HomeMy WebLinkAbout2018-03-20 e-packet@2:00Tuesday, March 20, 2018
2:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Terrabay Gymnasium & Recreation Building, Poppy Room
1121 South San Francisco Drive, South San Francisco, CA
Housing Standing Committee of the City Council and
Planning Commission
Special Meeting Agenda
March 20, 2018Housing 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 Tuesday, March 20, 2018, at 2:00 p.m., in the Poppy Room,
Terrabay Gymnasium & Recreation Building, 1121 South San Francisco Drive, South San Francisco,
California.
Purpose of the meeting:
Call To Order.
Roll Call.
Public Comments.
MATTERS FOR CONSIDERATION
Continuation of interviews of developers for the Public Utilities Commission Site, a
Successor Agency to the former Redevelopment Agency of South San Francisco
property, and selection of a preferred developer and alternate developer. (Mike
Lappen, Economic Development Coordinator)
1.
CLOSED SESSION
Closed Session:
Conference with Real Property Negotiators
(Pursuant to Government Code Section 54956.8)
Property: PUC Site (APN 093-312-060)
Agency Negotiators: Alex Greenwood and Nell Selander
Negotiating Parties: City of South San Francisco, South San Francisco Successor
Agency and AGI/KASA, Blake Griggs, Republic Metropolitan, Sares Regis, and
SummerHill Housing
Under Negotiation: Price and Terms for disposition of the Property
2.
Adjournment.
Page 2 City of South San Francisco Printed on 4/16/2018
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:18-231 Agenda Date:3/20/2018
Version:1 Item #:1.
Continuation of interviews of developers for the Public Utilities Commission Site,a Successor Agency to the
former Redevelopment Agency of South San Francisco property,and selection of a preferred developer and
alternate developer.(Mike Lappen, Economic Development Coordinator)
RECOMMENDATION
Staff recommends that the Joint Housing Subcommittee (“Joint Subcommittee”)interview the five developer
teams that submitted proposals in response to the Request for Proposals for the Public Utilities Commission
(PUC) Site, and make recommendations to City Council for a selected developer and alternate developer.
BACKGROUND
This report provides background information on the developer solicitation process for the PUC Site (described
below). Descriptions of each developer proposal are also presented.
Site Description
In 2007,the former Redevelopment Agency of the City of South San Francisco entered into an agreement with
the City and County of San Francisco/San Francisco Public Utilities Commission to purchase 13.2 acres of land
located in the vicinity of El Camino Real &Chestnut.The sale was completed and the property was transferred
to the Agency on January 31,2008.Within this 13.2-acre property,there is a 5.9-acre site -currently referred to
as the “PUC Site” - that is the subject of the current developer solicitation process.
The PUC Site consists of two vacant lots totaling approximately 5.9 acres,identified as APN 093-312-060 (see
map,Attachment 1).The PUC Site offers an outstanding opportunity for mixed-use development,due to its
large contiguous land area,extensive frontage along Mission Road,and direct pedestrian access to the South
San Francisco Bay Area Rapid Transit (BART)Station,El Camino Real shopping,Centennial Trail /Colma
Creek, and other amenities.
Planning Background
The PUC Site is located within a portion of the El Camino corridor that,due to proximity of the BART Station
and other factors,has the potential to become a vibrant mixed-use neighborhood and activity node for the city.
The City Council has long recognized the strategic importance of this area,and to help the area reach its full
potential the City has:
·Adopted the SSF General Plan which encourages transit oriented development;
·Implemented the SSF BART Transit Village Plan and ordinance;
·Prepared plans to extend Oak Avenue from Mission Road to El Camino Real;
·Constructed the majority of Centennial Way over the BART-San Francisco International Airport (SFO)
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right-of-way; and
·Using the former South San Francisco Redevelopment Agency,purchased vacant land from the San
Francisco Public Utilities Commission and Ron Price Motors to ensure high quality mixed use
development.
The most recently approved housing projects in the vicinity include:Park Station at 1200 El Camino Real (99
units),the Mid-Peninsula Housing Project at 636 El Camino Real (109 affordable units and 5,700 square feet of
commercial space),the Mission &McLellan project at 1309 Mission Road (20 units and 6,000 square feet of
commercial space),and Summerhill Homes project at 998 El Camino Real (172 units and 6,000 square feet of
commercial space).
El Camino Real/Chestnut Avenue Area Plan
In 2011,the City adopted the El Camino Real/Chestnut Avenue Area Plan (“Area Plan”),which introduced
higher density development on and in the vicinity of the PUC Site. In summary, the adopted Area Plan set forth:
·Heights and intensities greater than existing,surrounding development to emphasize the planning area’s
central role as a transit-oriented destination,
·Overall height ranges of three to six stories,with taller buildings up to 15 stories tall disbursed
throughout, and which are varied in height and bulk, to create visual interest,
·A new neighborhood of up to 4,400 residents housed in low- to high-rise buildings,
·A range of commercial uses;walking access to everyday amenities;and a new Civic Campus with
library,recreation and police services,plazas,and gathering spaces for the entire South San Francisco
community, and
·A linear park and a pedestrian-oriented “Main Street”lined with restaurants,cafés,and outdoor seating
along a portion of the BART right-of-way.
