HomeMy WebLinkAbout2016-02-25 e-packetJOINT MEETING UPDATED
OF THE
CITY COUNCIL AND
PLANNING COMMISSION HOUSING
o SUBCOMMITTEE OF THE
c9LIFOR CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting will be held at:
CITY MANAGER CONFERENCE ROOM
400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA
THURSDAY, FEBRUARY 25, 2016
8:30 A.M.
NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the
State of California, the City Council and the Planning Commission Housing Subcommittee of the
City of South San Francisco will hold a Joint Special Meeting on Thursday, the 256' day ofFebruary,
2016, at 8:30 A.M., at City Hall, City Manager Conference Room, 400 Grand Avenue, South San
Francisco, California 94080.
Purpose of the meeting:
1. Call to Order.
2. Roll Call.
3. Public Comments.
4. Motion to approve the minutes of meetings of July 8, 2015, August 5, 2015 and October
23, 2015.
5. Interview Prospective Developers for Affordable Workforce Housing at Miller/Maple
Avenue Sites, APN 012311330 and consider recommendation to the City Council for the
Preferred Developer(s). (Julie Barnard/Ron Gerber, Housing Manager).
Gabri odriguez
Deputy City Clerk, City of South San Francisco
MINUTES
yoo�a,v, JOINT MEETING
OF THE
o CITY COUNCIL AND
°9LtFOx PLANNING COMMISSION HOUSING
SUBCOMMITTEE OF THE
CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting will be held at:
CITY HALL. ANNEX CONFERENCE ROOM
315 MAPLI: AVENUE
SOUTH SAN FRANCISCO, CA
WEDNESDAY JULY 85 2015
8:30 A.M.
Purpose of the meeting:
1. Call to Order. TIME: 8:35 A.M.
2. Roll Call. PRESENT: Councilmembers Gupta and
Matsumoto, and Planning
Commissioners Wong and Ruiz.
3. Public Comments.
ABSENT: None.
None.
4. The Rotary Senior Housing Project at 300 Miller Avenue (91 units).
Architects working on the project discussed lot specifications, orientation of the proposed
building, affordable housing, community - oriented spaces, security, socialization spaces,
accessibility, and independent living. Subcommittee members agreed that the building is rather
large for the area, emphasizing a need for more residential articulation with different materials,
colors, patterns, and structural reductions. Another concern expressed related to sidewalk widths
and traffic challenges.
5. Modified Review Process for Residential/Mixed Use Development Projects in
Downtown.
Subcommittee members and staff agreed that this item should be moved to the next meeting for
discussion.
6. Condominium Construction Thresholds/Reduction of Minimum Lot Size Requirements.
Staff introduced this item and summarized the anticipated, rough comparative analysis for
consideration. The complexity of this topic led to an unclear distinction between positives and
negatives resulting in subcommittee members requesting city-wide data pertaining to lot sizes
and types, recommended codes, compliance issues, costs, limitations, public services, economic
factors and other potential impacts.
7. A -Frame Pilot Program Downtown.
Staff introduced the proposed A -Frame Pilot Program designed to evaluate the quality and design
of advertisement boards, pedestrian access and liability concerns, permit and fee processing, as
well as efficacy and oversight of the program. Subcommittee member Matsumoto emphasized
the importance of equitable advertisement opportunities and inquired about sidewalk
accessibility, anchoring the signs, existing regulations to signage, and the feasibility of hanging
signs.
8. Adjournment.
Being no further business, the meeting was adjourned at 10:43 A.M.
Submitted by:.
Vexanpper, uty City Clerk
City of South San Francisco
JOINT HOUSING SUBCOMMITTEE MEETING
MINUTES
Approved by:
, Councilmember
City of South San Francisco
JULY 8, 2015
PAGE
MINUTES
JOINT MEETING
OF THE
o CITY COUNCIL AND
°9ttsot PLANNING COMMISSION HOUSING
SUBCOMMITTEE OF THE
CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting will be held at:
CITY HALI, ANNEX CONFERENCE, ROOM
315 MAPLE AVENUE
SOT11'H SAN FRANCISCO, CA
WEDNESDAY AUGUST 5, 2015
8:30 A.M.
1. Call to Order. TIME: 8:32 A.M.
2. Roll Call. PRESENT: Councilmembers Matsumoto and
Gupta, and Planning Commissioners
Wong and Ruiz.
ABSENT: None.
3. Public Comments. None.
4. Motion to approve the Minutes of June 23, 2015.
Minutes approved.
7. Short-Term Vacation Rentals (Airbnb, Homeaway, etc.)
Staff outlined issues and considerations related to Short-Term Vacation Rentals. These included
impacts to residential neighborhoods, collection of Transient Occupancy Tax (TOT), and
potential performance standards. Subcommittee members requested consistency with hotel TOT
rates and discussed enforcement, impacts to other housing programs, costs, length of a proposed
pilot program, permit requirements and general methodology.
5. Downtown Station Area Specific Plan Regulations.
f addressed the following issues related to the Downtown Station Area Specific Plan,
uding height limitations for buildings, density issues, architectural design, and planning
oval processes.
L
6. East of 101 Residential Housing Options.
Several topics of discussion were vetted, including high density residential with supportive retail,
focused residential opportunities near transit -based centers, investment in pedestrian and bicycle
improvements, site - specific CEQA analysis, and the inclusion of friendly, inclusive spaces for
social interaction.
8. Adjournment.
Being no further business, the meeting was adjourned at 10:33 A.M.
Submitted by:
exandra Tu er ' eputy VClerk
City of South an Francis
JOINT HOUSING SUBCOMMITTEE MEETING
MINUTES
Approved by:
Councilmember
City of South San Francisco
AUGUST 5, 2015
PAGE
MINUTES
JOINT SPECIAL MEETING
�Tx say
OF THE
°. CITY COUNCIL AND
PLANNING COMMISSION HOUSING
°9L�oa SUBCOMMITTEE OF THE
CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting will be held at:
CITY MANAGER CONFERENCE ROOM
400 GRAND AVENUE
SOUTH SAN FRANCISCO, CA
FRIDAY OCTOBER 23, 2015
9:00 A.M.
1. Call to Order. TIME: 9:01 A.M.
2. Roll Call. PRESENT: Councilmembers Gupta and Matsumoto, and
Planning Commissioner Wong.
ABSENT: Planning Commissioner Ruiz.
3. Public Comments.
None.
4. Discussion: Update on Long Range Property Management Plan. (Ron Gerber, Economic
Development & Housing Manager).
Economic Development and Housing Manager Gerber discussed use categories, highlighting
development pursuant to an approved Redevelopment Project Plan consisting of sale or
government use as viable options. Councilwoman Matsumoto requested inclusion of community
benefits, and inquired as to the City's in lieu fees.
Councilman Gupta requested that status reports for building projects be made accessible on the
City Website.
5. Discussion: Housing East of 101. (Sailesh Mehra, Planning Manager).
Staff highlighted accessibility to transportation, dense housing close to the planned Downtown
transit center, the assessment of services such as Police, Fire, Parks and Recreation and
economics in the area. The goal would be to create a mixed use zoning district to accommodate
the needs of residents and create a sense of balance, urban design, and connectivity.
Councilwoman Matsumoto expressed a desire to design an area that would meet the needs of
both the City and the existing biotech industry. She perceived this as a great opportunity to meet
the housing demand. She requested brainstorming on ways to improve the Harbor District.
6. Discussion: Workforce Housing. (Ron Gerber, Economic Development & Housing
Manager).
Staff presented ideas for affordable housing for City employees. Potential sites were discussed.
7. Adjournment.
Being no further business the meeting was adjourned at 10:28 A.M.
Submitted by:
Xlexan p , Dep y ity Clerk
a Francisco
JOINT HOUSING SUBCOMMITTEE MEETING
MINUTES
Approved by:
, Councilmember
City of South San Francisco
OCTOBER 23, 2015
PAGE
CITY OF SOUTH SAN FRANCISCO
INTEROFFICE MEMORANDUM
DATE: February 25, 2016
TO: Housing Subcommittee
Mayor Mark Addiego, Councilmember Karyl Matsumoto and Planning
Commissioners Alan Wong and Aristides Ruiz
FROM: Alex Greenwood, Director of Economic and Community Development
SUBJECT: Affordable Workforce Housing Developer Interviews and
Recommendation for March 9, 2016 City Council Meeting
The intent of this Housing Subcommittee meeting is to identify a preferred developer in order to
make a recommendation to City Council for selection. This recommendation will be made at the
March 9, 2016 City Council Meeting and will allow City Council to consider adopting a resolution
authorizing the City Manager to enter into an Exclusive Negotiating Rights Agreement (ENRA).
At the December 16, 2015, Workforce Housing Study Session, the City Council directed staff to
issue a Request for Qualifications (RFQ) for a potential workforce housing project at the 14,000
sq. ft. City -owned parking lot at Miller/Maple (see site map, Figure 1).
FIGURE 1: Site Map
Staff issued a RFQ on December 22, 2015, Exhibit A. A pre - submittal meeting and site visit was
held on January 15, 2016, with some of Northern California's leading non - profit housing
developers in attendance. The deadline for submissions was January 25, 2016, and the City
received proposals from four highly experienced affordable housing developers including,
• Bridge Housing
• MidPen Housing
• Satellite Housing
• Eden Housing
The key milestone dates relating to this project are outlined below:
Milestone
Date
City Council Workforce Housing Study Session
December 16, 2015
Request for Qualifications issued
December 22, 2015
Pre - submittal Meeting and Site Visit
January 15, 2016
Request for Qualifications submittal deadline
January 25, 2016
Housing Subcommittee Interview Developers and make a
selection
February 25, 2016
City Council consider the Housing Subcommittee
recommendation
March 9, 2016
Cap and Trade Grant Agreement before City Council
March 9, 2016
The Housing Subcommittee will review the four RFQ submittals, Exhibit B, and have an
opportunity to interview each of the developers.
Interviews will take 25 minutes per developer, which will allow for a 15 minute presentation and
10 minutes for Q &A. The Housing Subcommittee will be able to rate each developer and make a
final recommendation at this time.
City Staff have reviewed proposals for completeness and have issued a Request For Information
(RFI) from the developers, Exhibit C. Questions posed during this RFI phase to the developers are
listed below:
1. Outline your experience in mixed income affordable housing projects, especially projects
that may have included workforce housing for households earning 100 % -120% of the AMI,
subsequent to the dissolution of the Redevelopment Agency. Provide examples of current
or completed projects.
2. Provide examples and explain any innovative financing or deal structures that you have
been involved in, subsequent to the dissolution of the Redevelopment Agency.
3. Do you have pre - development funding for items such as site planning and entitlements? If
so, please discuss.
4. Recognizing the funding sources above, please discuss any other funding sources that could
be applicable to the Miller /Maple project.
Developers were requested to address these questions prior to their interviews.
The Housing Subcommittee is advised that this project is intended to be included with the City's
Cap and Trade Grant Application, also before City Council on March 9, 2016. Selection of a
preferred developer is therefore highly time sensitive.
The Housing Subcommittee is also advised that City Council will be requested to provide policy
direction regarding funding solutions and Council's preference related to the level of affordability
and unit types at the March 9, 2016 meeting.
If you have any further questions, please feel free to contact me at (650) 829 -6622 or email me at
Alex. greenwoodgss£ net.
Exhibit A: Developer Solicitation Request for Qualifications
Exhibit B: Developer RFQ Submittals
Exhibit C: Request for Information Letters to Developers
Exhibit D: Draft Miller Maple RFQ Rating Sheet
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City of South San Francisco
REQUEST FOR QUALIFICATIONS FOR THE DEVELOPMENT OF A PARCEL AT MILLER
AND MAPLE AVENUES FOR A 100% WORKFORCE AFFORDABLE HOUSING
RESIDENTIAL DEVELOPMENT
"SITE AVAILABLE (0.32 ACRE, 14,000 SQUARE FEET) - TRANSIT ORIENTED
DOWNTOWN URBAN INFILL WORKFORCE RESIDENTIAL OPPORTUNITY "
Existing City parking lot proximate to Caltrain Station & 101. One block from heart
of Downtown's walkable main street (Grand Avenue) with numerous restaurants,
craft brewery and shopping. Also access to two BART stations, ferry and daytime
workforce of 100,000. Known as "The Birthplace of Biotech" South City has over 200
biotech firms.
Submittal Deadline: January 25,2016*
Miller Maple - Downtown Development Opportunity Site
*Price and terms to be negotiated after prequalification
1
The City of South San Francisco is seeking experienced non - profit affordable housing development
firms to submit qualifications and proposals in a two -step process for the development of a 14,000
square foot parcel as an affordable housing project. The parcel is owned by the City, and is located
in the historic Downtown area. The parcel is located at the intersection of Miller Avenue and Maple
Avenue one block from the Grand Avenue shopping and dining district. This solicitation is for the
first phase: Request for Qualifications.
PROJECT DESCRIPTION AND OBJECTIVES
SITE AREA AND HISTORY
The development site consists of parcel # 012 - 311 -033, with the dimensions of 140 feet x 100 feet
per the parcel map below. The parcel is currently used as public parking. The public parking
function of this parcel is no longer needed with the City construction of a parking garage across the
street at 323 Miller Avenue, which will accommodate the 44 spaces that will be displaced by
development of the site.
The City invites proposals for a 100% affordable workforce housing development that will provide
preferences to City employees with qualifying incomes. The solicitation will occur in two phases
with a request for qualifications occurring first, followed by a request for proposals for firms that
are selected for further consideration (see selection process described in more detail below).
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2
Throughout the Downtown area, west of US 101, there are several vacant or underutilized sites
which represent opportunities for new development of residential, employment and retail uses
within a 1/4- or 1/2 -mile radius of the Caltrain Station. This site represents one of those
opportunities, and is within 1/2 mile of the station. In addition, the nearby lot at 211 Airport
Boulevard has been fully entitled for the "Pinefino" residential development. The "Pinefino"
development will consist of 69 units on a 30,144 square foot lot, and the developer has recently
applied for Building Permits (see entitled rendering below).
211 AIRPORT BLVD
ENTITLED PINEFINO PROJECT
30,145 SF SITE (.69 ACRES)
115,243 GROSS FL. AREA
6r0' HEIGHT
69 UNITS°",
1'
if
1
CITY VISION
Workforce Housing
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Pursuant to the City's Housing Element, the City is interested in creating workforce housing that is
affordable to households of low and very low incomes (80% and 50% of area median incomes -
AMI- respectively). The City is willing to consider the following measures to assist in creating a
viable project with rents that are restricted to these income levels for 55 years:
• Ground lease of site for a long term at a nominal rate.
