGI/KASA has uniquely
positioned itself as a development team that has more than a combined 60 years of experience consistently entitling and
successfully developing large institutional-quality multifamily projects in San Francisco, South San Francisco and the greater
Bay Area.
100 Bush Street, Suite 1450
San Francisco, CA 94104
415 775 7005
AGI/KASA Partners
Table of Contents
A. Development Team & Experience
1. Development Team
2. Developer Questionnaire
3. Development Team Qualifications
4. Relevant Experience
5. References
B. Development Program
1. Project Description
2. Approach to Addressing City Expectations
3. Drawings and Diagrams
4. Benefits
C. Letter of Intent (Price and Terms) Submitted in separate, sealed envelope
1. Financial Terms
2. Value of Community and Economic Benefits
3. Financing Plan
4. Project Budget and Pro Forma
5. Review of Form ENRA
D. Appendix
1. Program Partners
2. Breakdown of Project Data
AGI/KASA Partners
A. Development Team & Experience
Development Team
MASTER DEVELOPMENT ENTITY
Avant Group, Inc. (AGI) and KASA Partners (KASA) are
collaborating to develop the project as the Developer.
AGI and KASA will form a single purpose entity, a
Master Development Entity, that will plan and entitle
the site (outlined in our Organization Chart at the end
of this section). Together, the Developer brings best-
in-class professionals to the project with senior project
management and a proven track record of success. Each
company in their own right is experienced in managing
large teams of consultants and complex public-private
processes. We take advantage of this deep bench to
form a managerial framework that places the most
experienced individual in a specific work stream into that
role. Our reporting and decision-making structure will be
set up to be streamlined and efficient.
The main development personnel involved with the
Project include:
Eric Tao – President, CEO and Director, AGI
Eric, along with Andrew Kawahara, will hold final
decision-making authority for the development
components of the project. Eric will be the lead
negotiator representing the team during development
agreement negotiations.
Andrew Kawahara – Principal, KASA Partners
Andrew, along with Eric Tao, will hold final decision-
making authority for the development components of the
project.
Jesse Herzog – Chief Investment Officer, AGI
Jesse will provide guidance on the development in
regard to ensuring the required investment returns to
our capital partners.
James Suh – Principal, KASA Partners
James will advise the management team on the
programming, planning and design.
Jack Robertson – President & CEO,
Tableau Development Company
Jack is a member of KASA’s negotiations and
entitlements team and will be spearheading the
Disposition and Development Agreement. Given his
expertise on large master plans, he will also be advising
the management team on matters related to the overall
development.
Brian Baker – Vice President of Development, AGI
Brian will be the Project Manager and the direct day-to-
day contact for the City on all matters related to design,
entitlements, CEQA, permitting, and community outreach.
Contacts:
Eric Tao, President and CEO
Avant Group, Inc. (AGI)
100 Bush Street, Suite 1450
San Francisco, CA 94104
Email: etao@agiavant.com
Tel: 415-775-7005
www.agiavant.com
Andrew Kawahara, Principal
KASA Partners
One Embarcadero Center, Suite 1020
San Francisco, CA 94111
Email: akawahara@kasa-partners.com
Tel: 415-370-7451
www.kasa-partners.com
DEVELOPMENT PARTNER
BRIDGE Housing Corporation (BRIDGE) is one of the
largest and most respected developers of affordable and
workforce housing on the West Coast. BRIDGE will work
as part of the Master Development team throughout the
design and entitlement process to plan the appropriate
scale and type of affordable housing for this project,
and ultimately develop and operate the affordable
housing component of the project. Their deep expertise
developing successful mixed-use transit-oriented
projects will be a powerful addition to an already strong
team.
Contact:
Kevin Griffith, Director of Business Development
BRIDGE Housing Corp.
600 California Street, Suite 900
San Francisco, CA 94108
Email: kgriffith@bridgehousing.com
Tel: 415-989-6017
www.bridgehousing.com
AGI/KASA Partners
A.1.
Development Team
PROGRAM PARTNERS
Our team also includes a number of partners that we
feel will add to the vibrancy of the project and the
surrounding community.
Palcare is a California 501(C)(3) nonprofit that provides
quality education and child care services. Palcare
has one of the largest infant care programs in San
Mateo County, and is the only provider to offer flexible
scheduling for families with extended hours. Palcare
strives to maintain affordability by offering low tuition
rates as well as providing scholarships and subsidized
childcare for low income families that qualify.
Our development proposal envisions a childcare facility
at the base of one of the residential buildings. We feel
this is not just a desired use but a necessary one given
the dearth of such facilities in the area. Palcare has
expressed strong interest in becoming a tenant and
running this operation for us (see separate Letter of
Intent package). As we develop the plans, their staff
will help us make sure we plan and design for this very
particular use correctly.
Contact:
Lisa Kiesselbach, Executive Director
Palcare
945 California Drive
Burlingame, CA 94010
Email: lisa@palcare.org
Tel: 650-340-1289
www.palcare.org
SFMade is a California 501(C)(3) nonprofit whose mission
is to build and support a vibrant local manufacturing
sector, that sustains companies producing locally-made
products, encourages entrepreneurship and innovation,
and creates employment opportunities for a diverse local
workforce.
We are proposing a 13,000 square foot commercial
space on the ground floor of Building C. We envision
some or all of this being leased to an industrial user/
maker with public serving retail that can anchor this
prominent corner. We will enlist our friends at SFMade,
with whom we have a close working relationship with
on several projects in San Francisco, to help with the
visioning of this space and eventually to reach into
their network of manufacturers to find the right tenant.
SFMade has responded positively to this partnership
and felt it would further the evolution of South San
Francisco’s manufacturing sector (see separate Letter of
Intent package).
Contact:
Kate Sofis, CEO
SFMade
1885 Mission Street, #A5
San Francisco, CA 94103
Email: kate@sfmade.org
Tel: 415-408-5605
www.sfmade.org
AGI/KASA Partners
A.1.
Development Team
DESIGN PROFESSIONALS
Having worked in the San Francisco Bay Area for almost 30 years, the Development team has established relationships
with premier designers, contractors, engineers and service providers.
We have selected BAR Architects and DLR Group/Kwan Henmi as the architects and planners on the project. We believe
the project’s size and configuration lends itself to having two high quality firms collaborating and pulling from each of
their extensive residential experience. We think this diverse approach will produce the most thoughtful end product. GLS
Landscape Architecture and RHAA will be the streetscape, park and landscape architects. Each of these award-winning
design firms have substantial experience in urban infill “placemaking” throughout the Bay Area. We have enlisted Sandis for
the civil engineering and Langan for geotechnical engineering. We will retain additional firms to the team as necessary for
the entitlement and development of the property.
Contacts:
Land Planning and Design Architect Design Architect
BAR Architects DLR Group/Kwan Henmi
Chris Haegglund, Principal Faraaz Mirza, Principal
901 Battery St Suite 300 456 Montgomery Street, Suite 200
San Francisco, CA 94111 San Francisco, CA 94104
Email: chaegglund@bararch.com Email: faraaz.mirza@kwanhenmi.com
Tel: 415.293.5772 Tel: 415.901.7215
Landscape Architect Landscape Architect
GLS Landscape Architecture RHAA Landscape Architecture
Gary Strang, Principal Manuela King, Principal
2677 Mission St #200 225 Miller Ave
San Francisco, CA 94110 Mill Valley, CA 94941
Email: gary@glsarch.com Email: manuela@rhaa.com
Tel: 415.285.3614 x501 Tel: 415.383.7900
Civil Engineer Geotechnical Engineer
Sandis Langan
Michael Kuykendall, Assoc. Principal DJ Hodson, Principal
1700 S Winchester Blvd #200 555 Montgomery Street, Suite 1300
Campbell, CA 95008 San Francisco, CA 94111
Email: mkuykendall@sandis.net Email: dhodson@langan.com
Tel: 510.590.3415 Tel: 415.955.5240
AGI/KASA Partners
A.1.
Development Team
ORGANIZATION CHART
AGI/KASA Partners
A.1.
Gary Schilling, AIA, LEED AP
Principal-in-Charge / Programmer
MASTER DEVELOPMENT ENTITY
Transaction Lead & Master Developer
CITY OF SOUTH SAN FRANCISCO
BRIDGE HOUSING
Affordable Hsg Developer
Cynthia Parker,
President/CEO
Eric Tao, CEO (AGI), Principal Lead
Andrew Kawahara, Principal (KASA), City Liaison
Jesse Herzog, CIO (AGI), Investment Manager
James Suh, Principal (KASA), Development Manager
Jack Robertson, Principal (Tableau), DDA & Entitlements
Brian Baker, VP (AGI), Project Manager
PROGRAM PARTNERS
PALCARE
Lisa Kiesselback, Exec. Dir.
SFMADE
Kate Sofis, Exec. Dir.
BAR ARCHITECTS
Urban Planning & Architecture
Chris Haegglund, Principal
DLR GROUP/KWAN HENMI
Architecture
Faaraz Mirza, Principal
GLS
Landscape Architecture
Gary Strang, Principal
RHAA
Landscape Architecture
Manuela King, Principal
SANDIS
Civil Engineers
MichAel Kuykendall,
Assoc. Principal
LANGAN
Geotechnical Engineers
DJ Hodson, Principal
PUC SITE REQUEST FOR PROPOSALS
DEVELOPER QUESTIONNAIRE
Developer Name:
AGI/KASA, a Joint Venture of Avant Group, Inc. and KASA Partners
Principal Office Address:
AGI: 100 Bush Street, Suite 1450, San Francisco, CA 94104
KASA: One Embarcadero Center, Suite 1020, CA 94111
Principal Contact:
AGI: Eric Tao
KASA: Andrew Kawahara
Circle: AGI: Partnership KASA: Partnership
Corporation Corporation
Joint Venture Joint Venture
If a Corporation, in what State: AGI: California
When incorporated: June 25, 2013
President:
Eric Tao
Vice President(s):
Treasurer:
Members of the Board:
If a Partnership, General or Limited: KASA: Limited Liability Company
Date of Partnership organization: October 22, 2010
Name and Address of Each Partner:
NAME ADDRESS
Andrew Kawahara / James Suh, KASA One Embarcadero Center, Suite 1020
San Francisco, CA 94111
If Limited Partnership, name general partner(s):
1.Number of years of relevant experience in real estate development: 60 years combined
2.Have any development agreements between the developer and a public entity ever
cancelled? Yes ( ) No (X) If yes, give details on a separate sheet.
3.Has the developer or development partner of the proposing team ever refused to enter
into a development agreement with a public entity after an award has been made; or
failed to complete a contract during the past five (5) years; or been declared to be in
default in any contract in the past five (5) years? Yes ( ) No (X)
If yes, please explain: ______________________________________________________
________________________________________________________________________
________________________________________________________________________
4.Has the developer, or development partner, or any of its principals ever been declared
bankrupt or reorganized under Chapter 11 or put into receivership? Yes ( ) No (X)
If yes, give date, court jurisdiction, action taken, and any other explanation deemed
necessary on a separate sheet.
5.Principal(s) of the developer and/or development partner have ( ) have not (X) been
convicted by a Federal, State, County, or Municipal Court of any violation of law, other
than traffic violations. Explain any Convictions:
________________________________________________________________________
________________________________________________________________________
6.Lawsuits (any) pending or completed involving a corporation, partnership or individuals
with more than ten percent (10%) interest:
A.List all pending lawsuits:
NONE
________________________________________________________________________
B.List all judgments from lawsuits in the last five (5) years:
NONE
________________________________________________________________________
7.List any and all relationships that are potential, actual, or perceived Conflicts of Interest.
NONE
________________________________________________________________________
8.Public Disclosure. In order to determine whether the members of the evaluation and
selection committees, specifically the Joint Housing Subcommittee and the City Council,
have any association or relationships which would constitute a conflict of interest, either
actual or perceived, with any proposing development team, and/or individuals and
entities comprising or representing such proposing development team, and in an
attempt to ensure full and complete disclosure regarding this RFP, all proposing
development teams are required to disclose all persons and entities who may be
involved with this proposal. This list shall include, without limitation, public relation
firms, lawyers, and lobbyists. The Community and Economic Development Department
Director shall be notified, in writing, if any person or entity is added to this list after the
Proposal has been submitted to the City.
NONE
The proposing developer or development team warrants the above information to be true
and accurate, and further understands that the information contained in this Questionnaire
may be confirmed through due diligence investigation conducted by the City, and agrees to
cooperate with this due diligence.
WITNESS:
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Eric Tao, Avant Group, Inc.
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Avant Group, Inc. (AGI)
FIRM PROFILE
Successful real estate development in the San Francisco
Bay Area requires both a commitment to disciplined
economic principles and a commitment to community
and civic goals. This sometimes means not investing
even when there is pressure to deploy capital, and it
sometimes means scaling back the size of a project
to accommodate the history, nature and needs of the
neighborhood impacted. By balancing the multitude
of interests, a sustainable investment strategy can be
implemented with successful outcomes that will ensure
the ability for that success to be repeated. Following
this philosophy, AGI has been able to weather the
unavoidable cycles in real estate, secure consistent
returns for its investors, and grow the respect and trust
of local communities, neighborhood organizations and
governments. Together we take pride in the projects and
relationships we’ve built with investors, neighbors, and
partners in the industry.
The AGI Team has developed more than 1,000
new transit oriented urban infill multifamily units in
the San Francisco Bay Area. Having worked with
institutional partners such as the California Public
Employees Retirement System (CalPERS) since 2006,
we make protecting institutional fiduciary interests its
highest priority while executing the development and
management of institutional quality San Francisco Bay
Area real estate opportunities with superior financial
returns.
RELEVANT PROJECT EXPERIENCE
MOSSO, 900 Folsom St, San Francisco, CA Two 9-Story
developments with 463 apartment units, 9,427 sf of
retail, and 323-car garage. Endorsed by 6 community
groups, with unanimous approval from SF Planning
Commission and SF Board of Supervisors.
VARA, 1600 15th St, San Francisco, CA The largest
Class A building in the Mission District, with 6 stories,
202 units, 8,131 sf of retail, and 221-car parking garage.
ABACA, 2660 3rd St, San Francisco, CA
263-unit mixed-use residential project in San Francisco’s
Dogpatch neighborhood, completed in July 2017.
1270 Mission St, San Francisco, CA 299-unit, 21-story
tower via 80 foot upzoning, increasing on-site affordable
housing from 13.5% to 25%, and units serving AMIs from
55% to 150%. The project was unanimously approved
by the SF Planning Commission and SF Board of
Supervisors.
SOMA Grand, 1160 Mission St, San Francisco,
CA Entitled and developed the first large high-rise
residential development in the now booming Mid-
Market neighborhood. 23 stories, with 246 luxury
condominiums, destination restaurant, boutique hotel,
and 500 car parking garage.
Transbay Block 9, San Francisco, CA Vision behind the
43-story, 570-unit apartment building and led a team in
the highly competitive RFP process to become the first
San Francisco Bay Area based developers to win an RFP
in San Francisco’s Transbay redevelopment area.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Eric Tao has originated, acquired, and directed the
development of over 1 million square feet of new mixed-
use residential, commercial and industrial projects in
San Francisco, Oakland and San Jose. As the CEO of
AGI, he leads a team that is engaged in the acquisition,
entitlement, development, stabilization and disposition
of multiple large multifamily projects and that is
co-managing AGI’s second California Public Employees
Retirement System (CalPERS) fund through a joint
venture with Resmark Impact Ventures. The first fund
was $100mm; this second fund is $150mm.
Previously, as the Chief Investment Officer for AGI
Capital Group, Eric managed the acquisition, investment
and disposition of more than $500mm in real assets in
the San Francisco Bay Area for AGI Capital, a diversified
real estate development and asset management firm.
EDUCATION
J.D., UC Hastings College of Law (San Francisco) – 1995
European Law Program, Leiden University – Fall 1994
Bachelors in Science and Arts, Pomona College – 1989
PROFEssIONAL AFFILIATIONs
Board Director, Urban Land Institute San Francisco
Board Director, SPUR
Board Director, SF Housing Action Coalition
Board Director, Hawaii Chamber of Commerce of Norcal
Board Director, Art Care SF
Member, San Francisco Inclusionary Housing Technical
Advisory Committee
Eric Tao
CEO,
AvANT GROUP, INC.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Jesse Herzog oversees AGI development projects from
acquisition, through entitlement, construction, and disposition.
Mr. Herzog has worked on the development of over 1,000
units of multifamily housing in San Francisco, in addition to a
range of projects throughout the greater Bay Area. As a sixth
generation San Franciscan, he is passionate about the City’s
history and its continuous self-renewal.
Prior to AGI, Mr. Herzog worked for Equity Office Properties.
Mr. Herzog graduated from the University of Michigan in Ann
Arbor with a B.A. in Philosophy. He is a member of Lambda
Alpha, the Urban Land Institute, and on the board of the
nation’s first Green Benefit District, located in Dogpatch and
Potrero Hill.
Mr. Herzog is passionate about the arts and outdoors. He is
the inventor of the Suitsy, a business suit onesie.
He is a member of the Urban Land Institute, and an active
participant in their UrbanPlan community outreach
program. He has been inducted into Lambda Alpha
International, the honorary land economics society.
EDUCATION
B.A. Philosophy, University of Michigan Ann Arbor
PROFEssIONAL AFFILIATIONs
Urban Land Institute
Lambda Alpha International
Jesse Herzog
ChIEF INvEsTmENT OFFICER,
AvANT GROUP, INC.
PROFILE
As the VP of Development at AGI, Mr. Baker has
managed the construction of 325 units and led the
upzoning and entitlement of 300 units at 1270 Mission
in San Francisco. He manages the underwriting,
acquisition, entitlement, design and development for
AGI’s Class A developments.
Prior to AGI, Mr Baker co-founded Millenial Capital, a
private equity real estate investment fund and worked as
the general counsel and project manager. He led fund
formation, and oversaw all property renovation projects
from entitlements to construction and was involved in
the acquisition and repositioning of ~$40mm in San
Francisco Bay Area multifamily properties.
EDUCATION
J.D. - UC Hastings College of Law (San Francisco), 2005
B.S. - Microbiology, Minor Political Science, University of
California, San Diego, 2001
PROFEssIONAL AFFILIATIONs
Member of California State Bar and US Patent Bar
Registered California Real Estate Broker
Board Director, Growing Up Farms
Brian Baker
vP OF DEvELOPmENT,
AvANT GROUP, INC.
AGI/KASA Partners
Development Team Qualifications A.3
KASA Partners
FIRM PROFILE
KASA Partners is a privately-held real estate
development company based in the San Francisco Bay
Area with expertise in office, institutional, residential,
mixed-use and value-added projects. KASA Partners
brings over 60 combined years of relevant institutional
experience, entrepreneurial zest, local knowledge and
best practices in the real estate industry. Our experience
is rooted with some of the most preeminent global real
estate firms in the country. It was formed with the vision
to create high quality institutional-grade buildings and
places of lasting quality for people to live, work and play
with a focus in Northern California. Having worked on
both sides of the table as developers and architects,
we have a deep understanding of how to create value
through quality design and deep collaboration. The
Partners of KASA have built over $1 billion of real estate
assets to date.
KASA has a particularly high level of expertise in leading
the development process from initial feasibility, through
entitlements, CEQA, design and construction project
management, to start-up operations. Our experience
in public-private partnerships ranges from working
with South San Francisco, the Port of San Francisco,
the Treasure Island Redevelopment Authority, and the
San Francisco Redevelopment Authority. KASA’S larger
master planning involvement includes the 2 million sq.
ft. Salesforce.com Headquarters in Mission Bay, the
500,000 sq. ft. for-sale residential homes at Yerba Buena
Island, and the 900,000 sq. ft. office at Salesforce Tower.
RELEVANT MASTER PLANNING PROJECT EXPERIENCE
The Peninsula Mandalay, South San Francisco, CA
18-story, 112-unit luxury condominium project
Centennial Towers - South Tower, South San Francisco,
CA 12-story office building with 200-seat Performing
Arts Facility, childcare facility, and over 12,000 sf of retail.
Treasure Island Redevelopment, San Francisco, CA
Public Private Partnership entitled for 8,000 residential
units, 450,000 sq. ft. commercial, 300 room hotels, and
300 acres of park and open space.
1595 Pacific Avenue, San Francisco, CA 4-story, 41-unit
mixed-use apartment over a ground floor podium with
retail and 35-space ground-level parking structure.
1168 Folsom Street (Folsom Lantern), San Francisco, CA
5-story building with 20 multifamily residences and retail
in the heart of San Francisco’s South of Market.
60 Rausch St at The Mullin Buildings, San Francisco, CA
Adaptive re-use of a historic warehouse structure built in
1920, converted into 39 luxury live/work lofts in the heart
of the South of Market, with semi-subterranean parking.
73 Sumner Street at The Mullin Buildings, San
Francisco, CA. Adaptive re-use of a historic warehouse
structure built in 1920, converted into 16 luxury live/work
lofts in the heart of the South of Market neighborhood.
Salesforce.com Headquarters, Mission Bay, San
Francisco, CA 1.98 million sf, $2 billion, LEED Platinum
corporate headquarters in Mission Bay, San Francisco.
Project received unanimous approval from the former
SF Redevelopment Agency for Major Phase Submittal
in September 2011 and Concept and Schematic Design
Submittals in January 2012 - both granted in less than 7
months.
Salesforce Tenant Improvement at Salesforce Tower,
San Francisco, CA Project manager and strategic
real estate advisor for the 900,000 sf headquarters
campus expansion in Salesforce Tower, the largest lease
and tenant improvement project in the history of San
Francisco.
Exploratorium at Piers 15/17, San Francisco, CA Public
Private Partnership for the development of a new
waterfront campus for the Exploratorium museum. Phase
1 included repair and seismic retrofit of two-thirds of the
piers and over 230,000 sq. ft. of building area including
galleries, offices, cafés, gift store, offices, classrooms,
theatre, new 2-story addition, and public plaza.
150 Hooper Street, San Francisco, CA Owner’s
representative providing oversight of the developer’s
architectural and construction team, and advising on
value-based decisions on the base building.
SuccessFactors Global Headquarters (SAP), South
San Francisco, CA Headquarters in the top 4 floors
of the Centennial Towers, with 360 degree panoramic
views, built in fireplace, lounging area, and 3-story glass
staircase.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Andrew K. Kawahara is a Partner at KASA Partners. His
experience in real estate development, corporate and
public sector real estate, public-private partnerships,
architecture and urban planning spans over 25 years. As
a developer, Andrew has been involved in some of the
most complex real estate projects and transactions in
the San Francisco Bay Area.
Andrew serves as Principal role on KASA’s development
projects. He led the 14-member development team to
provide development and project management services
for Salesforce’s proposed 1.9 million square foot, $2
billion headquarters in Mission Bay, San Francisco.
He continues to lead KASA’s team to provide real
estate advisory and project management services for
Salesforce on its 880,000 square foot campus expansion
into Salesforce Tower.
Previously, Andrew was Senior Vice President of Myers
Development Company in San Francisco, where he
oversaw day-to-day development of residential and
office projects totaling in excess of $600 million. Projects
include Centennial Towers, a two-phase 665,000 sf
office campus, The Peninsula Mandalay, a 112-unit,
18-story residential tower and 80 Natoma, a 423-unit,
50-story luxury condominium tower in San Francisco.
Prior to Myers, Andrew was Development Manager
at Hauser Company, a boutique development and
construction company in San Francisco and at Jones
Lang LaSalle in Silicon Valley. Andrew is a registered
architect in California and New York and practiced
architecture for eight years at Kohn Pedersen Fox in
New York among other firms.
EDUCATION
Harvard University, Master of Architecture in
Urban Design (curriculum in real estate)
California Polytechnic State University, San Luis Obispo
Bachelor of Architecture
LICENsE AND ACCREDITATION
Architect: California, New York
PROFEssIONAL AFFILIATIONs
Urban Land Institute
Belden Club
Board of Trustees, Mark Day School in Marin County
Andrew K. Kawahara
CO-FOUNDER AND PRINCIPAL,
KAsA PARTNERs
AGI/KASA Partners
Development Team Qualifications A.3
James Y. Suh
CO-FOUNDER AND PRINCIPAL,
KAsA PARTNERs
PROFILE
James’ experience as a developer, project manager
and architect spans over 20 years. He has expertise
in entitlements, property due diligence, repositioning
strategies, and project management for design and
construction. His experience in project types ranges from
high-rise office, for-sale and rental residential and retail
mixed-use, adaptive reuse of historic buildings, museums
and other non-profit institutions.
James serves a Principal role in KASA’s on-going
development projects. He is currently co-managing the
first infrastructure and vertical phase of the Treasure
Island Redevelopment Project. James specializes in
complex and difficult entitlements and managing public-
private partnerships. He continues to work with public
partners such as the Port of San Francisco, the Treasure
Island Development Agency, and the government of
Switzerland. He has managed large teams of architects/
engineers/contractors in design and construction
and is knowledgeable in complex building systems
from waterfront construction, photovoltaic arrays, and
sustainable HVAC systems.
EDUCATION
Master of Science, Real Estate Development, Columbia
University
Master of Architecture, University of Pennsylvania
Bachelor of Arts, Art History, Tufts University
LICENsE AND ACCREDITATION
Architect: California, New York
PROFEssIONAL AFFILIATIONs
Urban Land Institute
San Francisco Planning and Urban Research Association
Royal Institute of Chartered Surveyors
Board Member, San Francisco Korean American
Chamber of Commerce
Tableau Development Company
FIRM PROFILE
Tableau Development Company is an experienced
developer of urban in-fill projects. Tableau focuses
on high-density housing in the greater San Francisco
Bay Area and Northern California in submarkets ripe
for growth. Tableau’s principal has almost 30 years
of experience in acquiring, entitling and constructing
over 5,000 multi-family apartments and condominiums,
many of which were executed in “high barrier to entry”
municipalities cementing the firm’s reputation as a
collaborative, results-oriented development firm. Their
wealth of public development experience has made it
an effective partner with localities seeking cooperative
public/private partnerships in transitioning urban locales.
In the past 10 years, Tableau’s principal has been actively
involved in some of the Bay Area’s largest planned
residential mixed-use developments including Treasure
Island, The San Francisco Shipyard, Fremont Warm
Springs Innovation District, Alameda Point, and SOMO
Village and the University District in Rohnert Park.
RELEVANT PROJECT EXPERIENCE
Olympia, San Francisco,CA Olympia is the first
residential development completed at The San Francisco
Shipyard and consists of 25 townhomes designed as
two- and three-bedroom homes over a private parking
garage. The project was designed to a LEED-Gold
standard.
Market Square, Oakland, CA 252-unit condominium
development that helped revitalize Old Oakland
and contributed towards Mayor Brown’s 10K Plan for
Downtown Oakland. The building’s thoughtful design
is contemporary, but responds to the adjacent old
brick and Victorian buildings of Old Oakland, providing
modern living within a historic district.
The Merchant, San Francisco, CA 63-unit, 5-story
condominium developed at The San Francisco Shipyard.
The LEED-Gold community features a roof deck that
offers panoramic views of the Bay.
Blu, San Francisco, CA 21-story, 108-unit high-
rise condominium tower located in the Rincon Hill
neighborhood. Tableau’s principal oversaw development
while at Lennar Urban (with Malcolm Development).
Fruitvale Transit Village Phase II , Oakland, CA
Development Manager for 275-unit multifamily rental
development adjacent to BART Station and targeted
to mixed-income households. The first 94 units
commenced construction in January 2018.
Warm Springs BART TOD Community, Fremont,
CA Entitlements manager for 2,214-unit mixed-use
community adjacent to new BART Station and Tesla
Corporation. Project includes 1,200 multifamily units,
retail space, commercial and industrial space, a new
school and parks. Project commenced construction in
2016.
SOMO Village, Rohnert Park, CA Development manager
overseeing updated entitlements and infrastructure
planning for implementation of this mixed-use planned
community consisting of 1,700 homes, commercial retail/
office, and 33 acres of new parks.
Parkview Terraces, San Francisco, CA Developer of this
101-unit affordable senior housing development while
President of AF Evans Development. Site was obtained
through RFP process undertaken by SF Redevelopment
Agency. Project contains ground floor retail and service
space, including a hair salon, library and fitness center,
and a lavishly landscaped courtyard.
Alameda Point, Alameda, CA Development manager
assisting developer in securing site control, project
entitlements and negotiation of a development
agreement. Site was obtained through RFP process
undertaken by the City of Alameda, and consists of
800 apartments and condominiums, up to 600,000
SF of retail/commercial and a landscaped waterfront
promenade.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Jack Robertson, President and Founder of Tableau
Development Company, brings almost 30 years of
experience in acquiring, financing and building
communities throughout the United States. Mr.
Robertson’s background bridges both the public and
private sector resulting from his work as both a private
developer and former local redevelopment official. Mr.
Robertson specializes in identifying common ground
amongst the competing and often divergent interests
of neighborhood stakeholders, local officials and the
developer – seeking a final product that becomes both
profitable and a long-term community asset.
Over the past decade, Mr. Robertson has developed
or renovated over 5,000 homes along with mixed-
use commercial space totaling over $700 million.
Most recently, while at Lennar Urban, Mr. Robertson
spearheaded the permitting and long-awaited
construction of several hundred homes at the former
Hunters Point Naval Shipyard, kicking-off the beginning
of the largest new neighborhood in San Francisco. He
also oversaw the promulgation of design standards
and guidelines for The Shipyard/Candlestick Point and
Treasure Island, another former U.S. Naval Base in San
Francisco.
Previously, Mr. Robertson was President of AF Evans
Development where he managed the expansion of the
firm’s mixed-use condominium products, initiated a highly
successful apartment acquisition program, completed
several affordable multifamily developments, and grew
AF Evans presence in the Pacific Northwest.
EDUCATION
Master of Public Policy, Harvard University John F.
Kennedy School of Government
Bachelor of Art in Urban Planning & Development,
University of California, Berkeley
PROFEssIONAL AFFILIATIONs
Planning Commissioner, City of San Rafael
Member, SPUR
Member and Urban Plan Mentor, Urban Land Institute
Jack Robertson
PREsIDENT AND FOUNDER,
TAbLEAU DEvELOPmENT COmPANy
AGI/KASA Partners
Development Team Qualifications A.3
BRIDGE Housing Corporation
FIRM PROFILE
BRIDGE Housing Corporation is one of the largest
developers of affordable and workforce housing on the
West Coast. As a mission-driven non-profit developer,
BRIDGE’s primary goal is to produce high-quality homes
for seniors and families at a variety of income levels,
with a focus on those who are priced out of the housing
market. Since 1983, BRIDGE has developed more than
16,000 housing units and 350,000 square feet of retail/
commercial space in more than 105 properties valued at
more than $3.5 billion.
BRIDGE has deep expertise developing mixed-use
transit-oriented projects, where its developments are
often catalysts for continued development and bring
enhanced character to evolving neighborhoods. Its
transit-oriented projects ensure that lower income
renters can equitably participate in the vibrancy and
economic opportunity that TOD locations provide.
BRIDGE has created more than 75 transit-oriented and
transit-friendly developments representing nearly 11,000
homes.
BRIDGE has extensive experience with mixed-use,
transformational developments in urban and urbanizing
environments. Their large scale developments provide
the investment and energy needed to transform an area
– for example, bringing sufficient density to generate
foot traffic that enlivens a streetscape and supports retail
uses. In virtually every project, BRIDGE has enlisted
the public sector as a partner, often implementing a
community vision alongside their core housing mission.
Collaboration, partnership, and creativity are key
elements that define their culture.
A prime example of their experience and approach is
BRIDGE’s decade-long redevelopment of the MacArthur
BART Station. MacArthur Station is a joint project of
BRIDGE and BART. BRIDGE led the master planning
of the site, including construction of a new 478-space
parking garage that accommodates the parking use
that the entire site was formerly dedicated to. BRIDGE
also reorganized access to the station and the new
neighborhood by re-introducing the urban street
grid to the former parking lot, and making additional
connections to surrounding streets. MacArthur Station
will ultimately include construction of five buildings for
high density, multifamily housing, the parking garage, as
well as over 40,000 square feet of retail and community
space. MacArthur Station is built to Leadership in
Energy and Environmental Design for Neighborhood
Development (LEED-ND) standards.
RELEVANT PROJECT EXPERIENCE
Grand Oak Apartments, South San Francisco, CA
Multifamily development near South San Francisco
BART station with 43 units, community room, computer
learning center and outdoor play area.
MacArthur BART Station Redevelopment, Oakland, CA
Mixed-use, mixed-income transit-oriented development
with 90-unit all-affordable property, three additional
parcels of market-rate with affordable housing, new
BART garage, commercial space, new BART plaza, and
extensive streetscape improvements. Selected for LEED
Neighborhood Development Pilot Program.
Marea Alta / La Verreda, San Leandro, CA Mixed-use,
transit-oriented affordable housing development with 115
family and 85 senior units, child care center, community
& outdoor space, bike parking, new BART parking
garage and ground floor retail.
COMM22, San Diego, CA Mixed-use, urban infill
affordable housing development with 130 family and 70
senior units, commercial space, health clinic, daycare
facility, and 11 for-sale homes built by Habitat for
Humanity.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Cynthia Parker is responsible for the overall direction
of BRIDGE, as well as its major affiliates such as BUILD,
an investment advisor to CalPERS under the California
Urban Real Estate Program, and BASS, a licensed life
care provider. She joined BRIDGE Housing as President
and CEO in February 2010.
Cynthia brings over 30 years of diverse and relevant
experience to BRIDGE, most recently as Regional
President for Mercy Housing and President of
Intercommunity Mercy Housing. Prior to her tenure at
Mercy, she served as Senior Vice President for Seattle-
Northwest Securities, a public finance firm, where she
oversaw affordable housing, commercial and public
facility real estate financing in five Northwest states.
