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Home My WebLink About2018-05-02 e-packet@6:00Wednesday, May 2, 2018 6:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA Municipal Services Building, Council Chambers 33 Arroyo Drive, South San Francisco, CA Joint Special Meeting City Council and Successor Agency Special Meeting Agenda May 2, 2018Joint Special Meeting City Council and Successor Agency Special Meeting Agenda NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, that the Successor Agency to the City of South San Francisco Redevelopment Agency and the City Council will hold a Joint Special Meeting on Wednesday, May 2, 2018, at 6:30 p.m., in the Municipal Services Building, Council Chambers, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: Call to Order. Roll Call. Agenda Review. Public Comments - comments are limited to items on the Joint Special Meeting. MATTERS FOR CONSIDERATION Report regarding the developer selection process for a Successor Agency to the Redevelopment Agency of the City of South San Francisco property known as the San Francisco Public Utilities Commission site. (Nell Selander, Economic & Community Development Deputy Director) 1. CLOSED SESSION Closed Session: Conference with Real Property Negotiators: (Pursuant to Government Code Section 54956.8) Properties: PUC Site (APN 093-312-060) City Negotiators: Alex Greenwood, Nell Selander, and Mike Lappen Negotiating Parties: City Council and Successor Agency to the former South San Francisco Redevelopment Agency and AGI/KASA Partners, Blake Griggs, Republic Metropolitan, and SummerHill Housing Group. Under Negotiations: Price and terms for disposition of the property 2. Adjournment. Page 2 City of South San Francisco Printed on 8/31/2018 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. ReportregardingthedeveloperselectionprocessforaSuccessorAgencytotheRedevelopmentAgencyofthe CityofSouthSanFranciscopropertyknownastheSanFranciscoPublicUtilitiesCommissionsite.(Nell Selander, Economic & Community Development Deputy Director) RECOMMENDATION StaffrecommendsthatthejointCityCouncil/SuccessorAgencyreceiveapresentationonthedeveloper selectionprocess,includingpresentationsbyfourdevelopers,considerselectingapreferreddeveloper andanalternatedevelopertodevelopthe5.9-acrepropertyknownastheSanFranciscoPublicUtilities Commissionsite(the“PUCSite”),andprovidedirectionondraftinganExclusiveNegotiatingRights Agreement. BACKGROUND ThisreportprovidesbackgroundinformationonthedevelopersolicitationprocessforthePUCSite,the HousingStandingCommittee’srecommendationtoselectapreferredandalternatedeveloper,andnextstepsin the disposition process. Site Description In2007,theformerRedevelopmentAgencyoftheCityofSouthSanFranciscoenteredintoanagreementwith theCityandCountyofSanFrancisco/SanFranciscoPublicUtilitiesCommissiontopurchase13.2acresofland locatedinthevicinityofElCaminoReal&ChestnutAvenue.Thesalewascompletedandthepropertywas transferredtotheAgencyonJanuary31,2008.Withinthis13.2-acreproperty,thereisa5.9-acresite-currently referredtoasthe“PUCSite”-thatisthesubjectofthecurrentdevelopersolicitationprocess.ThePUCSite consists of two vacant lots identified as assessor’s parcel number (APN) 093-312-060 (see Attachment 1). Permissible Uses on the PUC Site BecausethePUCSiteisformerredevelopmentproperty,itsdispositionanddevelopmentiscontrolledtoa significantdegreebythestatestatutes.In2011,CaliforniaGovernorBrownsignedStatelegislationtoabolish redevelopmentthroughoutthestate.Anewstatelawcreatedaprocesstowinduptheaffairsoftheformer redevelopmentagencies,andrequiredaplanforhowallformerredevelopmentlandwouldbesoldand/or developed. Inaccordancewiththisnewlaw,theSouthSanFranciscoSuccessorAgencytotheRedevelopmentAgency (SuccessorAgency)preparedaLongRangePropertyManagementPlan(LRPMP)togovernthedispositionand developmentofallformerRedevelopmentAgencypropertieswithintheCityofSouthSanFrancisco(City). TheStateapprovedtheLRPMPin2015.HousingpropertiesweretransferredtotheCityandthenon-housing propertiesweretransferredtotheSuccessorAgencyfordispositionconsistentwiththeLRPMP.Pertheterms City of South San Francisco Printed on 4/27/2018Page 1 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. propertiesweretransferredtotheSuccessorAgencyfordispositionconsistentwiththeLRPMP.Pertheterms oftheLRPMPandDissolutionLaw,theCityisresponsiblefordispositionofthesenon-housingproperties, including the PUC Site consistent with the terms of the LRPMP. TheLRPMPidentifiesthePUCSiteforfuturedevelopmentand,specifically,forhigh-density,mixed-use developmentconsistentwiththeElCaminoReal/ChestnutAreaPlan.TheLRPMPenvisionsapproximately 520unitsonthePUCSite.Ultimately,saleofthepropertyiscontingentupontheOversightBoard’sapproval of the purchase price. Attachment 2 includes portions of the LRPMP related to the PUC Site. In2011,theCityadoptedtheElCaminoReal/ChestnutAvenueAreaPlan(“AreaPlan”),whichintroduced higherdensitydevelopmentonandinthevicinityofthePUCSite.TheadoptedAreaPlansetforth:heightsand intensitiesgreaterthanexisting,surroundingdevelopmenttoemphasizethearea’sroleasatransit-oriented destination;anewneighborhoodofupto4,400residentshousedinlow-tohigh-risebuildings;arangeof commercialuses;anewCivicCampus;andalinearparkalongaportionoftheBayAreaRapidTransit(BART) right-of-way. ThePUCSiteiszonedaccordingtotheAreaPlan.TheZoningOrdinancespecifiesaminimumdensityonthe PUCSiteof80dwellingunitstotheacre,andabasemaximumof120dwellingunitstotheacre.Thebase maximumheightlimitonthePUCSiteis120feet.Developerscanapplyforgreaterdensities(upto180 dwellingunitsperacre)andtallerheights(upto160feet)onthePUCSite,whichmaybegrantedatthe discretion of City Council. TheCity’sHousingElementdesignatesthePUCSiteasahousingopportunitysite,abletoaccommodate approximately845housingunits.ShouldtheSitebeusedforsomethingotherthanhigh-densityhousing,the CitywillhavetoamenditsHousingElementtoidentifyotherpropertiesthroughoutSouthSanFranciscothat areableto-underexisting(ornew)zoning-accommodatethehousingunitspreviouslyidentifiedatthePUC Site.ThisamendmentwillhavetobeapprovedbytheCaliforniaDepartmentofHousingandCommunity Development. Developer Selection Process TodisposeofthePUCSiteinamannerconsistentwiththeLRPMP,onMay1,2017,theCityissuedaRequest forQualifications(RFQ)forthePUCSite.Twelvedevelopmentteamsresponded.Theirresponseswere reviewedandreducedtoalistofeightfinalists,whichwereinterviewedbyasix-memberReviewPanelof communitymembersandCitystaff.Followingtheinterviews,theReviewPanelrecommendedthatfour developersbeinvitedtorespondtoaRequestforProposals(RFP),subjecttoHousingStandingCommittee (“Committee”) approval. OnOctober16,2017,theCommitteereviewedthedraftRFPandtheReviewPanel’srecommendedshortlistof developers.TheCommitteeapprovedtheRFPanddeterminedthatthefollowingteamsshouldbeinvitedto respondtoit:AGIAvant/KASAPartners;BlakeGriggs;RepublicMetropolitan;SaresRegis;andSummerhill Housing Group. City of South San Francisco Printed on 4/27/2018Page 2 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. InOctober2017,staffdistributedtheRFPtotheshortlisteddevelopers.ThesolicitationconcludedonFebruary 5,2018,withfivedeveloperteamssubmittingresponses:AGI/KASA,BlakeGriggs,RepublicMetropolitan, SaresRegis,andSummerHillHousingGroup.TheirproposalsareattachedinfulltotheCommitteestaffreport dated March 12, 2018. OnMarch12and13,2018,theCommitteeinterviewedthefivedeveloperteams.Thetwo-dayinterviewperiod culminatedinaclosedsessionduringwhichpriceandtermswerepresentedtotheCommittee.Needingmore informationfromthreeofthedeveloperteams,theCommitteeinvitedAGI/KASA,BlakeGriggs,and SummerHillHousingGrouptoprovideanswerstospecificCommittee-directedquestionsonMarch20,2018. OnMarch20,2018,theCommitteemetagaintoreviewthethreedevelopers’revisedprojectsandamended offers. Housing Standing Committee Recommendation AttheMarch20,2018meeting,AGI/KASA,BlakeGriggs,andSummerHillHousingGrouppresentedrevised proposals.BasedontherevisedproposalspresentedonMarch20,2018,theCommitteedecidedtorecommend thatthefullCityCouncilconsidereitherAGI/KASAorBlakeGriggsasthepreferreddeveloperofthePUC Site.TheCommitteerecommendedthetwodevelopersbecauseoftheirqualifications,projectproposals, community and economic benefits, and price offers. City Council Consideration of Developers AtaspecialjointmeetingoftheCityCouncilandSuccessorAgencyonMarch28,2018,theCity Council/SuccessorAgencyconsideredselectingapreferredandalternatedeveloper.Staffgaveanintroductory presentation,AGI/KASAandBlakeGriggsmadepresentationsontheirqualificationsandconceptual approachestotheproject,publiccommentwasreceived,andaclosedsessionwasheld.Ultimately,Council directedstafftoprovidethecommunitywithmoreopportunitytocommentonthedeveloperselectionprocess prior to making a decision. Community Outreach Toprovidethecommunitywithanopportunitytocommentfurther,staffmadearrangementsfortwo communityworkshopsonApril18,2018,oneat10amandaneveningsessionat6pm.Attheregularly scheduledCityCouncilmeetingonApril11,2018,CityCouncildirectedstafftoinviteRepublicMetropolitan andSummerHillHousingGrouptoparticipateinthecommunityworkshops,inadditiontoAGI/KASAand Blake Griggs. ToadvertisetheworkshopsonApril18th,staffmailedanoticetoallpropertyaddresses(over850)within1,000 feetofthePUCSite.SeveralcommunityalertemailsweresenttotheCity’sdistributionlistofover9,000. DigitalsignagewassetupinthevicinityoftheSiteannouncingtheworkshops,andnoticeswerepostedonthe City’s website, Facebook, and NextDoor. To gather feedback from those members of the public unable to attend the workshops on April 18th, a webpage City of South San Francisco Printed on 4/27/2018Page 3 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. was set up -www.ssf.net/PUC <http://www.ssf.net/PUC> - with information on the PUC Site and developer selection process. A link was also provided on the webpage to a survey, which asked about what amenities people would like to see on the Site and what their greatest concerns were with its development. Further, boards describing the City’s process and the developers’ proposals were set up in the atrium of the Municipal Services Building on April 16, 2018 and left up through the workshops to generate further comment and feedback. Community Feedback The community workshops on April 18, 2018 were attended by over 250 residents, business owners, employees who work in the City, and stakeholders. Over 15 City staff members participated in the workshops, recording the comments and questions asked by attendees. Additional feedback came in the form of emails to the City’s PUC-specific email address,PUC@ssf.net <mailto:PUC@ssf.net>, and from developers who collected notes and comment cards at their workshop stations. Attachment 4 synthesizes this feedback into a set of priorities and questions, organized by topic, to be addressed during forthcoming meetings and discussions. The priorities and comments are divided into the following topics. ·Design and Architecture ·Housing & Affordability ·Infrastructure Impacts and Traffic ·Impact to Public Services ·Sustainability, Health, and Safety ·Public Input/Communication ·Open Space and Recreation ·Community Benefits ·Developer Selection Process Manyworkshopattendeescompletedpapersurveys(over100),andotherssubmittedsurveyresponsesonline beforeandaftertheworkshops(approximately25).Thesurveyaskedwhatpeoplewouldliketoseeinparks andopenspace,retail,andwhatmajorconcernsareregardingdevelopment.Surveyresultsaresummarizedin Attachment 5. DISCUSSION ThefourdeveloperteamspresentedforCouncil’sconsiderationareallwell-qualifiedandhaveundergone thoroughevaluationbystaffandtheCity’sconsultant,EconomicandPlanningSystems.IntheRFP,the developerswereaskedtopresentaconceptualprojectplanfortheSite.Thisisfrequentlyarequirementof RFPsinordertounderstandwhatisfeasibleontheSite.Italsoinformsthedeveloper’spriceproposal.These conceptualprojectplanshavenotbeenvettedbythePlanningDivisionforcompliancewiththeGeneralPlan, AreaPlan,orZoningOrdinance.Theyaresimplymeanttoconveythedeveloper’sperspectiveofwhatis possible on the Site. Toevaluatethedeveloperteams,selectioncriteriawereincludedintheRFP.ThesecriteriaandtheCity’s expectationsfortheSite,whichwerealsooutlinedintheRFP,areprovidedinAttachment3.TheCity expectationshelpedthedeveloperscrafttheirproposals,whichincludeatargettoprovideatleast20percent affordablehousing,substantialpublicopenspace,andactivestreetfrontages.Belowisabriefsummaryofeach City of South San Francisco Printed on 4/27/2018Page 4 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. development team’s proposal (in Attachment 6, please find a detailed matrix comparing all four proposals): AGI/KASA Partners TheprojectteamincludesAGIAvantInc.,KASAPartners,BrookfieldResidential,KwanHemiArchitects, BARArchitects,RHAALandscapeArchitects,GLSLandscape/Architecture,andBridgeHousing. AGI/KASA’sproposalincludes812rentalunits,ofwhich20percentwillbeaffordable,andover1,000parking spaces.Theaffordableunitswillbeconstructedinastand-alone,purpose-builtdevelopmentbyBridge Housing.Theassumedbuildingheightsare85feet.Theyalsopropose13,000squarefeetofretailandmaker space,anda5,500squarefootchildcarecenter.Finally,AGI/KASAhavesecuredanequitypartnerforthe project - Brookfield Residential. See Attachments 7 and 8 for the proposal and supplemental material. Blake Griggs TheprojectteamincludesBlakeGriggs,MitsuiFudosanAmerica,EdenHousing,andTCAArchitects.Blake Griggs have presented three alternatives within their proposal. ·AlternativeAincludes702rentalunitsand145for-saleunitswithover1,000parkingspaces.Mostof thebuildingheightsare85feet,withtheexceptionofone,mid-rise,for-salebuildingreaching155feet. Twentypercentoftheunitswillbeaffordable,with97inastand-alone,purpose-builtdevelopmentby Eden Housing, and the remaining 70 affordable units integrated throughout the development. ·AlternativeBincludes790rentalunitswithjustunder1,000parkingspaces.Thebuildingswillbeno higherthan85feet.Twenty-threepercentoftheunitswillbeaffordable,with97inastand-alone, purpose-builtdevelopmentbyEdenHousing,andtheremaining88affordableunitsintegrated throughout the development. ·AlternativeCincludes702rentalunitsand118for-saleunitswithover1,000parkingspaces.Mostof thebuildingheightsare85feet,withtheexceptionofone,midrise,for-salebuildingreaching125feet. LikeAlternativeA,20percentoftheunitswillbeaffordable,with97inastand-alone,purpose-built developmentbyEdenHousing,andtheremaining70affordableunitsintegratedthroughoutthe development. Allalternativesincludeapproximately14,000squarefeetofretailanda5,000squarefootchildcarefacility. Finally,BlakeGriggshassecuredanequitypartnerfortheproject-MitsuiFudosanAmerica.SeeAttachments 9 and 10 for the proposal and supplemental material. Republic Metropolitan TheprojectteamincludesRepublicFamilyofCompanies/ReMet,MercyHousing,SwinertonBuilders,BDE Architects,andSWALandPlanningandLandscapeArchitecture.RepublicMetropolitan’sproposalincludes 639rentalunits,ofwhich28percentwillbeaffordable,andapproximately700parkingspaces.Theaffordable unitswillbeconstructedinastand-alone,purpose-builtdevelopmentbyMercyHousing.Theassumedbuilding heightsare85feet.Theyalsopropose3,500squarefeetofretailspace,anda5,000squarefootchildcare center. See Attachment 11 for the proposal. SummerHill Housing Group TheprojectteamincludesSummerhillHousing,KTGYArchitectureandPlanning,R3Studios,andCBGCivil City of South San Francisco Printed on 4/27/2018Page 5 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. TheprojectteamincludesSummerhillHousing,KTGYArchitectureandPlanning,R3Studios,andCBGCivil Engineers. SummerHill presented three alternatives within their proposal. ·OriginalPlanincludes568rentalunitsand187for-saleunits,andjustunder900parkingspaces.The