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing.
• Assist with obtaining tax credits or Cap & Trade financing for equity financing.
• If necessary, after above funding sources are applied, contribute cash from existing
affordable housing bond proceeds obtained by the former redevelopment agency (requires
a portion of the units to have affordability of at least 60% AMI).
Responders to this RFQ should indicate both their experience with state and federal housing
assistance programs, as well as an estimate of the typical length of time required to go through the
allocation process to receive this type of funding.
3
P7 .
F-
Pursuant to the City's Housing Element, the City is interested in creating workforce housing that is
affordable to households of low and very low incomes (80% and 50% of area median incomes -
AMI- respectively). The City is willing to consider the following measures to assist in creating a
viable project with rents that are restricted to these income levels for 55 years:
• Ground lease of site for a long term at a nominal rate.
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing.
• Assist with obtaining tax credits or Cap & Trade financing for equity financing.
• If necessary, after above funding sources are applied, contribute cash from existing
affordable housing bond proceeds obtained by the former redevelopment agency (requires
a portion of the units to have affordability of at least 60% AMI).
Responders to this RFQ should indicate both their experience with state and federal housing
assistance programs, as well as an estimate of the typical length of time required to go through the
allocation process to receive this type of funding.
3
In addition to rents that are affordable, the City also desires to make a portion of the units available
to the City's employee workforce that qualify under the income restrictions. Responders to this
solicitation should include information about their experience in implementing these types of
programs.
In addition to these housing policy objectives, the land use vision for the parcel and the Downtown
area is set forth in the Downtown Station Area Specific Plan ( "Downtown Plan" - see link below to
City website archive of the document). The Downtown Plan contains land use objectives that apply
to the site as follows:
Grand Avenue Streetscape Improvement Plan
Grand Avenue Enhancement
Grand Avenue aims to become a more robust and economically thriving destination for
nearby residents, employees both east and west of 101, and residents of the City as a whole.
Investments on the part of the City as well as business and property owners will be
required.
Invigorating the downtown area with new residential uses will be a key step in this
revitalization.
2
Caltrain Station and Pedestrian Connection
This station is located within Zone 1 of the Caltrain commuter rail corridor, just over nine miles
from the northern terminus at King Street Station in San Francisco. It serves local and limited stop
trains and provides access to commuters with South San Francisco origins, East of 101 area
destinations, and commuters connecting from the newly established ferry service at Oyster Point
Ferry Terminal. The Caltrain Modernization Program will electrify and upgrade the performance,
operating efficiency, capacity, safety, and reliability of Caltrain's commuter service and is scheduled
to be completed by 2019.
In parallel, plans have been prepared to reconfigure the Caltrain Station to better serve South San
Francisco. These plans include lengthening the station platforms to the south so that they reach the
east -west alignment of Grand Avenue. A pedestrian and bicycle undercrossing of the 101 freeway at
Airport Boulevard and Grand Avenue on the west, and emerging at and connecting to the extended
platform at the station is also planned. The undercrossing would provide greatly improved and
direct access to the station from the Downtown and from the employment areas east of US 101. The
City received a grant in early 2014 to partially support design and engineering of the
undercrossing.
CALTRAIN STATION PLATFORM AND PEDESTRIAN UNDERCROSSING PLAN
3
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GRAND AVENUE
US 103
SOUTH -
BOUND
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?RTH-
?UND
W
EST PEDESTRIAN UNDERCROSSING
f GRAND AVENUE & DOWNTOWN
- r
Transit Oriented Development
• The most transit accessible area, within 1/2 mile of the Caltrain Station west of the freeway,
provides particular opportunities for new transit - oriented mixed -use development. The site
is within this 1/2 -mile radius of the station (See land use map below).
• A significant number of underutilized or vacant parcels are located within an easy walk of
the Caltrain Station as well as Grand Avenue amenities. While protecting the scale of Grand
5
Avenue, higher residential densities are possible and will not negatively affect nearby
neighborhoods or views. The site will both benefit from its proximity to Grand Avenue and
the Caltrain station as well as contribute to their activity.
Providing significant residential opportunities in this Downtown zone will build a robust
residential environment particularly suited to younger employees and older retirees who
desire a convenient location and are drawn to the availability of convenient transportation.
This enhanced population will support Grand Avenue businesses, and thus attract even
more residents and nearby workers to this destination.
Higher Density Development
Increase development intensities in the Downtown to grow the resident population and
thus support a variety of commercial and service uses.
gaiv it m��;..L
III
Downtown Transit Area Specific Plan Land Use Map
Downtown Residential Core Development Standards
• The site is within the Downtown Residential Core sub area.
• The Downtown Residential Core is the area most suitable for medium to high intensities of
new development in the Downtown area.
• The Downtown Residential Core allows up to 80 dwelling units per acre (can be exceeded
with incentives programs compliance up to 125 units per acre - see section 20.280.005 of
the Municipal Code); a minimum of 40 dwelling units per acre is required.
• The maximum base FAR allowed is 3.0, with density up to 3.25 allowed under specified
incentives criteria.
• Maximum height is 65 feet.
C1
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Excerpt from Downtown Specific Plan Height Limits Map
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DEVELOPMENT REQUIREMENTS - ZONING ORDINANCE - SECTION 20.280
DOWNTOWN STATION AREA SPECIFIC PLAN DISTRICT& RELATED
REQUIREMENTS
The development will shaped by the following requirements set forth in the Zoning Ordinance:
ZONING
"Downtown Residential Core (DRC). The Downtown Residential Core is intended to provide sites
for mixed -use development at higher intensities in proximity to the Caltrain Station. The Downtown
Residential Core sub - district flanks the Grand Avenue Core sub - district, which will be the epicenter
of Downtown commercial uses. This district is intended to provide for high- density residential
neighborhoods near the center of Downtown and within about 1/2 mile of the Caltrain Station. This
sub - district allows, but does not require commercial uses on the ground floor. This sub - district will
provide additional residential opportunities within an area that will have significant pedestrian and
bicycle improvements to allow easy access to Caltrain and the employment center east of Highway
101.
PERMITTED USES
• Multi- family residential is permitted.
• General retail permitted.
• Restaurants are permitted.
• Offices are allowed with a minor use permit (administrative).
OPEN SPACE REQUIREMENT
• 100 square feet per residential unit.
7
PARKING STANDARDS -BASE STANDARDS
The following is a summary of the relevant parking standards set forth in Section 20.330 of the
Zoning Ordinance. See ordinance for complete detail and qualifiers.
BASE PARKING STANDARDS
Per Downtown Parking Standards Section 20.330.007 of Zoning Ordinance
USE
# OF SPACES
PER D/U OR S.F.
COMMENTS
Multi- Residential
Also see shared parking
provisions
Studio
1 Max
Unit of 500 sf or less
1 Bedroom
1 Min - 1.5 Max
Unit of 500 to 800 sf
2 Bedroom
1.5 Min - 1.8 Max
Unit of 800 - 1,100 sf
3 bedroom
2
Unit of 1,100 +
Retail
1
400 sf
Restaurant
1
100 sf seating area
150 sf for cafes
Office
1
400
300 for medical
PARKING STANDARDS REDUCTIONS
The parking standards set forth above may be reduced for qualifying projects. Per Section
20.330.007 of the Municipal Code: "For the Downtown Parking District, the Planning Commission
shall review any request for a reduction in the number of required parking spaces and make a
determination whether there is sufficient parking within the District to accommodate the proposed
use." The City will consider a parking standard of 1 space per unit for this development in
recognition of:
1. The public benefit of workforce housing and the need for increased density to make the
development affordable for rent restricted units.
2. The site's proximity to transit.
3. The proximity to the City's Miller Avenue public parking structure.
Shared Parking
"Where a shared parking facility serving more than one use will be provided, the total number of
required parking spaces may be reduced up to 50 percent with a Conditional Use Permit, if the
Planning Commission finds that all of the following are true:
1. The peak hours of use will not overlap or coincide to the degree that peak demand for
parking spaces from all uses will be greater than the total supply of spaces;
2. The adequacy of the quantity and efficiency of parking provided will equal or exceed the
level that can be expected if parking for each use were provided separately;
F,
3. If the Chief Planner requires a parking demand study, the study shall be prepared by an
independent traffic engineering professional approved by the City supports the proposed
reduction; and
4. In the case of a shared parking facility that serves more than one property, a parking
agreement has been prepared consistent with the provisions of Off -Site Parking Facilities."
Limitations on Location of Parking
"Commercial and mixed -use buildings shall be placed as close to the street as possible, with
parking located either underground, behind habitable space, or on the interior side or rear of the
site ".
TABLE 20.330.010: STANDARD PARKING SPACE AND AISLE DIMENSIONS
Angle of
Parking
Stall Width
Curb Length
Per Stall
Stall Depth
Aisle Width
Parallel
8'6"
20'0"
816"
15'
300
816"
1710"
1710"
15'
450*
816"
12'0"
1910"
15'
600*
816"
916"
1916"
18'
750
8'6"
910"
1916"
22'
900*
816"
816"
1810"
25'
*Most frequently used.
C3 STORM WATER REQUIREMENTS
All development within the City must comply with the countywide NPDES storm water discharge
permit requirements. The Public Works Department provides standard worksheets to be used to
calculate run off. The City discourages the use of mechanical filters and other devices and
encourages the use of more natural control and filtering methods such as retention areas and bio
swales. New guidelines for compliance will likely include the implementation of "green streets" and
vehicle circulation improvements will need to be designed accordingly.
DEVELOPMENT FEES
The development will be subject to the following development fees for high- density residential
development that are applicable to all developments (in addition to Building Division and Planning
Division Fees):
• Child Care Impact Fee: $1,851 per unit
• Public Safety Impact Fee: $563 per unit
• Sewer Capacity Fee $1.80 per square foot
• Traffic Impact Fee: None for residential; Hotel - $1,214 /Room; Commercial - $21.62 /sf
• Other Fees - school fees: contact SSFUSD for info; City inclusionary housing
requirement of 20% affordable units required for projects that have units for sale.
• Park Fees - The City is currently considering adoption of a park fee; the amount of
assessment is unknown at this time.
6
SUBMITTAL REQUIREMENTS
PRE - SUBMITTAL MEETING, SITE VISIT & SUBSEQUENT QUESTIONS
Responders to the RFQ are encouraged to attend a pre - submittal meeting and site visit (date to be
determined) to pose questions. All interested respondents should submit their contact information
at that time. If there are subsequent questions that arise, responders must email them to the
contact person below. Information from individual emailed questions that pertains to all interested
responders will be emailed to all responders that provided contact information at the site meeting.
SUBMITTAL
Please submit: 1) hard copies consisting of five [5] original collated binders and one [1] unbound,
8.5" x 11" collated copies of the developer qualifications, and 2) an electronic copy of the submittal
with the following materials included in the following order:
Development Concept- Submit:
A narrative description of what the developer team might be interested in proposing for
the site, including uses and a preliminary scope number development such as: number of
residential units and square footage of office and /or retail development as applicable.
Plans are not required at this stage. (They will be required at the request for proposals
stage for the short list of developers that are that are selected for submitting proposals).
Development Team
Submit a list of development team members including their role on the team, their company
affiliation and their contact information. Teams should consist of the following areas of expertise:
• Developer
• Ownership entity
• Architect and engineer
• Construction contractor
• Legal representation
• Proposed property manager
• Equity and debt financing sources
• Public financing advisor
Submit information describing the qualifications of each of the team members. Resumes of the
principals and other team members undertaking the project should be included in the submittal.
The information submitted must be sufficiently detailed to allow the City to judge the team's ability
to complete the project. Clearly identify the principal party or parties who will be responsible for
representing the team during negotiations if your team is shortlisted. Include names of any
proposed, general, limited or joint venture partners. The relationship between the ownership entity
and the developer should be explained if the developer is undertaking the project on a fee basis.
Past Experience
Include a statement of prior development experience of key individuals with project descriptions
similar in size and nature, as well as visuals of those projects. Past experience should include
project names, locations, sizes, and development costs. Include information about any prior
development projects that required property acquisition from a former redevelopment agency or
city. If a vertical mixed use concept is envisioned show examples of similar infill sites were
developed.
10
References
Contact persons and phone numbers should be provided on at least three prior projects. References
from other public entities and lenders are desirable.
Community Outreach
Submit a narrative statement of how local resident input will be solicited for the proposed project
and how such outreach has been conducted for prior projects.
Green and Environmental Benefits
Submit a narrative summary of potential green development elements and a strategy for meeting
the Green Design Requirements per the City's Climate Action Plan. Include examples of green
elements in prior completed projects.
Prevailing Wage
Developers selected for the subsequent submission of proposals and development of the project
that receive any sort of financial assistance from the City as part of the project will be required to
pay prevailing wage for all construction trades and other applicable classifications as required by
law.
DEVELOPER SELECTION PROCESS
RFQ & RFP
The City will use a two -step process to select the development team. The first step is to solicit
qualifications from interested teams that will be open to all interested non - profit affordable
housing developers. A panel of staff will evaluate the submittals, and the top two to five teams
(depending on the submittals) will be asked to submit more detailed proposals in the second step.
SELECTION STEPS
The following provides further explanation of the steps set forth above:
• Staff Selection Committee (for RFQ & RFP)- May be comprised of: the Director of Economic
& Community Development, Chief Planner, Economic Development & Housing Manager,
Assistant City Manager and Public Works Director.
• The number of development teams that are included on the short list for submitting RFP's
will depend on the number and quality of the submittals received in the qualifications stage.
It is estimated that 3 -5 teams will be selected for the short list and asked to submit detailed
proposals as part of step two.
• Development teams selected for the RFP list will be asked to make a presentation of their
proposal to the selection committee and respond to questions regarding the proposal and
team experience.
• The single development team that is selected to undertake the project will be asked to enter
into an Exclusive Negotiating Rights Agreement (ENRA) substantially in the form of the
attached sample ENRA. The ENRA will provide terms for obtaining project entitlements,
private financing commitments, public financing mechanisms, and negotiations for land
acquisition cost. The developer may seek entitlement approvals from the Planning
Commission and Design Review Board during this period to dual track the approval
process.