Previously, Cynthia worked for the City of Seattle, where
she established the new Office of Housing, doubled the
agency’s housing production and managed a $61 million
biannual budget. Earlier, she served as the Executive
Director of Anchorage Neighborhood Housing Services
and General Manager of Portland Student Services.
A former President of the National Neighborhood
Housing Network and a former director of the Federal
Reserve Bank of San Francisco, she has chaired the
Sound Families Initiative for the Bill & Melinda Gates
Foundation. She currently serves as a director of the
National Affordable Housing Trust and the Federal Home
Loan Bank of Seattle.
EDUCATION
Portland State University
Cynthia Parker
PREsIDENT AND CEO,
bRIDGE hOUsING CORP.
AGI/KASA Partners
Development Team Qualifications A.3
Smitha Seshadri
sENIOR vICE PREsIDENT,
bRIDGE hOUsING CORP.
PROFILE
Smitha Seshadri comes to BRIDGE from Habitat for
Humanity Greater San Francisco, where she has
served as Vice President of Real Estate since April
2015. At Habitat, she was deeply involved in building
the organization’s infrastructure, leading real estate
development and construction teams, planning for
strategic growth, and implementing processes and
procedures to track increasingly complex budgets and
managing financial risk.
Prior to Habitat, Smitha worked for BRIDGE for nine
years, as a Senior Project Manager and then Director
of Development. During her tenure, she delivered $175
million worth of projects under budget, including the
resyndication of the Carquinez Apartments, Ironhorse at
Central Station, 474 Natoma and St. Joseph’s in Oakland,
which won a 2015 Urban Land Institute Global Award
for Excellence. At BRIDGE, she supervised a team of
project managers, guided feasibility analysis for projects
in pre-development, and negotiated with market-rate
partners on structuring a $360 million joint venture
development with inclusionary housing. Her earlier
experience includes positions with the Housing Authority
of the County of Santa Clara, the Emergency Housing
Consortium, Bent Severin and Associates International
Architects, and Corlett, Skaer and Devoto Architects.
EDUCATION
Masters of Business Administration,
University of Chicago
Masters in Architecture, Kansas State University
Bachelor of Arts in Architecture, Mangalore University
PROFILE
Jelani Dotson is responsible for management of all
aspects of development for BRIDGE’s affordable
residential projects. He is currently managing a six-
story ground-up project that includes 125 rental units
affordable to low and moderate-income families as well
as 5,000 square feet of commercial retail space.
Prior to joining BRIDGE, Jelani worked for eight years as
Project Manager and Financial Analyst with Brookwood
Group, a project management and development firm,
where he most recently focused on mixed-income and
market-rate master plan and infill development projects
in South San Francisco and Santa Clara.
In addition to managing project teams, Jelani managed
business development and capital raising activities for
Brookwood Group. Earlier in his career, he founded and
operated for five years Dotson Design and Development
where he was responsible for developing residential
properties in the Bay Area.
EDUCATION
Bachelor Degree in Architecture,
University of California, Berkeley
Master Degree in Architecture,
University of California, Berkeley
MBA, Yale University
Jelani Dotson
PROjECT mANAGER,
bRIDGE hOUsING CORP.
AGI/KASA Partners
Development Team Qualifications A.3
BAR Architects
FIRM PROFILE
BAR Architects is devoted to the success of their clients.
The firm’s goal is to create meaningful and engaging
environments that enhance their context, function
well for users and are cost-effective. An 85-person
architectural, interior design and planning firm with
over 50 years of proven success, BAR approached
each project as an opportunity to develop a compelling
solution that exceeds our clients’ expectations.
They bring demonstrated expertise in the planning and
design of mixed-use and commercial developments
ranging in size from six acres to five hundred acres,
throughout the United States and internationally. BAR’s
planning experience ranges from design guidelines to
the conversion of a military base to the planning and
design of new towns. Each of their projects successfully
and seamlessly integrate a variety of components
– retail, entertainment, office, hotels and/or multifamily
housing in a highly desirable yet cost-efficient and
innovative manner.
Signatories to the 2030 Commitment to create net zero
buildings, sustainable design practices are an integral
part of BAR’s design process. A certified San Francisco
Bay Area Green Business, they are active in the U.S.
Green Building Council and have designed buildings to
all levels of LEED certification including LEED Platinum.
The majority of BAR’s technical staff are LEED accredited
and bring the knowledge, experience and resources
to proactively and collaboratively guide clients toward
effective and appropriate sustainable design solutions.
RELEVANT PROJECT EXPERIENCE
Alameda Point Master Plan, Alameda, CA – Alameda
Point Partners, Thompson|Dorfman, SRM Ernst, Eden
Housing & Madison Marquette 68-acre mixed-use
master plan with 800 residential units, commercial, retail,
public parks and parking.
Foster City Mixed-Use Master Plan, Foster City, CA – The
New Home Company Master plan for 15-acre mixed-use
neighborhood with age-restricted residential, retail/
commercial and community amenities.
Laurel Heights 3333CalSF Master Plan, San Francisco,
CA – Prado/SKS Master planning and design with
50,000 gsf commercial, 49,300 gsf retail and 162,600
gsf residential.
South Hayward BART TOD Master Plan, Hayward, CA –
Eden Housing, Inc. Master plan of mixed-use TOD with
affordable senior and multifamily housing and retail.
Emerald Vista Master Plan and Design, Eden Housing,
Inc. – Dublin, CA Master planning services for 24-acre
development incorporating affordable, senior and
market-rate housing, with main street, village center,
community building and childcare center. Includes
Wexford Way (family) and Carlow Court (senior) housing.
636 El Camino Family Housing, MidPen Housing
Corp. – South San Francisco, CA 107-unit mixed-
use affordable housing development with community
building, fitness room, computer lab and retail.
Alma Point, Foster City, CA – MidPen Housing Senior
living development with 66 affordable independent
living units, neighborhood serving retail, residential and
community amenities.
Bay Meadows Blocks Res-7 & MU-4, San Mateo, CA –
Wilson Meany Refined and completed schematic design
to make buildings more efficient. DD & CDs for two
buildings: Res-7, 158 units; and MU-4, 70 units; both with
retail.
38 Dolores, San Francisco, CA – The Prado Group
Urban complex with 81 residential units and 30,000 sf
grocery, certified LEED Gold.
Candlestick Point Blocks 6A & 8A, San Francisco, CA –
FivePoint 315,800 sf, two-parcel mixed-use development
with a total of 227 units, 28,000 sf of retail, parking
garages, roof decks and residential amenities.
1 Henry Adams, San Francisco, CA – Equity Residential
239-unit mixed-use multifamily development with 13,000
gsf retail, clubhouse, gym and residential amenities.
Alchemy by Alta, San Francisco, CA – Wood Partners
330-unit multifamily development of new construction and
historic renovation with urban park, community building
and garden, fitness center, clubroom and parking. Certified
LEED ND Gold, targeted Green Point Rated for new bldgs.
99 Rausch, San Francisco, CA – LDG/Pillar Capital
Mixed-use urban infill development with 112 units, shared
residential amenities, 5,000 sf retail and parking.
Santana Row, San Jose, CA – Federal Realty Investment
Trust Development with retail, residential lofts, luxury
townhouses, offices, club facilities and parking garage.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Chris Haegglund, AIA, LEED AP brings 30 years of
experience master planning and designing award-
winning mixed-use, multifamily residential, retail and
resort facilities. He has worked closely with numerous
national developers including The Prado Group,
Grosvenor, Related, DMB, Wood Partners, Equity
Residential, Lennar Urban, Federal Realty Investment
Trust, Hines and Maguire Properties.
EDUCATION
Graduate Diploma, Architectural Assoc., London, 1989
Bachelor of Architecture, California Polytechnic State
University, San Luis Obispo, 1984
LICENsE AND ACCREDITATION
Architect: California, Colorado, Washington
LEED Accredited Professional
PROFEssIONAL ORGANIZATIONs
American Institute of Architects
Urban Land Institute
RELEvANT EXPERIENCE
Laurel Heights 3333 CalSF Master Plan and Design, San
Francisco, CA – Prado/SKS
One Henry Adams, San Francisco, CA – Equity
Residential
38 Dolores, San Francisco, CA – The Prado Group
The Current, Long Beach CA – Ledcor Properties, Inc.
Alchemy by Alta, San Francisco, CA – Wood Partners
901 16th Street, San Francisco, CA – The Prado Group
99 Rausch, San Francisco, CA – LDG/Pillar Capital
88 Arkansas, San Francisco, CA – Martin Building Co.
Candlestick Point Blocks 6A & 8A, San Francisco, CA –
FivePoint
830 Eddy Street, San Francisco, CA – Build, Inc.
2820 Broadway, Oakland, CA – Alliance Residential
Santana Row - Four Blocks, San Jose, CA – FRIT
Chris Haegglund, AIA
PRINCIPAL,
bAR ARChITECTs
AGI/KASA Partners
Development Team Qualifications A.3
William Duncanson, AIA
AssOCIATE PRINCIPAL,
bAR ARChITECTs
PROFILE
An Associate Principal at BAR, William Duncanson,
AIA, LEED AP, brings 15 years proven experience in
architectural design across an array of project types
including mixed-use, multifamily and affordable housing,
custom residences, retail and commercial complexes. His
recent focus is on high-density mixed-use housing projects
in San Francisco and around the Bay Area.
William has experience in all aspects of the design
process, from pre-design to construction documents and
construction contract administration. and possesses a
great depth of experience in Entitlements and Permitting in
the City of San Francisco with the San Francisco Planning
Department, the former San Francisco Redevelopment
Agency and Department of Building Inspection.
EDUCATION
Ph.D. Candidate, University of California, Berkeley
Master of Science in Architecture, University of
California, Berkeley, 2001
Bachelor of Architecture, Southern California Institute of
Architecture, 1995
LICENsE AND ACCREDITATION
LEED Accredited Professional
PROFEssIONAL ORGANIZATIONs
American Institute of Architects
RELEvANT EXPERIENCE
Alameda Point Master Plan and Design, Alameda, CA –
Alameda Point Partners, Thompson|Dorfman, SRM Ernst,
Eden Housing & Madison Marquette
Foster City Mixed-Use Master Plan, Foster City, CA –
The New Home Company
Foster Square Condos, Foster City, CA – Lennar
One Henry Adams, San Francisco, CA – Equity
Residential
88 Arkansas, San Francisco, CA – Martin Building Co.
830 Eddy Street, San Francisco, CA – Build, Inc.
2820 Broadway, Oakland, CA – Alliance Residential
Star Harbor, Alameda, CA – Tim Lewis Communities
Alma Point, Foster City, CA – MidPen Housing
PROFILE
Jung Suh brings over 20 years of design leadership
experience. A Senior Designer and Associate with BAR
Architects he has been responsible for master planning
and designing a variety of commissions including
numerous mixed-use, hospitality, retail and office
projects. He is currently working on projects throughout
the Bay Area – in San Francisco, Oakland, Alameda and
the South Bay – and has designed projects throughout
the US and internationally.
Jung is experienced in all phases of design and
construction, and excels in quickly understanding and
defining conceptual design options. Projects have
ranged in size from the design of a 30-unit multifamily
development to a 1.7 million sf retail center in Shenzhen,
China.
EDUCATION
Bachelor of Architecture, California Polytechnic State
University, San Luis Obispo, CA, 1993
RELEvANT EXPERIENCE
Alameda Point Master Plan and Design, Alameda, CA –
Alameda Point Partners, Thompson|Dorfman, SRM Ernst,
Eden Housing & Madison Marquette
Menlo Park Mixed-Use Transit Oriented Development,
Menlo Park, CA – Greenheart Land Company
38 Dolores, San Francisco, CA – The Prado Group
The Current, Long Beach CA – Ledcor Properties, Inc.
Alchemy by Alta, San Francisco, CA – Wood Partners
901 16th Street, San Francisco, CA – The Prado Group
99 Rausch, San Francisco, CA – LDG/Pillar Capital
88 Arkansas, San Francisco, CA – Martin Building Co.
Gunbarrel Center Master Plan and Design, Boulder, CO
– The Wolff Company
Mixed-Use Waterfront Master Plan, Southern California
Newhall Ranch Master Plan, Valencia, CA – Newhall
Land
2820 Broadway, Oakland, CA – Alliance Residential
Jung Suh
AssOCIATE,
bAR ARChITECTs
AGI/KASA Partners
Development Team Qualifications A.3
DLR Group|Kwan Henmi
FIRM PROFILE
In June 2017, Kwan Henmi Architecture/Planning
joined DLR Group. The two firms brought together
talented design professionals in a unified, collaborative
design culture committed to elevating the human
experience through design. The design team is backed
by the resources of the entire firm. This enables
DLR Group|Kwan Henmi to scale teams to meet your
challenges and deliver specialized expertise to any
location whenever and wherever it is needed.
DLR Group|Kwan Henmi successfully delivers
architectural design services for high-rise, market-rate,
affordable, highdensity, for sale, for rent, student, and
senior housing for different types of clients. Within these
different residential types, they have maintained a high
level of design excellence and innovation. Their projects,
such as Arterra, have received national design awards. It
was the first residential high-rise in California to achieve
LEED Silver certification.
They are a certified San Francisco Green Business within
the State of California.
RELEVANT PROJECT EXPERIENCE
Parkmerced Block 20, San Francisco, CA The new
building at Block 20 is a bridge between the existing
neighborhood and the city. The building itself consists
of 299 residential units spread across a 17-story tower,
rising 145 feet above grade, and an 8-story midrise.
The 475,000-sf project contains a diverse unit mix, two
residential lobbies, co-working space, fitness room,
game room, and other amenities. Construction to start in
2018.
The Rockwell | Pine & Franklin, San Francisco, CA
With over 440,000 sf, The Rockwell features 260
residential units, a solarium, 4,000 sf of retail space, and
a well-appointed owner’s club with kitchen, media room,
fitness center, and enclosed courtyard. DLR Group|Kwan
Henmi worked with preservationists to restore the
historic Auto Row façades to their early-20th century
state, giving residents and passersby alike a glimpse of
the neighborhood as it once stood. Below-grade parking
is outfitted with automated car stackers and electric car
charging stations. Built in 2016 and all units sold out.
Marlow | 1800 Van Ness, San Francisco, CA
Located on the corner of Van Ness and Pine Street,
near Nob Hill, this residential for-sale project consists
of 98 units, featuring one and two bedroom units, with
a small number of studios and three bedrooms. It is a
high-density, low-energy consumption structure with a
Walk Score of 98, proximity to multiple transit lines, and
roughly 5,000 sf of retail space. Built in 2014.
Vida | 2558 Mission, San Francisco, CA
Vida is an eight-story, 114-unit condominium with 14,750
sf commercial space built into the ground floor. DLR
Group|Kwan Henmi worked with Oyster Development
to engage the community in discussions regarding the
project early and frequently, producing a design that
contributes through more than aesthetics. This includes
land dedicated to triple the number of affordable units
within the project, $1 million to renovate the New Mission
Theater—which at one point was to be demolished, to
much local protest—and 0.25 percent of each unit’s
sales to a community fund. Parking is located entirely
underground to reduce visibility.
Cielo | 8th & Seneca, Seattle, WA
Design of the new contemporary 335-unit, 32-story
apartment high-rise serving downtown Seattle’s Financial
District. Cielo Residents are provided with a spacious
exercise facility, game room, generous lounge, dog park,
pet spa, and outdoor grills. Ground-level landscape
includes a sculpture plaza and promenade, providing a
much-needed connection between Seneca Street and
Jim Ellis Freeway Park. Built in 2015.
Gateway Tower, San Jose, CA
Gateway Tower is a planned 390,000-sf, 25-story,
mixeduse luxury high-rise in the heart of Silicon Valley.
Located in prime downtown San Jose near the San Jose
Convention Center, residents will be close to various
high-profile companies. While the intended resident is
tech-oriented, the project will reflect the arts-oriented
community that revitalized SoFA in the latter part of the
20th century. Construction to start in early 2019.
Terminal One, Point Richmond, CA
The site for Terminal One consists of approximately
13 acres of land in the City of Richmond. The project
consists of residential units, commercial spaces, and
parking access. DLR Group|Kwan Henmi’s design offered
unparalleled waterfront living, new retail, and dining on
the San Francisco Bay shoreline.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Denis has a focused expertise in the Civic, Housing, and
Transportation markets. A strong technical architect, he
has practiced in the Bay Area for more than 40 years.
Clients and design staff benefit from his experience with
the delivery of complex buildings paired with his highly
analytical and creative approach towards functionality
and aesthetics. Denis is a leader in the San Francisco
office and serves as an inspiration that sets the path for
future design innovation, sustainability, and community
benefit. He is most heavily involved at project inception
and early phases of developing project visions and
goals. Denis has also taken the role of mentoring
young professionals in the office, integrating his past
experiences with theirs.
EDUCATION
Bachelor of Architecture with Honors, University of
California, Berkeley
RELEvANT EXPERIENCE
Cielo Seattle, CA
Gateway Tower San Jose, CA
Parkmerced Block 20 San Francisco, CA
Park View Towers San Francisco, CA
The Rockwell San Francisco, CA
Marlow San Francisco, CA
Arterra San Francisco, CA
Watermark San Francisco, CA
Vida San Francisco, CA
Panoramic San Francisco, CA
600 Wall Street San Francisco, CA
The Paramount San Francisco, CA
Denis Henmi
ARChITECT, PRINCIPAL-IN-ChARGE,
DLR GROUP|KwAN hENmI
AGI/KASA Partners
Development Team Qualifications A.3
Faraaz Mirza
DIRECTOR OF DEsIGN,
DLR GROUP|KwAN hENmI
PROFILE
Faraaz Mirza leads design in the San Francisco office.
He is an expert in multifamily housing design and is a
recognized leader in high density, urban infill project
design. His designs and intricate detailing consistently
capture the movement and culture of the Bay Area. He
also serves as a strong client leader by consistently
managing and delivering successful projects to repeat
clients.
Faraaz has become a leader in sustainable design
through the combination of his forward thinking, spatial
problem solving, and deep understanding of green
technology. One of his most recognized projects, Arterra,
California’s first LEED Silver certified high-rise multi-
family residential project, has been called one of 10
Towers that define San Francisco’s skyline.
EDUCATION
Master of Architecture, University of California, Berkeley
Bachelor of Environmental Design, Texas A&M University
RELEvANT EXPERIENCE
The Rockwell San Francisco, CA
Vida San Francisco, CA
Marlow San Francisco, CA
Arterra San Francisco, CA
India & Beech San Diego, CA
Gateway Tower San Jose, CA
Watermark San Francisco, CA
450 O’Farrell San Francisco, CA
975 Bryant San Francisco, CA
Eugene Coleman Community House San Francisco, CA
PROFILE
Neil has over 20 years of industry experience, and serves
as a project manager for many of the San Francisco
office’s multi-family residential and commercial projects.
Neil has been a leader in the civic, educational, and
transportation markets as well. He has a wide range of
experience, from early programming to construction
administration.
Neil holds expertise in project detailing through
construction documents, and his philanthropic spirit
has led him to serve as a mentor to the novice design
members of the team. He specializes in the use of
Building Information Modeling to ensure successful
project delivery, and assists the office with sustainable
solutions as a LEED accredited professional.
EDUCATION
Bachelor of Architecture, University of Hawaii
RELEvANT EXPERIENCE
The Rockwell San Francisco, CA
Cielo Seattle, CA
600 Wall Street San Francisco, CA
Marlow San Francisco, CA
Arterra San Francisco, CA
975 Bryant San Francisco, CA
Watermark San Francisco, CA
1500 N. California Blvd Walnut Creek, CA
450 O’Farrell San Francisco, CA
Neil Peralta
PROjECT mANAGER,
DLR GROUP|KwAN hENmI
AGI/KASA Partners
Development Team Qualifications A.3
GLS Landscape | Architecture
FIRM PROFILE
GLS Landscape | Architecture is focused on the design
of contemporary landscapes, which they understand to
be fundamentally intertwined with architecture, urban
infrastructure, and natural systems.
Working from a studio in San Francisco’s Mission
district, GLS designs places of simplicity and spatial
clarity, typically with complex site planning issues, a
connection to nature and often with an architectural
component. They have a multi-disciplinary office culture
and work closely with clients to give meaningful form
to their aspirations by integrating interior and exterior
spaces and materials, reinforcing spatial ideas through
horticultural design, and solving problems associated
with difficult sites and new ecologies.
RELEVANT PROJECT EXPERIENCE
Emeryville Greenways, Emeryville, CA Conversion of
four blocks of abandoned railroad spur into a linear park,
adjacent to multi-family housing sites.
Station Park Green, San Mateo, CA 12 acre mixed-use,
market rate housing development on the site of a pre-
existing K-Mart. The Specific Plan includes 599 homes,
10,000 sf of office space, 25,000 sf of retail, a one-acre
central community park, two linear parks, and residential
scale courtyards.
Hunter’s View Hope SF, San Francisco, CA
Replacement of public housing with 22 acre mixed-
income neighborhood.
Visitacion Valley Schlage Lock Site, San Francisco,
CA Open space and streetscape master plan for 20
acre neighborhood including 1,250 new Housing units,
105,000 square foot of retail uses, and three public
parks.
Alameda Point, Alameda, CA 68 acre redevelopment
of a historic waterfront naval yard. GLS provided right-
of-way design, architectural components and backbone
infrastructure of the roadways including a prominent
gateway and shared plaza.
Potrero Hill Hope SF, San Francisco, CA Replacement
of public housing with 33 acre mixed income
neighborhood including approx. 650 New housing units,
green streets, parks and community facilities.
South Hayward BART Development, Hayward, CA
206 Market rate apartments with central courtyard on
structure and linear park. Courtyard has pool and spa on
structure.
Avalon Apartments, San Francisco, CA 5 Story building
with 182 market rate housing units, podium courtyard,
roof garden, streetscape and mews design.
Rene Cazenave Apartments, San Francisco, CA 8
Story mixed use building including entry courtyard, main
courtyard, entry pavilion, green roof and second floor
terrace with community garden.
Salvation Army Turk Street Center, San Francisco, CA
8 Story Building with 109 Units of Apartments for Young
Adults.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Gary Strang is a licensed landscape architect and
architect with degrees from the Universities of California
at Berkeley and Davis. For the past 24 years, he has
been principal of GLS Landscape I Architecture, a
multidisciplinary firm that specializes in the integration of
urban design, architecture, infrastructure, and ecology.
He has received three ASLA National Honor Awards:
in 2000 for Beth Israel Chapel and Memorial Garden
in Houston, in 2006 for Residence Hall Units 1 & 2 at
the University of California Berkeley, and in 2011 for the
22 acre Hunters View HOPE SF neighborhood. Prior
to opening GLS, Gary has also taught at the University
of California at Berkeley and Davis, exhibited work in
New York, San Francisco, and Berkeley, and lectured
and published widely on issues of infrastructure and
landscape.
EDUCATION
Master of Architecture, University of California, Berkeley
Bachelor of Landscape Architecture, University of
California, Davis
ARChITECTURAL REGIsTRATION
California, Architecture, 1989 – C19687
California, Landscape Architecture, 1985 – C2646
PROFEssIONAL AFFILIATIONs
ASLA Fellow, 2016
Design Review Board Vice Chair, BCDC
SPUR Member
Landscape Architecture Foundation Member
AIA Member
sELECTED PROjECT EXPERIENCE
Emeryville Greenways Emeryville, CA
Station Park Green San Mateo, CA
Hunter’s View Hope SF San Francisco, CA
Visitacion Valley Schlage Lock Site San Francisco, CA
Alameda Point Alameda, CA
Potrero Hill Hope SF San Francisco, CA
South Hayward BART Development Hayward, CA
Avalon Apartments San Francisco, CA
Rene Cazenave Apartments San Francisco, CA
Gary Strang, FASLA, AIA
PRINCIPAL,
GLs LANDsCAPE | ARChITECTURE
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
With professional degrees in both architecture and
landscape architecture, Wendy Mok has 14 years
professional experience. Since joining GLS, Wendy has
been project manager or a key participant on the New
Stanford Hospital, Exploratorium Piers 15 & 17 in San
Francisco, Haas School of Business, Visitacion Valley
TOD, and Station Park Green Mixed-Use Development in
San Mateo. Prior to joining GLS, Wendy worked for EDAW
AECOM Inc. where she served as project designer and
project manager for mixed-use development, multi-family
projects, waterfront and public space enhancement, and
commercial development projects.
EDUCATION
Master of Landscape Architecture, Harvard Graduate
School of Design, 2003
Bachelor of Architecture, University of Michigan, Ann
Arbor, 2000
ARChITECTURAL REGIsTRATION
California, Landscape Architecture, 2009 – LA5570
sELECTED PROjECT EXPERIENCE
Visitacion Valley Schlage Lock San Francisco, CA
Transbay Block 11A Housing San Francisco, CA
Pier 15 & 17 Exploratorium Museum Relocation
San Francisco, CA
Station Park Green Mixed-Use Development
San Mateo, CA
Haas School of Business, University of California
Berkeley, CA
Berkeley Art Museum & Pacific Film Archive
Berkeley, CA
New Stanford Hospital Palo Alto, CA
Wendy Mok
PROjECT mANAGER,
GLs LANDsCAPE | ARChITECTURE
RHAA
FIRM PROFILE
Throughout its 59 year history, RHAA has held a
commitment to creating places that enrich the fabric of
their communities. Whether working in the heart of a city
or in a pristine natural environment, the firm strives to
find the spirit of the place and weave together history,
nature, human relationships, stories, art, environment
and culture to create unique and beautiful landscapes.
RHAA has developed particular expertise in working
with local, state and federal agencies and their
staff, in conducting public meetings and community
workshops, in managing multidisciplinary teams,
in meeting construction budgets and management
requirements, and in preparing construction documents.
They specialize in a collaborative design and visioning
process that engages clients and stakeholder groups
with the design team — creating a dialogue where the
needs and opportunities of the project are explored.
RHAA uses sketches, drawings, and three-dimensional
computer models to help clients envision design
ideas, and prepare detailed design and construction
documents that bring these visions to reality.
RELEVANT PROJECT EXPERIENCE
Mountain View San Antonio, Mountain View, CA Four-
building mixed-use project with tree-lined promenade,
active urban plaza with custom seating and garden
spaces, colorful seasonal planting and indoor/outdoor
connections at plaza, and park with flexible open space.
Freedom Circle, Santa Clara, CA Four high-rise housing
towers and two high-rise office towers as well as a
central open space element and streetscape.
Mosso Apartments, 9000 Folsom Street, San Francisco,
CA Two 85-ft multi-use buildings with approximately
400 residential units, off-street parking, roof top gardens,
patios and green roofs, street front retail with curbside
parking, new community pocket park, and streetscape
improvements.
SOMA Grand, San Francisco, CA New 22 story building
with a large roof deck terrace, club house, meditation
garden and large spa.
555 Mission Rock, San Francisco, CA Mixed-use
residential building with large third-floor podium
courtyard.
Candlestick Point/Hunter’s Point Shipyard
Redevelopment, San Francisco, CA Transformation of
771 acres of abandoned and under-utilized lands into
a vibrant new urban neighborhood. Includes a variety
of housing, green research and development center,
neighborhood and regional shopping, a world-class
stadium for the 49ers, and over 300 acres of new and
improved parkland.
Wedge Park Plaza, San Francisco, CA Southwest
extension of the larger Wedge Park in the Candlestick
Point development.
Union Square, San Francisco, CA The jewel in the
crown of the City’s urban plazas, RHAA led a team of
fifteen sub-consultants in the Union Square Improvement
Project. The RHAA team included architects, engineers,
programming and management consultants, the SF
prizewinning design team, lighting designers and cost
estimators.
Davis Court, San Francisco, CA One block, street-
level courtyard in downtown San Francisco, linking the
Financial District and Jackson Square, as well as two
public parks.
Mission Dolores Park Rehabilitation Project, San
Francisco, CA RHAA led a multi-disciplinary team for
a $20 million rehabilitation of Mission Dolores Park, a
significant cultural landscape and most intensely used
park in San Francisco.
City Hall Pedestrian Improvements, San Francisco, CA
Renovation of a small section of street in front of City
Hall. The project will improve pedestrian circulation,
accessibility, and safety with wider sidewalks, raised
street crossings, gathering areas, and sidewalks
regraded for ADA accessibility.
South San Francisco Gateway and Median, South San
Francisco, CA Developed a design for the Gateway
Monument located at South Airport Boulevard and the
Highway 101 off ramp.
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
As a Principal in the firm, Manuela King, LEED AP has
been instrumental in the design of a wide variety of
high-profile projects. These include urban design and
planning, park and recreation planning, residential
design, and commercial and professional facilities.
Her interests include the relationship between art,
architecture, landscape architecture and contemporary
urban design. She is a strong advocate of sustainable
design in all her projects. Over her time with the firm,
her work has expanded to include many international
projects, including work in Chile, Taiwan, Malaysia, Israel,
Korea, the Philippines, China, Australia and Japan.
EDUCATION
Master of Landscape Architecture, University of Oregon
Bachelor of Landscape Architecture, University of
Oregon
Bachelor of Science, Pennsylvania State University
CERTIFICATION
Landscape Architect, State of California #3271
LEED Accredited Professional
US Green Building Council
PROFEssIONAL AssOCIATIONs
American Society of Landscape Architects
AIA Associate Member
sELECTED PROjECT EXPERIENCE
Mountain View San Antonio Mountain View, CA
600 Van Ness San Francisco, CA
Freedom Circle Santa Clara, CA
1270 Mission San Francisco, CA
Market Street Place San Francisco, CA
The Grand Apartments Oakland, CA
Mosso Apartments, San Francisco, CA
New Californian Apartments Berkeley, CA
Cathedral Square Sacramento, CA
SOMA Grand Lifestyle Condos San Francisco, CA
Essex on Lake Merritt Apartments Oakland, CA
Union Square Rehabilitation & BID San Francisco, CA
Manuela A. King
PRINCIPAL IN ChARGE,
RhAA
AGI/KASA Partners
Development Team Qualifications A.3
SANDIS
FIRM PROFILE
SANDIS is an established professional services firm
that has been servicing Bay Area municipalities since
1965. One of SANDIS’ core strengths is our ability to
manage design teams through the successful design
and construction of pedestrian access improvements;
roadway and sidewalk improvements; pedestrian,
cycle and vehicular safety improvements; parking lot
improvements; pavement management; streetscape,
park, bridge, and trail design; traffic engineering
design, signalization and management plans; channel
stabilization; erosion control; soil investigation;
preparation of feasibility studies, cost estimates, and
utility lifecycle analysis reports; stormwater management
design and monitoring; ADA compliance; third party plan
check and review; and design of community use facilities
such as parks, community/civic centers, government
centers, police and fire stations, libraries, maintenance
yards, and other ancillary public/city buildings.
RELEVANT PROJECT EXPERIENCE
Avalon Bay Ocean Avenue, San Francisco, CA
Engineering and surveying services for a 175 residential
unit, 150 commercial unit podium development with
30,000 s.f. grocery store.
Richardson Apartments, San Francisco, CA 120 low
income studio apartments and 3,000 sf of retail space.
The Panoramic (1321 Mission), San Francisco, CA
11-story, 160 unit “car-free” micro-unit apartment building
Bayview Hill Gardens, San Francisco, CA Surveying and
engineering services for a 80,436 sf, 73 unit residential
development located on a steep sloped, 0.6 acre lot.
MacArthur Transit Village, Oakland, CA 7.76 acre
development with 625 units, 90 affordable units, and
480 vehicle parking structure, and 40,000 sf of retail.
AC Marriott Oyster Point, South San Francisco, CA
Unique modern design on the South San Francisco
waterfront landscape, requiring close attention to
grading and drainage plans during construction and
after completion regarding stormwater runoff, Bay
Conservation Setback Area requirements, FEMA flood
elevation requirements, and Tsunami Impact Zones.
Springhill Suites, Belmont, CA Design of a new
Springhill Suites Hotel abutting 2 additional city limit
lines, as well as State of California interstate right of way,
making permitting a logistical challenge.
Argenta Condominiums, San Francisco, CA Surveying
services for a new 20-story, 201,060 s.f. condominium
development featuring 179 residential units, 21,118 sf of
ground floor retail/ commercial space and parking for 137
vehicles.
Britannia Cove, South San Francisco, CA Civil
engineering design services, land surveying,
construction staking, and Building Information Modeling
for over one million sf of new office space.
On-Call Surveying Services, South San Francisco
Unified School Districts, San Francisco, CA Currently
providing surveying, boundary, and topographic survey
services for district campuses.
On-Call Land Surveying Contract, CIty of South San
Francisco, CA On-call surveying services contract with
the City of South San Francisco
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Michael Kuykendall, PE, QSD/P, LEED AP has 14 years
of experience as a civil engineer. Michael has served
as an integral team member on the development of
civic facilities ranging from small public restrooms to
large-scale government centers. Michael works closely
with regulatory agencies to ensure that SANDIS’ design
drawings are accurately designed and documented to
meet state, local, and federal regulations so construction
permits are obtained on schedule.