assumed building heights are 85 feet. This Plan does not include retail space. ·Alternative1includes504rentalunits,188for-saleunits,and15townhomes.Mostofthebuilding heightsare85feet,withtheexceptionofonerowoftownhomesreachingjust45feet.Alternative1also includes 5,000 square feet of retail space. ·Alternative2includes568rentalunitsand188for-saleunits,andjustunder900parkingspaces.The assumed building heights are 85 feet. Alternative 2 includes 5,000 square feet of retail space. Allalternativesinclude20percentaffordableunitsintegratedthroughoutthedevelopmentanda5,000square foot childcare facility. See Attachments 12 and 13 for the proposal and supplemental material. CONCLUSION Atthismeeting,staffrecommendsthattheCityCouncil/SuccessorAgencyconsiderselectingapreferred developerandanalternatedeveloperforthePUCSite.Ifdirectionisprovidedonselectingapreferredand alternatedeveloper,staffwillbringforwardaresolutionapprovingtheselectionandauthorizingtheCity ManagertoenterintoanExclusiveNegotiatingRightsAgreement(ENRA)withthepreferreddeveloper. FollowingCityCouncil/SuccessorAgencyapprovaloftheresolution,theCitywillenterintoanENRAwiththe selecteddeveloper,whichwillformthebasisofnegotiationsandsubsequentagreementsforthedevelopment and disposition of the PUC Site. OnceselectedandtheENRAexecuted,thepreferreddeveloperwillpartnerwiththecommunitytounderstand itsconcernsandvisionforthePUCSite.Thiscommunityengagementprocesswillinformaformal developmentprojectapplication,whichwillbereviewedandconsideredforapprovallikeanyother developmentapplication.Initially,staffwillreviewitandthentherewillbeaseriesofpublichearings including,butnotlimitedtoDesignReviewBoard,PlanningCommission,andCityCouncil.Today,Councilis considering selecting a development partner, not approving a plan for the future development of the PUC Site. Attachments: 1.Site Map 2.Excerpts from the Long Range Property Management Plan 3.City Expectations and Evaluation Criteria 4.Community Feedback from April 18 Workshops and Emails Received 5.Community Survey Results 6.Developer Comparison Matrix 7.AGI/KASA Partners Proposal 8.AGI/KASA Supplemental Material 9.Blake Griggs Proposal 10.Blake Griggs Supplemental Material 11.Republic Metropolitan Proposal City of South San Francisco Printed on 4/27/2018Page 6 of 7 powered by Legistar™ File #:18-351 Agenda Date:5/2/2018 Version:1 Item #:1. 12.SummerHill Housing Group Proposal 13.SummerHill Housing Group Supplemental Material City of South San Francisco Printed on 4/27/2018Page 7 of 7 powered by Legistar™ Map of PUC Site PUC Site Community Civic Campus PUC SITE RFP PREPARED FOR: CITY OF SOUTH SAN FRANCISCO FEBRUARY 5, 2018 February 5, 2018 Mr. Mike Lappen Economic Development Coordinator City of South San Francisco 400 Grand Avenue South San Francisco, CA 94080 Dear Mr. Lappen: SummerHill Housing Group is pleased to present this proposal for the redevelopment of the PUC site. We commend the City of South San Francisco for the high bar they’ve set for the PUC site in the RFP as well as in the El Camino Real / Chestnut Avenue Area Plan. Together with our development partners--KTGY Architecture, R3 Studios Landscape Architecture, & CBG Civil Engineers, our team has the depth of knowledge and experience to help the City achieve its vision. As highlighted in Section A4, the SummerHill team has successful experience designing projects that achieve the city’s goals of a vibrant, transit-oriented development, constructed with high quality materials, designed to fit seamlessly into surrounding neighborhoods, and that serves residents of various income levels. And as our proposed 988 El Camino Real project demonstrates, SummerHill has a proven track record of working with the City and its residents to create communities of distinction consistent with the El Camino Real / Chestnut Avenue Area Plan and with strong connections to Centennial Trail Way and the future Community Civic Campus. SummerHill’s approach is to maximize the site’s potential and to have a positive impact on the community’s quality of life and economic viability by providing a thriving place in harmony with its context; a place which integrates high-quality multi-family housing opportunities appealing to a wide range of incomes, buyers and renters alike. Our proposal incorporates both the City’s expectations as well as feedback we have received from our community engagement for our 988 El Camino Real project. As a result, SummerHill is proud to propose a development that will bring 755 well-designed, high-quality new apartments and condos to the City, as well as numerous community benefits, including over $18 million in direct financial benefits to the City of South San Francisco. We thank you for the opportunity to participate in the RFP, and look forward to help presenting our proposal to you in person. Sincerely Jeff Zeiszler Michael P. Anichini Vice President, Land Acquisitions Director, Land Acquisitions 925.244.8707 925.244.8711 jzeiszler@shapartments.com manichini@shapartments.com Brio, Walnut Creek 1. Development Team 5 2. Developer Questionnaire 25 3. Development Team Qualifications 31 4. Relevant Experience 45 5. References 65 1. Project Description 69 2. Approach to Addressing City Expectations 83 3. Drawings & Diagrams 91. Benefits 119 Section B: Development Program Section A: Development Team & Experience TABLE OF CONTENTS 3PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 1500 Centre Pointe, Milpitas De v e l o p m e n t T e a m 1Section A Elaine Breeze Vice President of Development (project lead | main point of contact) 650.842.2404 ebreeze@shapartments.com Sara Fernandez Director, Planning (project lead) 310.439.3954 sfernandez@ktgy.com Roman de Sota, ASLA CGBP Director, President (project lead) 510.452.4190 roman@r3studios.com Ryan Hansen, P.E. Principal (project lead) 310.439.3954 rhansen@cbandg.com CARLSON, BARBEE & GIBSON, INC Architecture + Planning DEVELOPMENT TEAM CONTACTS PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE CIVIL ENGINEERS | SURVEYORS | PLANNERS DEVELOPER ARCHITECT LANDSCAPE ARCHITECT CIVIL ENGINEER The PUC site will be wholly-owned by SummerHill Housing Group Jeffrey Zeiszler Vice President of Acquisitions (ENRA negotiations) 925.244.8707 jzeiszler@shapartments.com 6 SUMMERHILL HOUSING GROUP OUR STORY Over the past 40 years, SummerHill Housing Group has established a tradition of developing distinctive residential communities located within the most desirable settings. From large estate homes to urban condominiums with SummerHill Homes, to multifamily apartment homes with SummerHill Apartment Communities. SummerHill builds a variety of home styles featuring high quality architecture, remarkable rich character and exceptional attention to detail. SummerHill communities have repeatedly earned high marks, not only from satisfied homeowners but from the building industry as well. Such recognition includes Best in American Living Awards from the National Association of Home Builders, numerous Gold Nugget Awards at the Pacific Coast Builders Conference, and a variety of featured articles in national magazines such as Builder, Professional Builder, and Sunset Magazine. 7PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO SUMMARY SummerHill Housing Group is a privately owned residential developer in the Bay Area, Southern California and Pacific Northwest, who has earned recognition and respect as one of the nation’s premier residential community builders. The company is renowned for developing specialized single-family detached and multifamily housing communities in established residential settings throughout California. Since its inception in 1976, SummerHill Housing Group’s goals have been to provide quality homes for its customers, Communities of Distinction for cities, and sound business opportunities for its partners. Criteria for site development are highly selective to meet the company’s objectives. SummerHill Housing Group uses extensive market analysis to identify housing needs, then customizes each development to achieve the highest potential. SummerHill has proven expertise in working closely with cities and neighborhood constituents to successfully integrate new home communities into the texture of the surrounding neighborhood by developing the most compatible housing type, architectural style, and urban plan for each site. 8 SUMMERHILL HOUSING GROUP OUR MISSION We define our excellence in relationships, the quality of our communities and in every aspect of our operations. Our collaboration with community stakeholders, public entities and industry professionals ensures creative solutions and optimal results for our residents, the communities in which we participate and our investors. We bring strategic real estate investment opportunities to life in the residential and apartment sector. Combining institutional experience with entrepreneurial vision, our management provide investors with the local presence, focus and depth of experience to succeed in competitive markets Our Capabilities • Land Procurement and Entitlement • Design and Development Management • Construction Management • Asset Management • Sales & Marketing • Warranty & Quality Assurance 9PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO SUMMERHILL APARTMENT COMMUNITIES At SummerHill Apartment Communities (Formerly known as Urban Housing Group) our vision is clear: We are the leader in providing quality, smart growth, multi-family rental housing and mixed-use developments located throughout the western United States. We define our excellence in our customer relationships, the quality of our products and in every aspect of our operations. Our collaboration with community stake holders, public entities and industry professionals ensures creative solutions and optimal results. Our team adapts to the diversity of our business with creative instincts, enterprising vision and a commitment to the core values that guide our decision making and define our culture. Our infrastructure is supported through superior systems. We believe that by encouraging personal and professional growth, our team will exceed expectations—with the benefits being realized by all. The developments created by SummerHill Apartment Communities are an integral part of our communities. It is important for us to preserve the environment, improve urban settings, and cultivate the beauty of our surroundings. Smart growth offers more than just shelter; it enhances neighborhoods and lifestyles. SummerHill Apartment Communities has a well defined acquisitions program that is research driven helping to ensure a successful investment strategy. The Company is an active buyer of land and development opportunities in high barrier to entry markets in northern & southern California, and Seattle in both urban and suburban locations. Utilizing its fully integrated platform and 50 year history, coupled with a highly experienced management team, we are able to adapt to changing market conditions to create quality and value. 10 SUMMERHILL HOUSING GROUP SUMMERHILL HOMES SummerHill Homes was formed in 1976 and is a homebuilding division of Marcus & Millichap Company. Marcus & Millichap Company is the parent company of a diversified group of real estate companies in the commercial investment, service, and development businesses. Over the last 30 years, SummerHill has completed more than 70 developments representing over 7,200 singlefamily homes, condominiums, townhomes, and apartments. SummerHill Home’s successful track record is the result of attracting top development and construction professionals whose goals are consistent with the company’s philosophy. SummerHill Home’s developments have won numerous significant awards including the coveted Best in American Living Award for the entire Pacific Coast Region from the National Association of Home Builders (NAHB), many Gold Nugget Awards from the Pacific Coast Builders Conference, and many awards for architecture from the Building Industry Association (BIA) of the Bay Area. 11PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO KTGY Architecture + Planning was founded in 1991 by professionals who shared a common belief in creating a firm that would perpetuate its success by investing in superior, productive people with positive attitudes and encouraging a team philosophy. This philosophy fosters an environment of support, training, listening and artistry, which has attracted the best and brightest young people, as well as some of the industry’s top seasoned professionals. KTGY serves clients worldwide from seven office locations including Irvine, Los Angeles, Oakland, Denver, Chicago, Tysons (Virginia), and Pune (India). FIRM QUALIFICATIONSArchitecture + Planning 12 SUMMERHILL HOUSING GROUP OUR VISION To Move the Discourse of Architecture Forward by Continuously Searching for Better. 13PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO MISSION STATEMENT Mission Statement KTGY designs innovative, market-driven, thoughtful solutions that produce lasting value for our clients, the community, and our firm. We do this by empowering the strong talent of our teams and with an extraordinary spirit of collaboration. Commitments 1. Commitment to Clients: Create Innovative Design Solutions for Client Success Listen Thoughtful design that aligns with client objectives Assemble the appropriate team Deliver buildable projects on time and on budget 2. Commitment to Community and the Environment: Plan and Design Projects that Enhance the Community Create pleasing spaces that elevate living, working and playing Integrate sustainability into every design Embrace our unique position by giving selflessly of our time and resources for a greater good 3. Commitment to KTGY Team Members: Build the Firm Generation-to-Generation Foster a spirit of collaboration within an entrepreneurial environment Embrace experience, be open to new ideas, and enable talent to flourish Opportunities for growth and opportunities for financial reward 4. Commitment to Embrace Change Architecture + Planning 14 SUMMERHILL HOUSING GROUP SERVICES As a full-service architectural and planning firm, KTGY has delivered a depth and breadth of successful design solutions for: Residential Single-Family Detached Small Lot Townhome | Flats Walk Up Wrap Podium High Rise Affordable Student Housing Adaptive Re-use / Rehabilitation Planning Master Planning Urban Design Site Planning Entitlement Government Relations 55+ | Service Enriched Active Adult Communities Independent Living Assisted Living Memory Support Skilled Nursing Life Plan Community (CCRC) Mixed Use Retail International Healthcare Hospitality Architecture + Planning 15PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO COMPANY PROFILEPLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Who we are R3 Studios, Inc. is an accomplished landscape architecture firm that specializes in integrating the disciplines of art, architecture and landscape to extend conventional notions of landscape architecture resulting in meaningful and thought provoking environments. We consider landscape and architecture as two modes of the same visual and spatial continuum. We integrate the new face of environmentalism with ecology, natural systems and the principals of “new urbanism” to create sustainable, livable communities. R3 Studios, Inc. has been recognized for design that improves cities and suburban communities while protecting the environment. We apply timeless lessons to modern concerns by researching the opportunities while respecting the constraints. What we do Our diverse work spans landscape architecture, urban design, resort planning and master community planning services to civic, institutional, commercial and residential clients. We are committed to providing responsive and innovative design for a variety of sites, land uses and building types. We guide a process that evolves from general planning through specific site and program requirements, integrating physical form, social patterns, historical context, natural systems and environmental conditions to derive a design solution. We offer innovative solutions and a range of services from project conceptualization through implementation, including; development strategy, site programming, conceptual design, from schematic design through construction documents and on site construction administration. We collaborate with a team of established professionals in a variety of disciplines including architects, engineers, environmental consultants, artists and green building professionals. Technical expertise and aesthetic sensitivity are complemented by an interest in the symbolism of nature, the built environment and a commitment to create environments that fulfill the needs of the public. 