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Home My WebLink About2016-11-21 e-packet@3:00Monday, November 21, 2016 3:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Hall, City Manager's Conference Room 400 Grand Avenue, South San Francisco, CA Housing Standing Committee of the City Council and Planning Commission Special Meeting Agenda November 21, 2016Housing Standing Committee of the City Council and Planning Commission Special Meeting Agenda 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 Standing Committee of the City of South San Francisco will hold a Special Meeting on Monday, November 21, 2016, at 3:00 p.m., at City Hall, City Manager's Conference Room, 400 Grand Avenue, South San Francisco, California 94080. Purpose of the meeting: Call To Order. Roll Call. Public Comments. Matters for Consideration Motion to approve the minutes for the meeting of October 13, 2016.1. Report regarding development proposal at 150, 178, and 190 Airport Boulevard for 157 Multi-Family Residential Units in a five-story residential building over two levels of parking in the Downtown Transit Core (DTC) Zoning District (Adena Friedman, Senior Planner) 2. Report regarding interview and discussion of shortlisted developers for the properties located at 201 Grand Avenue and 418 Linden Avenue. (Ron Gerber, Housing Manager) 3. Closed Session Closed Session Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Properties: 201 Grand Avenue and 418 Linden Avenue Negotiating Parties: South San Francisco Successor Agency/City of South San Francisco and ROEM Development and, Palo Alto Partners Under Negotiation: Review Price and Terms. (Ron Gerber, Housing Manager) 4. Adjournment. Page 2 City of South San Francisco Printed on 12/2/2016 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:16-950,Version:1 Motion to approve the minutes for the meeting of October 13, 2016. City of South San Francisco Printed on 11/18/2016Page 1 of 1 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:16-929,Version:1 Reportregardingdevelopmentproposalat150,178,and190AirportBoulevardfor157Multi-Family ResidentialUnitsinafive-storyresidentialbuildingovertwolevelsofparkingintheDowntownTransitCore (DTC) Zoning District (Adena Friedman, Senior Planner) BACKGROUND/DISCUSSION The150Airportdevelopmentteamoriginallysubmittedadevelopmentproposalfor107multi-family residentialunitsat150AirportBoulevardinApril,2016.TheHousingSubcommitteereviewedtheoriginal developmentproposalonApril20,2016,andprovidedfeedbackregardingtheproposedbuildingdesign,and thecirculationandaccesspatterns.HousingSubcommitteemembersalsobroughtuptheideaaboutexpanding the project to the adjacent parcels to the north, in order to improve site access and provide additional units. Overthepastseveralmonths,theapplicanthasbeenworkingwiththeCitytopurchasetheadjacentCity- ownedpropertiesat178and190AirportBoulevard,locateddirectlynorthoftheprojectsite.Theadditionof theseparcelswouldexpandtheprojectsite,allowingforalargerdevelopmentfootprintandadditional residentialunits.Theapplicanthassubmittedanupdateddevelopmentproposal,for157multi-family residentialunitsinafive-storyresidentialbuilding,overtwolevelsofparking.Theproposedplansetis attached to this report. Theapplicantisintheprocessofupdatingtherequiredtechnicalstudies,includingthetrafficanalysis, geotechnical report, shadow study, air quality, and noise and vibration studies. CONCLUSION StaffisaskingforfeedbackandinputfromtheHousingSubcommitteeonthereviseddevelopmentproposalfor 150, 178, and 190 Airport Boulevard. Attachment: 1. Proposed Plan Set, dated October 28, 2016 City of South San Francisco Printed on 11/18/2016Page 1 of 1 powered by Legistar™ PO D I U M D E C K @ L E V E L 1 @ LEVEL 1-4ONLY @ LEVEL 1-4ONLY @ L E V E L 1 - 4 ON L Y Ron GonzalesFriday, October 28, 2016 9:41:43 AMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A03.0 ELEVATIONS.DWG S O U T H E L E V A T I O N WE S T E L E V A T I O N Ron GonzalesFriday, October 28, 2016 9:40:49 AMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A03.0 ELEVATIONS.DWG NO R T H E L E V A T I O N EA S T E L E V A T I O N SE C T I O N 1 SE C T I O N 2 SE C T I O N 3 SE C T I O N 4 Ron GonzalesFriday, October 28, 2016 12:27:17 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A05.0 UNIT PLANS.DWG Ron GonzalesFriday, October 28, 2016 12:27:35 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A05.0 UNIT PLANS.DWG Ron GonzalesFriday, October 28, 2016 12:27:53 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A05.0 UNIT PLANS.DWG Ron GonzalesFriday, October 28, 2016 12:28:16 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A05.0 UNIT PLANS.DWG Ron GonzalesThursday, October 27, 2016 6:24:41 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A06.0 VIEWS.DWG Ron GonzalesThursday, October 27, 2016 6:24:01 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A06.0 VIEWS.DWG Ron GonzalesFriday, October 28, 2016 10:24:11 AMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A06.0 VIEWS.DWG Ron GonzalesThursday, October 27, 2016 4:03:09 PMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A06.0 VIEWS.DWG Ron GonzalesFriday, October 28, 2016 10:18:03 AMP:\15_105_150-AIRPORT\DESIGN\CAD\15105_A06.0 VIEWS.DWG SU M M E R S O L S T I C E 9AM 12 P M 3P M SP R I N G / F A L L E Q U I N O X 9AM 12 P M 3P M WI N T E R S O L S T I C E 9AM 12 P M 3P M LP.1 0 20’ 40’ 80’ 1”=20’ Landscape Illustrative Airport Boulevard CalTrain Railr o a d B a d e n A v e n u e LP.2 0 20’ 40’ 80’ 1”=20’ Landscape Illustrative Vegetated Slope Airport Boulevard Landscape (See Sheet LP.5) Fourth Floor Resident’s Lounge (See Sheet LP.7) Resident’s Garden (See Sheet LP.8) Perimeter Landscape Buffer Entry Drive Relocated Billboard Sign Utility Pad 0 20’ 40’ 80’ 1”=20’ Magnolia grandiflora ‘Samuel Sommer’ Magnolia grandiflora ‘Samuel Sommer’ Ceanothus gloriosus ‘Anchor Bay’ Leonotis leonurus Rhamnus californica ‘Mound San Bruno’ Rhamnus californica ‘Mound San Bruno’ Pinus eldericaEchium candicans Phormium ‘Duet’ LP.3 Landscape Illustrative: Street Level Dianella tasmanica ‘TR20’ See Enlargement on Sheet LP.5 Utility Pad 0 16’ 32’ 48’ 1/16”=1’-0” Magnolia grandiflora ‘Samuel Sommer’ Accent Parkway Planting Rhaphiolepis umbellata ‘minor’ City Standard Light Pole Ceanothus gloriosus ‘Anchor Bay’ Leonotis leonurus Echium candicans Phormium ‘Duet’ LP.4 West Elevation Along Airport Boulevard 28’-6” Typ. 0 8’ 16’ 32’ 1/8”=1’-0” Airport Boulevard: Landscape Enlargement 28’-6” Typ. 14’-6” 16’-0” Rhaphiolepis umbellata ‘minor’ Rhaphiolepis umbellata Street Lights NOTE: Street tree spacing is subject to change based on City of South San Francisco street lighting photometric requirements. Bike Rack (9 Total holding 2 bikes at each rack)City Standard Bench Integral Color Concrete w/ Sawcut Joints and Light Sand- Blast Finish Concrete Unit Pavers at Building Entry Concrete Unit Pavers at Building Entry Concrete Unit Pavers at Building Entry Drive Lomondra ‘Lime Turf’ Phormium ‘Duet’ Agave ‘Blue Flame’ Limonium perezii Salvia clevelandii Accent Paving Bands Senecio mandraliscae Magnolia grandiflora ‘Samuel Sommer’ Dianella tasmanica ‘TR20’ Dianella tasmanica ‘TR20’ Carissa macrocarpa ‘Tomlinson’ Airport Boulevard Accent Planting in Ceramic Pots LP.5 LP.6 0 10’ 20’ 30’ 1”=10’ Airport Boulevard Street Sections 16’-0”15’-10”14’-6”+/- 16’-6”9’-10”8’-6” 3’5’Airport Boulevard Airport Boulevard Airport Boulevard Airport Boulevard Rhaphiolepis umbellata Rhaphiolepis umbellata SECTION BSECTION CSECTION D SECTION A ABCD City Standard Sidewalk City Standard Street Light Bench Concrete Unit Pavers at Building Entry Accent Planter Integral Color Concrete