EDUCATION
Bachelor of Science, Civil Engineering, CSU Chico State
CERTIFICATION
Registered Civil Engineer, California #70870
Qualified SWPPP Developer / Practitioner (QSD/QSP)
PROFEssIONAL AssOCIATIONs
USGBC
sELECTED PROjECT EXPERIENCE
1150 Ocean Avenue - Avalon Bay, San Francisco, CA
1321 Mission Street, San Francisco, CA
1532 Harrison Street, San Francisco, CA
1554 Market Street, San Francisco, CA
1751 Carroll Avenue Senior Housing, San Francisco, CA
17th & 18th Streets Roadway Trucking Site
2675 Folsom Street, San Francisco, CA
3235 Louise Street, Oakland, CA
325 Fremont Street - C2K, San Francisco, CA
333 12th Street, San Francisco, CA
4700 & 5110 Telegraph Avenue, Oakland, CA
750 Harrison Street, San Francisco, CA
901 & 950 Tennessee Street, San Francisco, CA
1601 & 1677 Mariposa, San Francisco, CA
1620 Montgomery Street, San Francisco, CA
16th Street Improvements, Oakland, CA
29th & Telegraph, Oakland, CA
Michael Kuykendall
AssOCIATE PRINCIPAL,
sENIOR PROjECT mANAGER
sANDIs
AGI/KASA Partners
Development Team Qualifications A.3
Ron Sanzo
AssOCIATE PRINCIPAL,
sENIOR PROjECT mANAGER
sANDIs
PROFILE
Ron Sanzo, TE, PE, PTOE, has extensive experience in
civil and traffic engineering. Ron has experience in the
preparation of traffic signal improvement plans, traffic
and parking studies, site and roadway design, and
streetscape projects. Ron works closely with regulatory
agencies to ensure that SANDIS’ design drawings are
accurately designed and documented to meet state,
local, and federal regulations so that construction permits
can be obtained on schedule.
EDUCATION
Bachelor of Science, Environmental/Resource
Engineering, Syracuse University
CERTIFICATION
California Registered Civil Engineer (79305)
California Registered Traffic Engineer (2693)
Professional Traffic Operations Engineer (PTOE)
ITE Member (1043045)
PROFEssIONAL AssOCIATIONs
USGBC
sELECTED PROjECT EXPERIENCE
305 Magnolia Avenue, South San Francisco, CA
490 South Van Ness Avenue, San Francisco, CA
525 Middlefield Road, Redwood City, CA
6600 Third Street (La Conte), San Francisco, CA
74 New Montgomery, San Francisco, CA
Avalon Bay – Ocean Avenue, San Francisco, CA
Jefferson Street Apartments, Oakland, CA
MacArthur Transit Village, Oakland, CA
Ronald McDonald House Addition, Palo Alto, CA
Shattuck Avenue Mixed-Use Development, Oakland, CA
Stanford Affordable Housing, Palo Alto, CA
1527 McAllister Street, San Francisco, CA
534 & 536 Avalon, San Francisco, CA
6209 Buena Vista Avenue, Oakland, CA
Springhill Suites, San Bruno, CA
Langan
FIRM PROFILE
Langan provides geotechnical, environmental, site/
civil, and earthquake engineering services in support of
land development projects. Founded in 1970, Langan
employs over 1,000 professionals with headquarters
in Parsippany, New Jersey and regional offices around
the world. Their California offices are in San Francisco,
Oakland, San Jose, Sacramento, Irvine, and Los Angeles.
Langan’s geotechnical engineers work closely with
our clients and the design and construction teams
to engineer cost-effective geotechnical solutions
appropriate for proposed structures and the governing
site conditions. They have managed projects involving
complex, technically challenging sites where highly
specialized site preparation, foundations, and fast-track
engineering solutions are required.
Langan’s environmental team performs Phase I and
II Environmental Site Assessments (ESAs), and is
experienced with field coordination and investigations
including chemical tests for soil, soil gas, and
groundwater. They assess risk to human health and the
environment and have prepared numerous soil and risk
management plans. When needed, the firm performs
vapor intrusion risk assessment and design sub-slab
vapor collection and venting systems.
Having provided engineering services for hundreds of
California projects, Langan’s team has long standing
relationships with many regulators at the local, state,
and federal levels, including waterfront regulatory
agencies and the City of South San Francisco. Relevant
to this project, Langan has served as lead coordinator/
intermediary for dozens of projects requiring input from
BART due to proximity to their infrastructure underneath.
Through their extensive interactions with BART
personnel on recent projects Langan has developed a
strong and productive working relationship with BART
representatives and understand their requirements for
obtaining approval of projects adjacent to BART facilities.
Langan is listed among the “Top Design Firms” and
“Top Green Design Firms” in Engineering News Record
(ENR) for the last seven consecutive years and “Top
Geotechnical” and “Top Environmental” firms in ENR
California. Their projects in California have garnered
awards from the American Society of Civil Engineers,
Urban Land Institute, California Preservation Foundation,
and the US Environmental Protection Agency, among
others.
RELEVANT PROJECT EXPERIENCE
Within South San Francisco
Oyster Point/Marina Park
Gateway of Pacific
Britannia Cove at Oyster Point
South San Francisco Ferry Terminal
San Francisco International Airport, multiple projects
SFO Park-n-Fly
201 Haskins Way
Marriott Residence Inn Courtyard
Sierra Point Business Center (multiple buildings)
224 Ryan Way (groundwater monitoring)
BRIDGE Oak and Grand Avenue Affordable Housing
5000 Shoreline Court, Office Campus
Genentech Campus
Next to BART and within Zone of Influence or
Right of Way
Trinity Place, Multi-Phase Residential, San Francisco
Four Seasons Hotel, Market Street, San Francisco
10th and Market Streets – San Francisco
2175 Market Street, San Francisco
Uptown Station, 1955 Broadway, Oakland
1640 Broadway, Oakland
SF Ferry Building Seismic Upgrade – Over BART
2100 Telegraph Avenue, Oakland
Multi-Family
2820 – 2855 Broadway, Oakland
5050 Mission Street, San Francisco
Bay Meadows, San Mateo
Alameda Landing, Alameda
Silvery Towers, San Jose
India Basin Springs, San Francisco
706 Mission, San Francisco
399 Fremont, San Francisco
Transbay Blocks 6, 7, 8, and 9, and 11A San Francisco
ViO at Cottle Station, San Jose
Radius Apartments, Redwood City
AGI/KASA Partners
Development Team Qualifications A.3
PROFILE
Scott Walker, PE, GE has over 19 years of experience
managing interesting and complex geotechnical
projects throughout northern California. His experience
includes performing geotechnical engineering services,
coordination with project teams and local agencies, and
supervision during design and construction for master
plan developments, residential and commercial buildings
(including high rise structures), sports facilities, and
infrastructure projects.
EDUCATION
M.S., Geotechnical Engineering, UC Berkeley
B.S., Civil Engineering, California Polytechnic State
University, San Luis Obispo
LICENsE AND ACCREDITATION
Professional Engineer (PE) in CA and MT
Geotechnical Engineer (GE) in CA
PROFEssIONAL ORGANIZATIONs
American Society of Civil Engineers, 1993-present
San Francisco Geo Institute, Steering Committee
member, 2003-present, board member 2014-present
sELECTED PROjECT EXPERIENCE
San Francisco International Airport (new pedestrian bridge,
fuel cell installation, high-mast lighting, and maintenance
shop building), South San Francisco, CA
Oceanwide Center Towers, 1st and Mission, – 60 and 65
stories (office/residential), San Francisco, CA
Transbay Block 8, 55-story Residential Tower, San
Francisco, CA
Transbay Block 9, 42-story Residential Tower, San
Francisco, CA
Uptown Oakland, 2100 Telegraph Avenue, Mixed-Use
Development, Oakland, CA
Jack London Square Redevelopment, multiple buildings,
Oakland, CA
Scott Walker, PE, GE
sENIOR AssOCIATE,
LANGAN
AGI/KASA Partners
Development Team Qualifications A.3
Peter Cusack
sENIOR AssOCIATE,
LANGAN
PROFILE
Peter Cusack has 29 years of experience managing
and implementing hazardous waste characterization
and remediation projects. His experience includes pre-
acquisition site assessments, site investigations, removal
of underground storage tanks, Phase II investigations,
soil and groundwater sampling and remediation,
development of soil management plans, aquifer pumping
tests, contractor oversight, and field inspection for
numerous construction projects and preparation of site
closure reports. His work is often done in coordination
with our geotechnical practice.
EDUCATION
Bachelor of Technology, Civil, Rochester Institute of
Technology
LICENsE AND ACCREDITATION
Registered Environmental Assessor
40-Hour Hazardous Waste Operations and Emergency
Response Standard (HAZWOPER)
C4 HAZWOPER Supervisor
Contractor State License #979216, Class A, HAZ
PROFEssIONAL ORGANIZATIONs
National Ground Water Association, 1992-present
sELECTED PROjECT EXPERIENCE
New Transbay Transit Center, San Francisco, CA
Oceanwide Center Towers, 1st and Mission, – 60 and 65
stories (office/residentia)l, San Francisco, CA
Silvery Towers, San Jose, CA
Genentech Parking Structures, South San Francisco, CA
San Francisco Airport Parking Garage, South San
Francisco, CA
Transbay Block 8, 56-Story Residential Tower, San
Francisco, CA
Modera San Pedro Square, Infill Mixed-Use Development,
San Jose, CA
Burlingame Point, Burlingame, CA
Our Development Team brings proven experience
planning and creating vibrant urban infill and TOD
multifamily and mixed-use communities that have
enhanced existing residential neighborhoods
throughout the Bay Area.
For your review, we have selected examples of several successful
high-quality Bay Area projects that are similar in size and complexity,
near transit oriented locations and within close proximity to single-
family or lower-density neighborhoods. Selected projects also include
similar examples from our Architects and Landscape Architects,
and demonstrates their design and planning capabilities that have
resulted in successful projects with strong connections to open
space, public amenities, and bike and pedestrian connections to
transit.
The following projects also demonstrate our team’s ability to work
within existing communities to create housing that integrates well
with adjacent residential uses, provides and enhances public areas,
while appropriately incorporating active ground floor uses. Many
of the projects contain a variety of housing types for a diverse
population including family friendly units and BMR inclusionary
units or separate affordable housing complexes. Last but not least,
a majority of the projects included a thoughtful and successful
community process that engaged and incorporated comments or
concerns of various stakeholders and neighbors. One project in
particular, located at the nexus of several neighborhoods and transit
involved a varied and intensive community outreach that included
over 40 community meetings. We look forward to the opportunity of
talking with you in more detail about the specifics of these projects
and how our experience will help ensure the creation of a successful
community for the City of South San Francisco.
Relevant Experience A.4
AGI/KASA Partners
Vara
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Urban Infill within Proximity to Lower Density
Residential
• Transit-Oriented Development
• Diversity of Housing Types & Unit Plans
Including 20% onsite BMR units
• Active Ground Floor Uses
• Meaningful Community Engagement Process
PROjeCt PROFIle
AGI Avant entitled and developed Vara in the
popular Mission District. Vara represents a
dynamic residential opportunity in the center of
the hottest neighborhood in San Francisco. The
Mission District’s multifarious corridors comprise
a melting pot of cultures, cuisines, and people.
Whether you’re looking for upscale restaurants,
lowbrow dive bars, or delicious street food,
the Mission delivers. Vara currently boasts
one of the highest rents per square foot in San
Francisco.
AGI worked directly with BART on the tunnel
engineering for this project due to proximinity to
the BART tunnel.
PROjeCt StAtIStICS
Team Members Eric Tao, Jesse Herzog – AGI
Stage of Completion Built 2013
Ownership Structure AGI-CalPERS
Development Costs $70 million
Construction Type
Type IIIA wood over concrete podium
General Contractor Devcon Construction
Number of Units 222
Project Components
Mixed-Use: Residential, Retail
1.19 Acre Land Entitlement
6-Story Building Development
202 Apartment Units
8,131 square foot of Retail space
221 Car parking Garage
Amenities: Community room, gym, spa,
landscape courtyard
Sustainability GreenPoint-Rated
vARA SAN FRANCISCO, CA
Mosso
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Urban Infill within Proximity to Lower Density
Residential
• Transit-Oriented Development
• Landscape and Site Elements Supporting
Creation of Community
• Diversity of Housing Types & Unit Plans
Including 15% onsite BMR units
• Active Ground Floor Uses
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Meaningful Community Engagement Process
PROjeCt PROFIle
AGI Avant entitled and developed Mosso in
the flourishing South of Market (SoMa) District.
The SoMa neighborhood is recognized for its
vibrant and dynamic identity and has become
the location of choice for some of the Bay
Area’s most recognized technology companies,
including Yelp, Twitter, Zynga, Pinterest and
Dropbox. Given the projects unique proximity
to San Francisco’s densest collection of jobs,
public transportation, and cultural opportunities,
it provided a rare opportunity to position a
major multifamily asset in the heart of one of
the country’s most desirable and constrained
residential markets.
PROjeCt StAtIStICS
Team Members Eric Tao, Jesse Herzog – AGI
Stage of Completion Built 2014
Ownership Structure AGI-CalPERS
Development Costs $200 million
Construction Type Type I concrete, one level of
below grade parking
General Contractor Webcor Builders
Number of Units 463
Project Components
Mixed-Use: Residential, Retail
1.94 Acre Land Entitlement
9-Story Building Development
463 Apartment Units
9,427 square feet of Retail space
323 Car parking Garage
Amenities: Club room, gym, spa, bbq area,
landscape courtyard
Sustainability LEED Gold
mOSSO SAN FRANCISCO, CA
ABACA
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Urban Infill within Proximity to Lower Density
Residential
• Transit-Oriented Development
• Landscape and Site Elements Supporting
Creation of Community
• Diversity of Housing Types & Unit Plans
Including 13.5% onsite BMR units
• Active Ground Floor Uses
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Meaningful Community Engagement Process
PROjeCt PROFIle
AGI - Resmark Housing developed Abaca at 1201
Tennessee, a 263 unit mixed-use residential
project located in San Francisco’s Dogpatch
neighborhood. Dogpatch is a highly desirable
neighborhood with a vibrant restaurant and bar
scene, and easy public transportation access to
San Francisco’s Financial District, the Mission
Bay Redevelopment Area, and technology
companies located on the Peninsula via Caltrans
Baby Bullet train service.
PROjeCt StAtIStICS
Team Members
Eric Tao, Jesse Herzog, Brian Baker – AGI
Stage of Completion Built 2016
Ownership Structure AGI-CalPERS
Development Costs $125 million
Construction Type
Modified Type III wood over concrete podium
General Contractor Devcon Construction
Number of Units 263
Project Components
Mixed-Use: Residential, Retail
260,000 square foot Land Entitlement
6-Story Building Development
263 Apartment Units
1,840 square feet of Retail space
145 Car parking Garage
Amenities: Tech room, bike shop, fitness
center, club house kitchen/bar and outdoor
landscaped courtyard
Sustainability GreenPoint-Rated
AbACA SAN FRANCISCO, CA
SOMA Grand
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Creation of a Vibrant Community In Prior
Underdeveloped Neighborhood
• Urban Infill
• Transit-Oriented Development
• Inclusion of Public Art
• Meaningful Community Engagement Process
PROjeCt PROFIle
AGI Avant entitled and developed Soma Grand
in the burgeoning Mid-Market District. Through
on-site partnerships with a top restaurateur
(Charles Phan), and a top hotelier (Joie de Vivre
Hospitality), Soma Grand represents a dynamic
residential opportunity in the center of the City.
The project was a finalist in the San Francisco
Business Times, 2007 Best Transformative
Project, and was the fastest selling San
Francisco condominium high-rise for the first
half of 2008.
PROjeCt StAtIStICS
Team Members Eric Tao – AGI
Stage of Completion Built 2008
Ownership Structure AGI-Farallon Capital
Development Costs $120 million
Construction Type Type I concrete
General Contractor Webcor Builders
Number of Units 246 luxury condos
Project Components
Mixed-Use: Residential, Retail
1 Acre Land Entitlement
23-Story Building Development
246 Luxury Condominiums
New Destination Restaurant
500 Car parking Garage
Boutique Hotel Service and Concierge by
Joie de Vivre Hospitality
SOmA gRANd SAN FRANCISCO, CA
Centennial Towers – South Tower
SOuth SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Represents a Gateway Project for the City
• Transit-Oriented Development
• Creation of a Vibrant Community
• MFH/MU or Affordable Housing
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Landscape and Site Elements Supporting
Creation of Community
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency
PROjeCt PROFIle
The development of the South Tower of
Centennial Towers is part of a 665,000 sf
campus nestled on a 21-acre site at the foot of
San Bruno Mountain fronting US-101. The South
Tower is a 12-story building including a shared-
use 200-seat Performing Arts Facility and just
over 12,000 sf retail. The project dedicated over
100 acres of open space to the City of South San
Francisco and County of San Mateo, contributed
$2.1M toward the Oyster Point Flyover project,
contributed land and funds for a new recreation
center, dedicated land for an affordable housing
project including an affordable housing fee. The
extensive work and effort by the development
team working in collaboration with the City of
South San Francisco and other stakeholder
partners allowed this development to come to
successful fruition. This was a project of Myers
Peninsula Venture, LLC and work undertaken
included feasibility, entitlements, design
management, sourcing financing, construction
management and close-out. Andrew Kawahara
was directly involved in all aspects of the project
from entitlements through operations. Although
the new owner is undertaking construction of
the second tower, Andrew continues to serve as
a project resource.
PROjeCt StAtIStICS
Team Members Andrew Kawahara – KASA
Stage of Completion Built 2009
Ownership Structure Myers Peninsula Venture,
LLC (previous); Phase 3 Phase 3 Real Estate
Partners (current)
Development Costs $250 million
General Contractor Hathaway Dinwiddie
Total Built Area 305,000 sf
CeNteNNIAl tOweRS – SOuth tOweR SOuth SAN FRANCISCO, CA
The Peninsula Mandalay
SOuth SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Urban Infill within Proximity to Lower Density
Residential
• Creation of a Vibrant Community
• MFH/MU or Affordable Housing
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Landscape and Site Elements Supporting
Creation of Community
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Diversity of Housing Types & Unit Plans
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency
PROjeCt PROFIle
The Peninsula Mandalay is an 18-story, 112-unit
luxury condominium project nestled at the
foot of San Bruno Mountain and is part of the
Terrabay Master Plan development. It was the
first high-rise residential building constructed
in north San Mateo County. The project was
delivered on-time and on budget under a
design-build form of agreement. The Peninsula
Mandalay is part of the Terrabay Specific Plan
and utilizes the City’s most modern building
design with elegant materials. Much thought
was put into the landscaping and creation of a
network of hiking trails on San Bruno Mountain.
Extensive work was undertaken in conjunction
with San Bruno Mountain Watch, the Ohlone
Indian Tribe and the City of South San Francisco.
The project boasts museum-quality art not
typically seen in a residential development. This
was a project of Myers Residential Ventures,
LLC. Andrew Kawahara served as Development
Manager and was the day-to-day liaison with the
City of South San Francisco and particularly the
Planning Department and planning consultant.
Andrew was involved in the construction, sales
and move-in of homeowners and continues to
advise the HOA.
PROjeCt StAtIStICS
Team Members Andrew Kawahara – KASA
Stage of Completion Built 2005
Ownership Structure Myers Residential
Ventures, LLC (previous)
Development Costs $55 million
General Contractor Webcor Builders
Number of Units 112 luxury condos
the PeNINSulA mANdAlAy SOuth SAN FRANCISCO, CA
Treasure Island/Yerba Buena Island Redevelopment
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Creation of a Vibrant Community
• 25% Affordable Housing
• High Quality Master Planning & Contemporary
Design
• Landscape Design Supports Creation of New
Neighborhood
• Open Space & New Pedestrian Connections
& Bike Trails
• Diversity of Housing Types & Unit Plans
• Inclusion of Public Art and Community
Enhancement
• Significant Infrastructure Improvements
• Worked with Treasure Island Redevelopment
Agency, Army Corps of Engineers, RWQCB,
BCDC
PROjeCt PROFIle
The Treasure Island & Yerba Buena Island
Redevelopment is an entitled master plan
project that re-imagines the former naval base
into several new neighborhoods of 8,000
residential units, 450,000 sf of commercial,
300 hotel rooms, and 300 acres of parks and
open space. KASA was retained in 2013 to join
the senior development management team
of Wilson Meany to manage the first phase
of development. James Suh’s responsibilities
included design management and cost
management of five new parks, streetscape,
infrastructure, new pedestrian and bicycle
paths, and a new ferry terminal. KASA acquired
regulatory use and construction permits
from state, regional, and federal agencies
including BCDC, RWQCB, Fish & Game, and
the Army Corps of Engineers. James’ current
responsibilities include the development of the
first 300 units of for-sale homes on Yerba Buena
Island made up of attached townhomes, stacked
flats, and a mid-rise podium building on difficult
sloping sites. This first vertical build-out will set
the stage and brand for the overall project. The
project involves management of large teams
of architects, engineers and consultants and
working in partnership with the Treasure Island
Development Authority. KASA Partners is a
member of the development management team
of Wilson Meany.
PROjeCt StAtIStICS
Team Members James Suh – KASA
Stage of Completion
1st Horizontal Phase in Construction
Ownership Structure Treasure Island
Community Development (Wilson Meany/
Fivepoint)
Development Costs Est. $1.6 billion
tReASuRe ISlANd / yeRbA bueNA ISlANd RedevelOPmeNt SAN FRANCISCO, CA
Project Components 500 acres, 8,000 Residential Units, 400,000 sf Commercial, 300 Acres of Parks
Fruitvale Transit Village II
OAklANd, CA
RelevANCe tO PROjeCt
• Urban Infill
• Transit-Oriented Development
• Urban infill within Proximity to Lower Density
Residential
• Creation of Vibrant Community
• Affordable Housing
• Open Space Contributions & Strengthens
Pedestrian and Bike Connections
• Meaningful Community Engagement Process
• Worked with BART and City of Oakland
Community Economic Development Agency
PROjeCt PROFIle
Fruitvale Transit Village II is a 275-unit
multifamily apartment community adjacent to
the Fruitvale BART Station that builds on the
previously constructed Phase 1 of the transit
village. The next 94 units started construction
in January 2018. This phase includes affordable
family apartments targeted to very low-income
households, including a set aside for formerly
homeless veterans. The project site is also one
block from the future Bus Rapid Transit line
ensuring that residents are well-connected to
local and regional transit. The final phase is in
predevelopment and will consist of 181 mixed-
income apartments, resident amenity spaces,
and an urgent care clinic operated by a local
health care provider to respond to significant
demand for this service in the neighborhood.
Tableau, on behalf of the developer, negotiated
the development agreement with the City,
obtained development approvals, negotiated
easements and various agreements with
BART, helped arrange project financing,
and negotiated construction terms with the
contractor.
PROjeCt StAtIStICS
Team Members Jack Robertson – Tableau
Stage of Completion Under Construction
Ownership Structure A joint venture between
the Unity Council and East Bay Local Asian
Development Corporation. The final phase is
a joint venture between the Unity Council and
BRIDGE Housing.
Development Costs Est. $140 million
Property Acquisition from Agency Oakland
Community Redevelopment Agency-owned land
acquired through a 99-year ground lease.
Project Components
275 Residential Units, Parking (0.5 ratio),
Community Room, Computer Lab, Laundry
Room, Bicycle Storage, Large Landscaped
Courtyard, Urgent Care Clinic
FRuItvAle tRANSIt vIllAge II OAklANd, CA
FRUITVALE TRANSIT VILLAGE I FRUITVALE TRANSIT VILLAGE II
PHASE II-B PHASE II-A
San Francisco Shipyard
SAN FRANCISCO, CA
RelevANCe tO PROjeCt
• Urban Infill
• Creation of a Vibrant Community
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Landscape and Site Elements Supporting
Creation of Community
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Diversity of Housing Types & Unit Plans
(including 32% of BMR units)
• Inclusion of Public Art and/or Community
Enhancement
• Significant Infrastructure Improvements
• Meaningful Community Engagement Process
• Worked with SF Redevelopment Agency (and
successor Agency), Mayor’s Office
PROjeCt PROFIle
The SF Shipyard is a 777-acre community
comprised of 12,000 homes, 3+ million SF of
commercial office and retail space, and 326
acres of parks and open space built on the
former Hunters Point Naval Shipyard. The
community also includes the former Candlestick
Park stadium and the adjacent Alice Griffith
public housing development. Tableau’s
principal, while at Lennar Urban, oversaw all
vertical development while at Lennar Urban,
including the first phase of the SF Shipyard,
a 12,000-unit master-planned community. Mr.
Robertson also oversaw promulgation of design
standards, affordable housing initiatives, and
coordination with the infrastructure team. During
his tenure at Lennar, Mr. Robertson oversaw the
design and construction of 247 townhomes and
condominiums, a 60-unit affordable apartment
development, design approval of a new artists
studio building, and entitled 240 additional
homes while overseeing seven distinct design
teams. Mr. Robertson was also responsible for
negotiating the Affordable Housing Plan for the
Shipyard, which included redevelopment of the
Alice Griffith public housing project.
PROjeCt StAtIStICS
Team Members Jack Robertson – Tableau
Stage of Completion 307 units completed.
Total build-out estimated to occur over 20 years.
Ownership Structure Master developer is
a venture between Five Point Holdings and
Lennar Corporation.
Development Costs $90 million for the initial
247 homes. Total project build-out of Shipard/
Candlestick $2 billion+.
Property Acquisition from Agency Site
acquired through an RFP process conducted by
the San Francisco Redevelopment Agency.
SAN FRANCISCO ShIPyARd SAN FRANCISCO, CA
Warm Springs TOD Master Planned Community
FRemONt, CA
RelevANCe tO PROjeCt
• Transit-Oriented Development
• Urban Infill
• Creation of a Vibrant Community
• Mixed-use Multifamily, For-Sale and
Affordable Housing
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Landscape and Site Elements Supporting
Creation of Community
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Diversity of Housing Types & Unit Plans
(including 15% BMR units)
• Inclusion of Public Art and/or Community
Enhancement
• Significant Infrastructure Improvements
• Meaningful Community Engagement Process
PROjeCt PROFIle
The Warm Springs TOD development is an 111-
acre mixed-use master planned “innovation
hub” community located adjacent to the
recently opened Warm Springs BART Station
and Tesla Motors in Fremont. The plan consists
of 1,200 apartments, 900 for-sale homes,
and commercial/retail and industrial uses.
Other amenities include a new TK-5 school,
four-acre community park, and several urban
plazas. The project also includes 390 units of
affordable housing currently under construction
on one of the parcels. Tableau retained by
Lennar Multifamily Communities to oversee the
entitlement approval process, negotiation of
a community benefits package and affordable
housing development agreement.
PROjeCt StAtIStICS
Team Members Jack Robertson – Tableau
Stage of Completion Phased infrastructure
work under construction, as is some multifamily
rental apartments.
Ownership Structure The property is owned
and being developed by a joint venture of
Lennar Corporation and its multifamily affiliate,
Lennar Multifamily Communities.
Development Costs $425 million (multifamily
component only)
Project Components
111 acres, 1,200 Apartments, 900 For-sale
Homes, 390 Units Affordable Housing,
Commercial/Retail, Industrial Uses, New TK-5
School, Four-acre Community Park, Several
Urban Plazas
wARm SPRINgS tOd mASteR PlANNed COmmuNIty FRemONt, CA
Marea Alta / La Vereda
san leandro, Ca
marea alta / la Vereda san leandro, Ca
MAREA ALTA COURTYARD GATHERING SPACE (COVER) SITE PLAN (TOP) VIEW OF MAREA ALTA FROM SAN
LEANDRO BOULEVARD (MIDDLE) RENDERING OF LA VEREDA (BOTTOM)
releVanCe to ProjeCt
• Creation of a Vibrant Community
• Affordable Housing
• High Quality Master Planning
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement
Process
• Modular Construction
ProjeCt Profile
Located on a former BART parking lot adjacent to
the San Leandro BART Station, Marea Alta and La
Vereda create an innovative mixed-use, transit-
oriented, affordable housing development. The
first phase of a two phase development, Marea
Alta includes 115 affordable apartment homes for
families. Amenities include a community room
with full kitchen, laundry facilities, bike storage,
and a landscaped courtyard with gathering space
and a children’s play structure. Marea Alta also
includes a child care center as well as the creation
of more than 240 below-grade parking spaces
for BART patrons. Removal of the former parking
lot, combined with the addition of ground floor
community-serving space, enriches San Leandro
Boulevard and promotes pedestrian activity.
The second phase, La Vereda, is currently under
construction and will provide 85 apartment homes
for seniors and include a ground floor community
banquet room with adjoining community kitchen
and an exterior courtyard. Like Marea Alta, La
Vereda is being constructed with an innovative
modular construction process to increase project
efficiencies.
ProjeCt statistiCs
Stage of Completion Marea Alta: Built 2016, La
Vereda: Under Construction
Construction Cost Marea Alta: $58.13 million
2016, La Vereda: $39.3 million
Site Area .72 Acres
Number of Units 200 total
Density Marea Alta 90 Du/Ac, La Vereda 75.89
Project Components
115 Family, 85 Senior Units, Child Care Center,
Community & Outdoor Space, Bike Parking,
New BART Parking Garage, Ground Floor Retail
Sustainability GreenPoint Rated
Selected Awards
PCBC Merit Award, Best Affordable Project 2017
MacArthur Station
oakland, Ca
maCarthur station oakland, Ca
AERIAL OF MURAL, BART GARAGE AND OTHER PARCELS (COVER) RENDERING OF APARMENTS AT PARCELS A &
C1 (TOP) SITE PLAN (MIDDLE) MURAL, 90 AFFORDABLE APARTMENT HOMES (BOTTOM)
releVanCe to ProjeCt
• Creation of a Vibrant Community
• Affordable Housing
• High Quality Master Planning
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement
Process
ProjeCt Profile
A mixed-use, mixed-income development,
BRIDGE entitled MacArthur Station to provide 675
new housing units, as well as commercial, retail
and community space. The overall MacArthur
Station development includes construction of five
buildings for multifamily housing with a new 478-
space parking garage for BART patrons. Mural,
developed and managed by BRIDGE is for very
low income families and includes 42,500 sf of
local commercial/retail space along with 5,000
sf of space for community use. Also included are
public infrastructure upgrades comprising a new
public street through the site off of Telegraph
Avenue, the renovation of the existing BART
entry plaza, a new public plaza adjacent to
the retail space across from the BART plaza,
improved shuttle circulation with an exclusive
drop-off location, and streetscape improvements
on 40th Street adjacent to the station. Ultimately
MacArthur Station will create a vibrant transit-
oriented community that enhances bicycle and
pedestrian use, with increased access to the
BART station and connecting public transit lines.
ProjeCt statistiCs
Stage of Completion Mural Built 2015, Garage
Built 2014, other parcels in development
Construction Cost $340 million (est.)
Site Area 7.76 Acres
Number of Units 675 total
Project Components
90-Unit All-Affordable Property, 3 Additional
Parcels of Market-Rate with Affordable, New
BART Garage, Commercial Space, New BART
Plaza, Extensive Streetscape Improvements
Sustainability Selected for LEED Neighborhood
Development Pilot Program
Selected Awards
PCBC, Merit Award On the Boards Multifamily
Community, 2015
SF Business Times Real Estate Deals of the Year
Best Affordable Residential, East Bay 2015
W.
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NEW PASSENGER
DROP OFF/PICK UP AREA
PARCEL A WEST
FUTURE MARKET-RATE
APARTMENTS
PARCEL B
FUTURE MARKET-RATE
APARTMENTS
MURAL
AFFORDABLE APARTMENTS
BART GARAGE
PARCEL A-WEST
FUTURE MARKET-RATE
APARTMENTS
PARCEL A-EAST
FUTURE MARKET-RATE
APARTMENTSPARCEL C1
FUTURE MARKET-RATE
APARTMENTS
COMM22
san dieGo, Ca
Comm22 san dieGo, Ca
releVanCe to ProjeCt
• Creation of a Vibrant Community
• Affordable Housing
• High Quality Master Planning
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses including
Childcare Center
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement
Process
ProjeCt Profile
A mixed-use, urban infill development, COMM22
provides affordable housing for families
and seniors in San Diego’s Logan Heights
neighborhood. Paseo at COMM22 includes 130
units of affordable family housing and Victoria
at COMM22 provides 70 units of affordable
housing for seniors. These transit-oriented
developments are combined with community-
serving commercial and retail space, day care
facilities, and ultimately office space, market rate
lofts and for-sale townhomes. COMM22 features
enhanced plaza areas for public gatherings,
public art, strong pedestrian connectivity
throughout the site and convenient access to
public transportation. The development area
infrastructure received significant upgrades such
as streetscape improvements, storm drains,
water and sewer lines, and undergrounding of
power lines.
ProjeCt statistiCs
Stage of Completion First Two Phases Built
2015
Construction Cost $85.4 million (Infrastructure,
Family, and Senior Housing)
Site Area 3.055 Acres for family and senior
Number of Units 200 total
Density 65.46 Du/Ac
Project Components
130 Family Units, 70 Senior Units, Commercial
Space, Health Clinic, Daycare Facility, 11 For-
Sale Homes Built by Habitat for Humanity,
50 Moderate-Income Rental Apartments
Sustainability Certified LEED Platinum
Selected Awards
PCBC, Merit Award, Best Affordable, 2015
NAHB Multifamily Pillars Award: Best Affordable
Apartment Community, 2015
San Diego Housing Federation, Ruby Award,
2015 Project of the Year
AERIAL OF PASEO AND VICTORIA AT COMM22 (COVER) VICTORIA AND PASEO AT COMM22 (TOP) MASTER SITE
PLAN (MIDDLE) TRANSIT AND COMMERCIAL SPACE ALONG SIDE OF PASEO (BOTTOM)
Grand Oak Apartments
south san franCisCo, Ca
Grand oak aPartments south san franCisCo, Ca
releVanCe to ProjeCt
• Affordable Housing
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Provided Infrastructure Improvements to
Oak Avenue including Street Widening
and Reconfiguration of the Grand Avenue
intersection
• Meaningful Community Engagement
Process
ProjeCt Profile
BRIDGE worked with City of South San Francisco
and San Mateo County to develop Grand Oak
Apartments on a formerly vacant 1.15-acre site in
a residential neighborhood. Grand Oak consists
of three buildings which incorporate many
environmentally friendly design features such as
photovoltaic panels that provide electricity for
common areas and bioswales that filter storm
run-off. Located one mile from downtown, Grand
Oak provides easy access to shopping, schools,
transit, and community facilities. The South San
Francisco BART station is less than a mile away.