16 SUMMERHILL HOUSING GROUP PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE FIRM BACKGROUND With offices located in northern California, R3 Studios, Inc. provides landscape architectural design services throughout the world to private developers, and public agencies. Incorporated in 2008, R3 Studios, Inc. was established to provide its clients with innovative and comprehensive design solutions coupled with a proactive approach to schedule, budget and delivery of documents. R3 Studios, Inc. places a high priority on maintaining its commitment of providing personal, and responsive assistance. With over thirty years of combined Landscape architecture experience and with a design team that includes, designers, cad technicians, irrigation designers, and professional support staff, R3 Studios, Inc. has the human resources to manage complex and unique design challenges. Our culture is a team approach through all phases of work, including initial landscape planning, site analysis, interactive community meetings, agency hearings, project-theming, conceptual design, construction documentation and project certification. R3 Studios, Inc: • Understands Client’s goals and desired final product • Provides creative design solutions through research and analysis • Uses innovative technology • Is proactive • Believes in building and maintaining long term relationships • Understands the goals of our clients • Understands the economic climate • Understands the environment • Believes in the success of our clients • Believes in the success of the company Additionally, R3 Studios, Inc. understands the need to work within an interdisciplinary environment and frequently collaborates with architects, civil and structural engineers, underground utility designers, sales and marketing researchers, environmental/ecological, and traffic consultants. R3 Studios, Inc. uses innovative technology to create and translate our ideas with clarity and efficiency. The understanding and coordination of computer applications, coupled with an advanced computer network system, continually broadens our capabilities and enables us to meet, or exceed our clients’ expectations. R3 Studios, Inc. uses the following computer applications: • AutoCAD • Photoshop • Illustrator • In Design • Sketch-Up (3D Modeling) 17PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO EXPERTISEPLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Residential and Community Planning • Landscape Master Planning and Site Analysis • Landscape design Guidelines • Density Studies, Circulation and Site analysis • Land-use Schematics • Monumentation Design • Schematics and Conceptual Design • Community Theming Urban Design/Urban Infill • Podium schematic and Conceptual Design • Public Space Studies • Accessibility Studies • Wayfinding Design • Green Roof Design Multi-Family and Single Family Housing • Conceptual Master Plans • Model Homes • Sales Centers • Illustrated Site Specific Plan • Street Hierarchy and Pedestrian Connectivity • Sustainable Design • Wayfinding and Monumentation Design • Community Workshop Presentations • Agency Presentations • Neighborhood Park Planning and Design Retail/Mixed-Use • Conceptual Design • Circulation Studies • Tenant identification &Wayfinding • Shade Calculations • Plaza and Streetscsape Design • Podium Design 18 SUMMERHILL HOUSING GROUP PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE EXPERTISE Infrastructure • Streetscapes • Design Guidelines • Circulation Diagrams • Data Accumulation and Analysis • Street Hierarchy • Wayfinding • Monumentation Design Neighborhood and Community Parks • Trail Systems • Open Space Corridors • Park facilities Planning • Habitat Restoration • Sport Fields • Community Gardens • Existing Vegetation Analysis • Community Gardens Resort Hospitality • Golf Course Communities • Club Facilities, Parking, Entry Monumentation • Course Landscaping and Planting Improvements • Reception Area Amenities • Site Analysis, Course Routing Schematics • Density Housing Studies • Circulation and Site Analysis • Pool and Lagoon Design Environmental Planning • Wetlands, Stream Enhancements • Brownfield Sites • Wildlife Corridors • Fuel Modification Design • Sustainable Design 19PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS FIRM PROFILE CBG is the premier Civil Engineering, Surveying, and Land Planning firm in Northern California. Founded in 1989, CBG provides consulting services from concept through construction for private land development companies and public municipalities. With offices in San Ramon and Sacramento, CBG has over 100 professionals, registered engineers, and licensed surveyors to serve you. CBG is known for providing cost effective designs, reducing construction costs, meeting aggressive deadlines, and navigating California’s increasingly complicated entitlement and permitting processes. For the past 28 years, CBG has participated in the planning, design and construction of numerous signature projects throughout Northern California. CBG has exceeded the expectations of our clients by consistently meeting difficult challenges with innovative design solutions resulting in the successful completion of a project delivered on schedule and within budget. Our extensive land development experience enables us to thoroughly understand project requirements and to fulfill them through a complete scope of services including: Planning • Preliminary Engineering & Opportunity / Constraints Analysis • Conceptual Land Planning & Roadway Alignment Studies • Specific Plan Collaboration & Development • Public Services / Facilities & Utility Infrastructure Planning • Environmental / CEQA Assistance • Preliminary & Final Development Plans • Entitlement Processing / Tentative Maps Civil Engineering • Utility & Grading Studies • Hydrology & Hydraulic Analysis • Improvement Plans & Grading Plans • Stormwater Management Reports / C.3 Analysis • Construction Specifications • Construction Cost & Development Fee Estimates • Finance District Engineering & Assessment Valuation Surveying • Topographic & Boundary Surveys • GIS Mapping • ALTA Land Title Surveys • Right of Way Surveys • Mapping & Legal Descriptions • Construction Staking 20 SUMMERHILL HOUSING GROUP CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS FIRM QUALIFICATIONS CIVIL ENGINEERING Experience working with Master Developers and providing infrastructure planning and design and construction support services for multi-family, mixed use and transit oriented projects • CBG has extensive experience in delivering infrastructure on large-scale master planned projects throughout the Bay Area. CBG has the expertise and horsepower necessary to guide these projects out of the ground. We understand the efforts and coordination required to successfully complete these complex and highly visible projects. As a result, our clients have recognized that when it comes to the skillful execution of the planning and design of large-scale master planned developments, CBG is the premiere firm to call on. • In 2017, Aster Apartments and Valor Crossing in Dublin completed construction. This two parcel mixed use community for Bay West Development and Eden Housing included two separate buildings, 386 and 72 units respectively, with separated garage structures and retail components along Dublin Boulevard. CBG prepared the entitlement plans and construction documents necessary to deliver the infrastructure needed for full offsite improvements leading to each parcel. • In 2017, CBG completed the design and delivery of the major infrastructure required for the Warm Springs/Innovation Village TOD for Lennar Homes adjacent to the Fremont Bart Station. This included the preparation of the initial existing utility assessment and demolition plans, the creation of the Master Utility Plans, and the design of over 3 miles of backbone roadways to support the delivery of development blocks for future vertical developers. • In 2018, Ageno Apartments will break ground on what was the final phase of a 30 acre master planned area located in East Livermore, California. Ageno Apartments will include 171 apartment units directly adjacent to the Livermore ACE Train Station. CBG prepared the entitlement drawings as well as the onsite construction drawings and was the lead consultant for all public works permitting. • For all of these projects, CBG was intimately involved during the construction process providing support services to the contractor and developer. CBG would provide construction staking, respond to RFIs, and review submittals. Working collaboratively with the contractor, CBG would tailor their designs to align with the methodology that the contractor wanted to use to achieve the most cost effective solutions. Our responsiveness ensured that the contractor could keep working and the project continued to move forward. 21PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO CIVIL ENGINEERING CONT. Design & engineer all public mains and utility services for buildings including sanitary, stormwater, domestic water, fire flow, reclaimed, power, telecom, and gas • CBG’s design of infrastructure includes extensive experience designing utility backbones in conjunction with the roadway design as well as utility service stubs for future vertical development. Early in the utility design, CBG identifies the critical sizing criteria, separation requirements, and construction details. We highlight crossings requiring design exceptions and work with the approving jurisdiction to develop an acceptable solution. CBG is proactive in our coordination with the Vertical Team to identify connection points and other needs that impact the infrastructure design. Design & engineer all storm drainage and stormwater management required for project site, paved areas, landscaping, and open areas • CBG is a leader in developing integrated drainage and stormwater management solutions into our construction plans. We understand the balance necessary between providing the necessary drainage and treatment areas and the opportunity costs associated with the loss of developable land. We design our drainage systems to maximize the benefit of the underutilized areas in the land plan. We have extensive experience preparing calculations that optimize the efficiency of our water quality facilities. • The Warm Springs / Innovation Village TOD and the Aster Apartment Project included a wide variety of stormwater management facilities including bio-swales, flow through planters, permeable asphalt, tree wells, and planter cells. Our wide range of experience will allow CBG to identify creative solutions and innovative execution for stormwater treatment throughout the SSF PUC projects. Experience estimating costs for large infrastructure projects • CBG has prepared many large-scale cost estimates for our clients. We understand the importance of these estimating efforts both for initial budgeting purposes as well as final bid documents. CBG prepares detailed quantity takeoffs that can be re-created in the future which allows them to be effectively evaluated. Our estimates include a detailed list of assumptions and are organized in logical, easy to follow manner. CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS FIRM QUALIFICATIONS 22 SUMMERHILL HOUSING GROUP SURVEY Strong knowledge of the subdivision code and subdivision map act • CBG has 7 licensed land surveyors on staff. This provides us with very strong foundation on the City’s subdivision code and the Subdivision Map Act. Experience preparing lot line adjustments, plats, and legal descriptions • CBG has extensive experience in preparing technical survey documents including lot line adjustments, plats and legal descriptions. Our experience allows us to prepare these documents in the manner the City prefers the first time and reduces the overall review time significantly. CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS FIRM QUALIFICATIONS 23PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO De v e l o p e r Q u e s t i o n n a i r e 2Section A 3 De v e l o p m e n t T e a m Q u a l i f i c a t i o n s Section A ROBERT FREED President and Chief Executive Officer Robert Freed is President and Chief Executive Officer of SummerHill Apartment Communities and SummerHill Homes where he has served since 2007. From 1993 to 2007, Robert held a variety of executive positions for KB Home. Most recently, he was the senior vice president of investment strategy. In this capacity, Robert was responsible for land acquisitions, joint ventures and off balance sheet financing for all of KB Home’s U.S. operations. In addition, Robert was president and regional general manager of KB Home’s four Northern California homebuilding divisions. Prior to joining KB Home, Robert was the chief financial officer for Davidon Homes, a division president of Bedford Properties, and CFO of Blackhawk Corporation. Robert earned a Bachelor of Science degree in economics from the University of California, Los Angeles, where he graduated summa cum laude. GEORGE M. MARCUS Chairman & Co-Founder George Marcus is the founder and Chairman of The Marcus & Millichap Company (“TMMC”), the parent company of a diversified group of real estate service, investment and development firms, including Marcus & Millichap Real Estate Investment Brokerage Company, and SummerHill Housing Group. Mr. Marcus is also Chairman of Essex Property Trust, a multifamily REIT he co-founded in 1971 and took public in 1994. Mr. Marcus was one of the original founders and directors of Plaza Commerce Bank and Greater Bay Bancorp, both publicly held financial institutions, and he continues to serve on the board of Greater Bay Bancorp. In his role as chairman of SummerHill, Mr. Marcus provides the Company strategic guidance, oversight, and access to the full resources of TMMC. Mr. Marcus graduated with a Bachelor’s of Science degree in Economics from San Francisco State University, where he was honored as Alumnus of the Millennium in 1999. He is also a graduate of the Harvard Business School of Owners/Presidents Management Program and the Georgetown University Leadership Program. 