• If the negotiations are successful, the product of the negotiations will be a Purchase and Sale
Agreement (PSA) accompanied by a Development Agreement (DA) , and will include: the
11
Planning Commission approved preliminary plans, development schedule, private
development financing plan, and the public improvements financing plan. With PSA /DA
approval the developer will proceed with design development and construction drawings.
The PSA /DA will contain land pre- conveyance conditions including obtaining building
permits and construction financing, that will need to be satisfied prior to property
conveyance close of escrow.
SELECTION CRITERIA
The following criteria will be used by the Selection Committee to evaluate the qualifications of
teams that have responded to the RFQ (in no particular order):
• Experience of each of the team members with similar developments.
• Experience with public finance mechanisms including tax credits, multi - family residential
bonds, and Cap and Trade affordable housing funds.
• Experience with employee preference programs.
• Completeness of response for information requested.
• Financial capacity to obtain funding commitments and fund pre - development costs,
including letters of interest from financial sources.
• Consistency of development concept with City objectives set forth in the Downtown Specific
Plan.
• Commitment to provide open space and sustainability features.
• Experience with community engagement during entitlement process.
• Design quality of prior similar projects.
• Results of staff interviews of references.
ADDITIONAL INFORMATION
LIMITATIONS AND CONDITIONS
The City reserves the right to:
• Request additional information.
• Extend the due date of the RFQ.
• Interview none, any or all developers that submit responses to the RFQ.
• Reject, in whole or in part, any or all qualifications submittals, and to waive minor
irregularities in the submittal.
• Seek and obtain additional qualifications beyond the due date if the qualifications received
are unsatisfactory.
• Cancel, in whole or in part, this Request for Qualifications solicitation.
• All qualifications submittals will become the property of the City and are subject to Public
Information Requests. The RFQ is not a contract or a commitment of any kind by the City
and does not commit the City to award an exclusive development option.
• No reimbursement will be made by the City for any cost incurred by developers in
preparation of the response to this RFQ.
• The issuance of this RFQ does not constitute an agreement by the City that the City Council
will actually enter into any contract.
• Respondent's Duty to Investigate:
1. It will be the sole responsibility of the selected Respondent to investigate and
determine conditions of the Site, including existing and planned utility connections,
and the suitability of the conditions for any proposed improvements.
12
2. The information presented in this RFQ and in any report or other information
provided by the City is provided solely for the convenience of the interested parties. It
is the responsibility of interested parties to assure themselves that the information
contained in this RFQ or other documents is accurate and complete. The City and its
advisors provide no representations, assurances or warranties pertaining to the
accuracy of the information.
• All responses to this RFQ shall become the property of the City. The City may use any and all
ideas and materials included in any submittal, whether or not the respondent is selected as
the developer.
• Proposals and all other information and documents submitted in response to this RFQ are
subject to the California Public Records Act, California Government Code §§ 6250 through
6276.48) ( "CPRA "), which generally mandates the disclosure of documents in the
possession of the City upon the request of any person, unless the content of the document
falls within a specific exemption category.
• Non - Liability: By participating in the RFQ process, each Respondent agrees to hold the
Successor Agency and City and its and their officers, employees, agents, representatives, and
consultants harmless from all claims, liabilities, and costs related to all aspects of this RFQ.
• "As -Is" Property Condition: As will be addressed in ENRA and PSA, the property will be
conveyed to the selected developer in an "as -is" condition, without representation or
warranty by the City as to physical or environmental conditions of the land or any existing
structures. The City makes no representations regarding the character or extent of soil or
subsurface conditions or the conditions and existence of utilities that may be encountered
during the course of construction of any work, development, construction or occupancy of
the property. Respondents will be responsible for independently reviewing all available
information that may be available from the City about existing conditions, and undertaking
independent analysis of site conditions, including any environmental, health and safety
issues.
CONTACT INFORMATION
For additional information or questions about this solicitation for qualifications please contact by
email:
Ron Gerber, Economic Development Manager
ron.gerber @SSF.net
RESOURCE DOCUMENTS AVAILABLE
The following documents are available on -line through the City's web site and will provide
additional background information:
• Downtown Station Area Specific Plan
httR / /www.ssf.net /DocumentCenter /View /9809
• Zoning Ordinance
http:/ /acode.us /codes /southsanfrancisco/
13
STATEMENT OF QUALIFICATIONS
use
Doi
submitted by Satellite Affordable Housing Associates
submitted to:
City of South San Francisco
January 25, 2016
SAHA
S A T E L L I T E
AFFORDABLE
H O U S I N G
ASSOCIATES
■ ■:I I SAHA
■ INN I S A T E L L I T E
■ AFFORDABLE
H O U S I N G
ASSOC JA
Table of Contents
Section 1: Cover Letter
3
Section 2: Development Concept
5
Section 3: Development Team
11
HKIT Architects
27
Nibbi Brothers General Contractors
39
Gubb & Barshay LLP
49
California Housing Partnership Corporation
59
Section 4: Past Experience
73
Previous Project Descriptions
78
SAHA List of Projects
65
SAHA Awards List
92
Section 5: References
95
Section 6: Community Outreach
99
Section 7: Green and Environmental Benefits
103
Section 8: Prevailing Wage
107
SECTION 1: COVER LETTER
January 25, 2016
Mr. Ron Gerber
City of South San Francisco
Economic Development Manager
400 Grand Avenue
South San Francisco, CA 94080
RE: Maple - Miller Opportunity Site RFQ
Dear Mr. Gerber:
On behalf of Satellite Affordable Housing Associates (SAHA) I am pleased to
present our qualifications and preliminary concept for the development of
the Maple - Miller Opportunity Site. SAHA is a nonprofit housing development
corporation and property management company with 48 years of
experience in the field. SAHA specializes in creating infill housing and mixed
use developments throughout the Bay Area for working families, seniors,
and people with special needs.
SAHA's innovative properties provide more than 3,000 residents in seven
counties in Northern California with much - needed affordable housing and
services. With a commitment to high - quality design and responsive property
management, we empower our residents to build better lives and create
healthier, safer neighborhoods. With 61 affordable communities completed in
the Bay Area and a strong pipeline of new projects in development, SAHA is
one of the most robust community -based nonprofit housing organizations in
the region.
We especially enjoy working in partnership with local governments and
community members to plan and design housing communities that meet
local affordable housing needs, integrate into the existing architectural
3
-
■ ■ ■
■ -- ■
SAHA 1835 Alcatraz Avenue
Berkeley, CA 94703
S A T E L L I T E
■
■
■■
AFFORDABLE P
51o.647.0700
H O U S I N G
■
ASSOCIATES F51o.647.o8zo
January 25, 2016
Mr. Ron Gerber
City of South San Francisco
Economic Development Manager
400 Grand Avenue
South San Francisco, CA 94080
RE: Maple - Miller Opportunity Site RFQ
Dear Mr. Gerber:
On behalf of Satellite Affordable Housing Associates (SAHA) I am pleased to
present our qualifications and preliminary concept for the development of
the Maple - Miller Opportunity Site. SAHA is a nonprofit housing development
corporation and property management company with 48 years of
experience in the field. SAHA specializes in creating infill housing and mixed
use developments throughout the Bay Area for working families, seniors,
and people with special needs.
SAHA's innovative properties provide more than 3,000 residents in seven
counties in Northern California with much - needed affordable housing and
services. With a commitment to high - quality design and responsive property
management, we empower our residents to build better lives and create
healthier, safer neighborhoods. With 61 affordable communities completed in
the Bay Area and a strong pipeline of new projects in development, SAHA is
one of the most robust community -based nonprofit housing organizations in
the region.
We especially enjoy working in partnership with local governments and
community members to plan and design housing communities that meet
local affordable housing needs, integrate into the existing architectural
3
context, minimize energy and water consumption, and contribute to the
community at- large. We work with stakeholders very early in the site
planning and design process to ensure that their voices are heard.
The attached submittal describes in detail SAHA's experience, capabilities,
and initial project concept. We have teamed with HKIT Architects and Nibbi
Brothers Construction for this effort. Additional team members include legal
counsel Gubb & Barshay and financial consultant California Housing
Partnership Corporation.
Any questions concerning this submittal can be directed to me either by
email estewart @sahahomes.org or phone: 510 - 809 -2754.
Thank you for considering our qualifications and ideas for this important
effort. We look forward to the opportunity to submit a detailed proposal for
the development of the Maple - Miller site.
Sincerely,
Eve Stewart
Director of Housing Development
4
SECTION 2: DEVELOPMENT CONCEPT
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
SECTION 2: DEVELOPMENT CONCEPT
Satellite Affordable Housing Associates (SAHA) thrives at turning urban infill sites
into homes that help build community. The site at Miller and Maple Avenues presents
an exciting opportunity to meet affordable housing needs in South San Francisco
while helping the city set the bar for future affordable housing developments. SAHA
proposes to develop a 100% affordable housing project with 40 -50 homes that
incorporates individual and family units, a rooftop terrace, bicycle facilities, and an
overall comfort that will be appreciated by residents, neighbors and city officials.
The site's neighborhood is primed for high density development. The location of the
site is in close proximity to a budding and growing downtown commercial corridor -
Grand Avenue is rich with restaurants, breweries, markets, and retail. The addition of
a high density affordable housing development in this neighborhood will support the
commercial corridor while promoting the city's response to a regional housing crisis
by providing new, comfortable and affordable homes for individuals and families that
work in South San Francisco.
SAHA envisions a vibrant community at Miller and Maple to serve families and
individuals with a combination of bedroom types. A 40 -50 unit complex will offer the
following proposed unit mix: 25% 1 bedroom, 50% 2 bedroom and 25% 3 bedrooms.
The development will offer a mixed - income community serving households at a
range of incomes in order to provide homes that are affordable to the city's existing
workforce. Specific affordability targeting will be developed in conjunction with a
proposed financing plan in order to maximize competitiveness for funding programs
and to serve a range of very low and low- income households up to 80 % AMI.
As with other SAHA properties, the comfort of our residents is of the highest
importance. The building will incorporate approximately 4,000 square feet of first
floor community space, staff offices and entry lobby, with four or five floors of homes
above. The community space is an important element to the building design and will
offer access to computers, open space and be brought to life with bay - friendly
vegetation on the inside and out.
Responding to the city's housing policy objectives and land use vision for the parcel
in coordination with the Downtown Station Area Specific Plan, our design will
maximize the density allowance in order to compliment the area's surrounding
amenities and increase the resident population to support for the surrounding
SAHA SECTION 2: DEVELOPMENT CONCEPT
January 25, 2016
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
commercial businesses. The site's proximity to public transportation also provides an
opportunity. The upcoming improvements to the Caltrain plaza and potential BART
shuttle service will provide residents with easy access to two of the region's most
important transit lines. The building will also incorporate bicycle facilities to
encourage multi -modal transit usage.
We anticipate offering one enclosed onsite parking stall per unit. Given the size of
the lot, we anticipate garage parking with mechanized parking stackers to increase
the number of parking spaces that otherwise could be accommodated at grade.
SAHA has proven success in using parking stackers at other recent projects. Both
SAHA's Madison (& 14th Apartments and Merritt Crossing in Oakland are currently
using parking stackers to provide efficient parking solutions for the residents of these
buildings. We are also interested in exploring options to share parking with the
existing city parking garage located on Miller Avenue.
With a limited amount of open space available based on the lot size and high density
goals of the development, the team will maximize the open space available by
creating shared useable courtyards and terraces on the upper floors of the building
for group gatherings as well as individual relaxation. These open spaces will be
strategically located to 1) maximize daylight and views for the residents, and 2) "step
back" the building mass to minimize the impact of shadows on the surrounding
context. Landscaping will include raised planters /containers, which can also be
utilized for stormwater treatment. Outdoor furniture and a play structure will provide
further amenities to the residents. All planting will follow bay - friendly landscaping
guidelines, using low -water species and high- efficiency irrigation to conserve potable
water.
The exterior design of the building will incorporate a varied rhythm of vertical and
horizontal elements, along with strategically located "step backs" to mitigate the
apparent bulk of the structure and create a lively facade. A palate of materials will
be incorporated to reinforce this approach, with an emphasis on quality, durable
cladding systems that will age well over time. The project will include generous
glazing to allow for ample daylight as well as resident supervision over street activity.
In addition, the design will include "fine grained" detail elements, such as bay
windows, custom sunshades, lighting, and accent materials which embellish the
facade as a whole and create a delightful streetside experience.
SAHA SECTION 2: DEVELOPMENT CONCEPT
January 25, 2016
8
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
The new workforce housing community will be designed to provide a number of
sustainable benefits. As an infill development in the downtown core, the project will
afford residents convenient access to a number of amenities, reducing car miles
traveled, conserving open space and providing an overall reduction in greenhouse
gas emissions. Additional resident bicycle parking will allow further reductions in car
miles traveled and related greenhouse gas emissions.
Other planned sustainable enhancements include high efficiency envelope /MEP
design to achieve optimum energy performance. Rooftop solar hot water and PV
systems may be included to further improve energy performance. During
construction, a waste diversion plan will reduce construction landfill quantities.
Recycled content building materials will be used where possible to minimize the use
of raw materials. Low VOC sealants and paints, along with low /no formaldehyde
wood products will be used in all interior areas. Advanced ventilation and
construction flush -out will further enhance air quality. Once complete, ongoing
education of residents and staff will ensure the project continues to operate as a
sustainable community in the long term.
SAHA SECTION 2: DEVELOPMENT CONCEPT
January 25, 2016
9
SECTION 3: DEVELOPMENT TEAM
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
SECTION 3: DEVELOPMENT TEAM
For the development of the Miller -Maple site, SAHA has assembled experienced team
members with whom we have collaborated successfully over many years. Satellite
Affordable Housing Associates will be the developer, ownership entity and property
manager at the Miller -Maple site. HKIT Architects, the architects currently working on
the 81 -unit Beacon Communities /SSF Rotary senior housing development on the 300
block of Maple Avenue, will be the architects on the project. Nibbi Brothers General
Contractors has been helping to build and rebuild the Bay Area since 1950 and will
be the lead construction contractor for this project.