Grand Oak transformed a narrow, oddly shaped
and steeply sloped lot into an aesthetically
pleasing addition to the neighborhood. The
development also contributed to a larger city
and neighborhood goal by completing the
widening and improvement of Oak Avenue and
the realignment of the intersection of Oak and
Grand. These public improvements also included
rich landscaping and new public street and
pedestrian lighting.
ProjeCt statistiCs
Stage of Completion Built 2007
Construction Cost $17.3 million
Site Area 1.15 Acres
Number of Units 43
Density 37.39 Du/Ac
Project Components
43 Units, Community Room, Computer Learning
Center, Outdoor Play Area, Photovoltaics that
provide common area electric load
CORNER OF GRAND AND OAK AVENUES (COVER) TWO-STORY TOWNHOUSES ON OAK AVENUE (TOP) AERIAL
VIEW OF COMPLETE PROPERTY (MIDDLE) GRAND OAK RESIDENTS ALFREDO AND ANA LIZA (BOTTOM)
Alameda Point Master Plan
Al AmedA, CA
AERIAL VIEW OF OVERALL COMMUNITY (COVER) MASTER PLAN (TOP) PLAZA RENDERING (MIDDLE) MARINA
RENDERING (BOTTOM)
RelevANCe tO PROjeCt
• Creation of a Vibrant Community
• High Quality Master Planning
• MFH/MU and Affordable Housing
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency to
Coordinate Development
PROjeCt PROFIle
The master plan developed for the 68 acre
Alameda Point Site A for Alameda Point Partners
(APP) consists of a revision to the master plan
in the City of Alameda’s adopted Town Center
Plan. BAR led the APP team to design a mixed-
use master plan that proposes retaining certain
elements of the existing fabric to create a
sense of place. The Team worked closely with
the City and the community to create a public
realm that is varied in open space offerings by
creating different “park districts,” each of which
has a unique character and program. Great
care was taken to accommodate a variety of
transportation modes while maintaining primacy
for pedestrians. Together these elements will
help create a Town Center that is uniquely
Alameda Point.
PROjeCt StAtIStICS
Team Members William Duncanson, Jung Suh –
BAR; Gary Strang – GLS
Stage of Completion
Master Plan Complete, Parcels Under Design
Ownership Structure The New Home Company
Development Costs Confidential
Property Acquisition from Agency
Property acquisition from the City of Alameda
Site Area 68 Acres
Number of Units 800 Dwelling Units in a mix of
town homes and stacked flats
Project Components
600 Market Rate Units
128 Low & Very Low Income Units
72 Moderate Income Units
AlAmedA POINt mASteR PlAN AlAmedA, CA
38 Dolores / 2001 Market Street
uPPeR mARket, SAN FRANCISCO, CA
38 dOlOReS / 2001 mARket StReet uPPeR mARket, SAN FRANCISCO, CA
VIEW ACROSS DOLORES STREET AT MARKET (COVER) SITE PLAN (TOP) CORNER VIEW OF DOLORES AND
MARKET STREETS (MIDDLE) SIDEWALK SEATING AND BUILDING ENTRANCES AT DOLORES STREET (BOTTOM)
RelevANCe tO PROjeCt
• Urban Infill with Close Proximity to Lower
Density Residential
• Creation of a Vibrant Community
• Multifamily Housing/Mixed-Use
• Transit-Oriented Development
• Diversity of Unit Plans Conducive to Diversity
of Tenants
• Active Ground Floor Use – Whole Foods
Market
• Landscape and Site Elements Supporting
Creation of Community
• Inclusion of Public Art and/or Community
Enhancement
• Meaningful Community Engagement Process
PROjeCt PROFIle
Located at the confluence of three
neighborhoods, 38 Dolores features 81 luxury
residential rental condos above a 30,000 sf
Whole Foods Market with separate parking
for each. Sited on a uniquely shaped .72 acre
site, this 8-story mixed-use building creates a
pedestrian-oriented urban node and retail anchor
for the Upper Market corridor while providing
much needed housing for this diverse area. The
client’s goal for the project was to transform
an underutilized infill site into a high-quality,
high-density, mixed-use project, creating vibrant
retail space and inviting pedestrian gathering
spaces while providing a sustainable urban
living environment that incorporates thoughtfully
considered materials and features. The project
has received great acclaim by the City and over
40 community organizations and coalitions – as
well as numerous design and industry awards.
PROjeCt StAtIStICS
Team Members
Chris Haegglund, Jung Suh – BAR
Stage of Completion Built 2014
Ownership Structure The Prado Group
Construction Cost $51.13 million
Site Area .72 Acres
Number of Units 81
Density 112.5 Du/Ac
Project Components
81 Units, 30,000sf Commercial, Community &
Outdoor Living Rooms, Bike Parking, Green
Roofs, Garden & Butterfly Habitat
Sustainability Certified LEED Gold
Selected Awards
PCBC, Grand Award, Project of the Year, 2014
PCBC, Grand Award, Best Multifamily
over 60 du/acre, 2014
1 Henry Adams Street
SAN FRANCISCO, CA
HENRY ADAMS STREET ELEVATION AT RESTAURANT SPACE (COVER) SITE PLAN (TOP) ROOFTOP VIEW OF
HENRY ADAMS ELEVATION (MIDDLE) NORTH ELEVATION ACROSS TRAFFIC CIRCLE (BOTTOM)
RelevANCe tO PROjeCt
• Urban Infill
• Creation of a Vibrant Community
• Multifamily Housing/Mixed-Use
• Diversity of Unit Plans Conducive to Diversity
of Tenants
• Active Ground Floor Uses – Restaurants/
Market
• Landscape and Site Elements Supporting
Creation of Community
• Inclusion of Public Art and/or Community
Enhancement
• Meaningful Community Engagement Process
PROjeCt PROFIle
This new mixed-use development occupies a
1.65-acre city block in the heart of the historic
Showplace Square neighborhood, at the head
of Townsend Circle. The plan features two
independent buildings separated by a publicly-
accessible pedestrian alley (the “Mews”) that
connects Henry Adams and Rhode Island
Streets. Together the buildings comprise
241 apartments, amenity areas, and 8,900
sf of ground-floor commercial space. The
project responds to San Francisco’s Eastern
Neighborhood’s Plan which encourages a
transition of the neighborhood from its industrial
past to a more mixed use, neighborhood-serving
character. The building design and choice of
materials create a unique dialogue with the
adjacent brick warehouses.
PROjeCt StAtIStICS
Team Members
Chris Haegglund, William Duncanson – BAR
Architect BAR Architects
Design Collaborator Jon Worden Architects
Stage of Completion Built 2017
Ownership Structure Equity Residential
Construction Cost $70 million
Site Area 1.65 Acres
Total Built Area 281,725 gsf
Number of Units 241
Project Components
247,080 gsf Residential
(Studio, 1BR, 2BR & 3BR)
8,900 gsf Commerical Space
25,783 gsf Parking Garage
1:1 Residential Bike Parking
Resident Roof Top and Podium Level Gardens
1 heNRy AdAmS StReet SAN FRANCISCO, CA
Alchemy by Alta
SAN FRANCISCO, CA
VIEW ALONG RESIDENTIAL MEWS NORTH (COVER) SITE PLAN (TOP) NORTHEAST COURTYARD (MIDDLE)
CLUBHOUSE LOUNGE (BOTTOM)
RelevANCe tO PROjeCt
• Urban Infill with Proximity to Lower Density
Residential
• Creation of a Vibrant Community
• Multifamily Housing with BMR Units
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Inclusion of Public Art and/or Community
Enhancement
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Landscape and Site Elements Supporting
Creation of Community
• Meaningful Community Engagement Process
PROjeCt PROFIle
Recently opened, this vibrant new community
with 330 market-rate multifamily units, including
50 Below Market Rate units and significant
amenities, is Certified LEED-ND (Neighborhood
Development) Gold, and targeting Green Point
Rating compliance for new buildings. The five
main new residential buildings are carefully
sited and designed to provide a new urban
edge to the surrounding streets, as well as
sympathetically responding to the existing
historic buildings. Integrated into the overall
project is the design of several outdoor spaces
including the new 28,000 sf Waller Park that
traverses the entire two block steep site from
east to west. A mews runs north to south and
intersects Waller Park in a central plaza.
PROjeCt StAtIStICS
Team Members
Chris Haegglund, Jung Suh – BAR
Stage of Completion Built 2016
Ownership Structure Wood Partners
Construction Cost $112.1 million
Site Area 4.35 Acres
Number of Units 330
(Includes 50 Below Market Rate units)
Density 76 Du/Ac
Project Components
330 Residential Units
28,000 sf Waller Park
12,000 sf Community Center and Garden
5,000 sf Amenity Building for Residents
Subterranean Parking
Sustainability Site: LEED ND Gold Certified;
New Buildings: Green Point Rated Compliant
AlChemy by AltA SAN FRANCISCO, CA
Marlow / 1800 Van Ness
Lower Pacific heights, saN fraNcisco, ca
MarLow / 1800 VaN Ness Lower Pacific heights, saN fraNcisco, ca
VIEW OF ENTRANCE ON CLAY STREET (COVER) CORNER PEDESTRIAN WALKWAY (TOP) CORNER VIEW OF VAN
NESS AND CLAY STREETS (MIDDLE) COURTYARD IN CENTER OF BUILDINGS (BOTTOM)
reLeVaNce to Project
• Urban Infill within Proximity to Lower Density
Residential
• TOD
• Creation of a Vibrant Community
• MFH/MU or Affordable Housing
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency
Project ProfiLe
Marlow is an eight-story, multi-family
development, one of the first after a recession
that virtually shut down all new residential
projects in San Francisco. It sits at the corner of
Van Ness Avenue and Clay Street in a transitional
neighborhood close to the highly sought-after
Nob Hill. The project consists of 98 units in
2 buildings—one 8-story building with 1- and
2-bedroom units and one 4-story building with
3 townhouses—and encloses a large courtyard.
It is a high-density, low energy consumption
structure with a Walk Score of 98, proximity to
multiple transit lines, and roughly 5,000 sf of retail
space. The neighborhood serves an economically
diverse community and fifteen units within the
project are subsidized under the San Francisco’s
Below Market Rate Ownership Program, which
helps to provide affordable housing for lower- or
middle-income households.
Project statistics
Client Oyster Development Corporation
Team Members
Faraaz Mirza, Denis Henmi –
DLR Group|Kwan Henmi
Stage of Completion Built 2014
Ownership Structure Privately Held
Construction Cost $38 million
Site Area 3.72 Acres
Number of Units 98
Density 26.34 Du/Ac
Project Components
5,000 sf Commercial, Large Courtyard
Sustainability N/A
Selected Awards
AIASF, Design Award, 2015
PCBC, Gold Nugget Award of Merit: Best
Multifamily Housing, 2015
Cielo / 8th & Seneca
first hiLL, seattLe, wa
cieLo / 8th & seNeca first hiLL, seattLe, wa
VIEW OF BUILDING FROM ADJACENT FREEWAY PARK (COVER) ELEVATED VIEW DOWN TO PLAZA AND GROUND-
LEVEL LANDSCAPE (TOP) VIEW OF BUILDING FROM ADJACENT FREEWAY PARK (MIDDLE) PUBLIC PLAZA AND
PROMENADE WITH SCULPTURE ALONG PATHWAY CONNECTING TO PARK (BOTTOM)
reLeVaNce to Project
• Urban Infill within Proximity to Lower Density
Residential
• TOD
• Creation of a Vibrant Community
• MFH/MU or Affordable Housing
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency
Project ProfiLe
Cielo is a 32-story, high-rise apartment building,
with a 5,000 sf plaza, located in Downtown
Seattle’s First Hill neighborhood—an area of
the Financial District that overlooks the Retail
Core and is within walking distance to Seattle’s
famous Pike Place Market and Waterfront Park.
Ground-level landscape includes a sculpture
plaza and promenade, providing a much-needed
connection between Seneca Street and Jim Ellis
Freeway Park. The building’s plaza is a publicly
accessible open space, featuring a kinetic
sculpture serving as the centerpiece, attracting
curious passersby as they make their way to and
from the adjacent Freeway Park. Five levels of
subgrade parking include considerations for
alternative fuel vehicles, including charging
stations for electric and hybrid cars.
Project statistics
Client Laconia Development LLC
Team Members
Neil Peralta, Denis Henmi –
DLR Group|Kwan Henmi
Stage of Completion Built 2015
Ownership Structure Privately Held
Construction Cost $73 million
Site Area 9.8 Acres
Number of Units 335
Density 34.18 Du/Ac
Project Components
5,000 sf Public Plaza, Exercise Room,
Community Lounge, Game Room, Yoga Room,
Pet Spa, Dog Park
Sustainability Certified LEED Gold
Selected Awards
City of Seattle Design Review, 2nd Place –
Highrise Category for Peoples’ Choice Urban
Design Award, 2015
Vida / 2540 Mission
MissioN district, saN fraNcisco, ca
Vida / 2540 MissioN MissioN district, saN fraNcisco, ca
VIEW OF VIDA BUILDING AND NEW MISSION THEATER FRONT FACADES (COVER) FRONT LOBBY ENTRANCE
(TOP) FRONT BUILDING VIEW FROM MISSION STREET (MIDDLE) COMMUNITY ROOFTOP GARDENT AND BBQ
AREA (BOTTOM)
reLeVaNce to Project
• Urban Infill within Proximity to Lower Density
Residential
• TOD
• Creation of a Vibrant Community
• High Quality Master Planning, Contemporary
Design and Construction Materials
• Landscape and Site Elements Supporting
Creation of Community
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Provided Significant Infrastructure
Improvements
• Meaningful Community Engagement Process
• Worked with PUC or other Public Agency
Project ProfiLe
Vida is an eight-story, 114-unit condominium with
14,750 sf commercial space built into the ground
floor. Immediately adjacent to the building is
the renovated New Mission Theater, a once-
dilapidated building originally built in 1916.
DLR Group|KwanHenmi worked with Oyster to
engage the community in discussions regarding
the project early and frequently, producing
a design that contributes through more than
aesthetics. This includes land dedicated to triple
the number of affordable units in the project, $1M
to renovate the New Mission Theater—which at
one point was to be demolished, to much local
protest—and 0.25 percent of each unit’s sales
to a community fund. Parking is located entirely
underground to reduce visibility.
Project statistics
Client Oyster Development Corporation
Team Members
Faraaz Mirza, Denis Henmi –
DLR Group|Kwan Henmi
Stage of Completion Built 2015
Ownership Structure Privately Held
Construction Cost $42.04 million
Site Area 3.21 Acres
Number of Units 114
Density 35.5 Du/Ac
Project Components
14,750 sf Commercial, Community Rooftop Garden
and BBQ Area, Courtyard, Groundfloor Lounge
Sustainability N/A
Selected Awards
SFBT, Winner -- Real Estate Deals: Market-Rate
Residential Development, 2015
NAHB Best Architectural Design of an Attached
Community URBAN - Silver Award, 2015
Station Park Green
SAN MATEO, CA
STATION PARK GREEN SAN MATEO, CA
VIEW TO CALTRAIN STATION FROM THE CENTRAL PARK (COVER) AERIAL VIEW (TOP) CORNER VIEW OF
CONCAR STREET AND DELAWARE STREET (MIDDLE) VIEW FROM GATEWAY PARK TO THE CENTRAL PARK
(BOTTOM)
RElEvANCE TO PROjECT
• Landscape and Site Elements Supporting
Creation of Community
• Transit-Oriented Development
• High Quality Master Planning
• Diversity of Housing Types & Unit Plans
Conducive to Diversity of Tenants
• Active Ground Floor Uses
• Inclusion of Public Art and/or Community
Enhancement
• Open Space Contributes & Strengthens
Pedestrian & Bike Connections
• Meaningful Community Engagement
Process
PROjECT PROfIlE
Located adjacent to Caltrain’s underutilized
Hayward Park Station in San Mateo, Station
Park Green is a 12 acre mixed-use, market
rate housing development on the site of
a pre-existing K-Mart. The Specific Plan
includes 599 homes, 10,000 square feet of
office space, 25,000 square feet of retail
space, a one-acre central community park
that connects surrounding neighborhoods
to the train station, two linear parks, and
residential scale courtyards. The project was
selected as a LEED ND pilot project, and is
planned with space allocated for bike lanes,
stormwater management and green streets
that connect the parks. GLS is working
with MVE Architects and Arup to realize
the opportunity to create housing, increase
density, provide green open space and
provide access to the workplace without the
need for automobiles, particularly given the
site’s location at the junction of Caltrain and
Highways 101 and 92.
PROjECT STATISTICS
Client Essex Property Trust
Team Members
Gary Strang, Wendy Mok, GLS
Stage of Completion Under Construction
Ownership Structure Privately Held
Construction Cost $300 Million
Site Area 12 Acres
Number of Units 599 homes
Density 50 Du/Ac
Project Components
599 Homes, 10,000 Square Feet of Office
Space, 25,000 Square Feet of Retail Space,
One-Acre Central Community Park
Sustainability LEED ND Pilot Project
HAYWARD PARK
CALTRAIN STATION
Mountain View San Antonio
mountain view, ca
mountain view san antonio mountain view, ca
relevance to Project
• Creation of a Vibrant Community
• High Quality Master Planning
• Active Ground Floor Uses
• Inclusion of Community Enhancement
• Landscape and Site Elements Supporting
Creation of Community
Project Profile
MVSA is a four-building mixed use project
located on San Antonio Road in Mountain
View. The projects building placement creates
a new urban district that extends the existing
development of San Antonio Center two
additional blocks to the north. A wide tree lined
promenade leads from California Street through
the park to create a strong direct link to the train
station. Adjacent to this promenade is an active
urban plaza with custom seating and garden
spaces. Café tables and chairs, colorful seasonal
planting and indoor/outdoor connections to
the building further enliven the plaza. The park
is designed as a flexible open space. The five
heritage redwoods near the entrance to the
park are protected through a series of terraced
decks with Adirondack chairs and benches to
create a lively inviting hang-out area. The decks
can act as an informal amphitheater for small
scale events or just be a place to eat your lunch
or meet your friends. A plaza area adjacent
to the redwoods is a flexible space for food
carts, temporary pop-up carts and other types
of activation in the park. Large carved wood
sculptures provide additional interest in the
plaza.
Project statistics
Client Greystar Development and Construction
Team Members
Manuela King, RHAA Landscape Architects
Stage of Completion Ongoing
Ownership Structure Privately Held
Construction Cost TBD
Site Area 8.6 Acres
Number of Units 642
Project Components
642 apartments over 20,000 SF of retail and
office development set within a series of public
open spaces.
References
Avant Group, Inc. (AGI)
Cathy Greenwald
Senior Advisor
TMG Partners
415.772.5900
cgreenwold@tmgpartners.com
Oz Erickson
Founder/Managing Principal
Emerald Fund
415.777.2914
oz@emeraldfund.com
John Rahaim
Director
San Francisco Planning Department
415.558.6411
john.rahaim@sfgov.org
Kate Hartley
Director
San Francisco Mayor’s Office of Housing
415.701.5528
kate.hartley@sfgov.org
Jason Lamport
Vice President
PNC Bank
310.623.4597
jason.lamport@pnc.com
KASA Partners
Jack Myers
President & Chief Executive Officer
Myers Development Company
415.644.8330
jmyers@myersdevelopment.com
Chris Meany
Principal
Wilson Meany
415.905.5300
cmeany@wilsonmeany.com
George Kreitem
Senior Vice President, Global Real Estate
Salesforce
415.536.7125
gkreitem@salesforce.com
Byron Rhett
Chief Operating Officer
Port of San Francisco
415.274.0400
byron.rhett@sfport.com
Kate Sofis
Executive Director & President
SFMade | PlaceMade
415.408.5605
kate@sfmade.org
Tableau Development Company
Olson Lee
Director, Mayor’s Office of Housing and
Community Development (retired)
City and County of San Francisco
510.387.5268
olson.mlee@gmail.com
Gregory Glenn
Chief Financial Officer
Brookfield Residential
858.336.0727
gregory.glenn@brookfieldrp.com
Jessica von Borck
Assistant City Manager
City of Fremont
510.284.4008
jvborck@fremont.gov
Chris Iglesias
Chief Executive Director
The Unity Council
510.599.6433
ciglesias@unitycouncil.org
Alex Waterbury
U.S. Head of Development
Starwood Capital Group
415.247.1227
awaterbury@starwood.com
AGI/KASA Partners
A.5.
References
BRIDGE Housing Corporation
Debbie Ruane
Executive Vice President and Chief Strategy Officer
San Diego Housing Commission
619.578.7566
debbier@sdhc.org
Project Details: Celadon, Victoria and Paseo at Comm-
22, Torrey Del Mar
Kate Hartley
Director
San Francisco Mayor’s Office of Housing and Community
Development (MOHCD)
415.701.5528
kate.hartley@sfgov.org
Project Details: Rental Assistance Demonstration (RAD)
Program, ReBuild Potrero public housing redevelopment,
NorthBeach Place HOPE VI
Nathan Hong
Senior Vice President
AvalonBay Communities, Inc.
415.284.9093
nathan_hong@avalonbay.com
Armando Sanchez
Executive Director
HEART of San Mateo County
650.204.5640
asanchez@heartofsmc.org
Jeff Bennett
Senior Vice President
Wells Fargo Community Lending & Investment
415.801.8522
jeff.a.bennett@wellsfargo.com
Ben Metcalf
Director
California Department of Housing and Community
Development (HCD)
916.263.7400
ben.metcalf@hcd.ca.gov
Project Details: Rene Cazenave Apartments, MacArthur
Station / Mural Apartments, Comm-22
AGI/KASA Partners
A.5.
B. Development Program
Project Description
Introduction
The AGI/KASA team’s focus for the past 20+ combined
years has been the development of sustainable,
authentic, urban transit-oriented neighborhoods
in transitional areas. This requires having a deep
understanding of the history and context of an existing
community and neighborhood. Rather than inserting a
pre-conceived notion or a copy of another development,
AGI/KASA’s approach is to grow a concept and scheme
from the existing context and history. This includes
leveraging our experience and track-record of building
mixed income residential communities. AGI/KASA
principals will be directly involved with the community
and City planners of South San Francisco in our efforts
to execute a world-class, transit oriented multifamily
mixed-use community appreciated by all stakeholders.
The Development Concept articulates strategies for
successful implementation of the following guiding
principles:
I. Create an attractive and compelling new
neighborhood that enlivens the Centennial Way
Trail, Colma Creek, and Oak Avenue expansion
II. Aspire to build on the history of South San
Francisco as a city of industry and encourage small
maker and DIY businesses that will activate the
street-scape and contribute to the uniqueness of
this new community
III. Design an energy efficient development that will
serve residents, visitors, and neighbors and that
takes advantage of the proximity of public transit to
the greater Bay Area
IV. Work with BRIDGE Housing Corporation, one
of the nation’s most accomplished affordable
housing developers to provide on-site affordable
housing that makes living in this new neighborhood
achievable to a broad demographic
V. Underwrite a successful and executable financial
structure
VI. Accomplish the aforementioned via successful
community engagement and efficient entitlements
Program Summary
The Project contains three vertical development
structures on the two parcels. Parcel B will have a
single building (Building C) and Parcel C will have
two buildings (Buildings A and B) that share a single
basement structure. Building A will be further subdivided
into two Program Elements; A1 and A2. A1 will be a
100% affordable housing building, developed and
operated by BRIDGE Housing Corporation and will
sit on top of a common parking podium shared with
building A2, which will be a market rate housing
building. All vertical development structures will be
eight-stories tall and be constructed with five stories
of Type IIIA construction over three stories of Type IA
construction. All three buildings are proposed to have a
single basement level containing parking and building
service. All vertical construction is designed to be 85’
tall and will accommodate the Ground Floor Design
requirements (residential stoops, floor to floor heights,
setbacks and frontage requirements) as required in
the Area Plan. Usable Open space for the residential
program, exceeding the 150 square foot per dwelling
unit requirement in the Municipal Code, will be provided
on-site in a variety of ways including: private terraces/
balconies for approximately 33 percent of the dwelling
units; landscaped podiums at all vertical construction;
roof decks on vertical construction; and plazas and
landscaped areas. Landscaped areas and park
programming with be built by AGI/KASA off-site which
will further benefit both Project residents and the greater
region.
Building B will have a 5,500 square foot child care
center open to families outside of the Project. Building
C will have a 13,000 square foot commercial/PDR/retail
space that will function to be open to the public and is
envisioned as a food and beverage themed Market Hall.
Please see Appendix D.2. for a detailed breakdown
regarding unit types and counts, building areas and
parking provisions.
AGI/KASA Partners
B. 1.
Project Description
Open Space
The Project proposes a combination of on-site
and off-site publicly accessible parks. Parcel C will
provide approximately 0.85 Acres of urban “Maker’s
Plaza” contiguous with the BART right of way park
improvements and activated by the Live-Work/Flex-Unit
ground floor spaces. There will also be approximately
5,000 square feet secured outdoor space for the
child care center in Building B. Parcel B will provide
approximately 0.45 Acres of similarly programmed
Plaza space, dubbed the Market Plaza. The balance
of approximately 1.83 acres of open space on-site is
landscaped. Off-site Open Space improvements will
include approximately 3.87 Acres of programed park
incorporating an “Inclusive Playground,” exercise Park
Course, the Centennial Way Bike Path, public art and
flexible use landscaped areas.
Project Schedule
AGI/KASA’s experience with similar public/private
transactions gives us confidence that a development
agreement between the City and Developer can
be successfully executed within a six-month ENRA
negotiating period. Thus, we anticipate that a
development agreement can be finalized and approved
by the City Council by approximately September 2018.
Phasing
Our team intends to progress through the land
development and infrastructure until it is completed
for the entire Site so that the individual parcels can be
vertically developed at once or phased in as market
conditions dictate.
We anticipate the following path of vertical development
as parcels are created:
Initial Vertical Phase
Our initial observation of the site and surrounding
development, both existing and planned, lead us
to believe that initial vertical development would
commence on Site B (Building C). This initial phase
is logical, as it continues the “path of development”
extending northwesterly from the new Community Civic
Campus that will be completed by 2021. Targeting initial
development on Site B, along with the Civic Campus,
will create a synergistic “node” that will anchor this
new neighborhood, and enhance the feasibility for
developing the higher cost, higher density development
planned for Site C. The Oak Avenue extension will be
constructed as part of this first phase.
Design documents, permitting and pricing are
anticipated to take up to eighteen months and vertical
construction for each structure will likely take twenty-four
months. Such a scenario would result in the first phase
of the Project complete in the first quarter of 2022.
Second Phase
The second phase will include the shared basement
and garage between both Buildings A and Building B
and the parks program including the Centennial Way
improvements. Ideally this phase begins construction
eighteen to twenty-four months after Phase 1
commences and completion is staggered accordingly in
fourth quarter of 2023.
Third Phase
The Third Phase will include Building’s A1 and A2,
similarly staggered eighteen to twenty-four months from
Phase 2 and be complete in first quarter of 2025.
Ultimately, however, market conditions will drive a final
phasing plan and actual build-out. Upon entitlements, if
market conditions are ripe, we would certainly consider
undertaking Site C development in the first phase, and
Building A and the affordable component could go
vertical prior to Building B. Our expectation is that the
City-approved development plan will consist of multiple
development parcels that would enable development to
occur flexibly on more than one parcel at a time while
capitalizing on prevailing market conditions. Also, the
flexibility of having all parcels ready for development will
provide for the ability to construct the affordable units
(in Building A) earlier in the project’s timeline, once the
market portion of Building A is ready for construction.
Given the shared garage serving both the affordable
and market rate units, Building A’s components must be
developed concurrently.
AGI/KASA Partners
B. 1.
We believe we have assembled a strong team of
people capable of designing a project for the PUC Site
that meets the array of expectations that South San
Francisco has for this Site.
AGI/KASA looks forward to working closely with the City of South San
Francisco and its various community stakeholders to more fully understand
their expectations and to then design a project that achieves these
expectations. To provide more color, in the following section, we articulate
how we plan to meet South San Francisco’s expectations for this Project as
laid out in the RFP.
I. High Quality Planning, Design, and Construction Materials
II. Strong Connections to Centennial Way
III. Housing Affordable to a Range of Incomes
IV. Active Ground Floor Uses in Key Locations
V. Family-Friendly Unit Types
VI. Commitment to Public Art
VII. Construction of the Oak Avenue Extension
VIII. Partnership in Formation of a Community Facilities District
IX. Thoughtful Community Engagement Process
X. Design Complementary to the Planned Community Civic Campus
XI. Consideration for BART’s Sphere of Influence
AGI/KASA Partners
Approach to Addressing City Expectations B. 2.
Approach to Addressing City Expectations
I. High Quality Planning, Design, and Construction
Materials
Build a Team of Experts
We have purposely brought together a robust team that
includes different architects, landscape architects, and
engineers to take advantage of each firm’s strengths.
We have found that the creative tension generated from
putting a diverse group of designers together results in
more evocative end results. Many ideas will be tabled,
critiqued and tested, resulting in a more interesting
design and exciting project for all.
Create an Extraordinary Public Realm
We believe a key component of building a new
development in a frontier location is creating a vibrant
project that draws in more people than just the future
residents of the project. For the PUC Site, we believe
the key to creating such a magnetic project is to take
the opportunity to create a beautifully landscaped and
designed public realm throughout the PUC Site and
adjoining sites so as to connect this site to the future
new Civic Campus and other developments. Our vision
for the public realm includes a range of landscaped
spaces as well as civic spaces, both along Centennial
Way and in the public areas between Parcels B and
C. The Project affords enough space for both a single
significant public park space between the two Parcels
as well as a trail of public greenways along Centennial
Way and Colma Creek. Included throughout are smaller,
intimate spaces around the development that are
appropriately programmed to human scale. The new
Mission Street sidewalk will be tree lined with additional
lush, low planting while the residential stoops will bring
an appropriate scale to this side of the Project. The new
Oak Avenue sidewalks will also be tree lined but will
provide a more urban walking experience along this
retail street.
In addition to enticing landscaping, both Sites C and B
will have lively and inviting ground floor uses. For Site
C, a large portion of ground floor spaces will be flex
units conducive to small shops or Maker spaces. In
conjunction with the new Oak Avenue construction, the
development on Site B will include approximately 13,000
sf of new ground floor retail for a Market Food Hall along
with an outdoor Market Plaza area.
Together, we believe the improved parks and
landscaping and active and interesting ground floor
uses throughout the two sites will be a spark that
attracts people from the surrounding Bay Area to visit
and interact with the Project, the new Civic Campus and
surrounding areas.
Comprehensively Address Transportation and Congestion
Given the central location of the PUC Site, taking
advantage of the phenomenal access to multimodal
public transportation is also intrinsic to our Project
designs. Besides improving the Centennial Trail that
leads north to BART and developing a Transportation
Demand Management program, we envision working
closely with South San Francisco’s Planning Department
and other relevant City departments to deploy further
strategies that minimize or reduce traffic congestion,
including, but not limited to, bicycle-first designs
with secured bike parking ratios north of 1:1 per unit,
increased access to rideshare, bike-share and car share
services, installation of digital transit screens in select
common areas that provide real time nearby public
transit updates, public water bottle filling stations for
walkers and bikers along Centennial Way, and programs
with residents that encourage utilization of public transit.
Design for Sustainability
In order to develop a high quality, innovative project,
energy efficiency must be more than just an afterthought
in our designs. Energy efficiency is not just a marketing
tool for a finished project, but rather, it is a way of life
for many residents in the Bay Area. To this end, we will
incorporate sustainable strategies, including, but not
limited to, high efficiency appliances, high efficiency
MEP systems, PV solar systems, solar water heating,
electric car charging stations, ample bike storage, and
publicly accessible water bottle filling stations. We
understand that building sustainably also means building
with materials of high quality that have longevity. As
the building owner, we will be self-motivated to build
to a standard that lessens a need for high operating
expenses and more frequent capital expenditures.
AGI/KASA Partners
B. 2.
Approach to Addressing City Expectations
II. Strong Connections to Centennial Way
For the AGI/KASA Team, Centennial Way is the existing
site condition that drives our concept for both the
open space and the programming of the ground
floors of our buildings. First, we propose to enhance
the stretch of Centennial Way adjacent to Sites B and
C and anticipate this will act as a catalyst for further
improvements by the City or other developers up and
down Centennial Way. Second, we looked at the design
of the path in conjunction with Colma Creek, looking
for a design language that could soften the banks of
Colma Creek as well smooth out the hard turns of the
Creek and Centennial Way. By “meandering” Centennial
Way and even splitting it up into different paths along
Sites C and B, the design sets up opportunities for
residents, locals and visitors to move between, across
and along these lines through the Sites. Third, we
propose activation along these paths with seating
areas, playgrounds, public exercise equipment, art
and interesting landscaping. Fourth, we are proposing
that improvements to open areas outside our lot line,
including atop the BART Right of Way, the northern
area of Parcel A2b and the proposed Plaza along
Oak Avenue, be included as a part of our Project
development (please refer to the Benefits section
to understand how the financing structure would be
offered).