32 SUMMERHILL HOUSING GROUP KATIA KAMANGAR Executive Vice President Managing Director Katia leads all new community development activities in Northern California for SummerHill Apartment Communities. Ms. Kamangar joined SummerHill in 2005. She oversees new community development, including initial land planning, due diligence, architecture and design, budgeting and forecasting, and securing all necessary entitlement approvals through commencement of construction. Katia also leads the company’s Green Task Force that evaluates new technologies and construction practices aimed at increasing the sustainability of the apartments SummerHill constructs. For ten years prior to joining SummerHill, she was with Greenbriar Homes Communities Inc. as Senior Development Manager and Director of Development. Previously, she was Construction Project Manager for Mobil Oil Corporation. From 1998 to 2001, Katia served on the City of Los Altos Planning Commission. From 2001 to 2005, she was a Board Member for the BIA Bay Area. Katia holds a Bachelor of Science degree in Civil Engineering from U.C. Berkeley and a Master of Business Administration degree from Duke University’s Fuqua School of Business. Katia has had direct oversight of all of the SummerHill projects listed in section A4: Park Station, Nuevo at Lawrence Station, 1500 Center Point Drive, Anson, 988 El Camino Real, Domus on the Boulevard, The Lane on the Boulevard, Brio, & 481 on Mathilda. DOUG MCDONALD COO | Executive Vice President Managing Director Doug reports directly to Robert and is responsible for all operational aspects of SummerHill Apartment Communities as well as sourcing debt/equity, land acquisition and asset disposition. Mr. McDonald has been with SummerHill for over 17 years. Before assuming the role of COO, Doug was the CFO for both SummerHill Apartment Communities and SummerHill Homes. As CFO he secured nearly $2 Billion in construction debt and equity capital. Prior to joining SummerHill Homes, Doug was Manager of Strategy and Business Architecture for Accenture in San Francisco. Doug was also Division Controller for Pulte Homes and Supervising Senior Accountant for KPMG Peat Marwick, both of Charlotte, North Carolina. Doug holds a Bachelor’s degree in Business Administration – Finance and a Master of Accounting degree from the University of North Carolina at Chapel Hill. Mr. McDonald also holds a Master of Business Administration degree from the University of Michigan, where he graduated with distinction and received the annual Innovation Award. Doug has had direct involvement in all of the SummerHill projects listed in section A4: Park Station, Nuevo at Lawrence Station, 1500 Center Point Drive, Anson, 988 El Camino Real, Domus on the Boulevard, The Lane on the Boulevard, Brio, & 481 on Mathilda. GEORGE M. MARCUS Chairman & Co-Founder 33PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO As General Counsel for SummerHill Apartment Communities, Jason oversees the day to day legal affairs for SummerHill, specializing in land acquisition and disposition, risk mitigation, dispute resolution and governmental compliance, working closely with the land acquisition, finance, forward planning and construction departments. Before becoming General Counsel, Jason was Senior Counsel with the Marcus & Millichap family of companies since 2004. Prior to that time, he was one of nine founding attorneys of Terra Law LLP, a Bay Area real estate boutique law firm specializing in real estate transactions and litigation. While at Terra Law, he represented developers of master planned communities in addition to representing other investors and users of various types of real estate. Jason was also an associate attorney at Morrison Foerster, working in their real estate department in Palo Alto. Jason holds a law degree from the Santa Clara University School of Law where he graduated Cum Laude, and a Bachelor of Arts degree in Political Science from the University of California, Davis, graduating with honor. CHRIS NEIGHBOR Chief Operating Officer, SummerHill Homes As Chief Operating Officer of SummerHill Homes, Chris Neighbor’s responsibilities include overseeing land acquisitions, land development, purchasing and construction. Prior to joining SummerHill Homes, Chris served as Vice President, Investment Management for MacFarlane Partners in San Francisco where he was responsible for oversight of the firm’s single-family residential, land and housing developments. Chris has also served in various capacities for KB Home. He was Vice President of Acquisitions, Planning and Development for KB’s Central Valley Division. Prior to that role, he was Manager of Acquisitions for KB’s Bay Area Division. He also has overseen home-building projects in the San Francisco Bay Area and Squaw Valley, Calif. Chris earned his Bachelor of Science Degree in Construction Management from California State University, Chico. JASON BIGGS General Council 34 SUMMERHILL HOUSING GROUP ELAINE BREEZE Vice President of Development Elaine reports directly to Katia and is responsible for project entitlements and development for new communities. Elaine has been affiliated with the Marcus & Millichap companies since 1988, starting as a research analyst with Marcus & Millichap Real Estate Investment Brokerage. With affiliate SummerHill Homes until 2008, as Senior Vice President and Managing Director, she oversaw the development of award winning single family and multifamily projects throughout San Mateo and Santa Clara Counties. From 1989 to 1990, she was an analyst and project coordinator for Essex Property Company specializing in multi-family investment real estate and retail shopping center joint ventures. Elaine graduated from the University of California at Berkeley in 1988 with a Bachelor of Arts degree in History. She completed post-graduate studies in Real Estate and Architecture at U.C. Berkeley, as well as courses in Construction Practices at San Jose State University. She is a current member of the Grand Boulevard Task Force and board member of the San Mateo County Historical Association, and past Chair of SAMCEDA and the San Mateo Area Chamber of Commerce. Elaine has been the primary point of contact during the entitlement process for the following SummerHill projects listed in section A4: Park Station, Anson, 988 El Camino Real, Domus on the Boulevard, The Lane on the Boulevard, 481 on Mathilda. Elaine will be SummerHill’s main point of contact with the City of South San Francisco on day-to-day basis. BRACKEN RICHARDSON Senior Vice President of Construction Bracken reports directly to Doug and leads all aspects of the design and construction process including initial design, document coordination, estimating, pricing, and construction management. He is involved in project development supporting SummerHill Apartment Communities’ acquisition, development and asset management teams. Mr. Richardson has worked for thirty-two (32) years in commercial construction, hospitality and multi-family development. Within SummerHill alone, he has completed or is in the process of completing over twenty (20) developments with an apartment and condominium count in excess of 4,500 units. Mr. Richardson’s prior experience includes serving as Executive Vice President for Wentz Group and acting as an Owner’s Advocate representing clients’ interests in entitling, designing and building resorts in California, Colorado and Mexico. The son of a Mining Engineer, Mr. Richardson spent fifteen (15) years living in Mexico and is completely bilingual. He studied Mathematics and Civil Engineering at the University of Arizona and Business Administration at National University, graduating with High Honors. Mr. Richardson holds a State of California Contractor’s B license. Bracken has had direct construction oversight for the following SummerHill projects listed in section A4: Nuevo at Lawrence Station, 1500 Center Point Drive, Anson, 988 El Camino Real, Theo, Domus on the Boulevard, The Lane on the Boulevard, Brio, & 481 on Mathilda. CHRIS NEIGHBOR Chief Operating Officer, SummerHill Homes 35PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO MICHAEL ANICHINI Director of Acquisitions Michael reports directly to Jeff and is responsible for identifying and acquiring developable land in San Mateo and Santa Clara counties. Prior to joining SummerHill in 2015, Michael worked as a Venture Associate for Marcus and Millichap Company (SummerHill’s parent company) during his first two years after business school. Michael also has 3 years’ experience in Commercial Real Estate Brokerage. Michael holds a Bachelor of Science degree in Psychology from the University of Illinois and Master of Business Administration degrees from Columbia University and U.C. Berkeley. JEFF ZEISZLER Vice President of Acquisitions Jeff reports directly to Doug and is responsible for implementing strategy to identify land acquisition opportunities, negotiating purchase and sales agreements, managing due diligence and acquisition feasibility. Prior to joining SummerHill, Jeff sourced, negotiated and purchased more than $1.5B in real estate and distressed multifamily debt over his tenure. Formerly at Carmel Partners for 11 years, Jeff helped grow the company’s acquisitions platform from its first fund $215MM to a multibillion dollar fund manager through its 5th $1.025B fund. Jeff graduated from the University of California Santa Barbara (UCSB) with a Bachelor of Arts in Business Economics and an emphasis in Finance. Jeff will be SummerHill’s main point of contact with the City of South San Francisco during negotiations. 36 SUMMERHILL HOUSING GROUP MICHAEL ANICHINI Director of Acquisitions ERIC HANSEN Vice President of Construction Eric reports directly to Bracken and currently manages pre-construction of the majority of SummerHill projects in Southern and Northern California. Since joining SummerHill in 2012, Eric has managed the final design and permitting, construction, closeout, and sale of successful projects in Mountain View and Redwood City. Since completing those projects, he has utilized his expertise in pre- construction and estimating to transition into his current role. He stays involved with SHAC projects from their inception through design development and construction contract execution. Prior to joining SummerHill, Eric had nearly 13 years of extensive management experience in general contracting and commercial development with SKS Investments and Nibbi Brothers Construction. Eric graduated Cum Laude with a B.A. in Environmental Science from UC Santa Barbara. Eric has had direct construction management involvement in the following SummerHill projects listed in section A4: Nuevo at Lawrence Station, 1500 Center Point Drive, Anson, 988 El Camino Real, Domus on the Boulevard, & The Lane on the Boulevard. ALVARO LEIVA Director of Asset Management Alvaro reports directly to Doug and is responsible for market analysis, marketing/branding, leasing strategy and execution. In addition, he works closely with the construction team on interior design and livability of the units and common areas. He directly manages the property management team and is responsible for all onsite operations for all SummerHill projects in Seattle, Bay Area and Southern California. He has 12 years of experience in the multi-family industry; Alvaro was previously with Alliance Residential in various regional management roles. Mr. Leiva received a B.S. in Environmental Economics and Policy and a B.A. in African-American Studies from UC Berkeley. Alvaro has had direct asset management oversight for the following SummerHill projects listed in section A4: Nuevo at Lawrence Station, 1500 Center Point Drive, Anson, 988 El Camino Real, Domus on the Boulevard, Brio, & 481 on Mathilda. RICHARD NORRIS Associate Development Manager Richard reports directly to Elaine and is responsible for assisting in the entitlement and development of new multifamily and single family communities with SummerHill Housing Group. Since Richard joined the firm in 2017, he has been working on the 988 El Camino Real project in South San Francisco in addition to the Anson (Carolan-Rollins) project in Burlingame and Skyline Residential in San Bruno. Prior to assuming his current role, Richard worked as an Assistant Project Manager with ZCON Builders for over four years where he was part of the construction team that built the 45-unit Metropolitan building in Berkeley, the 200-unit Epic III building in San Jose, and the 196- unit Marston in Redwood City. Richard spent 2008-2013 as a Planner with Contra Costa County where he managed the entitlement process. Richard graduated from the University of California at San Diego with a Bachelor of Arts degree in Urban Studies and Planning with Departmental Honors. Mr. Norris is an active member of the Urban Land Institute. 37PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO Architecture + Planning Architecture + Planning MANNY GONZALEZ, FAIA, LEED AP Principal | Board of Directors RYAN FLAUTZ Associate Principal Ryan Flautz is an Associate Principal in KTGY’s Los Angeles office managing all production efforts. In this role, he is responsible for the overall management of construction documents and the quality control process through permitting and Construction Administration. His vast knowledge of federal and state building codes, as well as leading-edge construction techniques, allows him to work directly with clients and KTGY team members to produce projects that both maintain design intent and detailing, at the same time maintaining the project’s budget and schedule constraints. His passion for great design and a fervent attention to detail and sustainability facilitate the execution of quality built projects. With more than 20 years of experience, Mr. Flautz has a proven track record in the execution and management of large, multifaceted architectural projects including mixed-use, high density residential, and a variety of large scale international commercial projects. His prior experience as a general contractor brings a unique perspective that is invaluable to both the client and the project’s outcome, resolving complex design issues with innovative and practical solutions. Mr. Flautz has a Certificate in Architectural Arts from Golden West College in Huntington Beach, CA. Manny Gonzalez is the managing principal for KTGY’s Los Angeles office. He is responsible for the design, land planning and production of residential and mixed-use developments throughout the U.S., including active adult and affordable multi-family communities as well as mixed-use residential, office and/or hotel/hospitality with retail. In 2016 Mr. Gonzalez was elected to the College of Fellows of the American Institute of Architects. Election to Fellowship recognizes not only his achievements as an individual architect but also his significant contributions to architecture and society on a national level. Mr. Gonzalez was also recognized in 2015 by Builder magazine for his legacy of delivering remarkable residential design with his induction into the prestigious Wm. S. Marvin Hall of Fame for Design Excellence. During his more than 25 years of practice in residential development, Mr. Gonzalez has won numerous awards for his innovative designs including Gold Nugget, Best in American Living, NAHB Best of 55+ Housing and Pillars of Industry. Mr. Gonzalez also and received the LEED for Homes Multifamily Project of the Year Award for the Platinum certified community Primera Terra in Playa Vista, CA. Another LEED Platinum community designed by Mr. Gonzalez, Skylar at Playa Vista, recently won eight awards at the International Builders’ Show including a Special Innovation Award for its unique vertical triplex design. This is Mr. Gonzalez’s third Innovation Award. Mr. Gonzalez has been featured in Builder & Developer’s list of “Who’s Who in Home Building” for many years and Green Home Builder magazine awarded him 2012 “Architect of the Year” for his forward-thinking NetZero ABC Green Home design and his outstanding contributions to the home building industry. He was also recognized as NAHB’s inaugural “55+ Associate of the Year” at the 2016 International Builders’ Show. Mr. Gonzalez holds a Master of Architecture from University of Southern California and a Bachelor of Architecture from University of California, Berkeley. 