w/ Sawcut Joints and Light Sand- Blast Finish Integral Color Concrete w/ Sawcut Joints and Light Sand- Blast Finish Phormium ‘Duet’ Phormium ‘Duet’ (Beyond) Phormium ‘Duet’ Continuous parkway planter with Salvia clevelandii, Agave ‘Blue Flame’, Limonium perezii, and Senecio mandraliscae Magnolia grandiflora ‘Samuel Sommer’ Magnolia grandiflora ‘Samuel Sommer’ Magnolia grandiflora ‘Samuel Sommer’ Magnolia grandiflora ‘Samuel Sommer’ (Beyond) Ceanothus gloriosus ‘Anchor Bay’ Leonotis leonurus Echium candicans (Beyond) LP.7 0 8’ 16’ 32’ 1/8”=1’-0” Tropical Hardwood Deck Lavandula stoechas ‘Otto Quast’Movie Wall Artificial Turf Event and Seating Area Lounge Seating Pods Communal Lounge Seating Fourth Floor Resident’s Lounge Enlargement LP.8 0 8’ 16’ 32’ 1/8”=1’-0” Resident’s Garden Illustrative 18“-24” High Raised Planter Garden Dining Rooms Arbutus ‘Marina’ Multi Dining Table Gas Barbeque Gas Barbeque Bocce Ball Court Concrete Unit Pavers Lounge Seating Area Garden Bench Planting Buffer Trellis 30”-36” High Raised Planter Lounge Seating Communal Lounge Seating 30”-36” High Raised PlanterTropical Hardwood Deck Rhaphiolepis umbellata Callistemon viminalis ‘Little John’ Kniphofia uvara Lavandula stoechas ‘Otto Quast’ Laurus nobilis Hedge LP.9 Project Renderings Birdseye view of Communal Lounge View Recreation and Dining Plaza View 1 View 2 LP.10 Planting Palette Street Level Planting Palette IRRIGATION SYSTEM NOTE: Residential Gardens Planting Palette Magnolia grandiflora ‘Samuel Sommer’ Pinus elderica Arbutus marina ‘Multi’ Laurus nobilis Magnolia grandiflora ‘Samuel Sommer’ Agave ‘Blue Flame’ Leonotis leonurus Callistemon viminalis ‘Little John’ Rhaphiolepis umbellata Limonium perezii Clystostoma callistegiodes Arbutus marina Echium candicans Senecio mandraliscae Elymus condensatus ‘Canyon Prince’ Pinus elderica Kniphofia uvara Rhus integrifoliaPhormium ‘Duet’ Agave ‘Blue Flame’ Echium candicans Leonotis leonurus Limonium perezii Lomandra longifolia ‘Lime Tuff’ Phormium ‘Duet’ Rhamnus californica ‘Mound San Bruno’ Rhaphiolepis umbellata ‘Minor’ Salvia clevelandii ‘Winifred Gilman’ Callistemon viminalis ‘Little John’ Clivia miniata Dudleya brittonii Kniphofia uvara Lavandula stoechas ‘Otto Quast’ Limonium perezii Phormium ‘Duet’ Rhaphiolepis umbellata ‘Minor’ Rhus integrifolia Dianella tasmanica ‘TR20’ Ceanothus gloriosus ‘Anchor Bay’ Carissa macrocarpa ‘Tomlinson’ Senecio mandraliscae Carissa macrocarpa ‘Tomlinson’ Arctostaphylos uva-ursi ‘Point Reyes’ Elymus condensatus ‘Canyon Prince’ Senecio mandraliscae All planting areas to be watered by an approved fully automatic underground irrigation system. A separate water meter shall be provided for the irrigation system, along with a weather based irrigation controller, remote controlled valves and high efficiency emitters. Irrigation system shall comply with all applicable water conserving rules and regulations. TREES: TREES: SHRUBS: SHRUBS: GROUNDCOVER: GROUNDCOVER: BOTANICAL NAME BOTANICAL NAME Samuel Sommer Magnolia Afghan Pine no common name Sweet Bay Blue Flame Agave Pride of Madeira Lion’s Tale Sea Lavender Dwarf Mat Rush New Zealand Flax California Coffeeberry Rhaphiolepis Germander Sage Little John Bottlebrush Clivia Dudleya Red-Hot Poker Spanish Lavender Sea Lavender New Zealand Flax Rhaphiolepis Lemonade Berry Tasman Flax Lily Point Reyes Ceanothus Natal Plum Blue Chalk Sticks Natal Plum Point Reyes Manzanita Canyon Prince Wild Rye Blue Chalk Sticks 36” Box 24” Box M L 36” Box 24” Box L L 5 Gal. 5 Gal. 5 Gal. 1 Gal. 1 Gal. 5 Gal. 5 Gal. 5 Gal. 5 Gal. L L L L L L L L L 5 Gal. 5 Gal. 5 Gal. 5 Gal. 5 Gal. 1 Gal. 5 Gal. 5 Gal. 5 Gal. L M L L L L L L L 1 Gal. 1 Gal. 1 Gal. 1 Gal. M L L L 1 Gal. 1 Gal. 1 Gal. 1 Gal. L L L L Airport Boulevard Street Tree CalTrain Easement Buffer Planting Main Seating Area Tree