III. Housing Affordable to a Range of Incomes
In order to provide an exceptional, multi-dimensional
approach to successful affordable housing in our
Project, we enlisted BRIDGE Housing Corporation to
work with us during the planning and entitlement phase
and ultimately to develop a robust affordable housing
component for our Project. BRIDGE is one of the largest
developers of affordable and workforce housing on the
West Coast. As a mission-driven non-profit developer,
BRIDGE’s primary goal is to produce high-quality homes
for seniors and families at a variety of income levels,
with a focus on those who are priced out of the current
housing market. Since 1983, BRIDGE has developed
more than 16,000 housing units and 350,000 square feet
of retail/commercial space in more than 105 properties
valued at more than $3.5 billion.
AGI/KASA will entitle the Project to include 20% of the
total units as below market rate housing units available
to Low income households. These affordable units
will be built in Building A1, on the northern portion of
Site C. We propose that the below market rate units
be rental apartments affordable to families within the
Low Income category.1 These new homes will provide
a large percentage of the City’s Regional Housing
Need Allocation for Low Income housing. This building
will share a podium and underground garage and
knit together with the market rate buildings to form
a cohesive master plan. Upon entitlement, AGI/KASA
will offer the pad ready lot to BRDIGE to purchase and
develop into a 100% affordable housing community
replete with resident services such as after school
programs, youth programming, a computer learning
center, referrals to outside service providers, wellness
classes, and more. AGI/KASA and BRIDGE will coordinate
the Project’s infrastructure components during the
planning stages.
IV. Active Ground Floor Uses in Key Locations
As previously noted, creating a mix of active uses at the
ground floor is integral to the success of the public realm
and Project in general.
First, we will design high-quality retail spaces along
the Oak Avenue expansion with high floor-to-ceiling
storefront glass. We plan to work with innovative
designers for these commercial spaces and engage
desirable commercial, retail and restaurant tenants to
create a Market Hall. We intend to include space capable
of housing a small production facility which for example
could house a fermentation type of manufacturer such
as a brewery or a coffee roaster. We are proposing a lot
adjustment to subsume in the Project area the triangular
land just east of the Market Hall (currently the cul-de-sac
end of Antoinette Lane) so that we may create a highly
visible public plaza that will be used and activated by
visitors and residents. This plaza will both support the
Market Hall uses and also improve pedestrian use and
connections to the future neighboring Civic Campus.
AGI/KASA Partners
B. 2.
1 Should the City desire to include affordable senior housing within the Project,
BRIDGE is open to allocating a portion of this Building A1 for building a senior
development.
Approach to Addressing City Expectations
Second, ground floor townhome/flex-units and new
green space along the Centennial Way Trail north from
Oak Avenue will support a vibrant, safe, and welcoming
neighborhood along this trail for both residents as
well as commuters walking or biking to BART. These
flexible units are designed in a way that can both
support residential uses as well as commercial/retail
uses. This flexibility further enriches the ground floor
experience for pedestrians utilizing the Centennial Way
Trail by ensuring that the ground level is adaptable to
changes in market needs. To achieve this, we have
included design strategies such as walls that can open
to create indoor/outdoor spaces, townhome stoops to
public spaces, ability to install signage and canopies,
and flexibly designed interior live/work spaces that can
accommodate a range of uses. These live/work spaces
will be designed with tilt-up ‘garage’ doors that allow the
maker or merchant to engage with passing bicyclists and
pedestrians and invite interaction.
Third, we include a childcare center near the south-east
corner of Site C along Mission Street. There will be an
associated and secure exterior playground space for
the facility and drop off and pick up accommodation
is designed in a manner to negate any traffic impacts
along Mission Street. We expect that this childcare
center will be utilized both by the general public as well
as residents of our Project. There is currently pent up
demand for this service in the area and we believe our
Project will attract residents that include busy commuter
households that need a convenient, available childcare
facility. To be able to provide such a facility directly
on-site will be a valuable and well-utilized Project
amenity. To this end, we have already obtained a Letter
of Interest from a well-respected Peninsula childcare
provider to operate the facility, Palcare (see Appendix).
V. Family-Friendly Unit Types
The Project will provide a range of dwelling unit types
including market rate rentals, affordable rentals (for Low
Income households), efficiency units, and larger family
sized units. This mix is intrinsic and consistent with
our philosophy that building complete neighborhoods
and complete projects requires providing dwelling
opportunities to a broad range of residents that is
representative of the Bay Area’s diverse population. The
Project’s density is 137 units per acre with a proposed
unit mix that includes 40% two and three bedroom
apartments as well as an additional 5% townhomes.2
This speaks to our belief that there is a market for
families. The below market rate building envisions
approximately 35% two and three bedroom apartments.
Living in a larger multiunit development can be
challenging, given the higher density and smaller
personal spaces provided in units. A key to success for
this dense development for families is to design unique
common spaces and amenities that all residents of
the Project have access to and that vary in scale that
residents want to use, and in so doing find a venue to
interact with their neighbors. We will utilize nationally
renowned interior designers to help us develop
community spaces that not only look good, but are
inviting to residents to use. Our amenity spaces will
provide residents with space to play, exercise, cook,
drink, work, relax, explore and interact. Based on our
extensive understanding of today’s Bay Area renter, our
amenity spaces will include such things as commercial
grade kitchen and bar facilities, co-working lounges,
private rooms, gym and wellness areas, outdoor cook
stations and lounges with lighting and fire pits, pet
walking and washing facilities, bike repair rooms,
package storage systems, and secure bike parking,
amongst other things.
2 Following the issuance of RFP Addendum #1 on
December 22, 2017, AGI/KASA stopped working on a
high rise designed project with a density of 165 units per
acre. Should South San Francisco want to revisit a high
rise for the PUC Site, AGI/KASA is willing to revisit its
original plans and has solid experience with entitling and
constructing high rise projects.
AGI/KASA Partners
B. 2.
Approach to Addressing City Expectations
VI. Commitment to Public Art
We have designed our landscaped park areas with
several well-located nodes in the Project that could
host art pieces, either high-art or locally commissioned
art. The first opportunity is the Market Plaza in front of
Building C that sits at the juncture of Oak Avenue, the
future Community Civic Campus across the street, and
Centennial Way. This plaza will see the most pedestrian
traffic so we feel the art should convey the message of
the development – celebrating South San Francisco’s
past and inspiring its future. We would work with the
Cultural Arts Commission on the final art selection for
this plaza. The second opportunity is throughout our
proposed Maker’s Plaza along Centennial Way where we
see an opportunity to create a space that encourages
pedestrians to pause and reflect. This plaza sits outside
the flex units so it will also serve as a place of gathering
and exhibition. The construction of the park to the south
west on Site A2b would create additional opportunities
for the City to install or rotate art within these lawn areas.
VII. Construction of the Oak Avenue Extension
AGI/KASA acknowledges that we will be responsible
for approximately $3.2 million for the design and
construction of the Oak Avenue extension and $5.5
million will originate from the City. In addition, we
are prepared to fund the approximately $6.9 million
of gap financing with the understanding that we will
be reimbursed through the creation of Community
Facilities District bonds. AGI/KASA will work with the
City on the final alignment of Oak Avenue relative to the
developable parcel, and it is understood that the City
looks to the Developer to be responsible for the design
and construction of the improvements. We believe that
construction of this Extension is critical for the success
of both our Project as well as the future success of the
Civic Campus and we look forward to working with the
City on designing and building this extension.
VIII. Partnership in Formation of a Community Facilities
District
AGI/KASA will cooperate and be a partner with the
City in the formation of a Community Facilities District
(“CFD”). The CFD provides a financing mechanism to
fund infrastructure through the issuance of bonds, and
it is typical that it would include all infrastructure in
the public right of way (ROW) and public open space
and even park improvements. AGI/KASA will work with
the City to develop a Financing Plan with the purpose
of establishing the contractual framework for mutual
cooperation between City and Developer in achieving
the funding goals necessary to implement the Project.
IX. Thoughtful Community Engagement Process
The single greatest risk to development is uncertainty,
and the single greatest uncertainty at present for the
South San Francisco project is what the community
and municipal interests will collectively support. In this
regard, AGI/KASA’s 18+ years of experience gaining
community support and entitling and building over 6,500
units of housing in San Francisco and the Peninsula,
including in many neighborhoods historically known for
being difficult to obtain community support, is a huge
boost to the Project’s likelihood of success. This track
record in the Bay Area is matched by few, if any.
In each community outreach process, we start by
providing an envelope study comporting with zoning
code regulations to neighbors and community groups.
Through an exhaustive iterative process, including
design charrettes, we incorporate community input into
our ultimate project design. By hiring the right architects
and designers, superior design aesthetics can be
achieved without causing material budget overruns that
risk the project’s success, while simultaneously capturing
the essence of community input received.
Involving the community early and creating clear
channels of communication, the final designs will have
wide-spread buy-in without erosion of the economic
outcomes. We call this the “3-C” approach: every
AGI/KASA Partners
B. 2.
Approach to Addressing City Expectations
successful project needs to balance Community, Code
and Capital needs, and when all three intersect, a
successful project can be built:
With each design change, we evaluate the cost of such
element against the proforma budget with input from
general contractor estimating teams3; we don’t readily
acquiesce to a design change until we determine its
impact on the overall economics (hence, the 3-C’s).
During the community outreach process, we will also
commence the process required by the City to achieve
approvals and buy in to our designs, and both activities
will move forward in parallel with our community
outreach. We will engage the Planning Commissioners
and City Council, as appropriate, to understand
and address their concerns as well. In the past,
commissioners and elected representatives have often
attended our neighborhood design charrettes.
We will employ this process for the entitlement of the
PUC Site, and look forward to working with community
stakeholders including but not limited to the City,
surrounding residential neighborhoods, merchant
organizations, BART, Kaiser Hospital, civic and
community institutions, and other key stakeholders.
X. Design Complementary to the Planned Community
Civic Campus
We have chosen to build the commercial space on Oak
Avenue facing the Community Civic Campus and make it
a use – a Market Hall – that will attract people from the
surrounding areas. We feel this commercial activity is in
line with the intent of the Campus to become a public
amenity. Additionally, we have designed our public areas
and bike paths along Centennial Way in order to connect
seamlessly with the Civic Campus, even providing for a
possible mid-block crossing. If the planned off-site park
improvements we are presenting to the southeast can
be realized, we believe it could further facilitate civic
uses that are complementary to the planned public plaza
at the Civic Campus. Examples of these civic uses could
be community farming plots, public art and rotating food
vendor space or continuation of a landscaped trail and
outdoor fitness circuit.
XI. Consideration for BART’s Sphere of Influence
Sandis, our civil engineer, and Langan, our geotechnical
and environmental engineers, have located the
approximate depth and Sphere of Influence (SOI) of
the BART tunnel. Our architects have included these
site constraints in their plans when placing the building
basement, foundations and building footprint. The
presumption is that we will be able to avoid deep and
costly foundations as currently designed, but we reserve
the right to adjust our assumptions following further
collaboration with BART. The landscape architects have
also designed light weight public improvements on top
of the BART tunnel and SOI in a manner that we believe
will conform to BART restrictions on added weights to
their tunnels. Final confirmation on the accuracy of these
assumptions will occur during the due diligence period
and will require further review of BART documents
and coordination with BART engineers. AGI/KASA
understands they will need to enter into a bi-party or tri-
party agreement with BART for the use of their right of
way for open space construction and use. Our team has
a great deal of prior experience working with BART on
similar developments so this is not a concern.
AGI/KASA Partners
B. 2.
Project
Community Code
Capital
this the “3-C” approach: every successful project needs to balance Community, Code
and Capital needs, and when all three intersect, a successful project can be built:
With each design change, we evaluate the cost of such element against the proforma
budget with input from general contractor estimating teams; we don’t acquiesce to a
design change if it puts the overall economics out of balance (hence, the 3-C’s). During
the community outreach process, Developer will also commence the process required
by the City to achieve approvals, and both activities will move forward in parallel. We
will also engage the Planning Commissioners and Council, as appropriate, to understand
and address their concerns. In the past, commissioners and elected representatives
have attended Developer’s neighborhood design charrettes.
We will employ a similar process for the entitlement of the South San Francisco project,
and look forward to working with community stakeholders including but not limited to
the surrounding residential neighborhoods, merchant organizations, BART, Kaiser, civic
and community institutions, and other key stakeholders.
X.Design Complementary to the Planned Community Civic Campus
We have chosen to build the commercial space on Oak Avenue facing the Community
Civic Campus. We feel this activity is in line with the intent of the Campus to be a public
amenity. If the planned off-site park to the south west can be realized, we believe it
could facilitate civic uses that are complementary to the large public plaza at the
Campus. Examples of these civic uses could be community farming plots, public art and
rotating food vendor space or continuation of our outdoor fitness circuit.
XI.Consideration for BART’s Sphere of Influence
Sandis, our civil engineer, located the approximate depth and Sphere of Influence (SOI)
of the BART tunnel. The architects considered this information when placing the
building basement and building footprint. The presumption is that we will be able to
avoid deep and costly foundations. The landscape architects have designed light weight
public improvements on top of the BART tunnel and SOI. Final confirmation on the
3 For support of our current hard cost pricing assumptions, we have received
pricing input on our current designs from two top notch general contractors,
Devcon Construction Inc. and LendLease.
Drawings and Diagrams B.3.
LANDSCAPE PLAN050100200
COLM
A
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LEGEND
1
2
3
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CENTENNIAL WAY TRAIL
INCLUSIVE PLAYGROUND
BRIDGE
PARK COURSE EXERCISE EQUIPMENT
1
23
4
5 PUBLIC ART FOCAL POINTS
5
6 BIKE LANE
7 CHILD CARE FACILITY
7
8 MARKET HALL
9 BIKE PEDESTRIAN SHARED WAY
10 MARKET PLAZA
6
1
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2 9
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9
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FUTURE
CIVIC
BUILDING
BUILDING B
EL CAMINO R
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BUILDING C
BUILDING A1 / A2
MISSION ROAD
EXISTING BART
BUILDING
EXISTING BART
BUILDING
11 MAKER’S PLAZA
11
11
Drawings and Diagrams B.3.
GROUND FLOOR PLAN050100200
LEGEND
MARKET HALL / DAYCARE
RESIDENTIAL LOBBY / AMENITY
RESIDENTIAL
LIVE-WORK / FLEX UNIT
PARKING / SERVICE
LEGEND
CHILD CARE
FACILITY
MARKET HALL
COLM
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BUILDING B
EL CAMINO R
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BUILDING A1 / A2
MISSION ROAD
FUTURE
CIVIC
BUILDING
BUILDING C
EXISTING BART
BUILDING
EXISTING BART
BUILDING
MARKET
RATE
AFFORDABLE
FAMILY
Drawings and Diagrams B.3.
PODIUM PLAN050100200
RESIDENTIAL LOBBY / AMENITY
RESIDENTIAL
MARKET
RATE
AFFORDABLE
FAMILY
BUILDING A2BUILDING A1
LEGEND
COLM
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BUILDING B
MISSION ROAD
EL CAMINO R
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A
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FUTURE
CIVIC
BUILDING
BUILDING C
EXISTING BART
BUILDING
EXISTING BART
BUILDING
Drawings and Diagrams B.3.
ROOF PLAN050100200
BUILDING BBUILDING A1 / A2
BUILDING C
VEGETATED
ROOF
VEGETATED
ROOF
VEGETATED
ROOF
OCCUPIED
ROOF DECK
OCCUPIED
ROOF DECK
OCCUPIED
ROOF DECK
Drawings and Diagrams B.3.
BASEMENT PLAN050100200
PARKING
LEGEND
BUILDING BBUILDING A1 / A2
FUTURE
CIVIC
BUILDING
BUILDING C
EXISTING BART
BUILDING
EXISTING BART
BUILDING
Drawings and Diagrams B.3.
PROGRAM DIAGRAM050100200
RESIDENTIAL ACTIVE FRONTAGE
COMMERCIAL / LIVE-WORK / FLEX UNIT ACTIVE FRONTAGE
PARK / PLAZA PROGRAM
LEGEND
COLM
A
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BUILDING B
EL CAMINO R
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A
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BUILDING A1 / A2
MISSION ROAD
FUTURE
CIVIC
BUILDING
BUILDING C
EXISTING BART
BUILDING
EXISTING BART
BUILDING
Drawings and Diagrams B.3.
OPEN SPACE NETWORK DIAGRAM050100200
LOOKOUT PLAZA
LIVE WORK
WALK
PASS THROUGH
CHILD CARE
PLAYGROUND
INCLUSIVE
PLAYGROUND
INCLUSIVE
PLAYGROUND
EXPANSION
COLMA CREEK
TRIANGLEOPEN SPACE NETWORK
PRIMARY CIRCULATION (THROUGH SITE)
SECONDARY CIRCULATION (WITHIN SITE)
*PUBLIC ART FOCAL POINT
LEGEND
PARK PLAZA*
BUILDING B
EL CAMINO R
E
A
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A
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COLM
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BUILDING A1 / A2
MISSION ROAD
FUTURE
CIVIC
BUILDING
BUILDING C
EXISTING BART
BUILDING
EXISTING BART
BUILDING
TO BART
TO BART
POSSIBLE
FUTURE
CROSSING
Drawings and Diagrams B.3.
SITE SECTION02550100
MISSION
STREET
CENTENNIAL
WAY TRAIL
(BART RIGHT OF WAY)
BERM FLOOD PREVENTION
/ELEVATED BICYCLE PATH
OPEN COURTYARD
AT PODIUM
ASSUMED BART
SPHERE OF INFLUENCE DEEP FOUNDATIONS (IF REQUIRED)
ROOF DECK
LEVEL 1
LEVEL B1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
PL
COLMA
CREEK
PL
Drawings and Diagrams B.3.
( AREA PLAN MASSING )
( PROPOSED MASSING )
Drawings and Diagrams B.3.
( AREA PLAN MASSING )
( PROPOSED MASSING )
( AREA PLAN MASSING )
( PROPOSED MASSING )
Drawings and Diagrams B.3.
( AREA PLAN MASSING )
( PROPOSED MASSING )
( AREA PLAN MASSING )
( PROPOSED MASSING )
Drawings and Diagrams B.3.
( AREA PLAN MASSING )
( PROPOSED MASSING )
Drawings and Diagrams B.3.
AERIAL VIEW LOOKING EAST
Drawings and Diagrams B.3.
AERIAL VIEW LOOKING WEST
Drawings and Diagrams B.3.
VIEW FROM MISSION RD. LOOKING NORTHWEST
Drawings and Diagrams B.3.
VIEW FROM CENTENNIAL WAY TRAIL LOOKING SOUTHEAST
Drawings and Diagrams B.3.
VIEW FROM OAK AVE. EXTENSION LOOKING SOUTH
Benefits
In addition to the purchase price presented in the
sealed Section C, AGI/KASA believes it has presented
a compelling offer that provides many benefits to South
San Francisco above and beyond its initial purchase
price.
Off-Site Public Parks
AGI/KASA is proposing to build all of the adjacent parks
shown on the plan as part of the Project along a time
table outlined in a schedule of performance. These parks
include upgraded bike and walking paths for the public,
new Colma Creek crossings, public art, playgrounds
and other landscaping improvements for the public as
discussed below and throughout our Proposal.
By including these off-site improvements in our offer,
the design of these parks can be seamlessly integrated
into the design of the open spaces on our private lots,
allowing the community and City staff to think of this
master park plan holistically. Furthermore, the City
benefits from having a development team well versed
in managing the development of public parks and
infrastructure. More importantly, this allows the park
to be constructed earlier than if it were via a separate
public contract.
The off-site parks total approximately 3.8 acres. In
order to offset a portion of the costs associated with
our proposed off-site park improvements, we propose
that the estimated $12.1 million of Park Acquisition and
Construction Fees assessed to this Project be waived or
ear-marked and controlled by AGI/KASA for the design
and construction of these parks given that it benefits the
entire surrounding community. By allocating these fees
to AGI/KASA to build these parks, South San Francisco
can be assured the park fees will be put to immediate
use as AGI/KASA will build the parks in conjunction with
the rest of its project.
Other Infrastructure Improvements
• Oak Avenue extension – AGI/KASA will undertake
the design and construction and will fund $3.2 million
plus an additional $6.9 million of gap financing to be
reimbursed through CFD bonds.
• Mission Street ROW improvements
• Centennial Way improvements
• Colma Creek bank improvements
Open Space Programming
Public Art – At least one to two pieces of public art
will be placed within the private parcel. There will be
other opportunities throughout the greater site once the
construction of the adjacent parks is complete.
Inclusionary Playground – We propose building an
Inclusionary Playground in the public park. The Magical
Bridge Playground designed by the Magical Bridge
Foundation in Palo Alto and the one planned for
Redwood City will be the model. Financing will come
from a combination of contributions from the City Park
Fees, grants, private fundraising, and the Developer.
See Letter of Interest in Appendix.
Public Wellness – We propose to partner with Public
Recreation, a manufacturer of modular outdoor fitness
equipment, to investigate the creation of a training circuit
along Centennial Way. Public Recreation’s modular
platform is both visually minimalistic and avant garde in
its approach. See Letter of Interest in Appendix.
Operations and Management – We propose to bring
on a parks management consultant to help us plan the
open spaces from an infrastructure, programming and
operations standpoint with an eye to creating something
feasible and financially sustainable.
AGI/KASA Partners
B. 4.
Benefits
Childcare Facility and Operator
We have included an approximately 5,000 square foot
childcare facility in the Project that would accommodate
up to 75 children at different age groups. Palcare, one of
the most established and respected childcare operators
on the Peninsula, has expressed strong interest in
operating the facility. See Letter of Interest in Appendix.
In order to offset a portion of the costs associated
with building out and handing over a completed new
childcare facility, we proposed that the estimated $1.2
million of Childcare Impact Fee assessed to this Project
be waived or ear-marked and controlled by AGI/KASA for
the design and construction of this childcare facility.
Fostering Local Manufacturing and Retail
We propose to partner with SFMade to plan the
commercial space along Oak Avenue and possibly
some of the flex-units to attract exciting tenants that
would bring vibrancy to this area. SFMade’s constituents
include both established manufacturers and small
artisan producers. Our hope is not commercialism for
commercialism’s sake but to foster a strong sense of
authenticity by referencing back to the industrial past of
South San Francisco. See Letter of Interest in Appendix.
Financial Benefits
South San Francisco can anticipate other monetary
benefits from our offer that will benefit the City and its
residents. These additional monetary benefits include
impact fees, increased tax revenues, and additional jobs
created in the area.
Please refer to the following summary of estimated
Impact Fees to be paid to South San Francisco:
Oyster Point Interchange Fee $ 168,419
Public Safety Impact Fee $ 463,044
Sewer Impact Fee $ 1 ,632,275
Traffic Impact Fee $ 446,035
School Impact Fee $ 2,439,087
The Project will also utilize a Use Tax Direct Payment
Permit where 100% of of the local share of the sales
tax for certain purchased materials is distributed from
the State back to South San Francisco. We will require
the contractor and its applicable subcontractors to
cooperate with the City in order to ensure that the full
local sales/use tax is allocated to the City. Based on our
construction cost estimate, we estimate that this benefit
would amount to approximately $500,000.
During the development, we project approximately $4
million in property taxes will be paid to the City. Once
fully leased, we anticipate that the City would receive
approximately $5.7 million annually in property taxes,
which would increase annually by 2-3%. Should AGI/
KASA sell this development upon completion, we believe
the transfer taxes would be approximately $6 million.
Finally, with the need for staffing the property
management of the Project and the Market Hall and
Makers Market tenants, we anticipate the creation of 70
to 120 full time new jobs created for the area.
AGI/KASA Partners
B. 4.
C. Letter of Intent (Price and Terms)
Letter of Intent (Price and Terms)
Per the Request for Proposal dated October 25, 2017,
our response to Section C: Letter of Intent (Price and
Terms) has been submitted in a separate, sealed
envelope. The Letter of Intent package contains the
following information:
1. Financial Terms
2. Value of Community and Economic Benefits
3. Financing Plan
4. Project Budget and Pro Forma
5. Review of Form ENRA
AGI/KASA Partners
C
D. Appendix
Program Partners
AGI/KASA Partners
D. 1.
1885$Mission$Street,$#A5$$San$Francisco,$CA$94103$
$$
James$Suh$
Andrew$Kawahara$
KASA$Partners$
One$Embarcadero$Center,$Suite$1020$
San$Francisco,$CA$94111$
$
RE:$South$San$Francisco$RFP$
$
Dear$James,$Andrew,$
$
$Per$our$discussion,$SFMade$and$PlaceMade$would$very$much$like$to$participate$in$an$
advisory$capacity$on$your$South$San$Francisco$Project$if$you$are$fortunate$enough$to$be$
awarded$the$site.$
$
As$you$know$from$our$long$working$history$with$you,$SFMade’s$core$mission$is$to$build$
and$support$a$vibrant$manufacturing$sector$in$San$Francisco,$that$sustains$companies$
producing$locallyRmade$products,$encourages$entrepreneurship$and$innovation,$and$creates$
employment$opportunities$for$a$diverse$local$workforce. PlaceMade$is$a$sister$organization$of$
SFMade’s$whose$mission$is$to$secure$longRterm$affordable$industrial$space$for$manufacturers.$
PlaceMade$has$been$providing$direct$consulting$services$to$developers$contemplating$an$
industrial$component$for$over$5$years$with$a$focus$on$how$to$plan$for$and$attract$small$and$
medium$size$local$manufacturers.$$
$
We$see$a$natural$progression$of$PlaceMade’s$offerings$into$South$San$Francisco$given$
the$rich$history$of$manufacturing.$In$fact,$South$San$Francisco$has$participated$now$for$2$years$
in$SFMade’s$Bay$Area$Urban$Manufacturing$Initiative$so$we$have$deepened$our$knowledge$
about$their$sector$and$applaud$their$commitment$to$manufacturing.$$
$
We$are$excited$by$your$project’s$vision$to$honor$SSF’s$rich$history$of$manufacturing.$$
Bringing$that$inspiration$forward$by$providing$industrial$and$commercial$space$opportunities$
for$local$makers$could$be$just$the$beginning$of$creating$a$vibrant$new$core$in$this$part$of$the$
City.$$We$look$forward$to$contributing$our$knowledge$and$access$to$our$network$of$
manufacturers,$as$both$a$resource$and$as$potential$tenants,$to$make$your$project$a$success.$$$
$
Best$of$luck$and$please$do$not$hesitate$to$contact$me$if$you$need$anything$in$the$
meantime.$
$
Sincerely,$
$
$
$
Kate$Sofis,$CEO$
SFMade$and$PlaceMade$
Mr. James Suh
KASA Partners
One Embarcadero Center, #1020
San Francisco, CA 94111
Dear Mr. Suh,
Thank you for introducing your exciting project to us and providing us the opportunity to
partner with your team on the planning of the inclusive playground. We would be very interested in
this engagement and we believe a Magic Bridge Playground in this part of South San Francisco will
become an amazing focal point for the community.
I was happy to hear that your family already enjoys our playground regularly in Palo Alto and
that was what inspired you to propose it to South San Francisco. Please pass on for those that do not
know, Magical Bridge Foundation in Palo Alto opened to the public in April 2015, and is heralded as
the nation’s most innovative-inclusive playground. Magical Bridge Playground in Redwood City broke
ground in November 2017, and is expected to open to the public in December 2018. Magical Bridge
Playground in Sunnyvale was announced in July 2017 and is currently raising funds for the project,
with an expected opening in 2019. Magical Bridge Playground in Morgan Hill was announced in
August 2017 and is currently raising funds for the project, with an expected opening in 2019. The
City of Mountain View signed a partnership agreement on January 4, 2018 and a new Magical Bridge
playground is now being planned for the Rengstorff location. Several other Bay Area and national
projects are being planned.
Nearly 20% of our population is living with a disability, and yet playgrounds are not designed
to meet the unique needs of everyone in our community. We believe everyone should feel the magic
of play, including children and adults with disabilities and special needs, those from economically
challenged homes or underfunded schools, and those who long for a secure spot to feel the freedom
of swinging, sliding, spinning, and finding new friends. This is the spirited mission of Magical Bridge
Foundation.
Please let us know what the next steps will be. We look forward to hearing from you.
Regards,
Jill Asher
Founder
Magical Bridge Foundation
654 Gilman Street
Palo Alto, CA 94301
jill@magicalbridge.org
Tel: 650-520-8512
www.magicalbridge.org
James Suh
KASA Partners
1 Embarcadero Center
Suite 1020
San Francisco, CA 94111
Dear James,
We were so happy to hear you thought of using us and our products as a
way to bring public wellness and awareness to your South San Francisco project.
We would very much like to be involved with your team to find how we can fit into
the vision of the landscape design. Here is a little about Public Recreation for
your audience.
Public Recreation is in the business of making wellness possible for
everyone on the planet. Our products transform cityscapes into playscapes,
smoking breaks into sweat breaks, and the best intentions into better health. Our
system of intelligent, lightweight deployable infrastructure gives the places where
we work, live, and play the power to make us healthier. Designed as works of art
as well as vehicles for exercise, Public Recreation modules fit in spaces as small
as a sidewalk’s planting area or a single parking spot. Connected, they can fill a
plaza, park, or rooftop. Spread out, they can inspire movement for miles as an
Urban Wellness Trail. No matter where they are, they can become beacons of a
neighborhood that bring people together to move—or be moved.
Best of luck on the proposal and we look forward to hearing from you.
Sincerely,
Adam Green, COO Public Recreation
www.publicrecreation.com
hello@publicrecreation.com
Dwelling Units A1*A2 B C
Studio / One Bath 35
One Bedroom / One Bath 70 65 154 138
Two Bedroom / Two Bath 40 43 97 79
Three Bedroom / Two Bath 17 7 19 7
Townhouse / Live Work / Two Bath -16 13 12
Building Totals 162 131 283 236
Project Totals 812
* Affordable for Low Income Residents and Developed by Bridge Housing Corporation
Gross Square Footage A1 A2 B C
Residential Area 116,100 94,230 248,175 196,330
Live / Work -5,250 7,325 11,400
Common / Circulation 17,700 22,670 70,155 59,115
Amenity Area 1,400 3,125 7,300 2,450
Commercial Area ---13,000
Child Care --5,500
Parking Area -108,900 152,565 103,250
Building Totals 135,200 234,175 491,020 385,545
Parking Provision***A1**A2**B C
Residential Parking 239 218 478 391
Visitor Parking****10 10 20 20
Commercial Parking 12 43
Building Totals 249 228 510 454
Project Total 1,441
*** Proposed parking provision is based Municipal Code Section 20.330.04
Buildings
** Buildings A1 and A2 are both situated on top of a contiguous basement with Building B and Buildings
A1,A2 and B share an overall parking structure
**** Visitor Parking is proposed to be reduced from 20.330.04 as Project is designed to be Transit
Friendly
100 Bush Street, Suite 1450
San Francisco, CA 94104
415 775 7005
AGI/KASA Partners
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
PUC Site - South San Francisco, CA
Request for Proposals
Response from Blake|Griggs Properties, LLC
February 5, 2018
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
Table of Contents
I. Executive Summary ...................................................................................................................... 2
II. Development Team & Experience ............................................................................................... 6
Development Team ..................................................................................................................... 6
Development Team Contact Matrix ............................................................................................ 8
Developer Questionnaire ............................................................................................................ 8
Development Team Qualifications .............................................................................................. 8
Relevant Experience .................................................................................................................... 9
References for Blake Griggs Properties ..................................................................................... 11
III. Development Program ............................................................................................................. 12
Regional Site Context ................................................................................................................ 12
Project Vision and Goals ............................................................................................................ 13
Project Summary ....................................................................................................................... 14
Site Plan ..................................................................................................................................... 17
Renderings ................................................................................................................................. 18
Project Details ........................................................................................................................... 23
Approach to Addressing City Expectations ............................................................................... 32
Drawings and Diagrams ............................................................................................................. 34
Project Benefits ......................................................................................................................... 35
IV. Letter of Intent (Price and Terms) ............................................................................................ 36
EXHIBITS ........................................................................................................................................ 38
SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
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SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
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I. Executive Summary
Blake|Griggs Properties, LLC (“BGP”) and its project team is pleased to present our proposal for
development of 5.9 acres (the “Site” or “PUC Site”) located on Mission Road in South San Francisco (“SSF”).
With its large-scale opportunity for high-density housing, accessibility to BART, and proximity to major
employment centers, this site is one of the premier transit-oriented development sites currently available
in the Bay Area. The BGP project team brings a high-level of experience to all aspects of the development
process including design, entitlements, construction, financing and leasing of multifamily housing, mixed-
use and retail projects. The members of the BGP team include:
• Developer: Blake Griggs Properties, LLC
• Architect: TCA Architects
• Affordable Housing Partner: Eden Housing
• Landscape Architect: MJS Landscape Architecture
• Civil Engineer: BKF Engineers
• Financial Partner: Mitsui Fudosan America, Inc.
Our proposed baseline project (the “Project”) will provide 847 new residential units in a mixture of market
rate rental, affordable rental and market-rate for-sale units. Of these units, 97 will be built as a 100%
affordable rental housing project consisting of Low and Very Low-Income Units. Another 70 units within
the market-rate rental housing project will be affordable to residents at Low Income levels. The total
number of Affordable Housing units is 167, which represents 20% of the total units proposed. The
affordability levels can be adjusted based upon the City’s preferences to meet its RHNA goals.1
The project includes four buildings with high-quality architecture designed to complement and enhance
the surrounding area. Streetscapes along Mission Road and the new Oak Avenue extension will be
activated through new retail, building amenity spaces, architectural elements and extensive new public
plazas and open spaces. The project also includes 3.5 acres of new parkland, open space and public art
designed to enhance Colma Creek and the Centennial Way Trail and complement the City’s adjacent new
Civic Center campus. A site plan is presented below with further detail to follow in the proposal.