Satellite Affordable Housing Associates
Satellite Affordable Housing Associates (SAHA) will serve as the developer, owner,
and property manager of the proposed housing at the Miller -Maple site. SAHA is a
California 501(c)3 public benefit corporation with 48 years of experience developing,
owning, and managing affordable housing in the Bay Area. Over the years, SAHA has
developed a total of 61 affordable apartment communities to serve seniors, families,
and special needs groups. We specialize in high- density infill development and work
closely with the local community to plan and design buildings that are contextual
and that will meet the needs of neighborhood stakeholders as well as future
residents.
As a mid -sized non - profit with a focus on Bay Area counties, SAHA is able to
respond to local housing needs by creating beautiful, efficient, and affordable
developments that serve households who would otherwise face limited or dire
alternatives. Our residents are able to thrive and achieve goals around health,
education, and employment once they are stably housed. Currently we provide
housing for more than 3,000 residents including 200 households that were
previously homeless.
We are proud that our developments have won national recognition for quality and
innovation. In 2014, our Valley Oak Homes property in Sonoma was named "Best
Green Project in the Nation" by Affordable Housing Finance Magazine.
SAHA is governed by a volunteer Board of Directors recruited from a diversity of
professional and personal backgrounds. SAHA is a HUD - approved Community
Housing Development Organization (CHDO) with one -third of our Board of Directors
SAHA SECTION 3: DEVELOPMENT TEAM
January 25, 2016
13
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
comprised of low- income members. We also have a goal of significant resident
representation on the Board and currently three seats are filled by SAHA residents.
We employ 170 highly skilled and committed full -time staff.
Our organization supports three primary program areas: housing development,
property management, and resident services. By acting as owner, developer, and
property manager, SAHA is deeply committed to the long -term health, maintenance,
and quality of each of our prop and quality of each of our properties. The work of the
organization is overseen by Senior Management Team and led by Susan Friedland,
Executive Director. Resumes for key members of the Senior Management Team are
provided in this Section including:
• Susan Friedland, Executive Director
• Tom Early, Chief Operating Officer
• Jeff Hodos, Chief Financial Officer
• Eve Stewart, Housing Development Director
• Angela Cavanaugh, Director of Property Management
• Chris Hess, Director of Resident Services
SAHA Housing Development
The SAHA Housing Development team is highly skilled in all phases of project
development including site acquisition, managing design and entitlements, securing
project financing, and overseeing construction completion. Each potential
development site is evaluated closely to ensure it is located near quality -of -life
amenities such as transit, schools, health clinics, parks, and shopping. On every
project, the architectural team is carefully selected to ensure it has the right design
aesthetic for the surrounding neighborhood as well as the appropriate experience.
Areas that particularly distinguish SAHA during the development process include our
commitment to green building and community process. These strengths are
described in detail in Section 6.• Community Outreach and Section 7- Green and
Environmental Benefits.
SAHA has considerable experience working in partnership with public agencies to
develop affordable housing on City -owned land. In the past five years, SAHA has
been selected through a competitive process to develop housing in American
Canyon, Berkeley, Modesto, Sebastopol, and Sonoma. In each of these communities,
SAHA SECTION 3: DEVELOPMENT TEAM
January 25, 2016
14
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
we entered into a Development and Disposition Agreement with the sponsoring
City /Agency. More information about these and other representative projects are
provided on the project profile sheets included later in this section.
SAHA Housing Development Key Staff
The following key Housing Development staff will be assigned to the project. Brief
descriptions of their professional experience as well as their role in this project are
provided below. We have also included resumes following the narrative portion of
this section. In addition, SAHA's Executive Director, Susan Friedland, will provide
overall strategic guidance.
Eve Stewart, Director of Housing Development
(510) 809 -2754
estewart(&sahahomes.org
Eve Stewart has over 15 years of experience in real estate finance and development
and has been with SAHA since 2003. During her tenure, Eve has directly managed or
overseen the completion of more than 1,000 housing units. Currently, Eve is
responsible for 750 units in SAHA's predevelopment pipeline.
Eve will oversee all aspects of SAHA's work to develop the Maple - Miller site.. Eve will
be the County's direct point of contact during the selection process and will work
closely with County staff to negotiate and execute the DDA. Eve will actively lead
the community engagement process with neighbors and stakeholders and will be
closely involved in the design and entitlement process with the City.
Jonathan Astmann, Project Manager
(510) 809 -2769
jastmann(&sahahomes.org
Jonathan's experience in the affordable housing industry spans over a decade and
several sectors including development, asset management, and LIHTC investment and
syndication. More recently, Jonathan managed financing and construction of Arboleda
Apartments, a $26 million, 48 unit housing community in Walnut Creek designed by
VMWP Architects. The project finished ahead of schedule and under budget. Jonathan
also has extensive experience with affordable housing over ground floor retail spaces
SAHA SECTION 3: DEVELOPMENT TEAM
January 25, 2016
15
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
including negotiating a grocery lease in West Oakland and overseeing tenant
improvements.
Jonathan will work closely with Eve during the community engagement process and
schematic design phase and will have lead responsibility for preparing and submitting
funding applications. Jonathan will shepherd the project through financing close and
oversee the project through construction completion.
Adam Kuperman, Associate Project Manager
(510) 809 -2725
akuperman(cbsaha homes. org
Adam has over 15 years of experience in real estate development and management,
urban planning and community engagement work. With a passion for helping
individuals realize a higher quality of life, Adam's community- focused work began in
Chicago's Cabrini Green neighborhood, continued in Denver's Westwood, Ballpark, and
Five Points neighborhoods, and is now focused in the East Bay. Adam will be fully
involved in the community engagement process and will provide key support for the
entitlements process, funding applications, and financing closing.
SAHA Property Management
SAHA has provided property management services since 1971 and today manages 55
properties. Having a number of facilities under one central management entity
provides valuable economies of scale in operations and an efficient coordination of
services for all developments.
The property management staff of SAHA is highly skilled and experienced in the
affordable housing field. SAHA has thirty -five full -time managers, dedicated
maintenance and janitorial staff, and a transportation program. Staff are responsible
for providing a wide range of services including responding to resident requests and
concerns, carrying out day -to -day maintenance, and coordinating capital
improvements such as roof replacements. Property Managers monitor property
waiting lists, fill vacancies promptly when they occur, perform tenant screening, and
carry out annual income certifications.
SAHA
SECTION 3: DEVELOPMENT TEAM
January 25, 2016
16
DEVELOPMENT PROPOSAL MILLER AND MAPLE
SOUTH SAN FRANCISCO, CA
SAHA has created and implemented preventative maintenance programs,
management control systems, and emergency preparedness programs for all of our
properties.
The many buildings in SAHA's portfolio represent a tremendous community asset,
one that staff has pledged to protect. This commitment and care is evident in the
excellent condition of SAHA's properties, including those that have been in
operations for three decades or more.
SAHA Resident Services
As a housing provider for over 40 years, SAHA has seen the tremendous impact that
our services program has made in lives of our residents, helping them to achieve
their life goals and maintain stable housing. Our program provides personalized,
supportive services to all families and individuals living in our housing communities.
Currently, SAHA employs thirty full time services staff and conducts a robust
volunteer program that incorporates over 250 volunteers per year.
Each of our properties is staffed with resident service coordinators who provide one -
to -one non - clinical case management for residents who need additional supports. In
addition, SAHA delivers a comprehensive array of programs designed to help
families and individuals form and strengthen social connections, develop new skills,
and maintain the best possible physical, emotional, and cognitive health. These
programs include social and recreational activities, community gardening, exercise
and health classes, civic engagement opportunities, after - school activities,
intergenerational interaction, and service coordination.
ADDITIONAL TEAM MEMBERS
SAHA's development team for the Miller -Maple site includes an architectural and
construction team with whom we have a history of successful collaboration: HKIT
Architects and Nibbi Brothers General Contractors. We have also provided
information regarding our legal representation, Gubb & Barshay, and financial
consultant, California Housing Partnership Corporation (CHPC).
HKITArchitects
HKIT Architects has been in continuous practice since 1948 and has designed more
than 10,000 units in over one hundred developments. These include both family and
SAHA SECTION 3: DEVELOPMENT TEAM
January 25, 2016
17
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
(650) 829-8620
FAX (650) 829 -6657
EMAIL WEB -ECD @SSF.NET
February 17, 2016
Kevin Griffith
Bridge Housing
600 California Street Suite 900
San Francisco, CA 94108
Dear Mr. Griffith
CITY COUNCIL 2016
MARK ADDIEGO, MAYOR
PRADEEP GUPTA, PH.D., VICE MAYOR
RICHARD A. GARBARINO, COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
LIZA NORMANDY, COUNCILMEMBER
MIKE FUTRELL, CITY MANAGER
Subject: Miller/Maple Process for Developer Selection, Request for Qualification Interviews and
Request for Information
Thank -you for your Miller /Maple Request for Qualifications submission. The City of South San Francisco was
pleased to receive your development proposal and qualifications.
We would like to inform you of the forthcoming process for selecting a preferred developer and request
additional information.
Process for Developer Selection
The City of South San Francisco Housing Subcommittee will meet week of February 22, 2016 to review the
submittals received. The City is in the process of setting a finalized date and time. The purpose of the Housing
Subcommittee meeting is to make a developer recommendation to City Council based on the submissions
and the interviews.
The intent of this City Council agenda item is to seek Council feedback regarding two matters related to the
development of affordable workforce housing at the Miller /Maple site: first is to consider entering into an
Exclusive Negotiating Rights Agreement (ENRA) with the affordable housing developer recommended by
the Housing Subcommittee; second is to confirm policy direction from City Council regarding funding
solutions and the Council's preference related to level of affordability and unit sizes and types.
Interview
The City of South San Francisco is pleased to inform you that we will be inviting Bridge Housing to interview
with the Housing Subcommittee, when we have final confirmation of the meeting date and time.
The interview will last 25 minutes and will comprise of a 15 minute presentation by yourselves and 10 minutes
of Q &A. Please be prepared to discuss your development concept and team, your experience, community
outreach approach, green and environmental strategies, your prevailing wage acknowledgement and funding
resources, if any.
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
Page 2 of 2
Subject: Miller /Maple Process for Developer Selection, RFQ Interviews and Request for Information
Request for Information
Please be aware of the below funding measures could be available at the City Council's discretion.
• The Community Development Block Grant,
• Ground lease of site for a long term at a nominal rate,
• Affordable Housing Mitigation fees which has accrued $1.6 Million and can be used to fund the
development affordable housing for households with incomes of up to 120% of the AMI,
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing and,
• Affordable housing bond proceeds obtained by the former redevelopment agency.
Ahead of your interview, we request additional information. Please respond to the below, at your earliest
convenience:
1. Outline your experience in mixed income affordable housing projects, especially projects that may
have included workforce housing for households earning 100 % -120% of the AMI, subsequent to the
dissolution of the Redevelopment Agency. Provide examples of current or completed projects.
2. Provide examples and explain any innovative financing or deal structures that you have been involved
in, subsequent to the dissolution of the Redevelopment Agency.
3. Do you have pre - development funding? If so, please discuss.
4. Recognizing the funding sources above, please discuss any other funding sources that could be
applicable to the Miller /Maple project?
5. Please provide acknowledgement or information regarding your prevailing wage policies?
In addition to providing the answers presently, please be prepared to address these questions in the
interview.
We will be in touch regarding the time and date of your interview shortly.
Sincerely,
,V,
Ron Gerber
Economic Development and Housing Manager
cc: Alex Greenwood, Economic and Community Development Director, City of South San Francisco
Julie Barnard, Downtown Coordinator, City of South San Francisco
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
(650)829 -6620
FAX (650) 829 -6657
E -MAIL WEB- [email protected]
February 17, 2016
CITY COUNCIL 2016
MARK ADDIEGO, MAYOR
PRADEEP GUPTA, PH.D., VICE MAYOR
RICHARD A. GARBARINO, COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
LIZA NORMANDY, COUNCILMEMBER
MIKE FUTRELL, CITY MANAGER
Andrea Osgood, Director of Real Estate Development
Eden Housing
22646 Grand Street
Hayward CA 94541
Subject: Miller /Maple Process for Developer Selection, Request for Qualification Interviews and
Request for Information
Dear Ms Osgood
Thank -you for your Miller /Maple Request for Qualifications submission. The City of South San Francisco was
pleased to receive your development proposal and qualifications.
We would like to inform you of the forthcoming process for selecting a preferred developer and request
additional information.
Process for Developer Selection
The City of South San Francisco Housing Subcommittee will meet week of February 22, 2016 to review the
submittals received. The City is in the process of setting a finalized date and time. The purpose of the Housing
Subcommittee meeting is to make a developer recommendation to City Council based on the submissions
and the interviews.
The intent of this City Council agenda item is to seek Council feedback regarding two matters related to the
development of affordable workforce housing at the Miller /Maple site: first is to consider entering into an
Exclusive Negotiating Rights Agreement (ENRA) with the affordable housing developer recommended by
the Housing Subcommittee; second is to confirm policy direction from City Council regarding funding
solutions and the Council's preference related to level of affordability and unit sizes and types.
Interview
The City of South San Francisco is pleased to inform you that we will be inviting Eden Housing to interview
with the Housing Subcommittee, when we have final confirmation of the meeting date and time.
The interview will last 25 minutes and will comprise of a 15 minute presentation by yourselves and 10 minutes
of Q&A. Please be prepared to discuss your development concept and team, your experience, community
outreach approach, green and environmental strategies, your prevailing wage acknowledgement and funding
resources, if any.
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO. CA 94083
Page 2 of 2
Subject: Miller /Maple Process for Developer Selection, RFQ Interviews and Request for Information
Request for Information
Please be aware of the below funding measures could be available at the City Council's discretion.
• The Community Development Block Grant,
• Ground lease of site for a long term at a nominal rate,
• Affordable Housing Mitigation fees which has accrued $1.6 Million and can be used to fund the
development affordable housing for households with incomes of up to 120% of the AMI,
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing and,
• Affordable housing bond proceeds obtained by the former redevelopment agency.
Ahead of your interview, we request additional information. Please respond to the below, at your earliest
convenience:
1. Outline your experience in mixed income affordable housing projects, especially projects that may
have included workforce housing for households earning 100 % - 120% of the AM], subsequent to the
dissolution of the Redevelopment Agency. Provide examples of current or completed projects.
2. Provide examples and explain any innovative financing or deal structures that you have been involved
in, subsequent to the dissolution of the Redevelopment Agency.
3. Do you have pre - development funding? If so, please discuss.
4. Recognizing the funding sources above, please discuss any other funding sources that could be
applicable to the Miller /Maple project?