Screening Tree Airport Boulevard Accent Planting Slope Planting Accent Shrub Slope Planting Accent Shrub Airport Boulevard Accent Planting Accent Planting at Building Edge Accent Planting at Building Edge CalTrain Easement Screening Foundation Shrub at Building Edge Accent Parkway Shrub Foundation Shrub Accent Planting Accent Planting Accent Planting Accent Planting Foreground Accent Planting Accent Planting Foundation Shrub Background Planting Entry Drive Median Groundcover Slope Planting Foreground Planting Airport Boulevard Accent Planting Foreground Planting Foregroung Planting Middle Ground/Background Planting Accent Foreground Planting COMMON NAME COMMON NAME SIZE WATER USE SIZE COMMENTS COMMENTS LP.11 Site Furnishing Photos Capitol Bicycle Rack by Forms+Surfaces Urban Renaissance Trash Receptacle by Forms + Surfaces Trio Bench by Forms + Surfaces Omega with Oxford Street Lamp by Sternberg Lighting Fan Tree Grate by Urban Accessories Classic Taper Planter by PureModern MA T C H L I N E , S E E S H E E T C 1 . 1 MA T C H L I N E , S E E S H E E T C 1 . 0 MA T C H L I N E , S E E B E L O W MA T C H L I N E , S E E A B O V E City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:16-905,Version:1 Reportregardinginterviewanddiscussionofshortlisteddevelopersforthepropertieslocatedat201Grand Avenue and 418 Linden Avenue. (Ron Gerber, Housing Manager) RECOMMENDATION ItisrecommendedthattheSubcommitteeinterviewthetwoshortlisteddevelopers,andinclosedsession reviewPriceandTermsandtheTotalDevelopmentCost.Itisfurtherrecommendedthatthe Subcommitteeselectapreferreddeveloperandanalternatedeveloperthatmaybeconsideredfor approvalbytheCityCouncilandSuccessorAgencyorprovidestaffwithanalternativenextsteps direction. BACKGROUND AND DISCUSSION ThismemoprovidesanupdateonthedeveloperselectionprocessforthedispositionofaSuccessorAgency ownedproperty(201Grand)andaCityownedproperty(418Linden),collectivelyreferredtoas“Grandand Linden”. The Subcommittee is requested to interview two developers and advise on the next steps. Previously,theCityandSuccessorAgencyapprovedanExclusiveNegotiatingRightsAgreement(ENRA)with BrookwoodEquitiesLLCfortheGrandandLindenproperties.Brookwoodproceededtoobtainentitlements forthetwosites,whichwereapprovedbytheCityandSuccessorAgencyonDecember9,2015.Inadditionto theentitlements,theCityandSuccessorAgencyalsoapprovedaDispositionandDevelopmentAgreement (DDA) that outlined the development of the project, financing, and design. Theapproved201Grandprojectdesignisdesignedtoprovidehigh-qualityfamilyhousingneararegional transitstation.Thishighdensity,mixed-useprojectincludesresidentialwithgroundfloorcommercial,a residentialentrancelobbyonCypressAvenue,aleasingofficeandaresidentlounge.Itincludes46residential units,ofwhichninearerequiredtobeBelowMarketRate(BMR)unitsaffordabletohouseholdsearning60%- 80%ofAreaMedianIncome(AMI).Thesiteisaformerredevelopmentproperty,andthereforeisheldbythe SuccessorAgencyandOversightBoard.Thesetwoauthoritieswillneedtoapprovethesalepriceofthis property. The418Lindenprojectisentitledforresidentialuseonly,withsomeflexibilitytoallowforlive/workspaces.It includes38residentialunits,ofwhicheightwillbeBMRunitsaffordabletohouseholdsearning60%-80%of AMI.Theprojectincludesanentrancelobby,residentlounge,fitnessroomandbicyclestorage.Some residentialunitswillbesituatedonthegroundfloor,withparkingaccessfromThirdLane.Thesiteisownedby the City; therefore no Successor Agency or Oversight Board review will be required. Earlierthisyear,duetolackofprojectprogressandfinancingcommitmentbyBrookwood,theCityCouncil andSuccessorAgencyterminatedtheDDAwithBrookwood.AssetforthinthetermsDDA,theCityretained the project entitlements. TheCityCouncilandSuccessorAgencydirectedstafftosolicitbidsforthepurchaseanddevelopmentofthe propertiesasentitled.StaffcraftedaRequestforQualificationsandProposals(RFQ&P)thataskeddevelopers