The PUC Site is zoned according to the El Camino Real/Chestnut Avenue Area Plan,with designations
including High Density Residential,El Camino Real Mixed Use North,El Camino Real Mixed Use North High
Intensity,El Camino Real Mixed Use North Medium Intensity,and Public Use.These Zoning designations
allow for 80 to 120 foot height limits and floor area ratios of 2.0 to 3.0.
Long Range Property Management Plan
Following the dissolution of redevelopment agencies across California in 2012,the City prepared a Long Range
Property Management Plan (LRPMP)of the Successor Agency to the former Redevelopment Agency of the
City of South San Francisco (“Successor Agency”).Housing properties were transferred to the City and the non
-housing properties were transferred to the Successor Agency.The City/Successor Agency is now responsible
for disposition of these non-housing properties.The LRPMP designated the PUC property for future
development,specifically,for disposition and development of uses consistent with the El Camino
Real/Chestnut Area Plan. The California Department of Finance formally approved the LRPMP in 2015.
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PUC Property Developer Selection Process
In order to dispose of the PUC Site in a manner consistent with the LRPMP,on May 1,2017,the City issued a
Request for Qualifications (“RFQ”)for a well-qualified development team to create a high-quality,mixed-use,
transit-oriented development on the PUC Site (Attachment 2).Twelve development teams responded.Those
responses were reviewed and reduced to a list of eight finalists,which were interviewed by a six-member
Review Panel of community members and City staff.The Review Panel’s recommendations were forwarded to
the Joint Subcommittee for confirmation.On October 16,2017,The Joint Housing Subcommittee reviewed the
draft Request for Proposals (“RFP”)and the Review Panel’s recommendation.The Joint Housing
Subcommittee approved the RFP and determined that the following teams should be invited to respond to it:
1.AGI Avant/KASA Partners;
2.Blake Griggs;
3.Sares Regis;
4.Summerhill Housing Group;
5.Steelwave; and
6.Republic Metropolitan.
In late October 2017,staff sent the approved RFP to the selected developer teams.The 90-day solicitation
concluded on February 5, 2018.
DISCUSSION
Five development teams submitted proposals to the City:AGI Avant/KASA Partners;Blake Griggs;Republic
Metropolitan;Sares Regis;and Summerhill Housing Group.In response to the RFP,each team submitted their
qualifications,project proposal,financial analysis,and offer price,along with other information more
specifically detailed in the attached RFP.Offer price and terms will be transmitted under separate cover to the
Joint Housing Subcommittee as a Confidential Memorandum.Below,the City expectations and evaluation
criteria outlined in the RFP are described, and summary of each of the five developer proposals is presented.
City Expectations
The RFP outlines the City’s expectations for development at the PUC Site, as described below:
·High Quality Planning,Design,and Construction Materials:Critical to the Site’s development is
careful master planning of uses,intensities of development,and circulation.The City expects to see
high-quality design of buildings,landscaping,and other site elements built with lasting,impactful,and
aesthetically pleasing materials.
·Strong Connections to Centennial Way:The development of the PUC Site should strengthen pedestrian
and bike connections to Centennial Way,better connecting South City neighborhoods to the South San
Francisco and San Bruno BART Stations.
·Housing Affordable to a Range of Incomes:New development at the PUC Site should offer housing
types that are affordable to a range of incomes,in addition to inclusion of below market rate housing.As
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types that are affordable to a range of incomes,in addition to inclusion of below market rate housing.As
a housing opportunity site identified in the City’s adopted Housing Element,the PUC Site is a critical
component of meeting the City’s obligations under the Regional Housing Needs Allocation,particularly
for lower income households.
·Active Ground Floor Uses in Key Locations:A step-back architectural style utilizing two-story
townhomes with stoops and porches is encouraged,along with local-serving retail uses,restaurants,
child care centers, or other neighborhood services.
·Family-Friendly Unit Types:The Site should be developed to meet or exceed the Zoning District’s base
density of 120 dwelling units per acre while maximizing the number of two and three bedroom units.
·Commitment to Public Art:The developer shall integrate public art throughout Site to create a distinct,
well-defined public realm with enhanced streetscape,public plazas,open spaces,and pedestrian
connections.
·Support for Oak Avenue Extension:The City expects the developer to work in concert with the City to
implement this important infrastructure improvement,including making a financial contribution to the
project and funding its initial construction.
·Partnership in Formation of a CFD:If a Community Financing District (CFD)is formed during the
disposition and development of the PUC Site,the developer shall agree to support and participate in its
formation.
·Thoughtful Community Engagement Process:The City expects the selected developer to prepare a
thoughtful outreach plan to guide an engagement process to gather stakeholder,neighbor,and the
community input.