In addition to providing the answers presently, please be prepared to address these questions in the
interview.
We will be in touch regarding the time and date of your interview shortly.
Sincerely,
f L
Ron Gerber
Economic Development and Housing Manager
cc: Alex Greenwood, Economic and Community Development Director, City of South San Francisco
Julie Barnard, Downtown Coordinator, City of South San Francisco
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
(650)829.6620
FAX (650) 829.6657
E -MAIL WEB- ECD @SSF.NET
February 17, 2016
Felix Ayeung, Director of Business Development
MidPen Housing
303 Vintage Park Drive Suite 250
Foster City, CA 94404
CITY COUNCIL 2016
MARK ADDIEGO, MAYOR
PRADEEP GUPTA, PH.D., VICE MAYOR
RICHARD A. GARBARINO, COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
LIZA NORMANDY, COUNCILMEMBER
MIKE FUTRELL, CITY MANAGER
Subject: Miller /Maple Process for Developer Selection, Request for Qualification Interviews and
Request for Information
Dear Mr. Ayeung
Thank -you for your Miller /Maple Request for Qualifications submission. The City of South San Francisco was
pleased to receive your development proposal and qualifications.
We would like to inform you of the forthcoming process for selecting a preferred developer and request
additional information.
Process for DevelOper Selection
The City of South San Francisco Housing Subcommittee will meet week of February 22, 2016 to review the
submittals received. The City is in the process of setting a finalized date and time. The purpose of the Housing
Subcommittee meeting is to make a developer recommendation to City Council based on the submissions
and the interviews.
The intent of this City Council agenda item is to seek Council feedback regarding two matters related to the
development of affordable workforce housing at the Miller /Maple site: first is to consider entering into an
Exclusive Negotiating Rights Agreement (ENRA) with the affordable housing developer recommended by
the Housing Subcommittee; second is to confirm policy direction from City Council regarding funding
solutions and the Council's preference related to level of affordability and unit sizes and types.
Interview
The City of South San Francisco is pleased to inform you that we will be inviting MidPen Housing to interview
with the Housing Subcommittee, when we have final confirmation of the meeting date and time.
The interview will last 25 minutes and will comprise of a 15 minute presentation by yourselves and 10 minutes
of Q &A. Please be prepared to discuss your development concept and team, your experience, community
outreach approach, green and environmental strategies, your prevailing wage acknowledgement and funding
resources, if any.
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
Page 2 of 2
Subject: Miller /Maple Process for Developer Selection, RFQ Interviews and Request for Information
Reouest for Information
Please be aware of the below funding measures could be available at the City Council's discretion.
The Community Development Block Grant,
• Ground lease of site for a long term at a nominal rate,
• Affordable Housing Mitigation fees which has accrued $1.6 Million and can be used to fund the
development affordable housing for households with incomes of up to 120% of the AMI,
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing and,
• Affordable housing bond proceeds obtained by the former redevelopment agency.
Ahead of your interview, we request additional information. Please respond to the below, at your earliest
convenience:
1. Outline your experience in mixed income affordable housing projects, especially projects that may
have included workforce housing for households earning 100 % -120% of the AMI, subsequent to the
dissolution of the Redevelopment Agency. Provide examples of current or completed projects.
2. Provide examples and explain any innovative financing ordeal structures that you have been involved
in, subsequent to the dissolution of the Redevelopment Agency.
3. Do you have pre - development funding? If so, please discuss.
4. Recognizing the funding sources above, please discuss any other funding sources that could be
applicable to the Miller /Maple project?
In addition to providing the answers presently, please be prepared to address these questions in the
interview.
We will be in touch regarding the time and date of your interview shortly.
Sincerely,
i� kv
Ron Gerber
Economic Development and Housing Manager
CC. Lily Gray, MidPen Housing, Senior Business Development Manager
Alex Greenwood, Economic and Community Development Director, City of South San Francisco
Julie Barnard, Downtown Coordinator, City of South San Francisco
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
(650) 829 -6620
FAX (650) 829 -6657
E -MAIL WEB- ECD @SSF.NET
February 17, 2016
CITY COUNCIL 2016
MARK ADDIEGO, MAYOR
PRADEEP GUPTA, PH.D., VICE MAYOR
RICHARD A. GARBARINO, COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
LIZA NORMANDY, COUNCILMEMBER
MIKE FUTRELL, CITY MANAGER
Eve Stewart, Director of Housing Development
Satellite Affordable Housing Associates
1835 Alcatraz Avenue
Berkeley CA 94703
Subject: Miller /Maple Process for Developer Selection, Request for Qualification Interviews and
Request for Information
Dear Ms Stewart
Thank -you for your Miller /Maple Request for Qualifications submission. The City of South San Francisco was
pleased to receive your development proposal and qualifications.
We would like to inform you of the forthcoming process for selecting a preferred developer and request
additional information.
Process for Developer Selection
The City of South San Francisco Housing Subcommittee will meet week of February 22, 2016 to review the
submittals received. The City is in the process of setting a finalized date and time. The purpose of the Housing
Subcommittee meeting is to make a developer recommendation to City Council based on the submissions
and the interviews.
The intent of this City Council agenda item is to seek Council feedback regarding two matters related to the
development of affordable workforce housing at the Miller /Maple site: first is to consider entering into an
Exclusive Negotiating Rights Agreement (ENRA) with the affordable housing developer recommended by
the Housing Subcommittee; second is to confirm policy direction from City Council regarding funding
solutions and the Council's preference related to level of affordability and unit sizes and types.
Interview
The City of South San Francisco is pleased to inform you that we will be inviting Satellite Affordable Housing
Associates to interview with the Housing Subcommittee, when we have final confirmation of the meeting date
and time.
The interview will last 25 minutes and will comprise of a 15 minute presentation by yourselves and 10 minutes
of Q &A. Please be prepared to discuss your development concept and team, your experience, community
outreach approach, green and environmental strategies, your prevailing wage acknowledgement and funding
resources, if any.
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
Page 2 of 2
Subject: Miller /Maple Process for Developer Selection, RFQ Interviews and Request for Information
Request for Information
Please be aware of the below funding measures could be available at the City Council's discretion.
• The Community Development Block Grant,
• Ground lease of site for a long term at a nominal rate,
• Affordable Housing Mitigation fees which has accrued $1.6 Million and can be used to fund the
development affordable housing for households with incomes of up to 120% of the AM[,
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing and,
• Affordable housing bond proceeds obtained by the former redevelopment agency.
Ahead of your interview, we request additional information. Please respond to the below, at your earliest
convenience:
1. Outline your experience in mixed income affordable housing projects, especially projects that may
have included workforce housing for households earning 100 % -120% of the AMI, subsequent to the
dissolution of the Redevelopment Agency. Provide examples of current or completed projects.
2. Provide examples and explain any innovative financing or deal structures that you have been involved
in, subsequent to the dissolution of the Redevelopment Agency.
3. Do you have pre - development funding? If so, please discuss.
4. Recognizing the funding sources above, please discuss any other funding sources that could be
applicable to the Miller /Maple project?
In addition to providing the answers presently, please be prepared to address these questions in the
interview.
We will be in touch regarding the time and date of your interview shortly.
Sincerely,
Ron Gerber
Economic Development and Housing Manager
Cc: Adam Kuperman, Satellite Affordable Housing Associates, Associate Project Manager
Alex Greenwood, Economic and Community Development Director, City of South San Francisco
Julie Barnard, Downtown Coordinator, City of South San Francisco
400 GRAND AVENUE • P.O. BOX 711 • SOUTH SAN FRANCISCO, CA 94083
EXHIBIT D
DRAFT MILLER MAPLE RFQ RATING SHEET
Development Team
Rater
RATING CRITERIA
POINTS POINTS COMMENTS
POSSIBLE AWARDED
Financial Capacity
30
- Predevelopment Funding
10
- Innovative Financing or Deal
10
Structures - subsequent to dissolution
of RA
- Other Funding Sources applicable to
10
Miller /Maple project
Similar Developments Experience
40
- Development Team Members
10
- Experience in Mixed - Income
10
Affordable Housing Projects -
subsequent to dissolution of RA
- Experience with Workforce Housing
10
(Mod- Medium Incomes)
- Management of similar projects
10
Public Finance Tools- Experience
10
(Especially Cap & Trade)
Complete Response to RFQ
10
- Open Space & Sustainability
- Climate Action Plan Compliance
- Community Engagement
- Employee Preference Programs
Overall Experience and Fit
5
Design Quality - Prior Projects
5
Total
100
BRIDGL'Ousing
BUILDING SUSTAINING LEADING
February 22, 2016
Ron Gerber
Economic Development Manager
City of South San Francisco
400 Grand Ave
South San Francisco, CA 94080
RE: REQUEST FOR QUALIFICATIONS
MILLER AND MAPLE, SOUTH SAN FRANCISCO
Dear Mr. Gerber:
Government Code Section 54957.5
SB 343
Agenda 02.25.16
Item # 5
BRIDGE HOUSING
CORPORATION
BRIDGE PROPERTY
MANAGEMENT COMPANY
BAY AREA SENIOR SERVICES, INC
BRIDGE ECONOMIC
DEVELOPMENT CORPORATION
Thank you for your letter of February 18, and for the opportunity to discuss our
qualifications further with the subcommittee on the 25th. We would like to address the
questions contained in the Feb 18 letter below, and of course would be happy to discuss
further when we are together later this week.
1. Experience in mixed income housing
BRIDGE has developed mixed - income housing since its inception in the early 1980s. When
BRIDGE was born HUD was withdrawing from its role in directly funding affordable housing
and the low income housing tax credit program had yet been conceived. BRIDGE's early
work included a great deal of mixed income housing, and while most of our work since 1990
has been 100% affordable, we have always had some market or middle- income housing in
our pipeline. A few examples include:
• Magnolia Plaza, in South San Francisco in which half of the units are market rate.
• Pickleweed Apartments. Mill Valley, in which the majority of the apartments (25 of
the total 32) are at 80% AMI.
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• San Paolo Apartments. Irvine, a 382 unit development in which just over half of the
units are at market rate.
Montevista, Milpitas, CA, a 306 unit project with half of the units at 50% -60% AMI,
and the other half at market rate.
• Peninsula Park, East Palo Alto, a 129 unit project with half of the units at 30% -60%
AMI, and the other half at market rate.
• Madera Vista Apartments Temecula, CA, a total of 110 units, was completed in
phases between 2012 -2015, and contains 20 units at 80% AMI (in essence market
rates).
•
The
Abigail,
Daly
Portland.
CA is in
the early planning stages
OR
is under construction and will
be completed
in the
Spring
unit
mixed - income TOD project on
a SamTrans
parking lot. This proposal
include 75
of 2016,
and
contains
27
market rate units (17.5 %) and
128 affordable
units
(82.5 %),
affordable to families earning 50% - 60% AMI.
• Junipero
Serra
Transit Village.
Daly
City
CA is in
the early planning stages
for a 250
unit
mixed - income TOD project on
a SamTrans
parking lot. This proposal
include 75
affordable units (at 50 -60% AMI), and 175 market rate apartments.
• The Element, Portland. OR is a property owned by BRIDGE and entitled for 307
apartments and ground floor retail. This 16 story building has 100 affordable units
(50 -60% AMI), 42 workforce units (80% AMI), and 165 market rate units. Construction
is scheduled to start in 2017.
2. Innovative Financing Structures
Since the dissolution of Redevelopment Agencies, BRIDGE has been focused on continuing
to provide affordable housing, in part by developing mixed income housing where market
units help subsidize affordable units. Integral to this strategy is the ability to bring private
equity to affordable housing. One recent example is our acquisition of Tressa Apartments in
Seattle, an existing affordable project that BRIDGE acquired with $8.5 million private
investment. Project cash flow is able to generate a return on investment for our "Patient
Capital" investor. Another example of a post - redevelopment success story is the 90 unit
Sage Park apartments in Los Angeles. This property was developed under a long term
ground lease with LA Unified School District and completed in 2015. The affordable
apartments include a preference for LA Unified school district employees. In addition, we
built a community art center for the school district adjacent to Sage Park.
3. Availability of Predevelopment Funding
Yes! BRIDGE has ample working capital available to deploy for predevelopment expenses.
With some form of site control (option to lease, Purchase and Sale Agreement, DDA),
BRIDGE can cover the needed predevelopment expenses for a development.
4. Other Funding Sources
The key to financing the proposed development is the inclusion of private equity that can
generate a real return for an investor. BRIDGE has relationships with several investors, and
has directly provided equity in multiple projects. BRIDGE is in process of creating its own
equity fund, currently under development with an initial target of $100 million in the initial
round. We anticipate that our fund will be in place in time to participate in the funding of
the Miller and Maple project as well as other middle- income opportunities.
5. Prevailing Wage Policies
BRIDGE has no internal requirements regarding prevailing wage, but the vast majority of our
projects do pay prevailing wages due to the preferences of our funders and partner cities.
We would like to note that our current modular construction project, Marea Alta in San
Leandro, is a prevailing wage job.
We look forward to discussing our approach with the Housing Subcommittee on Thursday!
Sincerely,
Kevin Griffith
Director of Business Development
* MidPen
H O U S I N G
MEMORANDUM:
TO: Ron Gerber
Economic Development and Housing Manager
City of South San Francisco
FROM: Jan Lindenthal
SUBJ: Response to Request for Information
DATE: February 19, 2016
Thank you for the opportunity to interview with the Housing Subcommittee. We look forward to
discussing our proposal. The purpose of this memo is to address the additional information
requested in your letter from February 17, 2016.
Outline your experience in mixed income affordable housing projects, especially
projects that may have included workforce housing for households earning 100 % -
120% of the AMI, subsequent to the dissolution of the Redevelopment Agency.
Provide examples of current or completed projects.
Our most recent completed example of mixed income affordable housing is our Delaware
Pacific project in San Mateo which was included as a project example in our RFQ response.
This property has two components — 60 units of affordable housing for households earning
60% of the AMI in the Delaware Pacific project and 60 units of workforce housing for
households earning 120% of the AMI in the 2000 Delaware project.