38 SUMMERHILL HOUSING GROUP Architecture + Planning Architecture + Planning KEITH MCCLOSKEY, LEED AP Executive Director, Design SARA FERNANDEZ Director, Planning RYAN FLAUTZ Associate Principal Sara Fernandez is a Director, Planning for KTGY’s Los Angeles office, leading high-density residential and mixed-use projects from inception and initial site planning through the entitlement phases. Ms. Fernandez works closely with clients and the KTGY LA Design Studio to establish a vision for developments early on; to fully understand the opportunities and constraints of the site; to study different scenarios and their influence on yield and conceptual building form; and to maximize the development potential based on her extensive experience navigating zoning codes and planning regulations. As the conceptual architecture evolves Ms. Fernandez helps to portray the design intent to public agencies and stake holders, as well as provides management and oversight of the entitlement process. As a result of her 17 years of experience in planning and design, Ms. Fernandez is especially adept at problem-solving and understanding complex environmental and spatial relationships among different users and land uses, whether it be laying out a vertically integrated mixed-use building or a master-planned development. Her proactive design approach emphasizes mitigation of potential conflicts through creative design solutions. Ms. Fernandez prides herself on creating high-quality developments that possess a unique sense of place enhancing the lives of its occupants. Prior to joining KTGY in 2013, Ms. Fernandez spent more than 12 years combined as a Project Manager for William Hezmalhalch Architect’s Urban Studio and Senior Design Director for T&B Planning Inc. Her professional background ranges from physical design and visioning for large master-planned communities to urban design for small infill sites, and includes preparation of specific plans and design guidelines as a consultant to public agencies. Ms. Fernandez holds a Bachelor of Design in Architecture, Cum Laude, from University of Florida and a Green Building Certificate in Sustainable Practices from California State University, Fullerton. Keith McCloskey is the Executive Director, Design for KTGY’s Los Angeles office. He is responsible for establishing the overall design vision for all of the office’s new architecture and interiors projects and leads a creative team that is involved in a broad range of projects from low density to high-rise throughout the U.S. Mr. McCloskey’s comprehensive experience spans nearly 20 years and includes the planning and design of multi-family, mixed use, senior living, civic and aviation projects. His most recent work has been focused on highdensity urban infill sites, which provide challenging design opportunities in politically-charged, design-sensitive communities. He is particularly adept at creating sustainable projects that integrate into the urban fabric, generating a sense of place and individual character of each community. These residential projects range from affordable and tax credit housing to luxury apartment and condominium communities. Mr. McCloskey has taken a keen interest in Sustainable Architecture since early in his career and became a LEED Accredited Professional shortly after the program’s inception over a decade ago. His work integrates green building design principles into each project, and as a result he has worked on multiple projects from their design inception through final certification. He has a passion for researching new technologies and building systems, and recently completed one of the largest intensive Eco-Roof installations on an apartment community in Portland, Oregon. In addition to leading the Los Angeles office’s design efforts, Mr. McCloskey has been actively involved in volunteer programs within the City of Los Angeles including AIA Los Angeles Design Competition Mentoring as well as the Architecture Construction & Engineering (ACE) Student Mentorship Program. Mr. McCloskey holds a Master of Architecture from Southern California Institute of Architecture and a Bachelor of Science in Architecture from Georgia Institute of Technology. 39PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE ROMAN MUIR DE SOTA, ASLA, CGBP President Mr. De Sota has planned, designed, managed and facilitated projects in Israel, Spain, Taiwan and the United States for the past 15 years. Mr. De Sota is experienced in the design of international and domestic projects including: master-planned residential communities, urban infill, Golf Course Communities, hotels and destination resorts, community and neighborhood parks, retail, commercial and industrial developments and high-rise podium and roof top gardens. Knowledgeable in the international market, design and construction methods for golf course communities, residential and retail markets and destination resorts Mr. De Sota’s design experience primarily has focused on project design in southern and northern California and Nevada. Mr. De Sota is responsible for the firm’s business development, strategic planning, creation and fulfillment of marketing and client objectives. Mr. De Sota heads the firm’s design and guidance, project review, contract preparation and project budgets. Mr. De Sota’s vision is drawn from extensive experience in community landscape design including master planned communities, urban infill developments, high-density housing, redevelopment projects, city and regional parks, community streetscapes, design development standards, office and commercial projects. Mr. De Sota is an active member of the American Society of Landscape Architects and a Certified Green Building Professional. AFFILIATIONS Urban Land Institute, American Society of Landscape Architects, Home Builders Association (East Bay Division), Build It Green, Bay Friendly Council AFFILIATIONS American Society of Landscape Architects, Council of Landscape Architectural Registration Boards, 2007 California Landscape Architect Technical Committee (LATC) California Supplemental Examination Development Team. Credentials EDUCATION California Polytechnic State University, San Luis Obispo, California JASON UMEMOTO CA. #3652 CLARB, ASLA PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Mr. Umemoto provides 16 years experience in all facets of planning, urban design, park planning and landscape architectural design. His design aptitude varies from natural environments to park planning, master residential communities to resort and hospitality. He is exemplary with strategic planning, project design, management, coordination and facilitation, design, community development; and planning commission, city council, approvals. Mr. Umemoto assists with management of the office staff and review of office procedures and oversees the release of the office documents. Mr. Umemoto is also responsible for Construction Administration and coordination. 40 SUMMERHILL HOUSING GROUP JEFFREY M. HARVEY, ASLA Project Manager LANETTE THOMAS PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Jeff Harvey manages multiple projects for R3 Studios. He is acting Project Manager for many different kinds of projects ranging from Model Homes to Multiple Unit Communities. He has been involved at several levels of the firm and has been instrumental in administering, scheduling and directing work for both Landscape Architecture and Planning projects. His strengths lie in orchestrating graphic presentations and coordinating construction documents. His knowledge of the basics, combined with his graphic capabilities, social skills and energy, makes him a valuable asset in completing complex projects. Ms. Thomas, an architect by trade brings to R3 Studios, Inc. a variety of unique talents and skills that enable the firm to provide a multitude of specialty graphics for our clients. Ms. Thomas is proficient in Photoshop, InDesign, Sketch Up, Illustrator, Macintosh applications and a variety of design based soft ware for the preparation of enhanced site plans and elevations, 3D modeling exhibits and perspectives, as well as graphic maps, plans. Ms. Thomas is responsible for the daily transference of conceptual graphics to autocad format including site plans, detail preparation and construction documents. Ms Thomas provides drafting support for other members of the design team and assistance with marketing material for R3 Studios, Inc. Credentials EDUCATION Bachelor of Science, Landscape Architecture, California State Polytechnic University, Pomona, California 41PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS RYAN T. HANSEN, P.E. Principal MARK H. WEHBER, P.L.S. Associate | Survey Manager Mr. Hansen has over 10 years of civil engineering experience on projects located throughout the Bay Area. Mr. Hansen has been responsible for the management and design for all aspects of development for numerous complex projects and his expertise in grading design, utility planning, and stormwater treatment design allows for complete and well-designed projects. Mr. Wehber has over 30 years of land surveying experience with 15 years on projects located throughout Northern California. Mr. Wehber has been worked extensively on land development projects along with public right-of-way and survey projects. Mr. Wehber has a special expertise in the preparation and implementation of quality assurance and quality control procedures for large surveying projects and managing client and project needs from initialization to completion. REGISTRATION Professional Civil Engineering, California No. 80557 TOTAL YEARS PROFESSIONAL EXPERIENCE 10 years REGISTRATION Professional Land Surveyor, California No. 7960 TOTAL YEARS PROFESSIONAL EXPERIENCE 30 years Credentials EDUCATION B.S., Civil Engineering, University of the Pacific YEARS WITH CBG 10 years Credentials EDUCATION Associates Degree Bergen Community College, Paramus, New Jersey Municipal Engineering Construction Inspection Certificate Rutgers State University, New Jersey 42 SUMMERHILL HOUSING GROUP CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS CARLSON, BARBEE & GIBSON, INC CIVIL ENGINEERS | SURVEYORS | PLANNERS ANDREA J. BELLANCA, P.E.L.S. Principal HILLARY AJEL POSADAS, P.E. Senior Engineer Mr. Bellanca has nearly 20 years of technical experience and project management expertise on numerous residential, commercial, and industrial development projects throughout Northern California. He has been responsible for all aspects of project design and development including feasibility, conceptual planning, entitlement processing, and construction plan preparation. Mr. Bellanca has effectively managed multi-disciplinary design teams on numerous large scale projects while at the same time coordinating with jurisdictions and private land owners to ensure the projects’ successful completion. Mrs. Posadas has 5 years of technical engineering experience on projects throughout the San Francisco Bay Area. Her experience includes single-family subdivisions, multi-family developments, commercial and mixed use projects. Aside from grading and utility design, Mrs. Posadas’ expertise includes preparation of construction documents, storm drain design reports, and C.3 storm water quality reports REGISTRATION Professional Civil Engineering, California No. 61806 Professional Land Surveyor, California No. 8287 TOTAL YEARS PROFESSIONAL EXPERIENCE 18 years REGISTRATION Professional Civil Engineering, California No. 84938 TOTAL YEARS PROFESSIONAL EXPERIENCE 5 years Credentials EDUCATION B.S., Civil and Environmental Engineering, University of California, Davis YEARS WITH CBG 18 years Credentials EDUCATION Bachelors of Science in Civil Engineering, University of California, Los Angeles YEARS WITH CBG 5 years 43PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO Domus, Mountain View 4 Re l e v a n t E x p e r i e n c e Section A Skyline, San Mateo Public-Private Partnerships SummerHill has a 25+ year history of acquiring land from public agencies and non-profits, and partnering with them throughout the process. Such entities include BART/SamTrans, the San Bruno Park School District, the San Mateo County Community College District, the Palo Alto Medical Foundation, the Palo Alto Elks, the City of Fremont, the University of California, the Peninsula Jewish Community Center, the San Francisco Public Utilities Commission, the San Jose Unified School District, and the Sunnyvale School District. As a result of this experience, SummerHill recognizes the utmost importance of community outreach during the process, providing creative solutions for its partners, delivering on project commitments, and lastly, creating communities of distinction as a legacy. As an example, most recently, we have partnered with the San Mateo County Community College District to develop an 8-acre site on the Skyline College Campus. The Skyline Residential project includes a 30 affordable apartment units for District faculty and staff on 2 acres and 40 single family market rate homes on 6 acres, with an off-site fitness park and trail, and other pedestrian and bicycle improvements. The funds from the single family land sale will fund the development of the faculty housing. The project requires a General Plan Amendment, Rezoning, Architectural Review and a Vesting Tentative Map. The site is immediately adjacent to an older single family neighborhood and across from a single family community that SummerHill developed with the College District in the early 2000’s. The entitlement process has included extensive neighborhood outreach due to unusual property line conditions and coordination with the College campus. CAROLAN AVE/ROLLINS RD (ANSON BY SUMMERHILL) Burlingame, CA Typology Market Rate & Affordable Townhomes Apartments Podium Transit Oriented Development Team Leader Elaine Breeze Facts Apartment Density: 69 du/ac Unit Plan Sizes: Apartments 693-1,396 sq. ft. Townhomes 1,507-2,226 sq. ft. Number of Apartments: 268 du Number of Townhomes: 22 du Site Area: 5.4 ac Number of Stories: 5 Parking: 466 apartment spaces, 58 townhome spaces Stage: Under Construction Ownership: SummerHill Development Costs: $147 million The 5-story apartment community includes a leasing office, club room, fitness studio, “work-share” space, bike storage and repair room, pet spa, dog run, lobby/lounge areas, and three amenitized courtyards over a 2-level semi-subterranean garage. The “work-share” space will be available by reservation to the City of Burlingame and Burlingame community groups weekdays under a shared use agreement. The townhome portion includes four 2-story buildings, transitioning in mass and scale to the adjacent existing single family neighborhood. Resident entries front the pedestrian paseo with individual garage access along a rear private driveway. Project entitlements included a Conditional Use Permit, a Vesting Tentative Map, Design Review, certification of an EIR, and Special Permits. The entitlement process included extensive outreach to the existing single family neighborhood immediately adjacent to the project as well as to the broader Burlingame community. Anson is the largest residential project approved in the Burlingame in 40+ years. SummerHill obtained entitlements in July 2015. A long escrow accommodated leases which expired in December 2017. 