1 Affordability levels can be adjusted based on the City’s preference with commensurate adjustments to land price as shown in the Confidential
LOI submitted with this RFP. Throughout this proposal, affordability levels shall be defined as “Very Low” (50% of AMI and below), “Low” (51-
80%) of AMI, and “Moderate” (81-115% of AMI).
SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
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SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
Page | 4
While we have undergone a detailed preliminary study of the site and surrounding area in order to
develop our proposed plan, we look forward to hearing feedback from the City and are flexible in working
with local stakeholders to produce a design that exceeds the City and community’s goals for the site.
Specifically, if the City prefers, we can replace the for-sale housing with a lower scale rental project
consisting of 88 units which would include another 18 units of Low Income Housing. This alternative is
further described later in this proposal.
Successfully executing on this vision requires expertise in mixed-income housing, retail design and leasing,
community responsiveness, creative design, proven property operations, innovation in construction, and
a commitment to building a unique, vibrant community. The BGP Principals and their key consultants
have a proven track record over the past 30+ years of executing on their commitments, innovating in
housing, successfully executing retail projects, and properly managing and staying connected to their
projects and communities for years beyond completion of the buildings. We look forward to the
challenges and opportunities presented by the PUC site and are confident that through working in concert
with the City of South San Francisco, we can help realize the City’s vision for a new and vibrant
neighborhood in West South San Francisco.
SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
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SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC
550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com
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II. Development Team & Experience
Development Team
Developer: Blake Griggs Properties, LLC www.blakegriggs.com
BGP is a private real estate development, and investment company based in Danville, California. Our
strategy is to develop, lease, own, and manage multifamily, retail, and mixed-use projects in California.
Currently, BGP is involved in the entitlement, construction and operation of multifamily, transit-oriented
mixed-use and retail projects located in in-fill areas of the Bay Area encompassing over 1,600 multi-family
units, 225,000 square feet of retail and totaling over $1 billion at cost. Several of our current and
completed projects involve a high level of public-private partnership and coordination (prior
Redevelopment Agencies, Successor Agencies, City-owned and BART-owned sites). All but one of our
current projects are adaptive re-use of in-fill real estate, and many of the projects involve some form of
public-private transaction.
BGP has highly successful relationships with numerous counties, cities, and government entities
throughout the Bay Area including the Cities of Fremont and Walnut Creek, the Alameda County Surplus
Land Authority, and Bay Area Rapid Transit (“BART”), among others. BGP’s principals, Brad Blake and Brad
Griggs, also have extensive experience in the past working with governmental redevelopment agencies
including the cities of San Jose, Redwood City, Walnut Creek, Marin City (Marin County), Hayward, and
Fremont.
BGP’s Principals are Brad Blake and Brad Griggs. Each of BGP’s Principals has over thirty years of
experience in the real estate industry. They have developed over $2.25 billion of high density housing,
retail and mixed-use projects for either their own account or as managers of private and public companies.
BGP’s unique combination of extensive multifamily and retail expertise facilitates clear and functional
designs to maximize the opportunities associated with mixed-use development. Our strategy is not
formulaic, but rather we apply a unique approach to each site in order to create residential and retail
environments that are successful and sustainable.
Unlike many larger public or institutional development companies, authority to execute agreements on
behalf of BGP rests with both Brad Blake and Brad Griggs with no other board or investment committee.
Blake and Griggs also invest their own capital and provide loan guarantees so they have a personal stake
and vested interest in the successful outcome and long-term viability of BGP’s projects. For this reason,
they have developed an extensive track record of high performance and execution, and as such attracted
major recurring equity partners and construction debt relationships.
BGP’s commitment to a deep understanding of the opportunities and constraints associated with each
development are derived from in-depth community outreach which in turn helps shape the successful
design and outcome of our new developments. Responding to local communities’ needs, wants, and
expectations are characteristics valued by at large community members and government agencies alike.
This is an important consideration that should be recognized in this RFP process and a distinguishing factor
to support selecting our team for this project.
The BGP manager who will lead the project’s design, entitlement, and development and work with the
City on a day-to-day basis is Lauren Seaver, Vice President of Development. During negotiations with the
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City, Lauren will be joined by Brad Blake and/or Brad Griggs as the key principals representing the
Development Team. Lauren is a long time employee of BGP and has experience in skillfully managing
large-scale, multi-phase development projects with various governmental and other public agencies.
Architect: TCA Architects www.tca-arch.com
The architect for the project is TCA Architects (“TCA”). TCA Architects has been planning and designing
multifamily housing, mixed-use, and hospitality environments since 1993. They specialize in challenging
urban and suburban in-fill sites. TCA prides themselves on their ability to collaborate with local
constituents, agencies, consultants, and builders. TCA has been working with BGP and its principals for
the past 15 years on other successful projects.
TCA’s award-winning designs are backed up by their industry-leading technological expertise in master
planning, design, documentation, and construction administration for a variety of multifamily, mixed-use,
hotel and related building typologies. Their internal studio structure with in-house design reviews and a
rigorous quality management program ensures that every project receives the same commitment to
delivering quality living environments. More information on TCA can be found attached as Exhibit A.
Affordable Housing Partner: Eden Housing www.edenhousing.org
BGP has developed a strategic partnership with Eden Housing, a non-profit affordable housing developer
based in Hayward, CA to work on this project which includes a specific purpose-built affordable housing
project. Our proposal envisions developing a portion of Site B with an affordable housing community
through a land donation to Eden Housing who would be the primary and appropriate developer of this
purpose-built affordable housing community. The mission of Eden Housing is to build and maintain high
quality, well-managed, service-enhanced affordable housing communities that meet the needs of lower
income families, seniors, and persons with disabilities.
Eden Housing is one of the oldest and most experienced affordable housing non-profit organizations in
California. Since their inception in 1968, Eden has developed, acquired, or rehabilitated more than 10,000
affordable units and currently provides homes to more than 22,000 lower-income residents. Eden works
in 15 counties, including San Mateo County. More information on Eden Housing can be found attached as
Exhibit B.
Landscape Architect: MJS Landscape Architecture www.mjs-la.com
The landscape architect for the project is MJS Landscape Architecture (“MJS”). MJS is committed to
designing landscapes that enhance, respect, and preserve natural systems and the environment. MJS
offers a comprehensive range of services to meet the specific requirements of each project, including:
land use and sustainability planning; site analysis and master planning, park programming; parks and
recreation design; green roofs & green build principles; design development; construction documents;
agency permitting; construction administration; and presentation graphics. BGP, TCA and MJS have a long
history of working together on other projects. More information on Eden Housing can be found attached
as Exhibit C.
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Civil Engineer: BKF Engineers www.bkf.com
BKF Engineers will be the civil engineer on the project. BKF has over 100 years of engineering experience
in the Bay Area, with 13 California offices. BKF is partnered with BGP on many current projects. BKF
extensive local presence, having completed numerous past projects in South San Francisco.
Capital Provider: Mitsui Fudosan America, Inc. www.mfamerica.com
Partnering with Blake Griggs Properties for project capital and financing is Mitsui Fudosan America, Inc.
(“Mitsui” or “MFA”). Mitsui is the wholly-owned U.S subsidiary of Mitsui Fudosan Co., LTD, a publicly
traded real estate investment company with over $49 billion in assets under management globally. Mitsui
in Japan was established in 1673 in Tokyo and has grown to be Japan’s largest comprehensive real estate
company, with a history of innovation that has kept it at the forefront of the real estate industry. MFA
has US offices in San Francisco, Los Angeles and New York with over 50 domestic employees led by John
Westerfield, President of MFA.
MFA has been active in the United States since the 1970s and currently owns assets in New York, Los
Angeles, San Francisco, Seattle, Washington DC, and Hawaii and is BGP’s joint venture partner for the
development of the 600-unit Walnut Creek BART mixed-use project. MFA currently has investments in
four Bay Area properties, totaling over 220,000 square feet of office space and nearly 1,000 rental units.
MFA will form a joint venture with BGP to develop the project. MFA’s letter of intent to partner with BGP
on the Project is attached as Exhibit D.
Development Team Contact Matrix
Developer Questionnaire
The completed developer questionnaire is attached as Exhibit E.
Development Team Qualifications
In addition to the information provided above, we have included individual qualifications in the form of
resumes of key principals and team members attached as Exhibit F.
Team Role Company Team Member Phone Email
Developer Blake|Griggs Properties
Brad Blake
Brad Griggs
Lauren Seaver
(925) 683-6662
(415) 235-7732
(310) 699-8404
bblake@blakegriggs.com
bgriggs@blakegriggs.com
lseaver@blakegriggs.com
Affordable Developer Eden Housing Andrea Osgood (510) 247-8130 aosgood@edenhousing.org
Architect TCA Architects Thomas Cox (510) 545-4222 tcox@tca-arch.com
Landscape Architect MJS Landscape Architecture Mark Shattinger (949) 675-9964 mark@mjs-la.com
Civil Engineer BKF Civil Engineers Dan Schaefer (925) 940-2224 dschaefer@bkf.com
Financial Partner Mitsui Fudosan America Jeff Menard (212) 403-5651 jmenard@mfamerica.com
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Relevant Experience
The following is a selection of current projects by BGP that are similar to the PUC Site:
WALNUT CREEK
TRANSIT VILLAGE
Walnut Creek, CA
In Construction
Public-Private
Partnership
Walnut Creek Transit Village is an
infill mixed-use project to be
constructed on the three surface
parking lots of the BART Station in
Walnut Creek, CA. The first phase
of the project includes a 900+ stall
public parking garage to replace
surface parking for the site and
increase parking capacity for the
station. The garage began
construction in 2017 and is
estimated to be completed by Q4
2018.
Following completion of the
garage, 596 units of Class-A
apartments and approximately
26,400 sf of retail will be
constructed in phases on the
remaining parking lot sites. BGP
and BART worked through a
complicated negotiation and
planning process to successfully structure the development of the project and
acquisition/ground leases of the three parking-lot parcels. The project includes significant
offsite improvements on BART’s property and the reuirement to complete construction of
all three phases without any interuption to BART parking or station access. Mitsui Fudason
America is BGP’s joint venture partner on the development of the mixed -use project2.
2 While we are unable to disclose specific development costs on in-process projects, the projects presented here range between $450,000-
$650,000 per residential unit based on location and other factors.
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ARTIST WALK
Fremont, CA
Completed and
Open
Public-Private
Partnership
Artist Walk is a mixed-use
development project, consisting
of 185 units of market-rate rental
apartments and approximately
28,000 square feet of
neighborhood retail located in the
Centerville district of the City of
Fremont, California. The site
encompasses 6.7 acres. The
central focus of the project is the
intersection of Fremont Blvd. and Artist Commons (a new street constructed as part of the
project). BGP designed the project to celebrate the historical character of Centerville and
to create a “sense of place”. The Artist Walk project also includes an arts-focused
community room that is open for use by the many arts organizations in Centerville. BGP
worked with the community during the plan ning of the project to arrive at the art theme
and to create this space to reinvigorate the neighborhood’s history as an arts district.
BGP purchased the land from the Succesor Agency of the City of Fremont after having an
original DDA with the Fremont RDA. BGP and the City of Fremont further worked in
conjunction to satisfy the City’s environmental clean -up responsibility with the Alameda
County Water District. Construction was substantially completed in the fourth quarter of
2017. Equity capital is provided by J.D. Capital, a large Chinese private equity investor. A
construction loan is provided by Pacific Coast Capital Partners.
VAYA
Walnut Creek, CA
In Construction
VAYA is an infill, transit-oriented
multifamily development project
consisting of 178 units of market-
rate rental apartments in Walnut
Creek, CA. Located directly across
from the BART station, the project
is ideally situated to provide
residents convenient access to
downtown San Francisco and
other employment centers in the Bay Area yet is only a short walk from the world -class
shopping, dining and cultural attractions of Downtown Walnut Creek. The project is
adjacent to both BART, I-680 and low-density residential communities. BGP entitled the
project in 2014. The project started construction in September 2015 with completion
scheduled for the second quarter of 2018. Capital is provided by Northwestern Mutual Life.
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PACIFIC PEARL
Pleasanton, CA
Completed and
Open
Public-Private
Partnership
Pacific Pearl is a 112,000 square
foot Asian-oriented community
shopping center located on 11.5
acres in Pleasanton, California.
The project is located in the
center of a strong demographic
trade area with an established
and rapidly growing Asian
population. It is anchored by a
30,000 square foot 99 Ranch grocery store and will include a variety of 30-40 restaurants,
retail and service business that cater to the substantial Asian population in the surrounding
community. The project is accessible via Interstate 580 and major arterial streets, and is
directly across the street from the San Francisco Premium Outlet Mall, which is the most
productive outlet center in the Western United States. BGP purchased the 11.5 -acre site
from the Alameda County Surplus Property Authority (ACSPA). BGP has a highly
collaborative and cooperative relationship with the ACSPA and successfully closed on the
land in December 2015. The Project opened in January 2018 and is 90% pre -leased. The
equity investor is UBS and construction lender is Wells Fargo Bank.
References for Blake Griggs Properties
Contact information for references are provided as Exhibit G.
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III. Development Program
Regional Site Context
South San Francisco represents an extremely attractive environment for construction of new housing and
associated food and service-oriented retail due to its strong employment base and growth, convenient
transit location and quick commute access to multiple employment centers and excellent public services
and amenities.
Employment
SSF has evolved to be the largest biotechnology hub on the West Coast, with over 200 biotechnology firms
and a daytime workforce of over 50,000. Current facilities include 11.5 million square feet of office/lab
space with under 3% vacancy. Key biotechnology employers include Genentech, Onyx Pharmaceuticals,
Verily Life Sciences (Google) and others. The City and developers have further plans for an additional 9
million square feet of office/R&D space either under construction or in development, with projected
creation of an additional 20,000 jobs.
In addition, South San Francisco is situated within easy access of other major employment centers in San
Francisco, San Mateo, San Francisco Airport, and the peninsula. Development of housing within proximity
of these employers reduces traffic and enriches communities through minimizing commutes.
Significant residential development is currently under way in downtown SSF, but limited opportunities
exist for development surrounding the SSF BART station with the exception of the PUC Site.
Transit
The PUC Site is uniquely situated to take advantage of
both transit (BART, SamTrans and Caltrain) as well as
vehicular connections to I-280 and I-101. It has
excellent visibility from El Camino Real. In the
increasingly traffic-constrained San Francisco
Peninsula, this access is increasingly valuable and
cannot be duplicated. There are few development
sites of similar scale within this proximity to transit in
the Bay Area.
Amenities
The PUC Site further benefits from excellent residential amenities including the Centennial Way Trail,
adjacent retail and excellent current and planned public services including parks, libraries and schools.
Safeway, Trader Joe’s, Costco, Grocery Outlet, Pacific Supermarket, Smart and Final, Lucky, and several
other major grocers are available within blocks of Site. Other popular local restaurants including JoAnn’s
Café, Gunter’s Restaurant and others draw visitors to the area. Kaiser Permanente South San Francisco
Medical Center provides another large adjacent employer. As part of the development of the area
proposed under the El Camino Real/Chestnut Avenue Area Plan (the “Area Plan”) the area will enjoy
further amenities including the new Civic Center project with new library, community center, police
station, outdoor recreation and city council chambers all within easy walking distance of the site.
Commute Times to Employment Centers from Site
Via Car Via Transit
SF Downtown 35 min 30 min
San Mateo 25 min 30 min
Oyster Point (SSF)11 min 20 min
Palo Alto 45 min 45 min
SFO (Airport)12 min 8 min
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Project Vision and Goals
The BGP team envisions an iconic Class A mixed-use, transit-oriented project that will, in combination with
the City’s future Civic Center and a plethora of public open space amenities, anchor the western edge of
South San Francisco.
The proposed community will consist of a mix of market-rate and affordable rental housing, for sale
condominiums, and neighborhood-serving retail that will help contribute to the growing and thriving
community surrounding the South San Francisco BART station and future Civic Center. Through careful
design that will focus on creating pedestrian-friendly frontages and circulation, and housing that can serve
the high demand from community members of all income levels, the Project will be an important part of
the burgeoning economic development of the area surrounding the Civic Center and BART station.
For the PUC Site, our design goals are to create a project that will realize the City’s vision to shape a new
neighborhood at this key location in western South San Francisco. The project goals are as follows:
• Urban Planning: Develop a high-quality urban land plan that seamlessly integrates with
surrounding neighborhoods by providing pedestrian and multimodal linkages to the Civic Center
and the BART Station along the Centennial Way Trail, Mission Road, and El Camino Real;
• Architectural Character: Create a distinctive destination through iconic architecture to anchor the
western edge of South San Francisco through incorporating lasting design and high-quality
materials that are complementary to the City’s Civic Center design and to the neighboring
community, while incorporating sustainable building features;
• Housing: Provide a variety and range of housing types and affordability consistent with the City’s
goals for socioeconomic diversity and to help it meet its RHNA goals. There is a significant housing
shortage in the Bay Area and BGP’s project is intended to focus heavily on helping satisfy this
unmet demand at all economic levels;
• Community Open Spaces: Provide ample open spaces and community gathering areas that allow
residents of our proposed project and the surrounding neighborhood the opportunity to relax,
socialize, and enjoy a variety of vibrant outdoor spaces and amenities;
• Retail: Create convenient, neighborhood-serving retail in key locations to enhance the social
fabric and neighborhood feel of the proposed community.
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Project Summary
BGP’s proposed baseline project includes 847 total units in four separate buildings including a mixture of
market rate rental housing, affordable rental housing, and for sale market rate housing. Overall, twenty
(20) percent or more of the units are affordable to low and very low-income residents within the project
area. The project also includes approximately 14,000 square feet of community-serving retail oriented
around public courtyards and 3.5 acres of landscaped public parkland features. In accordance with the
City’s Area Plan, architectural and landscape features use iconic, modern forms and quality materials to
complement the surrounding areas with emphasis placed on the pedestrian scale and experience.
SITE C: Mixed-Income Multifamily Rental Housing & Retail (605 units + 8,000 sf retail)
This component of the project includes 605 rental units of which 70 will be Below Market Rate (“BMR”)
units affordable to Low income levels. The project is constructed in two eight-story buildings. Apartments
are designed to be targeted to young families and Millennial age renters, with over 40% two and three-
bedroom units, and will include high-quality finishes and amenities targeted to these renter profiles.
Supportive retail tenants will include full and quick-service dining and community-oriented services. The
two buildings are designed with unique yet complementary architecture, with focus placed on activation
of the Mission Road frontage. Significant publicly accessible landscape amenities (3+ acres) will be built
in conjunction with this phase including the project’s central public park, “Baden Green” and other
parkland areas. The City’s planned Oak Avenue extension will also be built along with this phase of the
Project.
SITE B-North: Purpose-Built Affordable Project (97 units)
This project will be built by Eden Housing and includes 97 units available to Low and Very Low income
residents. Eden Housing is the perfect builder and operator who has various funding sources that will be
used to finance the project, including a combination of tax credits, and the land donation from BGP. The
building is oriented adjacent to public amenities including the new proposed bridge over Colma Creek, a
children’s playground and fitness area and Baden Green.
SITE B-South: Two Alternatives
BGP will work with the City to determine which of the following alternatives for Site B- South is most
attractive:
SITE B-South Baseline Alternative A: Midrise For-Sale Housing & Retail (145 units + 6,000 sf retail)
This baseline alternative provides opportunities for home ownership in the plan area within a 15-story
building and creates an opportunity for SSF to make an architectural statement that adds to the
importance of this area as the central nexus of western SSF. Retail and an enhanced Riverwalk along Colma
Creek complement this phase of the Project.
OR
SITE B-South Alternative B: Lowrise Mixed-Income Rental Housing & Retail (88 units + 6,000 sf retail)
This alternative provides rental housing in a lower-rise, 8-story building which includes 18 additional units
of Low Income housing. While of similarly high-quality architecture to Alternative A, the lower scale of
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this building may be more desirable to keep a lower profile and preserve view corridors. This option also
provides the same retail and enhanced Riverwalk provided with Alternative A.
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PROPOSAL SUMMARY
PROGRAM
Total Unit Count1
1Br/1Ba 415 434 55%350 58%33 34%32 22%51 58%
2Br/2Ba 385 309 39%235 39%40 41%110 76%34 39%
3 Br/2Ba 47 47 6%20 3%24 25%3 2%3 3%
TOTAL UNITS 847 790 100%605 100%97 100%145 100%88 100%
Liveable Area 721,473 657,618 492,875 93,023 135,575 71,720
Retail Space 14,000 14,000 8,000 6,000 6,000
Retail Tenant Categories
Parking Spaces
Residential 1,029 936 739 97 193 100
Resident Visitor 37 38 30 7 8
Retail 47 47 27 20 20
TOTAL PARKING 1,113 1,021 796 97 220 128
Residential Stalls/Unit 1.26 1.23 1.27 1.00 1.38 1.23
Retail Stalls/1,000 sf 3.36 3.36 3.38 N/A 3.33 3.33
AFFORDABILITY
Affordable Unit Count2
Very Low (50% AMI and Below)56 56 56
Low (51-80% AMI)111 129 70 41 18
TOTAL 167 185 70 97 18
Affordable % of Total Project 20%23%
BUILDING SPECIFICATIONS
Construction Type
Building Height 85'85'155'85'
Stories 8 8 15 8
SCHEDULE
Entitlements Complete 2019 2019 3 2019 2019
Start Construction 2020 2020 2022 2022
Complete Construction 2023 2022 2024 2024
Stabilized/Sold Out 2024 2022 2025 2024
PUBLIC AMENITIES 3.5 acres of landscaped public space including:
Baden Green Public Park Retail Plazas Oak Ave. Extension
Enhanced River Walk Public Art
Linear Park to El Camino Real Sunset Terrace & Urban Prarie
Notes:
1. Includes Market Rate and Affordable Units
2. Affordability levels in the Site C project can be adjusted with commensurate adjustments to purchase price as described in the confidential LOI.
3. Including offsite landscaping to be negotiated on BART and City property
4. Affordable project may proceed concurrently with any other project phase.
TOTAL
Assuming Site B
South Alt. A
SITE C SITE B- NORTH
Alternative A
Assuming Site B
South Alt. B
Rental
Apartments
Affordable
Apartments
For Sale
Condominiums
Rental
Apartments
SITE B-SOUTH
Type IType III/Type I Type III/Type I Type III/Type I
Alternative B
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Site Plan
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Renderings
3D View - Looking Northwest at Baden Green
3D View - Looking South at Baden Green
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3D View Alternative A – Looking Northwest Down Mission Road
3D View Alternative B – Looking Northwest Down Mission Road
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3D View Alternative A – Looking South
3D View Alternative B – Looking South
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3D View Alternative A – Looking Northwest Down Mission Road from Oak Ave Intersection
3D View Alternative B – Looking Northwest Down Mission Road from Oak Ave Intersection
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3D View – Looking West on Mission Road
3D View Alternative A – Looking East at Baden Green
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Project Details
SITE C: Mixed-Income Multifamily Rental Housing & Retail (605 units + 8,000 sf retail)
Site C will be developed as two podium-style apartment buildings focused around two central
courtyards. The units are designed to appeal to families and Millennial renters with the following unit
mix:
• 350 one-bedroom / one-bathroom units (58%) averaging 650 sf
• 235 two-bedroom / two-bathroom units (39%) averaging 1,025 sf
• 20 three-bedroom / two-bathroom units (3%) averaging 1,225 sf
Of these units, 70 (12%) will be rent-restricted for Low Income residents. These units will be evenly
dispersed within the project with unit types proportional to the unit mix. BGP will enter into an
affordable housing agreement, deed restriction or other mechanism at the City’s request in order to
document the affordability of these units.
A new multi-purpose street runs between the two Site C buildings that serves as garage and emergency
vehicle access. Parking is provided via underground garages totaling 769 stalls (1.27 per unit) for
residential and 27 for retail (1 per 300 sf), which is generous for BART adjacent housing and meets the
city’s parking requirements. Parking will be unbundled from residential units.
Retail flanks both sides of this new street at the intersection with Mission Road to create an active
ground floor plane. The Mission Road frontage is lined with townhouse units with individual entrances,
lobbies and resident amenities as well as generous sidewalks and landscaping to further activate the
street and integrate with the lower-scale surrounding uses. The street wall at Mission Road will use rich
textural materials (such as board formed concrete and brick) to create a warm environment that ties
back to South San Francisco’s industrial past. The upper levels will be a combination of cementitious
panels, wood, stucco and window wall and have a contemporary style representing the future of the
city.
Additional retail is provided adjacent to the new public park, Baden Green, which serves as the
centerpiece for the entire PUC Project and is described in further detail below. Both Site C buildings
include five levels of housing above three levels of podium for a total of eight stories, or 85 feet above
finished grade. Buildings conform to the different setbacks and step-backs required by zoning and the
Area Plan.
The Oak Avenue extension is budgeted to be constructed concurrently with Site C as is described in
further detail below.
Additional landscaped areas behind the project take advantage of the Colma Creek adjacency and create
a strong connection to the Centennial Way Trail. These areas include a Sunset Terrace, which is
available for residents as well as the public and is accessed through the new street between the
buildings. BART and the City are owners of some of the land between the project site and Centennial
Way and between the Project site and El Camino Real designated as Urban Prairie and Linear Park In the
Project drawings in Exhibit H. If BART and the City are amenable, the Project will construct the
improvements shown as the Urban Prairie and Linear Park as part of the project’s site improvements in
exchange for a reduction in the Project’s Park Fee requirement.
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The apartments are targeted to Millennial renters and families and will be built to a Class-A standard,
with high end interior finishes for residents including quartz countertops, laminate flooring, in-unit
washer/dryers and upgraded appliance packages. Other resident amenities include a fitness center,
resident lounge, business center, outdoor fire pits and dining areas, a bike repair shop and pet spa.
Podium courtyards are designed to open to southwest to maximize light and connection to the creek for
residents.
SITE B-North: Purpose-Built Affordable Project
The purpose-built affordable project includes 97 units to be built by BGP’s qualified affordable housing
strategic partner, Eden Housing. The proposed housing is envisioned as a family oriented development
with a unit mix comprised of 1, 2 and 3-bedroom units. The apartments – all serving families and
households earning Low incomes (41 units, or 42%) and Very Low incomes (46 units or 58%), will have
the following mix:
• 32 one-bedroom / one-bathroom units (33%) averaging 540 sf
• 40 two-bedroom / one-bathroom units (41%) averaging 870 sf
• 24 three-bedroom / two-bathroom units (25%) averaging 1,050 sf
Parking will be provided within the project at a ratio of one stall per apartment unit, and a variety of
family serving amenities and services will be available within the project and may include a peer lounge
with kitchen, a barbecue area, and an education and services room which will assist residents in finding
educational, childcare, and job placement opportunities available to lower income residents.
Eden will work with the City to refine the vision for the affordable and discuss potential population
targeting, such as a leasing preference for existing South San Francisco residents or individuals who work
in the City. Eden uses multiple financing sources to complete its projects, which are described in further
detail below.
Eden will manage the project once completed through a non-profit affiliate that has provided
professional, quality management for Eden’s properties since its establishment in 1984. They are
recognized as a leader in affordable housing management and maintain a vacancy rate of 1 percent.
Another Eden affiliate will also provide resident services including staff that works with residents one-
on-one and in group settings and coordinates educational, financial literacy, wellness, and community-
building activities. Through these affiliates, Eden links well-built and carefully managed housing with
resources that support residents in their daily lives.
The purpose-built affordable project is an eight-story podium building (maximum height of 85’ above
finished grade) with architectural character designed to tie back to the rest of the project. The location
of this building within the project provides direct access to family-friendly amenities including the
Adventure Play Center, Baden Green and Linear Park and a grand stair is used to link the podium to the
improved creek and new Linear Park for easy access to these amenities.
SITE B-South: Two Alternatives
BGP has presented two different alternatives for Site B-South. The tradeoff between these alternatives is
the desire to create more diversity in housing type by including “for-sale housing” in an iconic and
identifiable tower in this location under Baseline Alternative A, versus a a desire to create a lower-scale
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and additional rental housing in Alternative B with the addition of more affordable Low Income housing.
BGP will work with the City to develop the preferred location for this site. The selection of the preferred
alternative on this site and its impact the land value is discussed in the Confidential LOI.
SITE B-South Baseline Alternative A: Midrise For-Sale Housing & Retail (145 units + 6,000 sf retail)
Baseline Alternative A presents a distinctive signature project for SSF via a fifteen-story for-sale residential
building of approximately 155’ from finished grade. The midrise uses modern forms to create an iconic,
glass, precast and metal building that serves as a counterpoint to the newly planned Civic Center
campus. The addition of for-sale housing in the Project also diversifies the types of units available to SSF
residents. There will be nothing like this Project built in the City, so this presents a unique opportunity for
placemaking. The affordable housing required for this development would be satisfied through the
affordable units already provided in Site C and Site B-North. Overall, 20% of the total units will be provided
as Affordable Housing (includes the Site B- South project).
This project would also contain retail located along the new Oak Ave. extension to further connect to the
Civic Center. Driveway access is provided from Oak Ave. and all parking is provided onsite within the
building with an ample parking ratio of 1.38 per unit. The building would be programmed with high-end
condominium amenities as well as top-of-market unit finishes.
OR
SITE B-South Alternative B: Lowrise Mixed-Income Rental Housing & Retail (88 units + 6,000 sf retail)
Under this alternative, the scale of the residential building would be reduced to eight-stories and would
include 18 units (or 20% of the Site B-South Project) of additional affordable housing affordable at the
Low income level. While providing fewer units, this allows the building to keep a lower profile consistent
with the rest of the project and more similar to other buildings in the area. The lower-scale building
potentially creates less impact on view corridors. BGP understands that view corridors may be an
important issue to consider in the design of this project, particularly from the Buri Buri neighborhood. This
will need to be studied in more detail, but the initial impact on view corridors is shown on sheets A-20
through A-23 of the plan set under both Baseline Alternative A and Alternative B.
The retail and landscape amenities associated with this phase would be the same as those discussed under
Baseline Alternative A.
Schedule and Phasing
The proposed schedule for the project is shown on the following page.
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The Project is designed to be built in phases as shown in the diagram on the following page. Phasing will
proceed as follows:
• Phase 1 includes Building C1, Baden Green, the Oak Avenue Extension and improvements, and
the Sunset Terrace.
• Phase 2 includes Building C2, the Urban Prairie/Nature Transition3, and Linear Park, including the
new bridge over Colma Creek.
• Phase 3 includes the Affordable Housing Project. This phase may proceed concurrently with any
other project phase.
• Phase 4 includes the Site B South project (either Alt.A or Alt. B) and includes the Enhanced
Riverwalk.
Proposed phasing is subject to further analysis and feasibility constraints.
3 Improvements to the urban prairie area and linear park are offsite and subject to approval by land owners
including BART and the City of South San Francisco.
Estimated Schedule
Proposal Submittal Feb-18
Developer Interviews Mar-18
City Council Meeting to Select Developer and Alternate Apr-18
Oversight Board Decision May-18
ENRA Executed Q2-2018
Commence Property Due Diligence Q2-2018
Complete Due Diligence Q3-2018
Execute PSA and/or DDA Q3-2018
Submit Formal Application to City for Land Use Approvals ("Entitlements")Q4-2018
Receive Entitlements Q4-2019
Finalize Plans and Permits Q3-2020
Land Closing1 Q3-2020
Commence Construction - Phase 1 (Building C1, Baden Green, Sunset Terace)Q3-2020
Commence Construction - Phase 2 (Building C2, Urban Prairie, Linear Park)Q2-2021
Commence Construction - Phase 3 (Purpose-Built Affordable Housing Project)Q3-2020*
Commence Construction - Phase 4 (Site B South Alt. A or Alt. B, Enhanced Riverwalk)Q2-2022
First Units Delivered for Leasing - Site C Q3-2022
Site C Rental Project Fully Leased and Stabilized Q1-2024
First Units Delivered for Lease or Sale - Site B South Q2-2024
Site B South Fully Leased up (if Alt B)Q3-2024
Site B South Condominiums Fully Sold Out (if Alt A)Q3-2025
*Can be constructed concurrently with any other phase of the project
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Proposed Phasing Plan:
Affordable Housing Funding
The Site’s proximity to transit and other amenities make it a strong candidate for multiple affordable
housing funding sources and a variety of funding mechanisms. Eden Housing has extensive experience
financing affordable housing projects throughout California using these programs which include.
• Low Income Housing Tax Credits: The site is near several neighborhood amenities and qualifies
for the competitive 9% Low Income Housing Tax Credit (LIHTC) program. Eden Housing was the
first developer in the State of California to receive tax credits and has been continually successful
acquiring 9% and 4% tax credit allocations ever since. In the last two years they have closed nearly
20 deals with a variety of equity partners in both 9% and 4% executions. As well, they were one
of two developers state-wide to use a new, innovative 4% and 9% hybrid structure which the State
made available to help defray the impact of tax credit equity price declines in the market.
• Project-Based Vouchers: The Housing Authority of San Mateo County is willing to issue project
based vouchers for development. Housing Authority staff will need to confirm this but
preliminary discussions indicate that that they will be supportive of a family development in this
location due to the quality and richness of the nearby amenities. Project-based vouchers would
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not only provide the property with additional annual cash flow which would be leveraged into a
larger permanent loan that finances development costs up-front, but would also help make the
project more affordable for local families.