We have significant experience partnering with market -rate developers and /or building the
inclusionary housing piece in a larger master plan, including our Alma Point project in Foster
Square (New Home Company), Delaware Pacific in San Mateo (Palo Alto Partners), Station
Center in Union City (Barry Swenson Builders), Vineyard Crossings in American Canyon
(Standard Pacific), Manzanita Place in East Garrison (Union Community Partners) and
Greenridge in South San Francisco (Greystone Homes). Project profiles for these
developments are attached.
We are currently working on a new Multi - Family Preservation Program which would serve
households between 60% -120% of the AMI. MidPen received funding from the County of
San Mateo to explore this concept as a demonstration program and has recently closed on
one opportunity and has another currently under contract in the County. More information
on this program is attached.
MidPen
H O U S I N G
2. Provide examples and explain any innovative financing ordeal structures that you
have been involved in, subsequent to the dissolution of the Redevelopment Agency.
MidPen has a Strategic Opportunity Fund. In the wake of Redevelopment Agency
dissolution in June of 2012, MidPen began actively pursuing a series of strategies, dubbed
"Plan B" that sought to reposition MidPen's business model given the changing economic
and funding environment to ensure that MidPen could continue to achieve our mission.
In addition to the types of investments MidPen traditionally uses to finance new affordable
housing development, MidPen seeks to identify new investment opportunities outside of our
traditional /core development work. Such investment opportunities sit outside of MidPen's
traditional development and financial model and would include both new construction and
acquisition of existing housing. Such opportunities would enable MidPen to target a
currently underserved segment of the market: those families who earn too much to qualify
for tax credit housing ( >60% of Area Median Income and too little to afford conventional
market rate housing).
MidPen has developed a $10M Strategic Opportunity Fund that enables us to be a more
active player in the market place and use our capital to leverage additional equity. To date,
this investment fund has been used to acquire a 9 unit existing multi - family apartment
building in Pacifica that will be renovated and preserved as affordable rental housing for low
and moderate income families. MidPen also used the fund to acquire a four -plex and
adjacent vacant lot in the Belle Haven neighborhood of Menlo Park that MidPen plans to
redevelop into 15 new affordable homes. In addition, MidPen has entered into a binding
Purchase and Sale Agreement for a .4 acre vacant lot on Willow Road in Belle Haven where
MidPen plans to develop into 27 affordable rental homes for low and moderate income
families. Finally, MidPen has been actively pursuing acquisition of other existing multi-
family properties in San Mateo County where existing residents are at risk of displacement.
To date we have pending offers on 25 units in Redwood City and an additional four units in
Menlo Park.
In addition to the program described above, MidPen's commitment to collaboration and
creativity has led us to pursue a variety of specific initiatives that are outside the box of
traditional financing and deal structures. Please see below for some examples.
MidPen has a history of partnership to create innovative housing models. MidPen has
a long history of partnering with local government, non profits, faith based organizations and
for profit companies to find creative solutions to the affordable housing crisis.
A current example of this kind of partnership with local government is our Roseland Village
project in Sonoma County. MidPen was selected through a competitive process to partner
with the County of Sonoma on this catalytic mixed -use development project involving a
public plaza, commercial space, workforce /market housing and affordable housing. This
project will be an innovative model that responds to a diverse array of community needs.
OA
MidPen
H O U S I N G
An example of our collaboration with for profit companies is our current work with Linked In
and Facebook. Both of these companies will be generating significant affordable housing
impact fee obligations as a part of their office expansions. We have been working with them
on strategies to invest their housing impact fees with the goals of maximizing impact,
community benefit and speed of results.
MidPen is also partnering with non - profits pursuing creative housing models to address Un-
met needs in the market. Two examples are described below:
Partnership with Treehouse Foundation
MidPen is partnering with Treehouse Foundation (Treehouse) to explore replication of the
Treehouse intergenerational community model in the Peninsula. Treehouse is a
Massachusetts non - profit organization that created a planned, intergenerational community
where elders support adoptive families providing permanency to children in foster care.
MidPen has partnered with Treehouse and a child welfare consultant to meet with key
leaders in both child welfare and housing in the region to determine interest and assess
feasibility of replication.
The goal of the Treehouse model is to create a vibrant community where children and youth
who've experiences foster case, their adoptive families, and the elders who support them
live together and thrive. It provides affordable housing so more families can offer a
permanent home to children /youth and ongoing programs and relational support.
Partnership with Sunflower Hill
Sunflower Hill is a small non - profit organization that helps children and young adults with
autism live successful, fulfilling, and more independent lives. MidPen is partnering with
Sunflower Hill on an innovative housing model for those with autism. Sunflower Hill's
mission is to develop a community for individuals with special needs that provides for life-
long residency options and quality activities /programming — akin to 'senior living.' With one
in 68 children now being diagnosed with autism, there is and will continue to be an
enormous need for housing and programming support for individuals with autism and other
and other developmental disabilities who cannot live or work independently.
Sunflower Hill seeks to change the paradigm of both institutional and home living options —
by creating an intentional community that supports a sustainable, productive, warm and
happy quality of life.
MidPen is partnering with Sunflower Hill to provide affordable housing development and
property management expertise. Applying its strong development track record and the
lessons learned in developing and managing supportive housing properties, MidPen is able
to support Sunflower Hill's vision and work with them to make it a reality. MidPen and
Sunflower Hill are currently in the feasibility and conceptual planning stage on two sites in
the East Bay and hope to continue to progress the plans for this innovative community
during the next few months.
MidPen
H O U S 1 N G
MidPen collaborates with governmental agencies on innovative projects. A great
example of this is the "Duals Demonstration" program described below. At the Half Moon
Village senior housing community in Half Moon Bay, MidPen is partnering with the Health
Plan of San Mateo County to implement their Duals Demonstration Pilot Program. The
program will allow the County to use MediCal and MediCare dollars more flexibly to provide
supportive services that will enable residents to age -in -place and avoid the costs of a long-
term skilled nursing facility.
The Health Plan of San Mateo County (HPSM) has determined that between 10% and 30%
of existing Skilled Nursing Facility residents who are dually - eligible for Medicare and Medi-
Cal could receive a lower level of care. As part of their pilot program, HPSM is attempting to
remove the barrier to migration from Skilled Nursing facilities to Independent Living. HPSM
reports records of high utilization of Skilled Nursing Facilities due to unstable housing, lack
of flexibility within the Medicare /Medi -Cal programs, cost of living, lack of medical support,
decreased socialization, and lack of attention to personal care.
Collaborating with the Housing Authority of the County of San Mateo and MidPen Resident
Services at Half Moon Village will address these barriers, ensuring residents are able to live
in their homes for as long as possible, and avoid unnecessary readmission to skilled nursing
facilities.
This partnership creates a preference on the Housing Authority's waitlist to set -aside several
homes at Half Moon Village for applicants who meet the following criteria:
1. Eligible for MediCal long -term care service and support
2. Eligible for In -Home Supportive Services (IHSS)
3. At -risk of entering or currently living in a skilled nursing facility
4. Certification from medical professional who will manage long -term care and
direct service coordination
MidPen Resident Services will collaborate with HPSM and HPSM's third -party service
providers to implement the duals demonstration pilot at Half Moon Village. MidPen's
services for the dually - eligible residents will be complimentary to HPSM's care coordination,
and are in place to ensure the residents maintain their housing and successfully live
independently at Half Moon Village. This has been a successful partnership thus far and
will also be implemented at several upcoming senior developments in San Mateo County.
3. Do you have pre - development funding? If so, please discuss.
Our commitment to serving low- income residents is supported by our operational and
financial strength. In 2014, MidPen's consolidated total assets grew 5 percent to more than
$1 billion representing 89 properties serving over 15,500 low and very low income residents.
A MidPen
H O U S I N G
Additionally, MidPen maintains $69 million in unrestricted cash and liquid investments.
These assets provide us with significant resources to manage and maintain our current
communities, support new development, and maintain a solid position in the event of
economic uncertainty. Our strong financial position enables us to finance pre - development
costs and successfully seek other advantageous funding sources.
MidPen is able to provide pre - development funding with 3% interest (below market) for our
projects. To date, MidPen has loaned more than $20 million in predevelopment funding to
advance our development pipeline. The MidPen pre - development loan is typically repaid at
the time of construction loan closing. In addition to using MidPen's own capital, MidPen has
also been successful in obtaining pre - development funding from the County of San Mateo
and the Silicon Valley Housing Trust on recent projects.
As one of the largest and most trusted non - profit developers in Northern California, MidPen
has the resources to dedicate staff time and pre - development funding throughout the
planning and development phases. These resources ensure that projects are able to move
forward and do not get delayed for lack of pre - development funding or staff capacity.
4. Recognizing the funding sources below, please discuss any other funding sources
that could be applicable to the Miller /Maple project.
• The Community Development Block Grant
• Ground lease of site for a long term at a nominal rate
• Affordable Housing Mitigation fees which has accrued $1.6 Million and can be
used to fund the development of affordable housing for households with
incomes up to 120% of the AMI
• Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing
• Affordable housing bond proceeds obtained by the former redevelopment
agency
A. In response to the funding sources listed above, please see discussion below.
Community Development Block Grant and Affordable Housing Mitigation Impact Fees
We assume these will be resources used to fill a portion of the financing gap, along with
County funding. We have significant experience with CDBG funds and investment of
housing impact fees. We are working with a variety of large market rate developers
(including Linkedln and Facebook) who have large affordable housing impact fee obligations
associated with their new office developments to have those fees dedicated to MidPen's
new affordable housing projects.
5
MidPen
I H O U S I N G
Ground lease of site for a long term at a nominal rate
We assume the site would be contributed through a long -term ground lease. We have two
recent project examples in San Mateo County that were developed on donated /ground-
leased land: Delaware Pacific in San Mateo and Half Moon Village in Half Moon Bay. There
are many ways to structure the ground lease depending on the project type. As an
example, for the moderate income portion of the Delaware Pacific project in San Mateo, the
City has a residual receipts ground lease where they receive payment once the investor's
return hits a 7% hurdle rate.
Sponsor the sale of tax - exempt multi - family revenue bonds for debt financing
This is a no cost way that the City can support affordable housing by serving as the issuer of
tax - exempt bonds.
Affordable housing bond proceeds obtained by the former redevelopment agency
We are experienced in working with cities to free up former redevelopment agency funds for
affordable housing projects. We are currently working with the City of Oakland, the City of
King City, and the City of Alameda. We have also worked creatively with a number of
jurisdictions including Foster City and Redwood City to get a portion of their former RDA
funds earmarked for new affordable housing "boomerang funds."
B. In our RFQ response and below, we have provided a list of financing sources we would
anticipate for the project.
Construction and Permanent Debt
Given MidPen's strong balance sheet and exemplary track record, MidPen is able to
command top of the market pricing for both debt and equity from the strongest financial
institutions in the country.
4% Tax Credit Equity
Like the 9% tax credit program, the 4% tax credit program is allocated by California Tax
Credit Allocation Committee (TCAC). While the program offers less equity than the 9%
program, it has the distinct advantage of being an "over- the - counter" application process.
Awards are granted based on meeting certain eligibility thresholds, rather than through
competition. MidPen has a depth of experience accessing 4% credits.
Our preferred scenario would be to finance this project with 4% credits which are non-
competitive. Use of 4% credits reduces timing risks. Generally, the 9% credits raises more
equity so would allow us to proceed with fewer soft sources. Since 9% credits are the most
competitive funding source and there are only two funding rounds per year, we would also
have greater certainty and an earlier completion date if we choose to use the non-
MidPen
H O U S I N G
competitive 4% tax credits. Should the allocation limit change, making 9% credits more
advantageous to the project, we are confident in our ability to win the 9% tie - breaker
competition. We have had considerable success with winning the 9% tie - breaker
competition in recent years, including most recently in 2015 with the Sequoia Belle Haven
and University Avenue Senior Housing projects. Since 2008 there have been sixteen
competitive funding rounds for 9% tax credits, and MidPen has secured awards for 20
projects — winning an average of more than one project award per round. Eleven of these
project awards were obtained in the Santa Clara -San Mateo County Region
Cap and Trade (AHSC)
Given the planned access improvements to the Caltrain Station (pedestrian and bicycle
undercrossing), we believe the project is well positioned to compete for funding under the
State's new Affordable Housing and Sustainable Communities program ( "Cap and Trade"
Funding). This new program will fund housing and transportation projects to support infill
and compact development that reduce greenhouse gas ( "GHG ") emissions. The program
provides:
• Deferred, low interest loans for the construction of affordable housing
• Grants for housing - related infrastructure, which could include structured parking, as
well as offsite improvements such as sewer, water or utility system upgrades, or
street and sidewalk improvements
• Grants for transportation infrastructure projects, which are capital improvements that
result in the enhancement of any of the following: 1) public transit access, 2)
pedestrian network, or 3) bicycle network
• Grants for education, outreach and training programs to support pedestrian activities,
bicycling and transit ridership
The program is funded from California's "cap and trade" auction program, and is expected to
have from $400 million available in the next round of upcoming funding to be released in
2016. The maximum funding level is $20 million per project. We expect the program to
evolve significantly over time, with changes to the scoring system, funding levels and
eligibility requirements. Based on the current guidelines, the project could be eligible for
approximately $4.71VI in AHSC funding. If selected as the City's partner in this development,
MidPen will work collaboratively and intensely with the City to program both the housing and
transit - related components of this AHSC source to best position the proposed project for
award.
Summary of City Role in Financing
The City's principal role will be in the land contribution for the project through a long -term
ground lease. After the permanent loan, tax credit equity and AHSC funds, there is a
projected gap of $2 -$3M depending on the scenario. A 100% tax credit project with units
30 % -60% AMI would have a lower gap than the scenario with a portion of the units at 80%
AMI. Regardless, this is a very manageable financing gap given San Mateo County's
CDBG /HOME and AHF funding available and existing City resources. MidPen has been
very successful with securing County funding for our projects over the years.
Foster Square will be a new, age - qualified, mixed -use community 'Town
Center" in the heart of Foster City. Highly social, walkable and full of design -
forward planning, Foster Square will feature homes and apartments, creative
retail, parks, a public plaza, and 32,000 square feet of retail along 15 acres. The
town center includes 155 senior assisted - living units; 200 age- restricted for -sale
residences, and Alma Point at Foster Square, 66 affordable apartments which
will be developed by MidPen Housing.
Alma Point at Foster Square includes
ground -level commercial and
residential community space, which
contain offices and meeting rooms,
a computer lab, laundry room, and
a balance studio. Residents will
Developer
Property Management
Development Type
Development Profile
Services Offered
Resident Profile
Funders
MidPen Housing Corp.