48 SUMMERHILL HOUSING GROUP PARK STATION South San Francisco, CA Typology Condominiums Market Rate & Affordable Transit Oriented Development Team Leader Elaine Breeze Facts Density:50 du/ac Unit Plan Sizes: 724-1,384 sq. ft. Number of Units: 99 du Site Area: 2.04 ac Stage: Completed in 2008 Ownership: All Condos Sold Development Costs: $45.8 million The project included two 4-story buildings on a podium over a single level garage. The architectural design was transitional to connect the civic design of the BART Station with the adjacent and surrounding residential character. Resident vehicular access was provided from El Camino Real with a pedestrian/bike path connecting to Centennial Way Trail for BART and shuttle riders provided at the east side of the site. Common area amenities included a multi-use club room and a large outdoor BBQ entertaining area and with an adjacent grass play area optimized an easement-constrained portion of the site. Entitlements included a Use Permit, General Plan Amendment, Rezoning, Tentative Map, and Affordable Housing Agreement and were obtained in 2006. A .79-acre portion of site was acquired from BART/SamTrans; the quitclaim of easements from the San Francisco PUC, SBC, and City of South San Francisco, and the establishment of a new easement for a PGE&E substation were required for site development. Offsite improvements required additional permitting from BART, San Mateo County Flood Control, and Caltrans. Neighborhood outreach focused primarily on the condominium community residents to the south who were accustomed to a nearly vacant site. The project sold out in 2010. The project received a Grand Boulevard Award. 49PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO NUEVO AT LAWRENCE STATION Santa Clara, CA Typology Mixed-Use Podium Apartments | Retail Condominiums | Retail Transit Oriented Development High Density Development Team Leaders Katia Kamangar, Keith McCloskey, Roman de Sota Facts Density: 77 du/ac Unit Plan Sizes: 648-1,738 sq. ft. Number of Units: 655 du Site Area - 8.5 ac Retail: 24,089 sq. ft. Number of Stories: 6 Construction Type: III-A over I-A Stage: Pre-Construction Ownership: SummerHill Development Costs: $400 million Nuevo is a large scale master planned community on formerly industrial land within half mile of the Lawrence CalTrain station in Santa Clara. SummerHill assembled land from six different property owners totalling 26 acres in order to implement the largest portion of City of Santa Clara’s Lawrence Station Area Plan. The SummerHill portion consists in total of 994 residential units, offering a variety of housing types including apartments, condominiums, townhomes and single family detached. The project also includes approximately 40,000 square feet of commercial and retail and six acres of new parks. Nuevo addresses the area’s housing shortage and lack of retail. Centered around a common open space park, the high-density podium buildings create an edge and shield the park from the noise of the main street. All three buildings feature a Contemporary design style with a mix of natural wood and stone elements. The desire to create community influenced the amenities which include pool-adjacent two-story fitness rooms. Nuevo also boasts a dog park, a bike-share facility, bike paths, sports courts, outdoor reading rooms and electrical vehicle chargers. 50 SUMMERHILL HOUSING GROUP NUEVO AT LAWRENCE STATION Santa Clara, CAPLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE 51PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 1500 CENTRE POINTE DRIVE Milpitas, CA Typology Mixed-Use Wrap Apartments | Retail Transit Oriented Development Team Leaders Katia Kamangar, Sara Fernandez Facts Density: 70.53 du/ac Unit Plan Sizes: 648 - 1,176 sq. ft. Number of Units: 694 du Site Area: 9.84 ac Retail: 36,500 sq. ft. Number of Stories: 5 Parking: 1189 spaces (1.71 sp./unit) (117 Retail, 1072 Residential) Stage: Under Construction Ownership: SummerHill Development Costs: $304 million 1500 Centre Pointe Drive is part of Milpitas vision for transforming this light industrial area into an active mixed-use TOD community consistant with the Transit Area Specific Plan. The development takes advantage of its proximity to both light rail stations and the future BART station as well as its adjacency to the retail hub of the Great Mall of the Bay Area. It will integrate both new residential and retail programs to fulfill the vision of the Milpitas Transit Area Specific Plan. The development benefits from public street frontage on all four sides and creates a new small-scale retail village to support all of the building residents and neighboring new development that is underway. In addition to creating a new Main Street, 1500 Centre Pointe Drive provides a variety of elements in the public realm including broad and richly landscaped sidewalks and small plazas that bridge the new development to its periphery. The project was also designed with several significant pieces of public art. 52 SUMMERHILL HOUSING GROUP THEO Pasadena, CA Typology Apartments Podium Team Leaders Bracken Richardson, Keith McCloskey Facts Density: 107 du/ac Unit Plan Sizes: 767 - 1,075 sq. ft. Number of Units: 105 du Site Area: .98 ac Number of Stories: 6 Parking: 154 spaces Stage: Under Construction Ownership: JV with Parse Capital Development Costs: $48.5 million Theo is a market-rate multifamily community in a vibrant, walkable area. Working with Pasadena heritage, the design of Theo pulls influences from the adjacent Theodore Parker Lukens House, one of the oldest homes in Pasadena, California. Rather than compete with the ornate features of this classic residence, the Theo offers a clean, smooth simple, Modernist take on the classic architecture with outdoor spaces that overlook and embrace the Lukens House. The programming sets the community apart by providing a variety of outdoor spaces: rooftop amenity space, pool and spa area, cabana terrace, lobby courtyard, outdoor kitchen and dining, dog-wash area, and private terraces. The building steps down in a series of terraces, from six to two levels, to accommodate these spaces. 53PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO THE LANE ON THE BOULEVARD Redwood City, CA Typology Apartments Wrap Team Leader Elaine Breeze Facts Density: 55.8 du/ac Unit Plan Sizes: 561 - 1,106 sq. ft. Number of Units: 141 du Site Area: 2.51 ac Number of Stories: 4 Parking: 232 spaces Stage: Completed in 2014 Ownership: Sold Development Costs: $47.7 million Located on the former Mel’s Bowling Site, The Lane on the Boulevard is a catalyst for future residential developments along El Camino Real. The project consists of 141 residential units as well as Leasing, Club and Fitness amenity spaces. Set 12 feet from the street, the project helps activate the community with an urban edge and classic architecture. The project parking is conveniently located central to the site with 4 levels of units wrapping three sides of the parking garage. The architecture is defined by a series of metal louvered awnings, juliet balconies, a brick base and recessed windows. The prominent cornice line gives building a distinct presence and sets the tone for future developments. Entitlements included an PD permit, EIR certification, and A Vesting Tentative Map for condominium purposes. Outside agency permits obtained included a Use Permit from the San Francisco PUC to construct and maintain an adjacent public open space area, an encroachment from Caltrans to construct a new crosswalk acroos El Camino, and a permit from SamTrans to relocate a bus stop. The project included making storefront improvements to neighboring retail buildings and securing the closure of an adult bookstore. 54 SUMMERHILL HOUSING GROUP DOMUS ON THE BOULEVARD Mountain View, CA Typology Apartments Podium Team Leader Elaine Breeze Facts Density: 66.3 du/ac Unit Plan Sizes: 717 - 1,126 sq. ft. Number of Units: 193 du Site Area: 2.91ac Number of Stories: 4 Stage: Completed in 2015 Ownership: Sold Development Costs: $73.4 million Domus on the Boulevard is a 193-unit architecturally refined apartment community just north of San Antonio Road on El Camino Real, the “Grand Boulevard”, in Mountain View. The 4-story community of Mountain View apartments for rent includes two buildings over a 1 and 2-story subterranean and partially subterranean parking garage. One and two bedroom units will feature expansive windows, upscale kitchens, in-unit washer/dryers, and private storage. A bike “hub” activating the El Camino Real frontage includes secure bike storage and a repair area. Domus is a transit oriented development located less than ½ mile from the San Antonio Caltrain Station. Entitlements include Rezoning, EIR, Design Review, and a Planning Community Permit. The application was processed concurrently with the City of Mountain View updating its General Plan was a collaborative process in developing the project design as well as the City’s new zoning standards. The site is directly adjacent to San Francisco PUC’s Hetch Hetchy right-of-way. 55PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO BRIO Walnut Creek, CA Typology Apartments Wrap Transit Oriented Development Team Leader Katia Kamangar Facts Density: 59 du/ac Unit Plan Sizes: 692 - 983 sq. ft. Number of Units: 300 du Site Area: 5.08 ac Number of Stories: 4 Parking: 471 spaces Stage: Completed in 2014 Ownership: Sold Development Costs: $94.6 million Located four blocks from a BART station, BRIO epitomizes smart infill development by replacing a vacant, functionally obsolete office building and parking lot with a beautiful state-of-the-art environmentally-efficient residential community. This new development knits together the north edge of Walnut Creek’s pedestrian, civic and shopping districts and provides improvements in pedestrian access, which benefits the residents and users of the Iron Horse Trail and the Walnut Creek Intermediate School. BRIO offers 1 and 2-bedroom apartments ranging in size from 667 to 1,051 square feet. This amenity-rich Walnut Creek apartment community sits on a 5-acre site with secure parking for over 475 vehicles, including chargers for electric vehicles. Brio’s community amenities include a central courtyard that features a large swimming pool and spa; five outdoor kitchens with dining areas; an outdoor ping-pong table and a natural lawn; dog play area, private resident wine lockers, and a large- scale public art piece along Civic Drive.. 56 SUMMERHILL HOUSING GROUP 481 ON MATHILDA Sunnyvale, CA Typology Apartments | Townhomes Podium Transit Oriented Development Team Leader Katia Kamangar Facts Density: 65 du/ac Unit Plan Sizes:560 - 1,280 sq. ft. Number of Units: 105 du Site Area: 1.6 ac Number of Stories: 4 Parking: 148 spaces Certification: Green Point Rated Stage: Completed in 2017 Ownership: JV with AEW Development Costs: $49.3 million 481 Mathilda Apartments is a transit-oriented pedestrian friendly redevelopment in downtown Sunnyvale, California offering 105 units, luxurious amenities and stunning views of both the mountains and the city. Fronting Mathilda Avenue, the architectural style is modern, featuring simple forms and a flat roofline. This is also where the building achieves it peek height, which is easily matched by the retail and commercial buildings located across Mathilda Avenue. The architectural style becomes more traditional, with pitched rooflines and wooden columns, along Charles Street. A noticeable step down, from four to two stories, also serves to address the adjacent single family community. The location is ideal for busy executives with abundant retail and restaurants and the downtown CalTrain Station all within walking distance. 57PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 988 EL CAMINO REAL South San Francisco, CA Typology Mixed Use Podium Transit Oriented Development Apartments Retail Team Leaders Elaine Breeze, Sara Fernandez, Ryan Hansen Facts Density: 103 du/ac Unit Plan Sizes: 541-1,274 sq. ft. Number of Units: 172 du Site Area: 1.67 ac Retail: 10,915 sq. ft. Number of Stories: 6 Parking: 259 spaces Stage: Entitlement (PC Approved 2/1/18) Ownership: SummerHill under contract The 988 El Camino Real project is a four-parcel assemblage located at the intersection of El Camino Real and Chestnut Avenue in the City of South San Francisco. The “ECR” property is approximately 1.67 acres. The site is currently being occupied by South City Car Wash. The property is surrounded by Centennial Way Trail to the east, a vacant lot to the North, El Camino Real to the west, and Burger King fast food restaurant immediately adjacent to the south. The vacant lot is the future site of the City of South San Francisco’s civic center. The site is located less than a mile from the South San Francisco BART station and is served by SamTrans Bus 37, 122 which connect to the station. Centennial Way has a Class I bike lane, which provides a safe, easy connection to the South San Francisco BART station to the north. The project is the first proposed mixed use residential project since the El Camino Real/Chestnut Avenue Area Plan was adopted in 2011. The project site is highly constrained by existing easements and public utility infrastructure, generating a creative site solution, architectural design, and public open spaces for the site. Requested entitlements include a Conditional Use Permit, a Vesting Tentative Parcel Map, Design Review, TDM Plan, and environmental consistency analysis approval. Additional permits will be required from BART and Caltrans. 58 SUMMERHILL HOUSING GROUP 3980 WILSHIRE BOULEVARD Los Angeles, CA | Jamison Properties Typology Mixed Use Podium Transit Oriented Development Apartments Retail Team Leaders Keith McCloskey, Sara Fernandez Facts Density: 217.1 du/ac Unit Plan Sizes: 491-1,318 sq. ft. Number of Units: 228 du Site Area: 1.05 ac Retail: 16,327 sq. ft. Number of Stories: 7+Mezzanine Stage: Under Construction Ownership: Jamison Properties 3980 Wilshire Boulevard will consist of 228 dwelling units with 5 levels of residential units over 2 levels of concrete podium and 3 levels of subterranean parking. There will also be 16,955 square feet of Type I Multi-tenant Retail on the ground floor on Wilshire and Wilton frontages at the first level of podium with the remainder of level used for retail parking, bike parking and residential lobby and leasing. Entitlements included a Zone change and General Plan Amendment. 59PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 3060 OLYMPIC Los Angeles, CA | Jamison Properties Typology Mixed-Use Podium Apartments | Retail Transit Oriented Development Team Leader Keith McCloskey Facts Density: 169 du/ac Unit Plan Sizes: 503 - 1,018 sq. ft. Number of Units: 226 du Site Area: 1.33 ac Retail: 16,412 sq. ft. Number of Stories: 7 Parking: 305 spaces (264 Residential & 41 Commercial) Stage: Under Construction Ownership: Jamison Properties The new contemporary-styled mixed-use community, located at 3060 Olympic Boulevard in Los Angeles’ Koreatown, consists of 226 apartments and street-fronting retail space plus two levels of underground parking. The objective is to provide a collection of vibrant, and affordable apartment homes that cater mostly to the young Korean population in the surrounding area. The Type III podium building rises seven stories facing north at Olympic Boulevard and steps down to six stories towards the existing adjacent residential area. A mixture of one- and two-bedroom dwellings are supplemented by amenities such as a fitness center, clubhouse, podium-level pool and spa, plus two rooftop terraces with spectacular views. The east terrace takes advantage of the downtown skyline views, while the north terrace has direct vistas of the Hollywood sign. There is also 16,412 square feet of retail space along Olympic Boulevard with an enhanced articulated commercial corner, perfect for a restaurant with outdoor seating. 