• County of San Mateo Department of Housing (DOH) Funds: The DOH regularly releases funds for
affordable housing from Measure A (now Measure K) and other sources in their Affordable
Housing Fund (AHF). Since the inception of the AHF in 2013, the County has allocated over $45
million in AHF funds and based on a staff report dated April 11, 2017, the average investment per
unit was $62,000 for new construction projects. Measure K was passed by the voters in 2016 and
provides ongoing sales tax revenue to support housing and other County initiatives until 2043.
Based on the long-term availability of these funds, and the County’s track record and commitment
to affordable housing, Eden expects that the County will be able to invest in this proposed
affordable housing development.
• Affordable Housing and Sustainable Communities (AHSC) Program: This statewide program
provides up to $20 million per project to fund transit-oriented affordable housing developments
and infrastructure. Due to the Site’s proximity to BART and amenities along with the Project’s
proposed features, this affordable housing development is likely to be competitive. Particularly,
the following characteristics indicate this project will be a good fit for the AHSC program:
proximity to transit, dwelling unit per acre density, diversity of land uses in the project (retail and
residential), and proximity to employment centers. The AHSC program also provides an
opportunity to partner with the City and/or other public agencies to fund proximate TOD-related
infrastructure for a fully-realized transit-oriented community. Eden has a strong background with
this program, and was one of the few developers statewide AHSC funding for more than one
development in the inaugural 2015 funding round.
• Additional State Funds: Much of the affordable housing financing landscape has been in flux for
several years, however with recent housing policy victories at the state level, we are likely to see
increased funding available from the state Housing and Community Development Department
(HCD). Programs such as Multifamily Housing Program (MHP) may be revived and refunded with
bond funding, should voters approve these bonds in November. Eden has a strong history with
HCD programs in general, and will be prepared to leverage any new programs at the state level.
• Veterans Housing and Homelessness Prevention Program (VHHP): This is a relatively new state
program to provide funds toward ending veteran homelessness in California, having had only
three funding rounds to-date. Annually, $75,000,000 to $100,000,000 will be available to fund
affordable multifamily rental housing for veterans. A portion of the overall units would be set
aside for veteran households and could leverage a corresponding soft loan from the State of over
$11 million if this type of housing is desired.
Open Space & Public Amenities
The PUC Site includes multiple active and passive outdoor spaces for public use. These spaces take
advantage of Colma Creek and the Centennial Way Trail which bisect the Site and present a spine
connecting the project to BART to the North and Orange Memorial Park to the South. The Project will
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connect to and enhance these existing amenities and provide opportunities for families and residents to
engage with the natural environment as well as enhance walkability and bikeability in the area. The new
Civic Center to be built to the south of the project provides additional outdoor amenities, which the
Project is designed to complement. Key features of the landscaped spaces are shown on Sheets L-1
through L-6 of the plan set and include:
BADEN GREEN & ENHANCED RIVERWALK: Baden Green is a community park which serves as the
centerpiece of the community. The park is activated by a retail plaza, adjacent residential, offices and
Centennial Way Trail. Included in the Park is a multi-purpose lawn, plaza, bicycle facilities, art, wayfinding
signage and engagement with Colma Creek. An existing pedestrian bridge will be enhanced and connect
to the riverwalk while a new pedestrian bridge provides access to the Adventure Play Area and Linear
Park. The name for Baden park reminisces about the original town of Baden which was founded by Charles
Lux, the original resident of the PUC site. Historical detail would similarly be used to inspire the park
amenities and public art program.
MULTI-PURPOSE TRAIL AT LINEAR PARK: Providing community connectivity, a multi-purpose trail connects
Centennial Way Trail and the proposed site to El Camino Real. This linear park invites the greater
community to enjoy public amenities and is strengthened by improved access to Kaiser and the El Camino/
Arroyo transit stop. Amenities within the park include shaded plazas with seating, outdoor exercise
equipment, turf picnic area with barbecues, bike trail and an adventure play area for children. BGP notes
that the proposed linear park is located on land owned by the City of SSF and BART and proposes to
negotiate for permission to construct these improvements on their property.
RETAIL PLAZAS: Located outside retail space, plazas will include site furnishings, enhanced paving and
trees in tree grates. Along Mission Road, retail plazas are located at building corners to accentuate unique
corner architecture. Along the Oak Avenue extension a fountain marks the gateway to the retail
environment and creates white noise for plaza users as well as water effects directed to the public realm.
A continuous retail front faces the City’s new Civic Center Park across Oak Ave. and will serve as the social
hub for local office users and residents. Retail operators will have opportunities for outdoor dining and
entertainment with moveable furniture, umbrellas and soft seating.
SUNSET TERRACE & URBAN PRARIE: Between Buildings C1 & C2, ground floor apartments access a public
promenade leading down to the Sunset Terrace. Here, a public fire pit and terraced seating provide long
sunset views and fireside activity. A bocce court and turf area enriches the space for family-oriented
activity. Within the BART easement, an Urban Prairie with native plantings, meadows, public trails, seating
and a creek interpretative connect to the existing Centennial Way Trail. Improvements within the BART
easement are subject to negotations with BART.
STREETSCAPES: The community will be embraced by a lush landscape setback on all sides of the project.
Ground level residential units enjoy enlarged patios and direct access to the public walkway and trails.
Enhanced road crossings lead to plazas outside retail which will provide opportunity for outdoor dining
and street-level activity.
Offsite improvements including the Linear Park/Adventure Plan, Urban Prairie and Enhanced Riverwalk
will be constructed using credits against the Project’s Parkland Impact Fee requirement.
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Retail, Restaurants, Services and Amenities
The project will include approximately 14,000 square feet of retail uses located in three buildings and
distributed throughout the site in order to provide the greatest visual impact and to maximize pedestrian
activity and long-term success of the retail tenants. Key nodes for the retail include the corners of the
buidlings flanking the new internal street between the Site C apartment buildings, along the frontage of
Mission Road, the corner fronting Baden Green and along the Oak Road extension. The retail
merchandising mix will consist of primarily restaurants and services that will benefit the residents of the
project as well as the broader community. The targeted uses and locations are as follows:
• Corner 1 flanking retail plaza: Full-service, sit-down restaurant (lunch and dinner)
• Corner 2 flanking retail plaza: High quality casual dining (breakfast/lunch or lunch/dinner)
• Mission Road frontage: 2-3, Quick-serve casual dining restaurants; ice cream/frozen dessert; day
spa/salon; dry cleaner (resident-serving); specialty group fitness; convenience medical or dental;
• Corner/frontage facing Baden Green: coffee/café/bakery; child care (with outdoor yard);
• Oak Road frontage: High quality casual dining; 2-3 Quick-serve casual dining restaurants; various
services balanced with uses on Mission Road.
BGP has extensive retail planning and leasing experience and has had strong success in pre-leasing its
current mixed-use and retail projects. BGP understands how to work with retail tenants to “make deals”
and design spaces that are desirable and functional for retailers including appropriate depths of spaces,
ample ceiling heights, unobstructed high storefronts with abundant glass and attractive outdoor dining
areas that help activate sidewalks and plazas.
Proposed Retail Locations
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Green Building & Sustainability
The project integrates sustainability into project design through Build It Green’s “GreenPoint Rated”
certification as well as through minimizing emissions by encouraging alternative methods of
transportation. The site presents excellent access to BART as well as public transportation via bus and is
both walkable and bikeable. Green building and high-efficiency materials will ensure that the building
well exceeds California energy codes. Smart landscape irrigation controls, use of drought-tolerant
plantings and water efficient fixtures and appliances will reduce water usage.
The project will also include transportation demand management solutions including car sharing, ample
bike storage and loaner bikes for residents.
Public Art
Public art will be used to enhance the outdoor amenities at the project, particularly at Baden Park. The
proposal includes an allowance of $200,000 to fund public art in these open spaces. BGP will work with
the City and Cultural Arts Commission as appropriate to define how this budget should be spent and to
select artists and artwork for these spaces.
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Approach to Addressing City Expectations
High Quality Planning, Design, and Construction Materials
BGP understands that careful planning of uses, intensities of development, and circulation is critical to a
successful development at the PUC site. As described above, BGP and its design team have undergone a
thoughtful site planning process and proposed a project with distinct architectural character. However,
we understand that involvement from the City and community is essential to a successful project and we
look forward to working collaboratively to refine a plan that optimizes for the City’s and community’s
goals.
The architectural design and landscape architecture will include high-quality materials including board
formed concrete, brick, glass and steel as discussed above.
Strong Connections to Centennial Way
The Centennial Way Trail and Colma Creek bisects the site providing opportunity for public amenities and
community connectivity. The Project enhances connections through the Site both for residents and the
adjoining neighborhoods through additional public landscaped areas and paths. The Area Plan established
an open space plan that serves as a framework for the development which includes continuous green
space along Centennial Way as well as along the BART right of way. A linear park with multi-use trail to El
Camino Real further strengthens connectivity between El Camino Real and Mission Road. Within the BART
right of way, an Urban Prairie with native plantings, meadows, public trails and seating connect to the
existing Centennial Way Trail. The bicycle and pedestrian connections, including those to the Centennial
Way trail, are further highlighted in the project plans on sheet L-2 in Exhibit H.
Housing Affordable to a Range of Incomes
In accordance with the City’s stated goal for this development to provide 20% of its units as affordable,
185 units in the baseline plan are slated to be available at below market rates as described above. If the
City selects Alternative B for Site B-South, the number of affordable units will increase to , or 23% of the
total units in the Project.
Active Ground Floor Uses in Key Locations
In accordance with the Area Plan, all bulidings are designed with active uses on the ground levels. The
Site C projects include resident amenities (leasing, club room, fitness) on the ground level lining Mission
Road. Townhouses are oriented with individual entrances onto this frontage to further activate the street.
Retail is located at key locations at the intersection of the new street between the Site C buildings,
adjacent to Baden Green and in the Site B-South building opposite the new Civic Center campus. Finally,
the buildings have active uses along the new parks and Colma Creek/Centennial Way Trail to create a
dynamic pedestrian experience and enhance the link to transit.
Family-Friendly Unit Types
BGP strives to provide the proper mix of unit types in its projects that are needed in the community. South
San Francisco is a family-friendly community proximate to vital job centers both within the city and further
North and South along the Penninsula. The PUC Site affords a tremendous opportunity to connect time-
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starved families to rapid transit connections throughout the region. As such, BGP has chosen to provide
over half of the units in the overall project as two- and three-bedroom units.
Commitment to Public Art
The proposal includes a $200,000 allowance for public art in the project. BGP will work with the City to
determine the type and location of this artwork with Baden Green as a focal area.
Construction of Oak Avenue Extension and Partnership in Formation of a CFD
Construction of the Oak Avenue extension will greatly benefit circulation in the vicinity of the PUC site and
provide increased access to the southern portion of the site. BGP will construct the extension in
conjunction with the development of first phase of Site C as shown in the phasing plan. BGP understands
that City funding is not available within the time frame of the development of the PUC site. Therefore, in
addition to contributing its fair share, the project will cover the gap between the approximately $15.6
million construction cost and the $8.7 million contributed by the City and the developer. BGP understands
this gap payment will be reimbursed following creation of a financing tool to pay for and maintain the
new infrastructure.4
One potential financing tool to pay for and maintain the Oak Avenue Extension along with other
infrastructure improvements planned for in the Area Plan (namely open space and parks, utility
improvements, traffic calming, pedestrian connections, and other site improvements) is a Community
Facilities District (“CFD”). If a CFD is formed during the disposition and development of the PUC site, BGP
will support the CFD and participate in its formation.
Thoughtful Community Engagement Process
BGP has a long track record of working in partnership with public agencies and private community groups
and individuals to build high quality housing and retail developments in the Bay Area. It is critical to a
successful project to involve the community and have their “ownership” and influence in the process. We
partner with the City and community to achieve our joint goal of creating a high-quality transit-oriented
mixed-use development.
BGP will work with the City to identify key community stakeholders that will be integral to our outreach
plan, including neighboring property owners and residents of the adjacent neighborhoods. Once the
program needs are decided in concert with the City staff and decision makers, our first outreach would
most likely be to the immediate neighbors, and key participants in the El Camino /Chestnut Avenue Area
Plan. We would then reach out further to stakeholders in the surrounding community, with multiple
public meetings to present our development concept, gather feedback, and respond to stakeholders’
comments. We will meet at City facilities, community centers and even people’s homes depending upon
the audience.
Public Meetings/Study Sessions: These meetings will be used early in the planning stage to explain the
design and construction process to the community. Holding public meetings at the beginning of the
project development is intended to provide a clear sign to the community that the project team wants to
4 BGP is relying on the City’s estimate of the cost of the Oak Avenue Extension as presented in the RFP and has not independently validated this
estimate
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establish an open rapport and collaboration even though the Project’s land use is already entitled.
Meetings will be held early in the process to obtain public input. These early meetings will be used to
identify important design issues and goals for the project. Additional focus groups, community meetings
and/or study sessions will be held as necessary to answer more specific questions and to keep the public
informed. BGP will establish a project website and also use social media to help share information, solicit
input and keep the community informed.
One-on-one or Small Group Contact: Focus group meetings will be held with interested stakeholders such
as local business owners, residential property owners, and low-income workers. This will be an effective
method to communicate with the interest groups that wish to comment on specific aspects of the project.
We will utilize “trusted messengers” in the community to communicate with these groups in a
nonthreatening environment and facilitate a useful one-on-one exchange of information.
Business Outreach: The business community can be an important ally during the public outreach process
as traditional supporters of quality affordable housing development for employees and for increased
pedestrian activity in the City’s key retail zones. BGP is a member of the South San Francisco Chamber of
Commerce and will work closely with them to navigate the business community. We will outreach to the
surrounding businesses early on to gather support and feedback on the design of the project, and keep
them informed of the project construction schedule through regular communication. The outreach team
will also solicit participation at formal meetings about the development. Cooperative partnerships may
also be established with local businesses to augment outreach efforts and/or advertising campaigns.
Where feasible, we always like to include popular local businesses as tenants in our projects.
Design Complementary to the Planned Community Civic Campus
The new Civic Center campus is a tremendous asset to the Project and will be a distinctive feature of the
new neighborhood. The Project is designed to complement the City’s project. Retail is envisioned to link
to the Civic Campus across the new Oak Ave. extension. The Site B-South building in particular will
complement the Civic Center in both material and form. The material palette will be glass, white metal
and precast, unifying it with the Civic Center and creating a campus feeling. The iconic forms will bring
the bold gestures of the Civic Center into the sky and landmark the site within the city.
Consideration for BART’s Sphere of Influence
BGP has a strong and long-lasting relationship with BART and, in particular, its property development
department. BGP and BART are currently partnering in developing 596 apartment units, retail space and
a new garage on the three parking lots surrounding the Walnut Creek BART Station which began
construction in 2017 and will complete in phases by 2021. These deep ties should aid any necessary
negotiations or agreements for use of the right of way as open space to complement, and integrate with,
the open space on the PUC site itself. As discussed above, BGP intends to landscape areas within the BART
right of way and will seek permission to do so via our relationships at BART.
Drawings and Diagrams
Preliminary drawings and diagrams are included with this submittal as Exhibit H.
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Project Benefits
This Proposal is designed to provide many benefits to the City and the community:
• Housing
o Create 847 new housing units to meet citywide demand at mixed income levels
o Provide 167 new BMR units affordable to low and very low income households under the
baseline scenario, or up to 185 units if Site B-South Alternative B is selected.5
o Help the City meet its RHNA guideline goals
• Financial Benefits
o Augment the City’s tax base through new property tax revenues and retail sales taxes
o Provide revenues for the City and other agencies in the form of land sale proceeds and
impact fees
o Provide a substantial number of new construction-related jobs
o Provide new permanent retail and property management jobs
• Open Space
o Create numerous public open spaces to be enjoyed by the community
• Architecture & Design
o Provide new buildings of appropriate scale and style relative to the neighborhood and
proximity to the future Civic Center and to BART
o Implement the City’s public policy commitments under the El Camino Real/ Chestnut
Avenue Area Plan.
o Activate the streetscape on Mission Road and the future Oak Avenue Extension
o Complement the design of the new Civic Center campus and support the vision of a
walkable nexus for West South San Francisco
• Neighborhood Amenities
o Increase patronage for neighborhood businesses
o Create through street connection in the form of the Oak Avenue Extension to provide
additional East-West connections and ease traffic on Chestnut Avenue
o Provide commercial and retail space that is a signature amenity of the neighborhood and
unites both the existing and new housing
Successfully executing on this vision requires expertise in mixed-income housing, retail design and leasing,
community responsiveness, creative design, proven property operations, innovation in construction, and
a commitment to building a unique, vibrant community. The BGP team’s principals have a proven track
record over the past 30+ years of executing on their commitments, innovating in housing, successfully
executing retail projects and managing and staying connected in their projects and communities for years
beyond completion of the buildings. We look forward to the challenges and opportunities presented by
the PUC Site.
5 Note Mix of affordability levels can be adjusted based on the City’s priorities
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IV. Letter of Intent (Price and Terms)
As requested, a Letter of Intent is being submitted in a confidential packet separate from this proposal.
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EXHIBITS
A. TCA Brochure
B. Eden Brochure
C. MJS Brochure
D. Mitsui LOI
E. Developer Questionnaire
F. Development Team Qualifications / Resumes
G. References for BGP
H. Project Plans
FIRM PROFILE
TCA Architects has been passionate about multifamily housing, mixed -use, and hospitality environments since 1993.
We live and breathe for challenging sites; taking pride in designing vibrant communities that shape quality living
environments and help our clients deliver exceptional projects that respect the environment and civic context. We
recognize that our success relies upon the positive influence of external team mem bers, and we pride ourselves in
our ability to collaborate with local constituents, agencies, consultants, and builders who bring reality to the places we
envision.
Our award-winning architectural designs are backed up by our industry-leading technological expertise in master
planning, design, documentation, and construction administration for a variety of multifamily, mixed -use, hotel and
related building typologies. Our internal studio structure with in-house design reviews and a rigorous quality
management program ensures that every project receives the same commitment to delivering quality living
environments.
TCA also offers a full in-house Graphic Design Studio, delivering comprehensive visual communications to articulate
each project’s distinctive identity. From print and web to environmental graphics such as signage and way -finding,
combining TCA’s architectural designs with a strong visual identity, delivers a cohesive and comprehensive marketing
package for the built environment. Our three California-based studios are currently designing projects across the
United States and Asia.
FIRM INFORMATION & KEY OFFICERS
Year Founded: 1993 (Incorporated in CA 1995 - S Corp)
Staff Size: 125 Total (48 Licensed Architects)
Organization: Studio Based Architectural Firm
Key Officers:
Thomas P. Cox, Chief Executive Officer
Aram C. Chahbazian, President
Eric Olsen, Vice-President
Irwin Yau, Treasurer
Vincent Luca, Chief Financial Officer
OFFICE LOCATIONS
Irvine
19782 MacArthur Blvd. Suite 300, Irvine, CA 92612
949/862-0270
Los Angeles
801 S. Grand Ave. Suite 1020, Los Angeles, CA
213/553-1100
Oakland
1111 Broadway Suite 1320, Oakland, CA 94607
510/545-4222
201 Marshall is an infill project within the Redwood City Downtown Precise
Plan boundary and is situated adjacent to the most significant transit node in
the city. The project is a new 5 level, Type III residential building over 3 levels
of Type I garage structure. One level of the garage structure is subterranean,
and its upper two levels are wrapped at the street level with live/work units,
leasing office, fitness center, lounge area, and lobby spaces with direct access
from the street. A tower element anchors the corner of intersecting streets,
marking the corner and creating a vertical, iconic marker that is visible from the
adjacent transit station. Fundamental to the design is the connection to public
transit, and locating the project’s “front door” directly on the main corner at the
base of the tower element. With a double-height lobby space and main entry, a
direct connection is made to the nearby transit center. The base element of the
project relates to the pedestrian scale of the buildings across Marshall Street, and
awnings and storefront help to reduce the scale along the street frontages.
LOCATION
RedwOOd CITy, CA
CLIeNT
RAINTRee PARTNeRs
COMPLeTION dATe
2014
UNITs
116 (166 dU/AC)
sQUARe FeeT
106,646 sQ FT + 5,000 sQ FT ReTAIL
CONsTRUCTION TyPe III
201 MARSHALL
AVB EMERYVILLE
Located directly across from the Public Market and at a crossroads for the city, AVA Public
Market and AVA Market Place will create opportunities for the urban-minded residents to
connect with the energy and authenticity of the Public Market and East Bay. Emeryville’s
industrial past and funky, artistic present make eclectic Avalon a great fit for the area.
The centerpiece of the plan is the Bridge walk, a public way that connects the existing
pedestrian bridge to the heart of the Public Market retail district via a pedestrian way and
grand stair, adding a vibrant environment for the residents. Leaning heavily on natural wood
tones, distressed and antiqued furnishings, and living elements to create a refined feel, the
AVA brand will connect to the authenticity and local vibe of Emeryville. Through variation
in height, materials, window patterning, and base details, the development is broken
down into smaller pieces, building on the existing market buildings scale, and speaking to
traditional urban “main street” developments built over time. To address the City’s Family
Friendly objectives, three bedroom apartments and playful features have been added to the
courtyard.
LOCATION
EMERYVILLE, CA
CLIENT
AVALON BAY COMMUNITIES
COMPLETION DATE
2018
UNITS
389 (140 DU/AC)
SQUARE FEET
633,534 SQ FT / 26,151 SF
CONSTRUCTION TYPE III
2015-0714
Final Development Plan SubmissionAvalon Public Market –
Shellmound Residential Building (Parcel A)
Emeryville, California
TCA# 2014-021-01 MASTER PLAN & CONTEXT PHOTOS
Christie Avenue
Market Drive
Shellmound Street
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Parcel A
Parcel D
Hyatt House
Emeryville Train Station
Terraces Condo
Public Market Emeryville Parcel B - Proposed Retail FrontageEMME Apartment (under construction)
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D - Looking East Across Shellmound Street to Garage Plaza (Parcel B)
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TCA-arch.com
ANTON EVOLVE
Targeted towards families, utilizes courtyard housing techniques that allow for
community, family-oriented, outdoor space as well as providing light and air to
the interior spaces. Comprised of 186 units of studios, one, two and spacious three
bedroom apartments, the project has two-story townhomes that wrap the ground
floor activating the ground level. A green belt wraps the entire building, doubling
as an emergency vehicle access and outdoor space to benefit the entire project.
A pedestrian path is defined with the material selection to emphasize this as a
community walk. The walk connects the building to a tot lot and dog run as well as
a family fitness zone. A Community Porch faces the Tot Lot, encouraging even more
“eyes on the street” for this community space. The design grounds itself within the
context of the industrial history of the region, but re-imagines this context with a
playful and modern sensibility. Exterior materials like red brick and metal panels
reference the old factories of the area, but are used in a more playful manner, creating
a cheerful new home for the future residents.
LOCATION
emeryvILLe, CA
CLIeNT
ANTON deveLOpmeNT
COmpLeTION dATe
2020
UNITS
186 (82 dU/AC)
SqUAre feeT
189,992 Sq fT
CONSTrUCTION Type III/A
Eden Housing Qualifications
Submitted by:
Eden Housing
22645 Grand St.
Hayward, CA 94541
February 2018
Eden Housing Qualifications
2
Table of Contents
1. Experience ………………………………………………...p. 3
2. Sample Developments ………………………………p. 5
3. Financial Capacity …………………………………...p. 10
Eden Housing Qualifications
3
1. About Eden Housing
A. Eden Housing Mission and History
The mission of Eden Housing is to build and maintain high
quality, well-managed, service-enhanced affordable
housing communities that meet the needs of lower income
families, seniors, and persons with disabilities.
Eden Housing is one of the oldest and most experienced
affordable housing non-profit organizations in California.
Since our inception in 1968, Eden has developed,
acquired, or rehabilitated more than 10,000 affordable
units and currently provides homes to more than 22,000
lower-income residents. Eden works in 15 counties,
including San Mateo County. As a mission-driven non-
profit, we serve low- and moderate-income families,
seniors, and people living with disabilities. Incomes of
our residents typically range from 20% to 60% of the
area median income.
With the loss of redevelopment agencies as well as the
perpetual changes in affordable housing financing, Eden
has been actively adapting to and influencing the
affordable housing industry in California. We strive to
shape housing policy every year and innovate new
financing structures with every project to ensure the long
term success of our properties, and in turn, our residents.
We recognize that our success rests largely on our
partnerships with local governments and community organizations – from early local project approvals
to long term resident services – and seek to continually strengthen these relationships.
Recognized in the industry for its creative development approach and high quality housing, Eden
Housing has been named one of the Top 50 affordable housing companies in the nation nearly every
year for the past ten years by Affordable Housing Finance Magazine, the leading national publication
that ranks and reviews affordable housing.
Eden Housing’s Activist Roots
Eden Housing was founded in May of 1968 by six
community activists who were greatly concerned
about the lack of non-discriminatory, affordable
housing in Alameda County. These pioneers,
working out of makeshift "headquarters" such as
local coffee shops, were initiated into affordable
housing development by rehabilitating six older
homes in Oakland for first time homebuyer
families. Their next project was a new
construction 150-unit development for seniors,
Josephine Lum Lodge in Hayward.
It is a development we still own today and
renovated in 2010, including rehabilitation of the
units, updates to the common spaces, and the
addition of a new commercial kitchen.
Eden Housing Qualifications
4
B. Eden Housing Management and Resident Services
Eden’s work goes beyond building high quality buildings, as we strive to create strong communities for
the residents who live in our housing and a permanently affordable, high quality asset for the cities we
partner with. Eden achieves these long-term goals through its property management and resident
services programs.
Eden Housing Management, Inc. (EHMI) is a non-profit Eden affiliate that has provided professional,
quality management for Eden’s properties since its establishment in 1984. EHMI currently manages
8,460 units of rental housing in 131 properties. EHMI is recognized as a leader in affordable housing
management and maintains a vacancy rate of 1 percent. More information on the EHMI management
model and how we achieve this vacancy rate can be provided upon request.
Eden Housing Resident Services, Inc. (EHRSI) is a non-profit Eden affiliate formed in 1995 and provides
services at all of Eden’s properties. Through EHRSI, Eden links well-built and carefully managed housing
with resources that support residents in their daily lives. EHRSI’s Resident Services staff work with
residents one-on-one and in group settings and coordinates educational, financial literacy, wellness, and
community-building activities. More information on the EHRSI resident services model can be provided
upon request.
Together, the integrated company brings a combined package of experience and expertise which covers
the spectrum of activities involved in developing, owning, managing, and servicing a high quality
housing development. This combined effort assures that the quality design and construction of the
project is preserved through the careful long-term maintenance of the property and ongoing care and
service to residents.
C. Portfolio and Pipeline Summary
Eden Housing, by the numbers:
• Eden Housing owns 8,650 units across 129 properties, including 89 properties for families, 29
properties for seniors, and 11 properties for people with disabilities.
• Property sizes range from 2 units to 262 units.
• Eden Housing Management manages 8,460 units across 131 properties.
• Eden owns and manages properties in 50 cities across 15 counties: Alameda, Contra Costa, Los
Angeles, Marin, Monterey, Orange, San Benito, San Diego, San Joaquin, San Mateo, Santa Clara,
Santa Cruz, Solano, Sonoma, and Yolo.
Eden’s portfolio predominately consists of multifamily apartment buildings but also includes townhome
and single family buildings. Eden’s pipeline includes a mix of new construction and
rehabilitation/(re)syndication projects.
A full list of our portfolio and current pipeline can be provided upon request.
Eden Housing Qualifications
5
2. Eden Housing: Relevant Projects
The following are summaries of a few highlighted developments with additional details on design, land
acquisition, and financing. A comprehensive list of properties owned and operated by Eden Housing is
available upon request.
Eden Housing Qualifications
6
801 Alma
801 Alma Street, Palo Alto | Affordable Family Housing
Developed in partnership with Community Work Group, Inc., this
transit-oriented affordable family housing development provides
critically needed housing in downtown Palo Alto. This development
includes 50 units in a mix of one-, two-, and three-bedroom units. The
development is three blocks from the Palo Alto Caltrain Station and the
city’s central University Avenue commercial district, providing
residents easy access to a number of neighborhood amenities including
commercial stores, services, and a major medical clinic. Residents are
provided with free on-site supportive services including one-on-one
support and access to group programs and trainings including
afterschool programs, computer classes, financial literacy, art classes,
parenting classes, and wellness and nutrition programs.
Financing sources: 9% LIHTC, City of Palo Alto, Stanford General Use
Permit Funds, County of Santa Clara Housing Trust, Community
Working Group, Federal Home Loan Bank Affordable Housing Program,
JPMorgan Chase Bank, JPMorgan Capital Corporation, Enterprise
Community Investment
Reference: Jim Keene, City Manager, City of Palo Alto
(650) 329-2563 | james.keene@cityofpaloalto.org
Frank Benest, Former City Manager, City of Palo Alto
(650) 444-6261 | frank@frankbenest.com
YEAR COMPLETED:
2013
TOTAL DEVELOPMENT COST:
$27,900,000
UNITS:
50
LOT SIZE & DENSITY:
0.6 ac; 83 du/ac
TARGETED INCOMES:
30-50% of AMI
DEVELOPER:
Eden Housing, Inc.
CO-DEVELOPER:
Community Working Group, Inc.
ARCHITECT:
Rob Wellington Quigley, FAIA
CONTRACTOR:
Segue Construction, Inc.
Eden Housing Qualifications
7
Monterey Villa and Ford Road Plaza
215 Ford Road, San Jose | Affordable Family and Special Needs Housing
The Monterey Villa and Ford Road Plaza project features 95 affordable
rental homes: 75 for families and 20 for individuals with special needs.
This integrated community provides free resident services as well as
supportive services for our residents with developmental disabilities.
With a HUD Project Rental Assistance Contract and Mental Health
Services Act operating subsidies, we are able to provide many units to
households with extremely low incomes. As a testament to our ability
to creatively finance affordable housing at a time of scarce resources,
several financing sources were secured for this project and a phasing
strategy was employed to best leverage available subsidies.
Recognizing that residents in our communities benefit from living
among a diversity of neighbors, this project is an example of how Eden
successfully develops and manages homes for residents in a mixed-
population environment. The project is located near the Blossom Hill
Caltrain Station, retail and services, and includes interior and exterior
common spaces.
Financing sources: 9% LIHTC, City of San Jose, HUD 811, NSP2,
Opportunity Fund, Housing Authority of County of Santa Clara Moving
to Work, Housing Trust of Santa Clara County (now Housing Trust
Silicon Valley), Mental Health Services Act funds, Federal Home Loan
Bank Affordable Housing Program, Sobrato Foundation, Wells Fargo,
California Community Reinvestment Corporation
Reference: Jacky Morales-Ferrand, Housing Director, City of San Jose
(408) 535-3855 | Jacky.morales-ferrand@sanjoseca.gov
YEAR COMPLETED:
2013 (Phase I), 2014 (Phase 2)
TOTAL DEVELOPMENT COST:
$36,000,000
UNITS:
95 (75 units family housing and
20 units special needs housing)
LOT SIZE & DENSITY:
3 ac; 31 du/ac
TARGETED INCOMES:
15-50% of AMI
DEVELOPER:
Eden Housing, Inc.
ARCHITECT:
HKIT Architects
CONTRACTOR:
L & D Construction
Eden Housing Qualifications
8
Alta Mira
28901 Mission Boulevard, Hayward, CA | Affordable Family and Senior Housing
Located next to the South Hayward BART Station, on a former BART
parking lot, Alta Mira provides 151 affordable apartments for families
and seniors in a mixed-income community. In addition to Eden’s
affordable apartments, AMCAL Housing is developing 206 market rate
rental apartments on this site, as well as the associated infrastructure
for the master-planned development, including a new public park
directly adjacent to the sites. As an indication of the critical need for
affordable housing near transit in the Bay Area, there were more than
4,000 households who applied for this development.
Financing: 4% LIHTC, CA Housing and Community Development Infill
Infrastructure Grant, CA Housing and Community Development Transit
Oriented Development Program, City of Hayward HOME Program, City
of Hayward NSP2 Program, Alameda County NSP2 Program, Mental
Health Services Act Program, Federal Home Loan Bank Affordable
Housing Program
Reference: Kelly McAdoo, City Manager, City of Hayward
(510) 583-4305| Kelly.mcadoo@hayward-ca.gov
YEAR COMPLETED:
2016
TOTAL DEVELOPMENT COST:
$53,000,000
UNITS:
151 (87 units family housing and
64 units senior housing)
LOT SIZE & DENSITY:
1.4 ac; 105 du/ac
TARGETED INCOMES:
30-50% of AMI
DEVELOPER:
Eden Housing, Inc.
ARCHITECT:
BAR Architects/ BDE Architects
CONTRACTOR:
James E. Roberts-Obayashi
Corp.
Eden Housing Qualifications
9
Valor Crossing
7500 Saint Patrick Way, Dublin | Affordable Veterans Housing
Valor Crossing is a 66-unit rental affordable housing development in
Dublin, CA near the West Dublin/Pleasanton BART station and targeted
for U.S. veterans and their families. Located in downtown Dublin, this
transit-oriented community is within walking distance to schools, job
centers, retail, services, and mass transit. As an urban infill project, this
project is vital to the redevelopment of downtown Dublin. Designed
and entitled as part of a master development that includes market-rate
housing across the street, this project will transform a vacant lot –
formerly a car dealership – into a vibrant community that better
connects and enlivens downtown Dublin. Valor Crossing will not only
offer quality, safe homes for veteran families at an affordable rent, but
will also provide supportive services to all residents.