MidPen Property Management Corp.
New construction of mixed -use community
as part of a master - developed "Town Center"
for seniors
Podium - Type V - 4 Stories Plus
.84 acres including parking
Community room with kitchen; computer lab;
laundry room; conference rooms and offices;
storage space; balance studio; open courtyard
Health & Wellness Programming:
• Educational workshops
• Group exercise classes
• Health fairs/health screens
•"Brown Bag" food assistance programs
Social Programming:
• Bingo nights
• Holiday celebrations
•Other social events
Connection to Community Resources
Seniors earning up to 50% of the Area Median
Income
•City of Foster City
*County of San Mateo
• Housing Authority of the County of San Mateo
•City of San Mateo
• Federal Home Loan Bank of San Francisco
•Wells Fargo Bank, N.A.
• Wells Fargo Affordable Housing
Development Corporation
enjoy a landscaped terrace and • CalifomiaTaxCreditAllocationCommittee
Architect BAR Architects
other outdoor areas. Thirty -nine = --
Contractor Devcon Construction, Inc.
parking spaces for residents will be
provided on an adjacent surface parking lot just east of the community. Apartments will be preferenced for local Foster City and San Mateo
seniors; two apartments will be reserved for formerly homeless seniors and five apartments will be reserved for frail elderly residents.
Alma Point at Foster Square offers a continuum of care to address the high costs of living and health care for seniors with fixed incomes.
Service providers will offer a range of health care services and other supportive programs that residents can access. MidPen Resident Services
Corporation will provide additional onsite services — all designed to help the senior residents live healthy, independent lives.
Alma Point at Foster Square 1790 Alma Lane, Foster City, CA 94404
For more information contact: MidPen Housing ^ /�
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info@midpen- housing.org u tJ
Delaware Pacific is a distinctive, pedestrian - friendly community that provides
affordable rental homes for working families with easy access to groceries,
retail and public transportation. With new market rate housing just down the
street and moderate income housing
being built immediately next door, pezt m
Delaware Pacific is an integral part -
of the City of San Mateo's vision to
provide many housing options for
workers with a broad spectrum of
incomes.
Developee MidPen Housing Corp.
Property Management MidPen Property Management Corp.
Development Type
New construction of 4 -story building and
shared podium with market -rate development
Construction Type
Type V wood frame construction over podium
parking
Site Area:
1.17 acres
Density:
52 units / acre
Parking Ratio:
1.7 :1 —104 spaces
Development Profile
Type No. Size Units (sQ
1 BR 18 651 -790
2 BR 22 949
3 BR 20 1101 -1232
TOTAL 60
Amenities
Community room; computer lab; children's
playground; courtyard
Services Offered
Academically -based after school and
summer programs for youth
Financial literacy courses
Vocational development
Health and wellness programs
Computer lab and assistance
Connection to community resources
Resident Profile
Families earning up to 50% of the Area
Median Income
Funders *City of San Mateo
•County of San Mateo Department of Housing
• Housing Authority of the County of San Mateo
•CaIHFA
•Sobrato Foundation
An exceptional model for transit- — I M, jil�M!M I • Federal Home Loan Bank of San Francisco
oriented infill development, Delaware � I � =� I *Union Bank
Pacific transformed the vacant site l- Jr� Architect Christiani Johnson Architects
of San Mateo's former police station I_ Contractor Palisade Builders Inc.
into a vibrant affordable housing community for 60 families and individuals and is located within a half mile of Caltrain and major bus lines.
Residents have private balconies or patios and enjoy a landscaped courtyard with a large children's playground and BBQ area. Other amenities
include a computer lab, a mufti- purpose room with a large kitchen for community gatherings, a street -level bike storage area and a large classroom
for the after school program.
MidPen Resident Services offers onsite social, educational, vocational, and health and wellness programs to all residents.
Delaware Pacific 11990 S. Delaware Street, San Mateo, CA 94403
For more information contact: MidPen Housing Q V�
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info @midpen - housing.org \J
Station Center is at the heart of the City of Union City's vision to create the
Station District, a vibrant city center bustling with attractive store fronts,
community parks and high - quality housing. In the Station District people of all
income levels live, work, shop and play near public transportation and jobs.
This is smart growth at its best.
Designed by award - winning architect David Baker +
Partners, Station Center
provides workforce housing in an innovative plan
that attractively wraps
apartment buildings around common
--
areas to create an open feel. The
7
main entrance, a towering open-
—
arch, reveals a series of unique
spaces where neighbors gather
both indoors and outdoors. There
are gardens, playgrounds, a fitness
facility, a pool and a community
room for programs and services
for youth residents and adults.
Station Center also includes 8,600
square feet of commercial space on the ground level.
Developer
Property Management
Development Type
Construction Type
Development Profile
Amenities
Services Offered
Resident Profile
MidPen Housing Corp.
MidPen Property Management Corp.
New, transit - oriented, high density, 4 -story and
6 -story family housing with detached garage
Phase I: Types I & III, wood over concrete podium
Phase II: Type V, wood frame
Garage: Type I, concrete
1 :1 -157 spaces
(plus 117 shared spaces, 10 retail spaces)
3 BR 50 1,125
TOTAL 157
*Includes two 2- bedroom manager units
Community room; computer center and
services meeting room; fitness center; tot lot/
play area; community gardens; swimming
pool; two resident lounges
Youth after school & summer programs
Financial literacy classes
Tutoring
Computer training
Nutrition and cooking classes
Connection to community resources
Families earning between 30% and 50% of the
Area Median Income
Funders • Redevelopment Agency
of the City of Union City
• Housing Authority of the County of Alameda
oJPMorgan Capital Corp.
•Chase
• Union Bank
*California Community Reinvestment
Corporation
California Tax Credit Allocation Committee
•Federal Home Loan Bank of San Francisco
Architect David Baker + Partners
Contractor Barry Swenson Builder
Sustainability and green design is a top priority with Station Center, which has achieved LEED Platinum Certification; and with stores,
restaurants, BART and bus lines in close proximity, residents are able to walk and take public transportation. Station District is a model for
urban infill development.
Station Center 1348888 Eleventh Street, Union City, CA 94587
For more information contact: MidPen Housing ^ ��
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info@midpen- housing.org u
Vineyard Crossings is the first permanent affordable housing community in
the City of American Canyon. MidPen Housing Corporation obtained 11 acres
of land from this City in southern Napa County in 2004, and this land became
the site for both the Vineyard Crossings Apartments and its neighbor, Vineyard
Place, a neighborhood of affordable
single family homes built by MidPen.
Vineyard Crossings was completed
Developer MidPen Housing Corp.
Property Management MidPen Property Management Corp.
Development Type 2007 new construction: multifamily townhomes
and apartments
Construction Type Wood frame with composition shingle roofs
Site Area: 7.21 acres
Density:
20 units / acre
Parking Ratio:
1.75 :1— 284 spaces
Development Profile
Type No. Size Units (sf)
1 BR 24 583
2 BR 63 898-935
3 BR 55 1107-1176
4 BR 3 1413
TOTAL 145
Amenities
Community room; computer center; child care
facilities; tot lots; pool; gym
Services Offered
Job readiness programs
Drug & gang prevention programs
"Girls for a Change" female youth program
College exploration
Financial literacy courses
Computer training
Rental and referral assistance
Connection to community resources
Resident Profile
Families earning up to 55% of the Area
Median Income
in 2007. The apartments are Funders •Union Bank of California
clustered into thirteen three -story •City of American canyon
a County of Napa
buildings, and the property includes •State HCD MHP Funds
a large pool, multiple 'lot lot" play *Federal Home Loan Bank
areas, and a community center (AHP /Silicon Valley Bank)
Architect PyatokArchitects
with a computer lab, fitness center, I
and a large multipurpose room. _ Contractor L & D Construction
Also integrated into the Vineyard Crossings community is a state -of- the -art child care facility. This facility is open to Vineyard Crossings
residents and the general public, and is run by Child Start, a local non - profit that provides child care to low- income families. Lessons are
provided in two classrooms, as well as in a customized outdoor play area that was designed to be an additional learning environment.
A bike trail that
runs through the
property will eventually connect to a planned 'town
Centel" that is to be developed
in the area immediately to
the north.
Vineyard Crossings 1202 Tapestry Lane, American Canyon, CA 94503
For more information contact- MidPen Housing ^ /�
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info @midpen - housing.org 2 V
Located on the former Fort Ord Army Base in Monterey County, Manzanita
Place is the first completed development within the East Garrison master -
planned neighborhood which provides a smart growth approach to
community planning. Manzanita Place provides 66 families with affordable
rental housing, which, once East `_ "
Garrison is fully developed, will be
close to shopping, public parks and A
historic sites.
Constructed on two non - contiguous
sites, Manzanita consists of 10
garden -style buildings. Amenities
include a community center,
computer lab and after school
program classroom, children's play
areas, resident community gardens, and several outdoor courtyards.
Developer
MidPen Housing Corp.
Property Management
MidPen Property Management Corp.
Development Type
New construction of garden style apartments
Construction Type
Wood frame construction
Site Area:
3.37 acres
Density:
20 units /acre
Parking Ratio: 2: 1 —134 spaces
Development Profile
Type No. Size Units (at)
1 BR 11 608
2 BR 27 785-827
3 BR 22 1040-1110
4 BR 6 1202
TOTAL 66
Amenities Community room; computer lab and after
school program classroom; children's
playground; community gardens
Services Offered •After School Program: homework assistance,
youth leadership, college readiness
*Summer Youth Program: field trips, academic
enrichment, physical activity
• Parent workshops: educational and social topics
• Health and wellness programs
• vocational development and career enrichment
• Computer training
• Financial literacy first tlme hone buyers' education
Resident Profile
Families earning up to 60% of the Area
Median Income
Funders
•California Department of Housing and
Community Development
- Neighborhood Stabilization Program
-HOME
• Wells Fargo Bank
Architect
Zimmerman + Associates
Contractor
Johnstone Moyer, Inc.
All residents have access to MidPen's onsite programs and services, including a robust after school program and adult education program.
Residents will also enjoy the features throughout the East Garrison community, such as walkable access to an arts district, restored historical
buildings, a public library, and the town center. Manzanita Place will be part of a vibrant area where residents of all income levels can live,
work, shop, and play.
Manzanita Place 117900 Kearny Street, East Garrison, CA 93933
For more information contact: MidPen Housing ^ /C
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info @midpen - housing.org uV�
Greenridge provides townhouses situated to low income working families in
South San Francisco. Situated on the site of the farmer McLellan Nursery,
Greenridge was built to include affordable housing among neighboring market -
rate developments in the city.
Developer MidPen Housing Corp.
Property Management MidPen Property Management Corp.
Development Type 1999 new construction: two -story townhouse -
style homes
1, Construction Type Wood frame with composition shingle roofs
Site Area:
2.58 acres
Density:
13.17 units / acre
Parking Ratio:
1.8 :1 -30 spaces
Development Profile
Type No.
Size Units (sf)
2 BR 17
878
3 BR 13
1079-1174
4 BR 4
1409
TOTAL 34
Amenities Community room; computer center, play
structure; courtyards; private patios
Services Offered Computer training
Social programs
Health and wellness programs
Afterschool enrichment opportunities
Connection to community resources
Resident Profile Families earning up to 60% of the Area
Median Income
Each townhouse unit has a
Funders •City of South San Francisco
private entry and a private patio Redvelopment Agency
area. The eight residential •SAMCO
*Federal Home Loan Bank (AHP)
buildings are grouped around Merritt Capital (tax credit investor)
attractive greenery and landscape m; ] *Wells Fargo
architecture that complements the "1 Architect Pyatok Architects
community aesthetic. The common Contractor J.R. Roberts Construction
areas include two courtyards, a
children's play area, a community 6 _..
room and a computer lab. A stairway connects Greenridge with a park and nearby public schools. The site offers views of nearby hills, and is
located across the street from a BART station and major shopping facilities.
Greenridge 11565 El Camino Real, South San Francisco, CA 94080
For more information contact: MidPen Housing V�
303 Vintage Park Drive, Suite 250 1 Foster City, CA 94404 1 Tel: 650.356.2900 1 email: info @midpen - housing.org :2 V
MidPen
Multi- Family Preservation Program
Program Summary
Over the past year, MidPen has been piloting a variety of mechanisms to acquire and preserve
Silicon Valley's existing multi - family rental housing. Such housing assets are often owned by
legacy owners who have not raised rents aggressively with the market, have modest deferred
maintenance and, as a result, are "naturally affordable ". Such properties may be rented at rates
below market by virtue of the way the property was designed or has been managed, but are not
subject to an affordability regulatory agreement. Absent a mission -based acquisition of such
properties, they are subject to speculative market forces which would seek to acquire and
rapidly reposition them, raising rents for the existing residents 20% or more. MidPen received
funding from the County of San Mateo to explore this concept as a demonstration program and
has recently closed on one opportunity and has another currently under contract in the County.
Benefits of this program include:
• Anti - displacement: This program is responsive to today's housing market where we
see speculative market conditions leading to displacement. This program would prevent
displacement, stabilizing rents for existing residents.
• Long -term affordability: This program would ensure preservation of the asset as
affordable housing for future low and moderate income households, expanding the stock
of permanently affordable housing.
• Cost and speed: In comparison to new construction, it is less expensive on a per unit
basis and can be deployed quickly.
• Broader housing need: This program would serve a segment of housing need not
currently addressed by existing affordable housing programs, which generally serve 60%
of Area Median Income (AMI) and below ($70,320 for a four - person household in San
Mateo County). This program would serve households between 60% -120% of AMI. In
the current market, housing needs are going further up the income spectrum.
• Flexibility: It is a strategy that can be flexible over time as units turn over and respond
to evolving housing needs.
Income Targeting
This program is responsive to a broader range of housing need than is currently served by
housing programs. As can be seen in the chart below, households between 60% -120% AMI are
an unserved market with growing needs. We would anticipate that the preservation strategy
would ultimately primarily serve households earning between 60 %- 80% AMI with the ability to
serve households up to 120% AMI depending on the demographics of existing tenants and local
market need. The goal of the preservation program is to structure affordability levels based on
the incomes of existing residents, ensuring they can stay in their homes. In our due diligence
on potential acquisitions, we would find out as much as possible about the incomes of existing
* MidPen
residents, targeting properties where the majority of residents are low and moderate income
households. Upon acquisition, we would do a rent - burden analysis of existing households to
structure existing rents, balancing project financial feasibility while minimizing rent increases for
existing residents.