60 SUMMERHILL HOUSING GROUP THE EXCHANGE Salt Lake City, UT Typology Mixed-Use Podium Transit-Oriented Development City-Owned Property Team Leader Keith McCloskey Facts Density: 184 du/ac Unit Plan Sizes: 325 - 1,294 sq. ft. Number of Units: 412 du Site Area: 2.24 ac Retail: 20,240 sq. ft. Office: 30,741 sq. ft. Number of Stories: 9 Parking: 357 spaces Stage: Pre-Construction Ownership: Jamison Properties As part of Salt Lake City’s plan to revitalize the downtown core, The Exchange establishes a contemporary mixed-use transit-oriented enclave and provides high-density residential to a vastly commercial downtown. This is accomplished by replacing three under-used retail and commercial buildings with nine stories of mixed-use residential, retail and co-working spaces. The development is divided by Blair Street, awarding designers the opportunity to strategically define uses. The nine-story building sits on the corner of University Avenue and S. 300 East Street and wraps a central courtyard. Ground-floor retail engages the street, inviting pedestrians to explore the site, above are seven stories of market-rate apartments. The convex structure of this building responds to the dynamic curve of the neighboring buildings. The Salt Lake City public library, designed by architect Moshe Safdie in 2003, features a massive crescent shape design, while the glass entry façade of the adjacent public safety building is more serpentine. 61PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO FALLON GATEWAY Dublin, CA Typology Retail Team Leader Roman de Sota Facts Site Area: 33.91 ac Retail: 371,875 sq. ft. Parking: 1,492 spaces Stage: Completed in 2011 Located within the master planned community of Dublin Ranch, Fallon Gateway is a mixed use development consisting of Target Greatland, several large major anchor stores, restaurants, boutique retail and commercial units. Recently completed in 2017 the site was designed to provide a valuable retail destination for the residents of Dublin Ranch and surrounding communities. The site has been proposed to include outdoor plazas adorned with water fountains, enhanced paving, intimate seating areas, interactive water features, streetside dining, art demonstrations and outdoor performing areas. Primary and secondary entry monuments along with wayfinding nodes were designed and located consistent with the architecture and provide for a hierarchy of circulation through the site. Signage and branding concepts were designed an integrated throughout the project. PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE 62 SUMMERHILL HOUSING GROUP CANDLESTICK POINT San Francisco, CA Typology Mixed Use Apartments | Retail Regional Outlet Center Hotel Grocery Cinema Team Leader Ryan Hansen Facts Number of Units: 1,529 du Commercial: 1 million sq. ft. Hotel: 220 keys Number of Stories: up to 32 Stage: Entitlement Ownership: FivePoint Sub-Phases CP-02-03-04 will form the vibrant center of Candlestick Point. With approximately 3,500 residents, 2,500 permanent jobs, up to 300 construction jobs, an urban outlet district, restaurants, shops, and entertainment venues, Candlestick Point Center (CP Center, CP-02) will be the dense urban heart of Candlestick Point. The development is essential in activating Candlestick Point. Converting the previous 49ers stadium site to what soon will be the core of a new neighborhood in San Francisco. 63PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO WARM SPRINGS INNOVATION VILLAGE Fremont, CA Typology Transit Oriented Development Apartments Podium Team Leader Ryan Hansen Facts Number of Units: 2,200 du Office Site Area: 4 ac Tesla Expansion Site Area: 24 ac Education Site Area: 5 ac Public Park Site Area: 4 ac Urban Plazas Site Area: 4 ac Ownership: Lennar Homes Warm Springs – Innovation Village (Area 4) is a 110-acre transit-oriented development located directly adjacent to the Warm Springs / South Fremont BART Station in the City of Fremont. Warm Springs – Innovation Village presents a unique opportunity for large-scale urban infill providing a variety of housing types, employment opportunities and a sustainable living environment. The Warm Springs Area 4 Master Plan incorporates a robust public realm in the form of public streets, open spaces and urban settings with the goal of encouraging a high degree of social interaction and supporting the goals of reducing dependence of cars. The Plan and infrastructure design includes pedestrian focused, publicly accessible streets and paths with convenient access to transit and wide array of outdoor spaces. Carlson, Barbee & Gibson, Inc. is responsible for infrastructure designs supporting the implementation of the Master Plan. 64 SUMMERHILL HOUSING GROUP 5 Re f e r e n c e s Section A Pat Kolstad Councilmember SANTA CLARA CITY COUNCIL 408.569.3559 patkolstad@aol.com Tom Williams Former City Manager CITY OF MILPITAS 650.784.3434 Tomwillms88@gmail.com Connie Jackson City Manager CITY OF SAN BRUNO 650.616.7056 cjackson@sanbruno.ca.gov William Meeker Community Development Director CITY OF BURLINGAME 650.558.7255 wmeeker@burlingame.org Ann Keighran Councilmember CITY OF BURLINGAME 415.793.5802 annkeighran94010@gmail.com Barbara Christensen SAN MATEO COUNTY COMMUNITY COLLEGE DISTRICT 650.759.5590 christensen@smccd.edu Jim Raggio Senior Vice President & Group Manager COMERICA BANK 408.556.5334 jjraggio@comerica.com Brian Raphel Managing Director UNION BANK 925.947.2481 brian.raphel@unionbank.com REFERENCES 66 SUMMERHILL HOUSING GROUP Garrett Lee President JAMISON PROPERTIES, LP 231.201.1009 garettlee@jamisonservices.com Dan Chandler President CHANDLER PARTNERS 818.843.8644 dan@chandlerpartners.com Peter Lezak Director, Forward Planning KB HOME 925.786.7560 plezak@kbhome.com BJ Turner Founder DUNLEER GROUP 619.203.6384 bj@bjturner.com Vince Daly President DALY GROUP, INC. 805.407.3400 vince@dalygroupinc.com Peter Beritzhoff President BAY WEST DEVELOPMENT 408.680.4938 Pete@baywestdevelopment.com Susie Criscimagna Project Manager EDEN HOUSING 510.247.8130 SCriscimagna@edenhousing.org Sam Worden Senior Project Manager FIVEPOINT 650.556.4779 Sam.Worden@fivepoint.com Mike Pato Engineering Specialist CITY OF LIVERMORE 925) 960-4559 MPato@cityoflivermore.net Frank Naramo Principal Engineer CSG CONSULTANTS, INC. 925.931.0370 frankn@csgengr.com CARLSON, BARBEE & GIBSON, INC Architecture + Planning REFERENCES David Chadbourne President LAND PLAN ASSOCIATES 925.846.0084 dave@landplan-ca.com Scott Menard Vice President THE TRUE LIFE COMPANY 925.824.4300 smenard@thetruelifecompanies.com Edward Cornejo Vice President MERITAGE HOMES 310.448.4670 edward.cornejo@meritagehomes.com Dean Mills Vice President DR HORTON 925.225.7485 dkmills@drhorton.com Mike Porto Senior Planner CITY OF HAYWARD 510.583.4208 odhill@aol.com 67PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO Pr o j e c t D e s c r i p t i o n 1Section B 70 SUMMERHILL HOUSING GROUP VISION SummerHill’s approach is to maximize the site’s potential to have a positive impact on the community’s quality of life and economic viability by providing a thriving place in harmony with its context, a place which integrates multi-family housing opportunities appealing to a wide range of incomes, buyers and renters alike. The proposed design concept highlights view corridors, creates inviting open spaces, incorporates community-serving childcare facilities, and fosters a pedestrian-friendly environment within the planned urban fabric. The vision for the redevelopment of the PUC property is to create a memorable urban place that will form the core of the El Camino Real / Chestnut area, anchored by Kaiser Permanente to the north and the neighboring future Civic Community Campus to the south. The site design focuses on a sensitivity to the feeling of open space along Colma Creek and Centennial Way Trail and aims to retain the visual permeability through the site to the greatest extent possible while achieving the high-density goals of the ECR/C Area Plan. Buildings are configured to maximize orientation to the creek and mountains, to frame views through the site, to increase access to public open spaces and Centennial Way Trail, and to step back the massing along the street and adjacent to residential. Drawing from the modern design of the future civic campus design, the conceptual architecture is contemporary in nature, with unexpected angles that are informed by the site geometry. This is juxtaposed with a landscape design that is soft with organic curves and landforms. The material palette is bright yet warm, with an emphasis on high-quality materials and timeless colors that complement the landscape that is native and drought-tolerant. 71PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 72 SUMMERHILL HOUSING GROUP Architectural Design The architectural concept is fundamentally rooted in the idea that a dense urban housing project can not only integrate with but enhance a natural open landscape. While the existing PUC site has numerous adjacencies that are made up of functional and pragmatic elements such as the BART infrastructure, concrete drainage channel, and Kaiser parking structure, the land remaining on the PUC parcel is undeniably natural, native, and tranquil. Despite its inland location miles from the Pacific coastline, the site in many ways evokes a more secluded, coastal atmosphere with its wispy wild grasses and sea birds. Our vision for the development seeks not only to tie these landscapes into the project visually, but to begin to weave them in and around new building footprints to maximize the integration of the new and existing uses. The project aims to achieve connectivity with the surrounding landscape and Centennial Way Trail, the top of the creek bank, and the nearby adjacent Civic Community Campus. The building forms themselves take on the literal geometry of the very unique PUC lot boundaries, which ultimately create a massing that is visually kinetic. The resultant forms frame dramatic view angles of the site’s surroundings, and to further enhance the interconnectivity of the surrounding environment, these forms have been elevated at key public focal points so as to peel away the new ground floor elements like the public lobbies and childcare spaces and let the surrounding landscapes flood in. These new spaces have direct contact with the adjacent trails, plazas, and the pedestrian realm. As the residential uses are elevated at these locations, the meandering hardscape and extensions of flowing native grass landscaping to fold underneath the buildings, offering gathering points and seating opportunities for the residents and the public. These spaces in turn allow for socialization, access to the trail, and a waiting zone for ride-share pickup. It is this drawing-in of the surrounding landscape that helps to soften and enliven this new high- density community. On opposing sides of the existing bridge over the creek, buildings float over their respective plazas below, tapering down into narrower wings that hug the angle of the creek/channel as they float above. These opposing buildings also mirror each other and create a dynamic triangular visual opening through the project site that frames the public activity in the foreground. Architectural Materiality The three buildings that compose the overall PUC development have been assembled with smaller, lighter architecture elements that have their own unique details for each building while also complimenting each other as part of a larger cohesive project. The high-quality materials composing the building facades ultimately create an architecture that is fresh and vibrant, while at the same time timeless and understated. This resultant architecture will act to provide a stylistic connection between the sleek, sweeping forms of the new Civic Community Campus and the surrounding residential neighborhoods. ARCHITECTURE 73PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO CONCEPTUAL SITE PLAN PARCEL C 4.4 AC PARCEL B 1.9 AC 74 SUMMERHILL HOUSING GROUP In summary, a total of up to 755 housing units will be offered in a variety of unit types at a net density of 120 dwelling units per gross acre, and about 885 parking spaces will be provided for residents, visitors, and childcare uses. Total gross floor area is estimated at approximately 736,500 square feet at an overall floor area ratio of 2.7 FAR. The larger 4.3-acre Parcel C will be divided into two blocks, each occupied by a 7-story podium apartment building. Building 1 at the northern end will provide up to 233 rental units and about 267 parking spaces. The massing along Mission Road and adjacent to the existing residential will be stepped back. The building will be setback at least 20 feet along Mission Road from face of curb, stepping back 5 feet from the streetwall at the third floor and an additional 8 feet at the seventh floor. Adjacent to the existing residential, the building steps down from seven stories to four, resulting in a separation of at least 60 feet between existing and proposed buildings above the fourth floor. Building 2 at the southern end adjacent to Colma Creek will provide up to 335 rental units with about 380 parking spaces. Pedestrians and bicyclists will be able to access Centennial Way Trail between the two buildings. Two-story townhouse rental units are envisioned fronting Mission Road, Centennial Way Trail, and the BART right-of-way, offering a more traditional, pedestrian-oriented typology to complement the streetscape and adjacent open spaces. Between Buildings 1 and 2 will be a landscaped private drive and walkway accessible to the public, drive terminating at a hardscape plaza space and the open space connection to Centennial Way beyond. At the southern end of Building 2 is a large landscaped public plaza with a direct connection to Centennial Way Trail. The smaller 1.9-acre Parcel B is located adjacent to the future civic campus as well as the existing Centennial Trail bridge crossing over Colma Creek. As such, this parcel boasts opportunities for creating an inviting linkage between the civic campus and the trail’s existing creekside alignment. Building 3 occupies this parcel and is envisioned as a condominium building consisting of a ground- level childcare facility at approximately 4,500 square feet and 2,600 square feet of outdoor play area dedicated for this use, providing much-needed child care serving the community. The 7-story podium building will include 187 condominium units and 238 parking spaces. Parcel B Total Gross Site Area (sf)82,067 272,381 Gross Site Area (ac)1.88 6.25 Centennial Way Trail (ac)0.09 0.43 Oak Ave Extension (ac)0.17 0.17 Net Site Area (ac)1.62 Building 1Building 2Building 3 Proposed Use ApartmentsApartmentsCondos Proposed Units (DU)233335187 Density (DU / gross ac)99.3 120.7 Density (DU / net ac)140.7 115.1 Gross Building Area (sf)226,000322,000188,500 736,500 Floor Area Ratio (FAR)2.3 Parking Spaces Provided267380238 885 Average Parking Ratio 1.151.131.27 Building Coverage (sf)53,00070,00036,500 159,500 Building Coverage (%)44% Usable O.S. Provided (sf)37,10468,29435,950 141,348 Usable O.S. Per Unit 159204192 