Financing sources: 4% LIHTC, City of Dublin Funds, HCD Infill
Infrastructure Grant, Bank of America Department of Justice Settlement
Funds, Alameda County Housing Trust Funds, Veterans Affairs
Supportive Housing vouchers, Bank of America, California Community
Reinvestment Corporation
Reference: Chris Foss, City Manager, City of Dublin
(925) 833-6650 | chris.foss@dublin.ca.gov
YEAR COMPLETED:
2017
TOTAL DEVELOPMENT COST:
$33,500,000
UNITS:
66
LOT SIZE & DENSITY:
1.36 ac; 53 du/ac
TARGETED INCOMES:
30-60% of AMI
DEVELOPER:
Eden Housing, Inc.
ARCHITECT:
Architects Orange / BDE
Architecture
CONTRACTOR:
James E. Roberts-Obayashi
Corp.
Eden Housing Qualifications
10
3. Financial Capacity
Eden has extensive experience with institutional and private financing that includes conventional
construction and permanent loans, tax-exempt bonds, and low-income housing tax credits – both the 4%
and competitive 9% programs. Due to our long-standing relationships and large portfolio, we attract the
most competitive financing terms for each project and the highest available limited partner
contributions. We have relationships with an array of lenders and investors, including Bank of America,
Wells Fargo Bank, JP Morgan Chase, Union Bank, US Bank, California Community Reinvestment
Corporation, Silicon Valley Bank, Citibank, Enterprise, Merritt Community Capital, Aegon, RBC, and the
California Equity Fund. We have also participated in multiple federal programs administered by HUD,
have utilized the California Housing and Community Development programs for decades, and used a
variety of local sources – including both public and private loans and grants.
Eden Housing was the first developer in the State of California to receive tax credits and has been
continually successful acquiring 9% and 4% tax credit allocations ever since. In the last two years we
have closed 15 deals with a variety of debt and equity partners.
Eden has had a strong operating history, meeting or exceeding our budget for the past 8 years. We
ended last year with the strongest cash position we have had since our inception 49 years ago. We
anticipate that we will maintain a strong position for the next five years. We are diversifying and
enhancing our revenue base and expect that we will be able to maintain a strong financial position into
the future.
South San Francisco RFP - South San Francisco, CA
Blake Griggs Properties
January 30, 2018
PAGE 1
MJS Design Group is committed to providing
the highest level of professional Landscape
Architectural and Planning design services
in developing viable and cost effective
solutions for the enhancement of life, while
understanding respecting and preserving
natural systems and the environment. MJS
Design Group offers a comprehensive range
of services. MJS Design Group provides the
following professional services to meet the
specific requirements of each project:
• Land Use and Sustainability Planning
• Site Analysis and Master Planning
• Park Programming
• Parks and Recreation Design
• Green Roofs & Green Build Principles
• Design Development
• Construction Documents
• Agency Permitting
• Construction Administration
• Presentation Graphics
FIRM PROFILE
South San Francisco RFP - South San Francisco, CA
Blake Griggs Properties
January 30, 2018
PAGE 2
OUR WORK
South San Francisco RFP - South San Francisco, CA
Blake Griggs Properties
January 30, 2018
PAGE 3
ON THE BOARDS
South San Francisco RFP - South San Francisco, CA
Blake Griggs Properties
January 30, 2018
PAGE 4
STUDIO LIFE
BRADLEY BLAKE
BRADLEY GRIGGS
LAUREN SEAVER
BILL MCKALIP
RYAN MCNAMARA
GARY WALLACE
Director of Real Estate Development
Andrea Osgood
Professional Career
Andrea Osgood joined the Eden Housing Development team in 2008 and
currently leads Eden’s new construction and acquisition efforts. Since
joining Eden, Andrea has developed over 300 new units and overseen the
acquisition of nearly 800 existing units in six California counties – from
Sonoma to San Diego County.
Before her career in affordable housing, Andrea worked as a construction management
consultant for Capital Projects of UC Berkeley and was involved in nearly every phase of large
rehab and new construction projects – from planning and development through funding and
construction. She also gained experience in construction litigation and public contracting as a
lead paralegal in the construction group of the San Francisco law firm, Hanson Bridgett Marcus
Vlahos & Rudy.
Andrea has served on the Board of Directors of the Housing Leadership Council of San Mateo
County since 2013 and is an inaugural member of the Board of Directors of SV@Home, a newly
formed affordable housing advocacy organization in Santa Clara County.
Education
UCLA Graduate School of Public Policy and Social Research
Master of Arts, Urban Planning
Pomona College
Bachelor of Arts with Honors
LISC-Tax Credit & Bond Financing Training Institute
The Bay Area Ross Program in Real Estate – In Association with The USC Lusk Center for Real
Estate
Professional Associations & Affiliations
SV@Home, Board Member
Housing Leadership Council of San Mateo County, Board Member
Member, East Bay Housing Organizations
Member, Non-profit Housing Association of Northern California
LOS ANGELES IRVINE OAKLAND TCA.arch.com
Contact:
tcox@tca-arch.com
Oakland Studio
1111 Broadway Suite 1320
Oakland, CA 94607
213/553-1100
Architecture Licenses:
CA (C-10877)
HI (13080)
AZ (40013)
NV (7517)
NCARB Certificate (30471)
Education:
Master of Architecture
California State Polytechnic University
Pomona, CA
Bachelor of Science, Architecture
California State Polytechnic University
Pomona, CA
Professional Affiliations:
American Institute of Architects (AIA)
Urban Land Institute (ULI)
Multifamily Housing Green Council
National Association of Home Builders
(NAHB)
National Multi-Housing Council (NMHC)
American Planning Association (APA)
Thom is the founder and CEO of TCA Architects. Under
Thom’s guidance, TCA has emerged as a nationally
recognized leader in creative, cost effective and cutting
edge design of the built environment. Thom founded TCA
more than 25 years ago with the goal of integrating design,
technology, and new materials in the formulation of the
next generation of sustainable, mixed-use, urban infill
communities. TCA has a broad platform of urban housing,
retail, hospitality, and graphic design services. Operating out
of three California based studios (Irvine, Los Angeles and
Oakland) the firm collaborates with many of the nation’s
leading developers on a portfolio of projects spanning from
the eastern seaboard to the entirety of California.
In 2014, Thom opened the Bay Area Studio of TCA. His
pioneering spirit and passion for excellence in design
continues as he currently guides the growth of the Oakland
studio to a skilled team of 25 professionals and over active
30 projects. TCA’s 25 years of expertise has been honored
numerous times for design excellence by: the American
Institute of Architects (AIA), Congress for the New Urbanism
(CNU), National Association Home Builders (Pillars of the
Industry Awards), Pacific Coast Builders Conference (Gold
Nugget Awards), and the Urban Land Institute (ULI).
Thom currently a Member and Governor of Urban Land
Institute (ULI), and serves on the Multifamily Green Product
Council. He shares his passion for design by speaking as
an expert at industry events nation-wide, including; PCBC,
Multi-Family Trends, BALA, Multi-Family Executive, University
Southern California (USC), National Association of Home
Builders (NAHB) and the National Multifamily Housing
Council (NMHC.)
Thom holds a Master and Bachelor of Architecture from the
California State University at Pomona and is licensed in the
states of CA, HI, AZ, and NV. A veteran of the United States
Navy, Submarine Service, Thom utilizes his love for cycling
to raise funds and awareness for the fight against AIDS,
participating in the annual 545 mile, San Francisco to Los
Angeles, AIDS/LifeCycle ‘Ride to End Aids’. Thom enjoys
spending time with his wife, daughters, and granddaughters
and travels extensively exploring the wonders of the world
we live in.
Founder & Ceo
THOMAS P. COX, AIA, LEED AP
South San Francisco RFP - South San Francisco, CA
Blake Griggs Properties
January 30, 2018
PAGE 5
Mark Schattinger, President
B.S. Landscape Architecture Urban Land Institute Building Institute of America
University of California, Davis American Society of Landscape Architects American Planning Association
California Landscape Architect #3235 Arizona Landscape Architect #38907 CLARB #2908
US Green Build Council-OC
Responsibilities / Qualifications:
Mr. Schattinger’s professional experience includes over 35 years of Landscape Architecture and Planning for a variety of
master planned residential communities, Parks and Open Space, destination resort hotels, multi-purpose public facilities,
and infill luxury residential. He has been involved in numerous projects in the western United States and internationally with a
majority of his work in Mexico, Southeast Asia and Japan, including a two-year assignment in Singapore.
In addition to his design skills, Mr. Schattinger has extensive experience in project management including client and public
agency interface, community workshops, and the coordination of multi-disciplinary consultant teams.
As President, Mr. Schattinger is responsible for design direction, client relations, business development and continuing education
in the landscape field. Directing a team of dedicated professionals, Mr. Schattinger assist the client with environmental
concerns, construction issues and engineering concepts without sacrificing ultimate design principles. Under Mr. Schattinger’s
orchestration creative Landscape Architecture becomes an art form complimentary to the development goals of the MJS
Design Group client.
Resort Communities Planned Residential Communities
Punta Ballena, Cabo San Lucas Crescent at Tomlinson, Singapore
Lake Las Vegas, Henderson, Nevada Regatta, Marina del Rey
Hassayampa, Prescott, Arizona Victoria Estates, Oxnard, CA
Firerock Country Club, Fountain Hills, Arizona Axis at Union Station, Los Angeles, CA
Estrella Mountain Ranch, Goodyear, Arizona Village at the Park, Camarillo, CA
King Ranch, Goodyear, Arizona Cannery Lofts, Newport Beach, CA
Pine Valley Country Club, Beijing, China Cordova Hills, County of Sacramento, CA
Pala Mesa Golf Resort, North San Diego County SeaBridge at Channel Islands Harbor, Orange, CA
River Ridge Golf Course, Oxnard, California Granite Court Affordable Housing, Irvine, CA
Sterling Hills, Camarillo, California Warner Center Condominiums, Los Angeles, CA
Hospitality Woodbury, County of Yuba, CA
St. Regis, Singapore Gardenia Park, Cairo, Egypt
The Ritz - Carlton Kapalua, Maui, Hawaii RiverBend, Calusa, CA
Holiday Inn at the Disney World Resort Isla Dorada, Cancun Mexico
The Ritz - Carlton Rancho Mirage, California Woodbury Masterplanned Community, Yuba County
Sheraton Hotel at the Disneyland Resort Mirada, Rancho Mirage, California
The Ritz - Carlton Huntington Hotel, Pasadena, CA Gateway Center at the Plantinum Triangle, Anaheim, CA
Punta Ballena, Cabo San Lucas, Mexico Avignon at Colton Plaza, Irvine, CA
CopperWynd, Fountain Hills, AZ Public Facilities
Papagayo Princess Resort, Papagayo, Costa Rica Dixieanne Park, City of Sacramento, CA
Disney Paradise Pier Hotel, Anaheim, CA Vineyard Park, City of Oxnard, CA
Hilton El Conquistador, Tucson, AZ East Park, City of Oxnard, CA
Entertainment/Retail Santa Clara River Trail, City of Orange
Bayside Retail Center, Newport Beach, CA 55-acre Sports Park, Pleasant Valley Park District-Camarillo
Fiesta Americana, San Jose, Costa Rica Magic Johnson Park and Lake, Los Angeles Parks District
Palladium, West Palm Beach, Florida
Rancho Crossings, Rancho Cucamonga, CA
Citrus Crossings Entertainment Center, Azusa, CA
RESUME
EDUCATION
BS Civil Engineering,
California Polytechnic
State University, San Luis
Obispo
REGISTRATION
Professional Civil
Engineer CA No. 51158
TOTAL YEARS
EXPERIENCE
29 years, 28 with firm
DANIEL SCHAEFER, PE | LEED ® AP, QSD
CIVIL PRINCIPAL IN CHARGE
“I trust wholeheartedly that experience + shared vision = value. Through utilizing
BKF’s problem solving abilities, and understanding and aligning our clients’ interests
with our firm’s interests, BKF leverages our efforts to maximize value. I enjoy
working with my clients during the feasibility, alternative analyses, and planning
process to ensure that the project’s viability is considered early and throughout
implementing the project.” Dan’s 29 years of joint public and private experience
provide a unique perspective to projects. In working with clients to create a shared
vision, Mr. Schaefer implements those ideals into practical solutions with clear
intent.
SELECT PROJECT EXPERIENCE
Ritz-Carlton Chronicle Building
San Francisco
Mixed-Use Adaptive Reuse and
Expansion of Historic Building
San Francisco
One Market Street
San Francisco
Alameda Landing Development Plan
Alameda
1 Kearney & 710 Market Streets
San Francisco
Downtown San Mateo Specific Plan
San Mateo
1 & 3 Foundry Square, 400 & 505
Howard
San Francisco
Rincon Green Apartments
San Francisco
SOMA Grand
San Francisco
Symphony Towers
San Francisco
South S.F. Downtown SALUP &
Environmental Review
San Francisco
Alameda Landing Mixed Use
Alameda
El Camino Real/Downtown Specific Plan
Menlo Park
West Dublin & Pleasanton Transit Village
Dublin & Pleasanton
Hercules Bayfront Mixed Use
Hercules
Walnut Creek BART Transit Village
Walnut Creek
VCC Master Plan Amendment
Dublin
Downtown Concord Specific Plan & EIR
Concord
Treasure Island
San Francisco
Bowtie Property
Tracy
Coliseum Area Specific Plan & EIR
Oakland
Tracy Downtown Parking Lot
Improvements
Tracy
Moffett Field Development
Mountain View
Hayward Downtown Specific Plan
Hayward
Gateway Redevelopment
South San Francisco
California Center Mixed Use
City of Pleasanton
Midpoint Technology Park
Redwood City
Hunters Point Peer Review
San Francisco
Cupertino Civic Center
Cupertino
McDonalnd Dorsa Quarry Feasibility
Cupertino
References for Blake Griggs Properties
Land Sellers Title Reference For Notes
Stuart Cook
510-670-6534
stuart.cook@acgov.org
Surplus Property
Authority Director,
Alameda County
Blake Griggs Properties Sold land for PACIFIC PEARL (Pleasanton, CA) on behalf of
Alameda County
Fred Diaz
510-284-4002
fdiaz@ci.fremont.ca.us
City Manager,
Fremont
Blake Griggs Properties Sold land for ARTIST WALK (Fremont, CA) on behalf of the City of
Fremont
Cliff Nguyen
510-494-4769
cnguyen@fremont.gov
Urban Initiatives
Manger, Fremont
Blake Griggs Properties Sold land for ARTIST WALK (Fremont, CA) on behalf of the City of
Fremont
Sean Brooks
510-464-6114
sbrook1@bart.gov
Dept. Manager, SF
Bay Area Rapid
Transit District
Blake Griggs Properties Worked with BGP on Walnut Creek Transit Village (Walnut Creek,
CA)
City / Municipality Officials and Staff Title, Municipality Reference For Notes
Fred Diaz
510-284-4002
fdiaz@ci.fremont.ca.us
City Manager,
Fremont
Blake Griggs Properties Worked with BGP on ARTIST WALK (Fremont, CA)
Bill Harrison
510-793-4323
Bill@hagicpa.com
Mayor, Fremont Blake Griggs Properties Worked with BGP on ARTIST WALK (Fremont, CA)
Sean Brooks
510-464-6114
sbrook1@bart.gov
Dept. Manager, SF
Bay Area Rapid
Transit District
Blake Griggs Properties Worked with BGP on Walnut Creek Transit Village (Walnut Creek,
CA)
Joe Calabrigo
925-314-3302
jcalabrigo@ci.danville.ca.us
Town Manager,
Danville
Brad Blake Worked with Blake on THE ROSE GARDEN (Danville, CA)
Kristina Lawson
925-708-7544
lawson@walnut-creek.org
Former Mayor,
Walnut Creek
Blake Griggs Properties Worked with BGP on VAYA (Walnut Creek, CA)
Lenders Company Reference For Notes
Don Kuemmeler
415-732-7645
kuemmeler@pccpllc.com
Pacific Coast Capital
Partners
Blake Griggs Properties Lender for various current and former projects including ON
BROADWAY (Redwood City, CA) and ARTIST WALK (Fremont, CA)
Craig Larsen
415-394-4047
larsenc@wellsfargo.com
Wells Fargo Real
Estate Capital
Investments
Blake Griggs Properties Lender for BHV's Urban Outfitters Building (Walnut Creek, CA)
and BGP's ARTIST WALK (Fremont, CA)
Cathy Raty
925-314-2894
cathy.raty@herbank.com
Heritage Bank of
Commerce
Blake Griggs Properties Lender for 522 Hartz in Danville & Urban Outfitters building
acquisition and development. Heritage Bank is the lender for
BGP's business line of credit
Partners and Investors Company Reference For Notes
Don Kuemmeler
415-732-7645
kuemmeler@pccpllc.com
Pacific Coast Capital
Partners
Blake Griggs Properties Investor in various current and former projects including FOSTER
SQUARE (Foster City, CA) and PLAZA DE SAN JOSE (San Jose, CA)
John Jordan
415-538-4868
john.jordan@ubs.com
UBS Realty Investors Blake Griggs Properties Investor in BGP's PACIFIC PEARL (Pleasanton, CA)
David Irmer
415-332-6250
dcirmer@innisfreecompanies.com
Innisfree Companies Brad Blake Partner and Co-Developer of ON BROADWAY (Redwood City, CA)
Brandon Buza
415-439-6121
brandonbuza@northwesternmutual.com
Northwestern
Mutual Real Estate
Investments
Blake Griggs Properties Investor in BGP's VAYA (Walnut Creek, CA)
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-1CONTEXT MAP
SAN
MATEO
SAN
FRANCISCO
DOWNTOWN
SSF
.25 Mile
.5 Mile
1 Mile
PROJECTS IN
DEVELOPMENT
PROJECTS IN
CONSTRUCTION
MAJOR
EMPLOYERS
SAN
JOSE
SAN
JOSE
DALY
CITY
YOUTUBE
SFO
GENENTECH
AMGEN
TOBI
THERMO FISHER
PACIFIC
SUCCESSFACTORS
OYSTER
POINT PARK
SAN
FRAN
C
I
S
C
O
MILBR
A
E
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-2PRECEDENT IMAGERY
RANCHO BURI BURI WESTERN MEAT COMPANY
CITY HALL EL RANCHO DRIVE-IN THEATER EL RANCHO DRIVE-IN THEATER SOUTH SAN FRANCISCO SIGN
SOUTH SAN FRANCISCO SIGN GENENTECH CAMPUS SSF BART STATION FUTURE CIVIC CENTER
CHARLES LUX HENRY MILLER
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-350’0’100’200’A-3PARCEL PLAN
SITE B South
Alternative A (High Rise)
145 Units
200 Parking Spaces
20 Retail Parking Spaces
6,000 SF Retail
Alternative B (Mid-Rise)
88 Units
108 Parking Spaces 20
Retail Parking Spaces
6,000 SF Retail
SITE C
BUILDING C2
278 Units
364 Parking Spaces
2,500 SF Retail
BUILDING C1
327 Units
405 Parking Spaces
27 Retail Parking Spaces (Parks C2 Retail)
5,500 SF Retail
SITE B
SITE B North
97 Affordable Units
97 Parking Spaces
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-450’0’100’200’A-4PHASING PLAN
Phase 1: Building C1, Baden Green, Oak
Ave. improvements, and Sunset Terrace.
Phase 2: Building C2, Urban Prairie/Nature
Transition and Linear Park including new
bridge over Colma Creek.
*Note: Improvements to urban prairie area
and linear park are offsite and subject to
approval by land owners including BART and
the City of SSF.
Phase 3: Affordable Housing project. This
project may proceed concurrently with any
other project phase.
Phase 4: Site B South project (either Alt. A or
Alt. B) and includes the Enhanced River Walk.
*Note: Proposed phasing is subject to further
analysis and feasibility constraints
PHASE 1 PHASE 1PHASE 2
PHASE 2
PHASE 3
PHASE 4
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-53D VIEW ALT. A
LOOkING NORTH WEST DOWN MISSION ROAD
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-63D VIEW ALT. B
LOOkING NORTH WEST DOWN MISSION ROAD
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-73D VIEW ALT. A
LOOkING SOUTH
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-83D VIEW ALT. B
LOOkING SOUTH
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-93D VIEW ALT. A
LOOkING SOUTH
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-103D VIEW ALT. A
LOOkING NORTH WEST DOWN MISSION ROAD
FROM OAk AVE. INTERSECTION
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-113D VIEW ALT. B
LOOkING NORTH WEST DOWN MISSION ROAD
FROM OAk AVE. INTERSECTION
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-123D VIEW
LOOkING NORTH WEST AT BADEN GREEN
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-133D VIEW ALT. A
LOOkING EAST AT BADEN GREEN
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-143D VIEW ALT. A
LOOkING SOUTH AT BADEN GREEN
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-153D VIEW
LOOkING WEST ON MISSION ROAD
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-163D VIEW ALT. A
LOOkING SOUTH EAST ON MISSION ROAD
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-17SETBACk DIAGRAM
10’-15’ Set Back from Sidewalk
(10’ Minimum Required)
48’ Planned Right of Way
10’ Sidewalk
MISSION
R
O
A
D
29’ Street Wall Height
(25’-35’ Allowed)
13’ Stepback from Street Wall
(Fits within 75 degree Stepback Plane)
Less than 50% Frontage
extends into 75 Degree
Stepback Plane
Balconies
19’ Stepback from Street Wall
(Fits within 75 degree Stepback Plane)
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-1850’0’100’200’A-18RETAIL SITE PLAN
SITE B South
4,000 SF Retail
SITE C
BUILDING C2 BUILDING C12,500 SF Retail 3,000 SF Retail 2,500 SF Retail
2,000 SF Retail
SITE B
SITE B North
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-19RETAIL DIAGRAM
4,000 SF 2,000 SF
PLANNED
CIVIC CENTER
& PARKSITE B South2,500 SFBUILDING C1 BADEN GREEN3,000 SF2,500 SFBUILDING C2 BUILDING C1
TOTAL RETAIL:
14,000 SF
SHARED STREET BADEN GREEN OAK AVE.
RETAIL RESIDENTIALSERVICEAMENITY
LOBBY/LEASE
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-20BURI BURI NEIGHBORHOOD VIEWS (ALT. A)
1
2
KAISER SITE C SITE B
SITE B
Aerial View Near Buri Buri Park
Eye Level View From Del Monte Ave. & Arroy Dr.
KAISER
SITE B
BURI BURI
PARK
BURI BURI
ELEMENTARY
SCHOOL
SITE C
1
2
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-21BURI BURI NEIGHBORHOOD VIEWS (ALT. B)
Aerial View Near Buri Buri Park
Eye Level View From Del Monte Ave. & Arroy Dr.
2
1
2
KAISER
SITE B
BURI BURI
PARK
BURI BURI
ELEMENTARY
SCHOOL
SITE C
KAISER SITE C SITE B 1
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-22BURI BURI NEIGHBORHOOD VIEWS (ALT. A)
1
2
KAISER
SITE B
BURI BURI
PARK
BURI BURI
ELEMENTARY
SCHOOL
SITE C
SITE B
SITE BSITE CKAISER
BURI BURI
ELEMENTARY SCHOOL
Aerial View From Buri Buri Elementary School
Eye Level View From El Camop Dr. & Camaritas Ave.
1
2
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
A-23BURI BURI NEIGHBORHOOD VIEWS (ALT. B)
1
2
KAISER
SITE B
BURI BURI
PARK
BURI BURI
ELEMENTARY
SCHOOL
SITE C
SITE B
Aerial View From Buri Buri Elementary School
Eye Level View From El Camop Dr. & Camaritas Ave.
2
SITE BSITE CKAISER
BURI BURI
ELEMENTARY SCHOOL
1
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-150’0’100’200’L-1SITE DESIGN
FEBRUARY 01, 2018
LANDSCAPE ZONES & PROGRAM EXHIBIT
SUNSET TERRACE
BADEN GREEN
URBAN PRARIE/NATURE
TRANSITION
ADVENTURE
PLAY
ENHANCED
RIVERWALK
RETAIL PLAZA
• dining
• socialize
• day & night
• human scale
• connection to civic park
MISSION ROAD
GR
A
N
D
A
V
E
.
O
A
K
A
V
E
.
EL CAMINO
R
E
A
L
SAN MATEO
COURTHOUSE
ANT
O
I
N
E
T
T
E
L
A
N
E
Centennial
Way Trail
URBAN PRARIE/NATURE TRANSITION
• BART easement
• passive
• optional multi-purpose game field
• textural
• informative
MULTI-PURPOSE TRAIL at
LINEAR PARK
• connection
• active
• socialize
• play
BADEN GREEN
• historical
• events
• art in the park
• sense of community
• relax
• hub
• music
SUNSET TERRACE
• social
• community
• unify
• flexible
• views
ENHANCED RIVERWALK
• connection to creek
• gathering
• flexible
• place-making
FUTURE CIVIC
CENTER & PARK
LINEAR PARK
with TRAIL
PROPOSED BRIDGE
EXISTING BRIDGE
Centennial Way Trail
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-150’0’100’200’L-2SITE DESIGN
FEBRUARY 01, 2018
CIRCULATION EXHIBIT
SUNSET TERRACE
BADEN GREEN
URBAN PRARIE/NATURE
TRANSITION (HETCH-
HETCHY EASEMENT)
ADVENTURE
PLAY
MULTI-PURPOSE
TRAIL at LINEAR
PARK
ENHANCED
RIVERWALK
LEGEND
BICYCLE/PEDESTRIAN TRAIL
PEDESTRIAN CIRCULATION
TRANSIT STOP
MISSION ROAD
GR
A
N
D
A
V
E
.
O
A
K
A
V
E
.
EL CAMINO
R
E
A
L
SAN MATEO
COURTHOUSE
ANT
O
I
N
E
T
T
E
L
A
N
E
Centennial
Way Trail
KAISER
PERMANENTE
FUTURE CIVIC
CENTER & PARK
Centennial Way Trail
TO DOWNTOWN
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-1L-3SITE DESIGN
FEBRUARY 01, 2018
LIFESTYLE IMAGERY
BADEN GREEN
ADVENTURE PLAY RETAIL PLAZA
SUNSET TERRACE
ENHANCED RIVERWALK
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-150’0’100’200’SITE DESIGN
FEBRUARY 01, 2018
L-4 AILLUSTRATIVE SITE PLAN
MISSION ROAD
GR
A
N
D
A
V
E
.
O
A
K
A
V
E
.
ANT
O
I
N
E
T
T
E
L
A
N
E
EL CAMINO
R
E
A
L
SUNSET TERRACE
• see sheet L-6
ENHANCED BIKE TRAIL
• see sheet L-5
BADEN GREEN
• see sheet L-5
CORNER PLAZA
• water feature
• bike racksRETAIL PLAZA
• decorative furnishings
• enhanced paving
• outdoor dining
URBAN PRARIE/NATURE TRANSITION
• BART easment
• bike trail connections
• optional multi-purpose game field
• seating areas
MULTI-PURPOSE TRAIL at LINEAR PARK
• connection to El Camino Real
• bike path
• adventure playground
• picnic area with barbecues
• fitness equipment
• site furniture
• bike racks
OAK AVE. EXTENSION & RETAIL FONTAGE
• outdoor dining
• decorative site furnishings
• enhanced pedestrain and bicycle connections to
future Civic Cetner and Centennial Way Trail
• per El Camino Real/Chestnut Ave. Area Plan
KAISER
PERMANENTE
FUTURE CIVIC
CENTER & PARK
BUILDING C2 BUILDING C1
SITE B NORTH
SITE B
SOUTH
SAN MATEO
COURTHOUSE
COLM
A
C
R
E
E
K
Centennial
Way Trail
ENHANCED
CROSSWALKS
Centennial Way Trail
PROPOSED BRIDGE
EXISTING BRIDGE with
ART COMPONENT
TRANSIT STOP
COURTYARD C2 COURTYARD C1
COURTYARD
B
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-150’0’100’200’SITE DESIGN
FEBRUARY 01, 2018
L-4 BILLUSTRATIVE SITE PLAN
(COLMA CREEK ALTERNATIVE)
MISSION ROAD
GR
A
N
D
A
V
E
.
O
A
K
A
V
E
.
ANT
O
I
N
E
T
T
E
L
A
N
E
EL CAMINO
R
E
A
L
SUNSET TERRACE
• see sheet L-6
ENHANCED BIKE TRAIL
• see sheet L-5
BADEN GREEN
• see sheet L-5
CORNER PLAZA
• water feature
• bike racksRETAIL PLAZA
• decorative furnishings
• enhanced paving
• outdoor dining
URBAN PRARIE/NATURE TRANSITION
• BART easment
• bike trail connections
• optional multi-purpose game field
• seating areas
MULTI-PURPOSE TRAIL at LINEAR PARK
• connection to El Camino Real
• bike path
• adventure playground
• picnic area with barbecues
• fitness equipment
• site furniture
• bike racks
OAK AVE. EXTENSION & RETAIL FONTAGE
• outdoor dining
• decorative site furnishings
• enhanced pedestrain and bicycle connections to
future Civic Cetner and Centennial Way Trail
• per El Camino Real/Chestnut Ave. Area Plan
KAISER
PERMANENTE
FUTURE CIVIC
CENTER & PARK
SAN MATEO
COURTHOUSE
COURTYARD C2 COURTYARD C1
COURTYARD
B
COLM
A
C
R
E
E
K
Centennial
Way Trail
ENHANCED
CROSSWALKS
Centennial Way Trail
PROPOSED BRIDGE
EXISTING BRIDGE with
ART COMPONENT
TRANSIT STOP
BUILDING C2 BUILDING C1
SITE B NORTH
SITE B
SOUTH
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-1SITE DESIGN
FEBRUARY 01, 2018
L-5 A15’0’30’60’BADEN GREEN ENLARGEMENT
BADEN GREEN
• “Golden Poppy” shade
• active & passive recreation
• landform with views
• nod to historical setting
• site interpretative signage
PARK PLAZA
• decorative site furnishings
• trees in tree grates
• enhanced paving
NEW PEDESTRAIN BRIDGE
• connection to bike trail & linear park
ENHANCED EXISTING BRIDGE
PLANTING ALONG CREEK BANK
TERRACED SEATING with
PARK AND CREEK VIEWS
COLMA CREEK LOOKOUT
• specimen tree
• Baden story
etched on wall
GROUP HAMMOCK &
BOARDWALK
COLM
A
C
R
E
E
K
MISSION ROAD
RETAIL
COURTYARD B
PARK ENTRY
• modify existing improvements
• signage
• bike racks
• heritage Oak
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-1SITE DESIGN
FEBRUARY 01, 2018
L-5 B15’0’30’60’BADEN GREEN ENLARGEMENT
(COLMA CREEK ALTERNATIVE)
BADEN GREEN
• “Golden Poppy” shade
• active & passive recreation
• landform with views
• nod to historical setting
• site interpretative signage
PARK PLAZA
• decorative site furnishings
• trees in tree grates
• enhanced paving
NEW PEDESTRAIN BRIDGE
• connection to bike trail & linear park
ENHANCED EXISTING BRIDGE
PLANTING ALONG CREEK BANK
TERRACED SEATING with
PARK AND CREEK VIEWS
COLMA CREEK LOOKOUT
• specimen tree
• Baden story
etched on wall
GROUP HAMMOCK &
BOARDWALK
COLM
A
C
R
E
E
K
MISSION ROAD
RETAIL
COURTYARD B
PARK ENTRY
• modify existing improvements
• signage
• bike racks
• heritage Oak
SOUTH SAN FRANCISCO RFP
SOUTH SAN FRANCISCO, CA
SITE DESIGN
FEBRUARY 01, 2018
TCA # 2017-019
50’0’100’200’3D MASSING A-1SITE DESIGN
FEBRUARY 01, 2018
L-615’0’30’60’SUNSET TERRACE ENLARGEMENT
COLMA CREEK
DECOMPOSED GRANITE PATH
• seating
SUNSET TERRACE
• terraced seating
• sunset views
FIRESIDE CHAT
• public fire pit
• group seating
EXISTING CENTENNIAL WAY TRAIL
PUBLIC BOCCE COURT
VIEW LAWN
• creek & meadow views
• active & passive recreation
COURTYARD C1COURTYARD C2
BUILDING C1BUILDING C2
URBAN PRARIE/NATURE TRANSITION
• native and drought tolerant planting
• meadow grasses with wildflowers
• creek interperative
OPTIONAL MULTI-PURPOSE
GAME FIELD
PLAZA with CONNECTION to
MISSION ROAD
• fire access lane
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:18-182 Agenda Date:3/28/2018
Version:1 Item #:2.
Closed Session:
Conference with Real Property Negotiators: (Pursuant to Government Code Section 54956.8)
Properties: PUC Site (APN 093-312-060)
City Negotiators: Alex Greenwood and Nell Selander
Negotiating Parties: City of South San Francisco, South San Francisco Successor Agency and AGI/KASA,
Blake Griggs, Republic Metropolitan, Sares Regis, and SummerHill Housing.
Under Negotiations: Price and terms for disposition of the property
City of South San Francisco Printed on 3/22/2018Page 1 of 1
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Speaker comments are limited to three (3) minutes
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CITY OF SOUTH SAN FRANCISCO
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CITY OF SOUTH SAN FRANCISCO
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CITY OF SOUTH SAN FRANCISCO
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blic Comments, or
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CITY OF SOUTH SAN FRANCISCO
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---z�,_Agenda Item
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OF CIT17 OF SMITH SAN FRANCISCO
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