·Design Complementary to the Planned Community Civic Campus:Designing a project that
complements and accentuates the role of the Community Civic Campus as a destination for the
community is paramount.
·Consideration for BART’s Sphere of Influence:The City anticipates that the future developer of the
PUC Site may need to enter an agreement with BART for use of the right of way as open space.
Evaluation Criteria
The RFP lists the following criteria that the Joint Subcommittee may use to evaluate each developer’s proposal.
·Appropriateness and quality of project concept,
·Community and economic benefits to the City,
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·Financial capability to consummate the proposed deal,
·High-quality iconic design, and
·Completeness, creativity, and clarity of proposal.
Summary of Developer Proposals
Each proposal includes several sections:identification of the team,discussion of relevant projects,references,
plans and elevations for the proposed development,illustrations showing massing from neighboring
communities,and purchase offer.Staff has prepared a detailed matrix (Attachments 4-8)designed to assist the
Subcommittee in comparing each proposal based on the City’s expectations.
AGI/KASA Partners
The project team includes AGI Avant Inc.,KASA Partners,Kwan Hemi Architects,BAR Architects,RHAA
Landscape Architects, GLS Landscape/Architecture, and Bridge Housing.
Total Number of Units:812 units
BMR Units:162 units (20 percent) in a stand-alone project built by Bridge Housing
Rental Units:812 units
For-Sale Units:0 units
Child Care:5,500 square feet
Open/Park Space:7 acres
Retail Space:13,000 square feet
Parking:1,441 spaces
Blake Griggs
The project team includes Blake Griggs, Eden Housing, Capital Senior Housing, TCA Architects.
Total Number of Units:Alternate A: 847 units; Alternate B: 790 units
BMR Units:Alternate A: 97 stand-alone units (Eden); 70 inclusionary (20 percent)
Alternate B: 97 stand-along units (Eden); 88 inclusionary (23 percent)
Rental Units:Alternate A: 702 units; Alternate B: 790
For-Sale Units:Alternate A: 145 units; Alternate B: 0
Child Care:0
Open/Park Space:3.5 acres
Retail Space:14,000 square feet
Parking:1,000-1,100
Republic Metropolitan
The project team includes Republic Family of Companies/ReMet,Mercy Housing,Swinerton Builders,BDE
Architects, and SWA Land Planning and Landscape Architecture.
Total Number of Units:639 units
BMR Units:181 unit (28 percent)in a stand-alone project built by Mercy Housing Rental
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BMR Units:181 unit (28 percent)in a stand-alone project built by Mercy Housing Rental
Units:639 units
For-Sale Units:0 units
Child Care:5,000 square feet
Open/Park Space:2+ acres
Retail Space:3,500 square feet
Parking:720-750 spaces
Sares Regis
The project team includes Sares Regis,Studio T Square Architects,HMH Engineers,and The Guzzardo
Partnership.
Total Number of Units:668 rental units
BMR Units:134 units (20 percent) integrated throughout the project
Rental Units:623 units
For-Sale Units:45 units
Child Care:3,700 square feet
Open/Park Space:4.5 acres
Retail Space:4,000 square feet
Parking:779 spaces
Summerhill Housing
The project team includes Summerhill Housing,KTGY Architecture and Planning,R3 Studios,and CBG Civil
Engineers.
Total Number of Units:755 rental units
BMR Units:151 units (20 percent) integrated throughout the project
Rental Units:568 units
For-Sale Units:187 units
Child Care:4,500 square feet
Open/Park Space:2+ acres
Retail Space:0
Parking:885 spaces
Next Steps
Following the Joint Subcommittee’s interviews with the development teams and recommendation of a selected
developer and alternate developer,the Joint Subcommittee’s recommendations will be forwarded to City
Council,as the Successor Agency Board,for approval of the selected and alternate developers.Following
Council’s approval,the City and the selected developer will enter into an Exclusive Negotiating Rights
Agreement (ENRA)that will form the basis of a Development Agreement and Purchase and Sales Agreement.
The ENRA period is anticipated to take eight to 10 months.
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FISCAL IMPACT
This report is intended to support the developer interviews being held by the Joint Housing Subcommittee.
There is no impact to the City’s General Fund at this early stage in the Project.
CONCLUSION
The Joint Housing Subcommittee is asked to hold interviews of the five teams that submitted responses to the
RFP and make a recommendation to the City Council for a selected developer and an alternate developer.
Attachments:
For all attachments,please refer to the Staff Report from the March 12,2018 Joint Housing Subcommittee
meeting, file number 18-66.
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:18-234 Agenda Date:3/20/2018
Version:1 Item #:2.
Closed Session:
Conference with Real Property Negotiators
(Pursuant to Government Code Section 54956.8)
Property: PUC Site (APN 093-312-060)
Agency Negotiators: Alex Greenwood and Nell Selander
Negotiating Parties: City of South San Francisco, South San Francisco Successor Agency and AGI/KASA,
Blake Griggs, Republic Metropolitan, Sares Regis, and SummerHill Housing
Under Negotiation: Price and Terms for disposition of the Property
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