The program would not serve households that can afford market rate rents. To the extent there
are existing residents whose incomes exceed 120% AMI and rents are below market, they
would not benefit from similar rent protections and likely would transition to true market rate
housing over time. The goal would be that long -term income- targeting as units turnover could
be much more flexible than existing affordable housing programs, enabling the program to
respond to changing needs in the City's rental housing market.
$160,000 - -- -- --
Income Required to
afford new market rate
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
Household Income
■Unserved Market:
Moderate Income
■ Incomes Served
through Traditional
Housing Programs
Note: Based on CTCACpublished 2015 Median Household Income for a family of 4 a compared w average rentfor a
new marlat rate 2 BR apartmem in San Mateo /Same Clare Courroes
Public Policy
Multi- family preservation is increasingly recognized as a necessary piece of the housing policy
toolkit. San Francisco launched its Small Sites Program in 2014 which provides acquisition and
rehabilitation financing for multi - family properties between 5 -25 units to stabilize housing for low
and moderate income tenants. This program creates permanently affordable rental units
through acquisition of existing properties at -risk of speculation and is on track to preserve over
60 units by end of 2015. This program serves as a helpful model. Earlier this year, recognizing
this policy need, the San Mateo County Department of Housing released a Demonstration
Program NOFA targeted at multi - family preservation program and MidPen received an award to
implement this program. We will close on our second property this month, establishing proof of
concept. MidPen is actively engaged with other jurisdictions that are interested in exploring this
program as a use for their housing funds. Based on our conversations with the advocacy
community, multi - family preservation is a strategy that they support. While new construction
must remain a big part of any housing strategy, there is growing consensus behind the need for
preservation to be an enhanced part of the toolkit.
1835 Alcatraz Avenue
SAHA
Berkeley, CA 94703
■ t i■ S A T E L L I T E
AFFORDABLE P 51o.647-0700
N O U S I N G F $10.647.0820
ASSOCIATES WWW.SAHAHOMES.ORG
February 23, 2016
Mr. Ron Gerber
Department of Economic and Community Development
400 Grand Avenue
South San Francisco, CA 94083
Dear Mr. Gerber,
Satellite Affordable Housing Associates is excited to continue moving forward
through the interview process at the Miller -Maple Downtown Development
Opportunity in South San Francisco. Thank you for the follow up questions, we are
pleased to provide you with the below answers.
Workforce Housing Experience: SAHA has built a reputation as a leader in
developing affordable housing for low- and very -low income households. In
our portfolio of over 60 properties and 3,000+ units we do have a modest
amount of households that earn more than 80% of AMI. Our specialty has been
developed out of a master understanding of tax credits and other affordable
housing financing mechanisms. Needless -to -say we are also aware of the
current housing crisis that has hit the entire Bay Area region, and understand
the need to integrate workforce housing with low- income housing options.
Our holistic approach to housing development will allow us to continue
building housing that is appropriately financed, aesthetically beautiful, and
comfortable and affordable for the targeted populations.
2. Innovative Financing: SAHA is on the front end of innovative affordable
housing financing. In the last year we have received awards of two inaugural
funding programs - Affordable Housing & Sustainable Communities as well as
the Veterans Housing Homeless Prevention Program. Our staff and team of
consultants are leaders in the industry and have experience in developing
sustainable and innovative funding programs for our housing developments.
3. Pre - development Funding: SAHA has brought our own capital to the table on
past projects to spark pre - development. In addition, we are well versed in
identifying and receiving grants and low -cost pre - development funding from
agencies such as the Northern California Community Loan Fund (NCCLF) and
Local Initiatives Support Corporation (LISC).
4. Additional Funding Sources: 40 years of affordable housing development has
allowed SAHA to become a leader in understanding the funding sources. Our
staff is up -to -date and educated on city, state, and federal funding
opportunities and we consistently awarded funds at all of these jurisdiction
levels. SAHA is a leader in staying attuned to the funding options that are
available to develop affordable housing. We are aware of the newest pools of
money that help to support our mission- driven business to put people and
families into affordable homes. The California Department of Housing and
Community Development awarded two SAHA projects with funds from the
Veterans Housing and Homeless Prevention Program in its inaugural round.
We have also been awarded AHSC Cap and Trade funding in its inaugural
funding round. Here is a small list of funding options that we will pursue if
awarded the opportunity to develop the Miller -Maple site.
Tax credits
• City and County Financing
• AHSC Cap & Trade
• Department of Veterans Affairs
HCD Infill Infrastructure Grants
• Small foundation grants
We anticipate continuing the conversation and providing additional examples of the
above questions during our interview on Thursday morning.
Sincerely,
Eve Stewart
Barnard, Julie
From: Andrea Osgood <aosgood @edenhousing.org>
Sent: Tuesday, February 23, 2016 1:22 PM
To: Gerber, Ron
Cc: Greenwood, Alex; Barnard, Julie
Subject: RE: City of SSF - Miller /Maple Process for Developer Selection, Request for Qualification
Interviews and Request for Information
Ron,
Thank you
for the
opportunity to provide additional information on
our experience in connection with our RFQ
response.
We are
looking forward to discussing our experience and
development concept in more detail
on Thursday.
Included below, are answers to your questions. Please let me know if you need any additional information from us.
Thank you,
1. Outline your experience in mixed income affordable housing projects, especially projects that may have included
workforce housing for households earning 100% -120% of the AMI, subsequent to the dissolution of the
Redevelopment Agency. Provide examples of current or completed projects.
As a mission -based nonprofit, the bulk of Eden's work has been targeted to low- income households earning 60% AMI
and below. In many cases, the high equity value generated by the Low Income Housing Tax Credit units has been hard
to offset with small percentages of market rate rents (i.e. the rent revenue from the market rate units doesn't always
cover the loss of tax credit equity on mixed - income deals.) However, recognizing that the loss of redevelopment
agencies state wide has brought a fundamental shift to our way of business, Eden has started to actively expand into
mixed income models in the following ways:
First, we recently purchased an existing mixed income property in West Sacramento, Savannah at Southport. This 228 -
Unit Mixed - Income community provides 118 affordable apartments for low- income families earning between 50% and
60 %0 10 apartments for moderate - income households earning up to 120% AMI, and another 100 apartments at market -
rate. This property has allowed us to gain experience on the management and operating side of a mixed income deal
and will help us as we design and structure financing for our own ground -up developments.
Secondly, Eden has started to analyze new models of financing multi - family mixed income developments. We are not
only testing where and at what size /densities this model would work best, but we are also partnering with other
agencies to look at innovative partnerships around mid -range senior housing and medical service delivery. While the
South San Francisco site is small, the overall strength of rents in the market area make this site promising for a mixed
income model where higher rents can help offset the financing gap for 60 %AMI and below.
Next, we have also partnered with several homebuilders on inclusionary or mixed income deals where the affordable
housing is part of a larger mixed income, master planned community. Examples of this work include Parc55, a senior
community in Fremont; Alameda Point, a military base re -use project in Alameda; and South Hayward BART, an
intergenerational transit - oriented project in Hayward. In most cases, these projects have separate financing but in the
case of the South Hayward BART station, Eden spearheaded the effort to secure an $18M Infill Infrastructure grant from
the State of California. In addition to securing the funds, Eden played a key role through the life of the project — helping
structure the funding to support both projects and working hand in hand with the market rate developer to get their
financing closed with HUD.
Finally, Eden is currently partnering with Thompson Dorfman /Trammel Crow on the Alameda Point project in order to
complete their inclusionary work. We have strong working relationship with Thompson Dorfman, who has completed
workforce and employee targeted developments previously, and both parties are open to working together here if there
is an opportunity to do so. An example of Dorfman's work in this area is College Vista completed for the College of San
Mateo: http: / /thompsondorfman com /college- vista - has - housing -on- campus- that- facuIty-can- afford/ .
2. Provide examples and explain any innovative financing or deal structures that you have been involved in,
subsequent to the dissolution of the Redevelopment Agency.
The loss of redevelopment and other significant shifts in the housing policy and funding landscape, have made it
increasingly difficult to build new affordable homes. However, due to increasing demand for our work and the very real
need that we see in the greater Bay Area during this housing crisis, Eden has challenged ourselves to continue to expand
our capacity and serve more families. In fact, a goal of our current five year strategic plan is to meet at least half of the
demand we see on our current waiting list of 17,000. Some of the new and innovative structures that we have used to
reach this goal include:
1) Acquisitions & Creation of Acquisition Equity Funds: Eden began looking to buy existing buildings seriously
about 5 years ago in response to the shift that we saw coming in our industry. Since that time we have acquired
over 1,300 homes in six properties. To complete these transactions, Eden has used more traditional equity
models for acquisition including a first of its kind non - profit owned Real Estate Investment Trust (REIT) known as
the Housing Partnership Equity Trust (HPET). While the REIT model is common in conventional real estate, Eden
was one of the first of a small group of organizations to pursue this financing for affordable housing, closing on
HPET's second deal in the fund in 2013. We have since structured several other similar deals with two other
equity partners and also closed on a second deal with HPET in December of 2015. Through strategic operations
and professional management, we are able to operate the properties to provide a financial return while
simultaneously providing critically needed affordable housing.
2) Inclusionary partnerships: Eden has had long history of partnering with homebuilders to satisfy their
affordable housing requirements under local inclusionary housing ordinances. We continue to work creatively
with both homebuilders and cities to structure deals leveraging local inclusionary ordinances into high quality
affordable housing with limited local funding required. Recent examples of this include Parc 55 and Alameda
Point. Prior to the dissolution of redevelopment, this work accounted for approximately 30% of our pipeline,
today, it has taken on an expanded role as many of the local communities we've partnered with have been
looking for ways to leverage resources after the loss of redevelopment.
3) Partnerships with Housing Authorities: Eden also has strong partnerships with the local Housing
Authorities in all of the communities we work in. Despite continued cuts at the federal level for housing, the
Housing Authorities still have access to critical funding and tools that help finance our work. We have found this
to be an effective way to leverage additional funding while at the same time maintaining high levels of
affordability.
In some cases, like San Mateo County and Santa Clara County, the Housing Authority's special "Moving to Work
(MTW)" status creates greater flexibility on a number of fronts, including a provision that allows them to invest
reserves as gap financing for new developments. As an example, the Housing Authority of Santa Clara County
made an $7M investment in our Ford Road Family project in San Jose — a project on City owned land that was
caught up in the middle of the RDA dissolution and would have otherwise languished for many years. Eden
worked with HASCC to secure these funds under a creative joint venture structure and completed the project in
2014.
In other cases, like Alameda, Contra Costa, Marin and Monterey, the Housing Authorities have used their power
to provide project -based Section 8 voucher to help us leverage more debt, partially filling the gaps created by
the loss of redevelopment funding. Example projects include Warner Creek, Emerald Vista in Dublin, and
Martinelli Senior in Dublin (in predevelopment).
3. Do you have pre - development funding? If so, please discuss.
Yes, Eden has access to several sources of predevelopment funding including our own capital and several lines of credit
from our community banking partners. Together, these available sources total over $8M and are currently only 50%
utilized. These funds are available to all projects in our pipeline, and are subject to board approval based on project
feasibility, stage and timeline to closing. Eden typically works to provide the early stage feasibility funding and partners
with our local jurisdictions to fund the late stage work after projects are entitled.
In addition to Eden's predevelopment sources, this project would qualify for a predevelopment loan from the Housing
Endowment and Regional Trust of San Mateo County (HEART). Eden has secured several of these critical early money
loans through similar organizations such as the Silicon Valley Housing Trust and would seek to secure similar funding for
this project.
4. Recognizing the funding sources above, please discuss any other funding sources that could be applicable to the
Miller /Maple project?
1) Affordable Housing & Sustainable Communities (AHSQ: As discussed in our response briefly, the project location
is ideally situated to leverage Affordable Housing & Sustainable Communities funding ( "Cap and Trade ").
However, there are limitations to the grant /loan size based on the unit restrictions. Therefore, Eden would need
to work with the City to balance the number of 80- 120 %AMI units with the desired size of AHSC grant.
2) Vouchers & Other Housing Authority funds: Eden has strong relationships with the County and could discuss a
number of options, including vouchers for some of the units, which not only help deepen affordability and
improve our score on AHSC applications, but also help . We know from recent conversations with County staff
that they are increasingly interested in project- basing their vouchers as people are hard pressed to find
landlords who will accept them in the open market. San Mateo County Housing Authority may also have
additional Moving to Work Funds that could assist the project.
3) Mezzanine loan from Silicon Valley Housing Trust: We have worked with the Silicon Valley Housing Trust on a
number of projects and recently confirmed that the Trust would be willing to place a mezzanine or second loan
behind the first loan. This loan would be serviced by the rents above 60 %AMI for those units targeted between
80% and 120 %AMI. This structure allows Eden to still leverage a traditional tax credit structure, but limits the
market risk for the first lender and tax credit investor.
4) Inclusionary investment: Eden has also worked with many jurisdictions to craft creative inclusionary housing
agreements, including leveraging in lieu or other capital investments from one development into an off -site
location. We could work with the City to identify potential opportunities for this kind of investment.
Andrea Osgood ) Director of Real Estate Development
Eden Housing, Inc. 122645 Grand Street I Hayward, CA 94541
Direct: 510.247.8103 1 Cell: 415.846.2823 1 Fax: 510.582.0122
From: Barnard, Julie [mailto:Julie.Barnard @ssf.net]
Sent: Wednesday, February 17, 2016 10:12 AM
To: Andrea Osgood <aosgood @edenhousing.org>
Cc: Greenwood, Alex <Alex.Greenwood @ ssf.net>; Gerber, Ron <Ron.Gerber @ssf.net>
Subject: City of SSF - Miller /Maple Process for Developer Selection, Request for Qualification Interviews and Request for
Information
Dear Andrea,
Please find attached an update on the Miller /Maple RFQ process.
Best
Julie
Julie Barnard I Downtown Coordinator
City of South San Francisco I Economic & Community Development Department
PO Box 711 ISouth San Francisco, CA 94083 -0711
Q Main (650) 829 -6620 R Direct (650) 829 -6629 1 R (650) 829-6623 1 I7 iulie.barnard(cDssf.net