City of South San Francisco Printed on 11/18/2016Page 1 of 3 powered by Legistar™ File #:16-905,Version:1 propertiesasentitled.StaffcraftedaRequestforQualificationsandProposals(RFQ&P)thataskeddevelopers to detail their qualifications and relevant experience and, separately, to submit Price and Terms confidentially. TheRFQ&PwasissuedonJuly19,2016withadeadlineofAugust31,2016.Twoemailblastsweresentto 265developers,brokers,architects,andotherinterestedparties.Apre-submissionmeetingandsitevisitwas held on August 9, 2016. TheCityreceivedresponsesfromfourqualifieddevelopers:CurtisDevelopment,MidPenHousing,PaloAlto PartnersandROEMDevelopment.TheseresponsesandpriceofferswerereviewedbytheSubcommitteein closedsessiononOctober13,2016.TheSubcommitteerequestedthattwoofthefourdevelopers,PaloAlto PartnersandROEMDevelopment,beselectedforinterviewandfurtherreview.Inaddition,theSubcommittee requestedthatstaffrequesta“BestandFinal”priceofferfromthetwoshortlisteddevelopers.Thepriceand terms of the Best and Final responses will be reviewed in closed session. SCHEDULE OF INTERVIEWS Thenextphaseinthedeveloperselectionprocessistointerviewthetwoshortlisteddevelopers,tofurther understandtheirexperience,andthenmeetinclosedsessiontodiscusspriceandterms.TheSubcommitteewill interviewbothdevelopersandmakearecommendationregardingthenextsteps.TheSubcommitteemaymake preferreddeveloperselectionwiththeotherdeveloperretainedasanalternate.TheCityCouncilandSuccessor AgencywillconsidertheSubcommittee’srecommendationandconfirmor,atitsdiscretion,amendthe preferreddeveloperrecommendation.Thepurposeofselectinganalternatedeveloperisthat,intheeventthat thepreferreddeveloperisunabletosuccessfullynegotiatethepurchaseandsaleagreementwithin60-90days, the City may revert to the alternate developer. Thefinalselectionofthepreferredandalternatedeveloperfor201GrandwillrequiretheOversightBoard’s considerationandapprovalofthesaleprice.WiththeOversightBoard’sapprovalofthesaleprice,an Exclusive Negotiating Rights Agreement (ENRA) may be negotiated with the preferred developer. TheSubcommitteeisremindedthatPriceandTermsandTotalDevelopmentCost(TDC)shouldnotbe discussedinopensession.Reviewoftheabovewilltakeplaceinclosedsessiononly.Developershave,too, been advised accordingly. Eachinterviewwilllastapproximately20minutesandwillconsistofa10-minutepresentationbythe developersandallowfor10minutesofQ&A.Developershavebeenrequestedtodiscusstheirdevelopment conceptandteam,relatedexperience,communityoutreachapproach,greenandenvironmentalstrategies,and funding resources. The interview schedule is as follows: 1.Palo Alto Partners 3.30pm-3.50pm 2.ROEM Development 3.55pm-4.15pm TheinterviewswillallowtheSubcommitteetogaugeeachteams’probabilityofperformance,basedontheir team experience with projects similar in size and scope and completed projects. CONCLUSION ItisrecommendedthattheSubcommitteeinterviewthetwoshortlisteddevelopersandinclosedsessionreview PriceandTermsandtheTotalDevelopmentCost.ItisrecommendedthattheSubcommitteeselectapreferred developerandanalternatedeveloperthatmaybeconsideredbytheCityCouncilandSuccessorAgencyor City of South San Francisco Printed on 11/18/2016Page 2 of 3 powered by Legistar™ File #:16-905,Version:1 provide staff with an alternative next steps direction. City of South San Francisco Printed on 11/18/2016Page 3 of 3 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:16-906,Version:1 Closed Session Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Properties: 201 Grand Avenue and 418 Linden Avenue NegotiatingParties:SouthSanFranciscoSuccessorAgency/CityofSouthSanFranciscoandROEM Development and, Palo Alto Partners Under Negotiation: Review Price and Terms.(Ron Gerber, Housing Manager) City of South San Francisco Printed on 11/18/2016Page 1 of 1 powered by Legistar™