Building Heights Construction Type SITE SUMMARY Site Area 5.66 Building Information 755 133.4 2.7 1.17 59% 187 Type IIIA over Type IA Podium Parcel C 4.37 0.33 4.04 130.0 190,314 65% 2.9 7 stories, 85' 75PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO COURTYARD SPA COURTYARD SPA COURTYARD SPA BUILDING 1 BUILDING 2 BUILDING 3 CHILDCARE PLAY AREA CREEKSIDE PARK PARCEL A2b PARK PLAZA BART R.O.W. KA I S E R P E R M A N E N T E E L C A M I N O R E A L MI S S I O N R D C E N T E N N I A L W A Y T R A I L C O L M A C R E E K OAK AVE CO L M A C R E E K C E N T E N N I A L W A Y T R A I L BART R.O.W. 0 150 30075 OPEN SPACE PLAN USABLE OPEN SPACE PUBLIC OPEN SPACE PRIVATE COMMON AREA PRIVATE OPEN SPACE 0 150 30075 76 SUMMERHILL HOUSING GROUP The PUC property is uniquely situated among fantastic open space opportunities created by the existing channel, BART right-of-way, and Centennial Way Trail. Although the curvilinear Colma Creek alignment constrains the site with resulting awkwardly-shaped site geometries, the site design takes advantage of these remnant spaces to create nodes for outdoor activity and reflection as well as enhanced access to the trail system. The native riparian vegetation that currently thrives along the creek serves as inspiration for the landscape and public art concept. Where Colma Creek curves between the two parcels, Buildings 2 and 3 are lifted two stories above the ground plane on piloti, or columns, to retain the open feeling of the landscape. This creates inviting open space opportunities along the creek and maintains pedestrian sight lines through the property. The BART property west of Parcel C offers possibilities for enhancements along Centennial Way Trail. We envision this space as a passive park area with landscape improvements including grassy meadows, winding paths, and seating areas. The southern point of Parcel C features a public plaza that extends below the building out to the creek frontage with grassy mounds, seat walls, oval tree grates, and enhanced paving reinforcing the coastal vibe. Bike racks will be located at the Centennial Way trailhead. A necessary exit stair descending from the building above will be enclosed in a living wall to reinforce the natural theme of this space. Across the creek, the piloti concept is carried through as Building 3 is elevated on columns with a drop-off area below serving the proposed ground-level childcare facility and associated play area. At the northern point of Parcel B, a public Creekside Park will include additional children’s amenities. From there, a pedestrian path will traverse the BART right-of-way and connect to additional play areas and fitness-oriented amenities located in the proposed park in Parcel A2b to complete the linkage of these proposed public open spaces. It is assumed the project will receive park acquisition fee credit for the development of Parcel A2b and credit for the construction of these three publicly -accessible parks. SummerHill will work with the City and San Mateo County Flood District to develop a creek naturalization plan for Colma Creek as feasible. Two stories above, each building will include a beautifully- landscaped courtyard area overlooking Colma Creek and Centennial Way Trail, with amenities that consider the orientation and local climate including spas, fire pits, outdoor cooking and dining spaces, raised planters, and seating areas protected from the winds. Additionally, each building will have a full suite of Class A indoor amenities for residents to enjoy such as a spacious Club Room, state-of-the-art fitness center, work area for telecommuting, lounging areas, pet washing station, and ample bicycle storage. Parcel B Building 1Building 2Building 3 Centennial Way Trail 14,5004,100 18,600 Creekside Park 5,160 5,160 Trailhead Plaza 9,000 9,000 Subtotal Public Open Space 023,5009,26032,760 Podium Courtyards 11,00018,0007,000 36,000 Roof Decks 750750750 2,250 Childcare Play Area 2,600 2,600 E.V.A. / Linear Park 7,500 7,500 Subtotal Private Common Areas 19,25018,75010,35048,350 Decks, Patios, & Balconies 17,85426,04416,34060,238 Provided Area (sf)37,10468,29435,950 Required Area @ 150 sf / DU34,95050,25028,050 Ground Level Lobby / Amenities3,4403,4884,900 11,828 Podium Level Amenities 1,380 1,380 Total Indoor Amenities 3,4404,8684,90013,208 Parcel A2b Park 26,000 BART R.O.W. Landscape Improvements 28,900 54,900 OPEN SPACE SUMMARY Public Open Space Private Common Areas Private Open Space Areas Total Usable Open Space Provided vs. Required 141,348 113,250 Indoor Amenity Areas Off-Site Open Space Total Off-Site Open Space Open Space Provided By Type TotalParcel C 77PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO CONNECTION TO CIVIC COMMUNITY CAMPUS MAIN ROAD CLASS III BIKE LANE FUTURE ROAD VEHICULAR DRIVE/ENTRY FIRE TRUCK ACCESS CLASS III BIKE PATH PEDESTRIAN PATH CLASS I BIKE ROUTE CIRCULATION PLAN 0 150 30075 LEGEND 78 SUMMERHILL HOUSING GROUP There will be plentiful opportunities for non-vehicular circulation throughout the site, encouraging residents to walk and bike and enjoy open space nodes along the way. Mission Road will have a Class I bike trail, and the development proposes a Class III bike trail within the Oak Avenue Extension. Centennial Way Trail will be realigned along the east side of Parcel B in a 20-foot wide swath (10 feet of pavement + landscaping) heading southerly towards the intersection of Oak Avenue and Antoinette Lane before it continues through the future civic campus site. Parcel C will be primarily accessed from Mission Road with entrances to Buildings 1 and 2 interior parking structures. Between Buildings 1 and 2 will be a private drive / fire lane with decorative paving, providing additional vehicular access to the interior parking structures and terminating in a hardscape plaza with enhanced paving adjacent to the BART right-of-way, providing further access to Centennial Way Trail beyond. This drivable plaza will be primarily closed to traffic with bollards or similar devices so that it can be used as an active pedestrian space; however, during emergencies, it will double as a fire department turn-around and access point for the rear portions of the two buildings. Additionally, there will be an E.V.A. paved with turf block on the north side of Building 1, which is intended to function as a linear park. Primary access to Parcel B will be provided from the future Oak Avenue Extension. A private street will extend from the intersection at Antoinette Lane, providing access to the lower parking entrance and childcare drop- off. Fire Department apparatus will be accommodated with a turn-around below Building 3, where there will be adequate vertical clearance below a concrete podium. As Oak Ave climbs uphill toward El Camino Real, an upper parking entrance will be provided at the southwest corner of Building 3. 79PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO The design approach to vehicular parking gives careful consideration to street frontages and pedestrian spaces by concealing parking in structures that are wrapped with residential and active uses. Additionally, the proposed design takes advantage of the site’s sloping nature along Oak Avenue by locating vehicular access points where they will eliminate ramping between levels, thus increasing efficiency and reducing the parking footprint. All three buildings will contain two levels of parking at-grade as well as one basement level. Each parking level has been laid out to ensure the parking ratios necessary to support the desired residential density can be met. Additionally, a private drive located between Buildings 1 and 2 will provide opportunities for guest parking and loading. PARKING UnitsSpacesUnitsSpacesUnitsSpaces Studio Units 1303048483535113 One-Bedroom Units 1145145210210110110465 Two-Bedroom Units 1.5487260903248210 Three-Bedroom Units 1.510151726101556 Total Parking Required 262 374 208 Building 1Building 2Building 3 Total Outdoor - Visitor 5 5 10 Level 1 - Visitor 4 4 Level 1 - Childcare 5 5 Level 1 - Resident 677346186 Level 2 - Resident 739165229 Basement - Resident 122211118451 Total Parking Provided 267380238 PARKING SUMMARY 844 Parking Provided 885 Parking Required Total SpacesBuilding 1 Building 2 Building 3Parking Ratio MISSION RD 80 SUMMERHILL HOUSING GROUP Each building will operate separately and thus be self-sufficient in terms of providing the full array of facilities, amenities, and open spaces necessary for a thriving residential community. This will also allow the buildings to be phased, providing greatest flexibility to respond to the changing urban environment as the new Civic Campus and Grand Boulevard Initiative become reality. We envision the construction of Buildings 1 through 3 to be phased from north to south, with Mission Road street improvements completed in the first phase. The Oak Avenue Extension is anticipated to begin during the first phase and be completed before commencing construction on Building 3. PHASING PSA Nov 2018 Entitlements Sep 2019 Building Permit / COE Sep 2020Sep 2021Mar 2023 Construction Starts Dec 2020Dec 2021Jun 2023 Completion / COO Feb 2023Apr 2024Aug 2025 PHASING SCHEDULE Milestones Entitlements Building 1 / Oak Ave Building 2 / BART Park Building 3 / A2b Park 81PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO Ad d r e s s i n g C i t y E x p e c t a t i o n s 2Section B HIGH QUALITY DESIGN The play in the angles between Buildings 2 and 3 as well as the pilotis concept will frame views through the site from Mission Road and El Camino Real, creating a memorable and interesting sense of place. The building massing will be stepped back above the streetwall as well as at the top floor, creating a well-defined base, middle, and top and reducing the perception of bulk from the pedestrian vantage point. The proposed public plaza at the south end of Building 2 will promote access to the trail and feature bike racks to encourage riders to make this place a destination along the trail. Additionally, access to the trial will be provided by a publicly-accessible pedestrian path between Buildings 1 and 2. Landscape improvements within the BART right-of-way west of Parcel C will complete the linkage to the trail and create opportunities for passive outdoor enjoyment. The existing bridge over Colma Creek will be enhanced with new decorative guard rails, paving, and lighting. Please refer to the Circulation Plan on Page 78 for details. STRONG CONNECTIONS TO CENTENNIAL WAY 85PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO AFFORDABLE HOUSING FAMILY-FRIENDLY UNIT TYPES To appeal to the housing needs of a diverse population from singles to families, the proposed development will feature a mix of condominium and apartment housing opportunities in a variety of unit types ranging from studios to 3-bedroom flats as well as townhomes. Building 3 will be mapped for condominium purposes to allow for potential ownership housing. A minimum of 20% of all dwelling units will be offered at below market rates to provide affordability to households earning 80% of the area median income. Condos Building 1Building 2Building 3 Studio Units 24382890 One-Bedroom Units 11616888372 Two-Bedroom Units 384826112 Three-Bedroom Units 814830 Subtotal Market-rate Units 186268150604 Percent of Total 80%80%80% Studio Units 610723 One-Bedroom Units 29422293 Two-Bedroom Units 1012628 Three-Bedroom Units 2 3 2 7 Subtotal BMR Units 476737151 Percent of Total 20%20%20% 233335187 HOUSING SUMMARY Market-Rate Units Below Market Rate Units Total Units 755 Apartments TotalHousing Provided By Type The project includes family-oriented townhome units with two bedrooms and a den upstairs with “front” door access onto either Mission Road, Centennial Way Trail, or a paseo. In addition, there are 27 three- bedroom 2-bath single level units sized for families, ranging from about 1240 to 1495 square feet, distributed throughout the three buildings. 86 SUMMERHILL HOUSING GROUP A place for public art has been chosen at the southeast corner of Parcel B at the intersection of Antoinette Lane and Oak Ave. This location will be visible from the civic campus and is proposed to resemble a theme of riparian grasses, inspired by Colma Creek and potential future naturalization efforts. The landscape design of public plazas will reinforce this theme using a three-dimensional artistic approach, featuring ornamental grassy mounds, oval tree grates, floating benches, and torqued seatwalls. Residential units and amenity spaces will front Centennial Way Trail, Mission Road, and the future Oak Avenue Extension. Direct building access, stoops, and fenestration will be provided along these frontages as well as a program of outdoor seating areas, landscaping, and site lighting to activate the public realm and reinforce a pedestrian- friendly scale. ACTIVE GROUND FLOOR USES COMMITMENT TO PUBLIC ART 87PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO The El Camino Real / Chestnut Area Plan envisions a 74-foot ultimate right of way for this future segment of Oak Avenue between Mission Rd and El Camino Real. The site design incorporates a 36-foot wide dedication onsite, which will accommodate a 26-foot wide street plus 10-foot sidewalk with street trees on the north side adjacent to Building 3. In recognition of the 28-foot grade difference between Antoinette Ln and the future connection point at El Camino Real, the expense of a 74-foot wide bridge crossing over Colma Creek and BART to connect to Mission Road, and the goal of creating a vibrant pedestrian-friendly relationship between the Civic Community Campus and the new housing and recreational amenities, the development team is providing the minimum width for this segment to function wholly on-site, without on-street parking. It assumes Oak Avenue will be a Class III bike facility with a 10-foot sidewalk on the civic campus site. This condition may be interim to the ultimate width, and any additional right-of-way necessary may be dedicated from the civic campus property if desired by the city. SummerHill has a history of conducting extraordinary outreach, working with neighbors and community stakeholders from early stages of design through construction – and incorporating to their feedback. SummerHill will host community meetings throughout the process to obtain community input, including residents and property owners in and near the Sunshine Garden neighborhood, Buri Buri neighborhood, and the South City Place HOA, as well as South San Francisco community groups. Given this project’s size, proposed parks, pedestrian/bike/ vehicular opportunities, and public infrastructure components, onsite walking meetings will be conducted as well to facilitate feedback gathering. SummerHill will provide tours of existing SummerHill communities, if desired, as well. If a CFD is formed during the disposition and development of the PUC site, SummerHill will support the CFD and participate in its formation. Project underwriting assumes that SummerHill will be reimbursed for a portion of the Oak Avenue extension construction cost. PARTNERSHIP IN CFDCOMMUNITY ENGAGEMENT OAK AVENUE EXTENSION 88 SUMMERHILL HOUSING GROUP COMPLIMENTARY TO CIVIC CAMPUS The proposed architecture takes cues from the sleek contemporary design of the winning Civic Community Campus concept. The multi-level ground plane elevated on columns is an idea that carries through to Buildings 2 and 3 in the proposed piloti concept. Proposed improvements within the BART right-of-way include a 2/3-acre park area adjacent to Centennial Way Trail, consisting of native plantings, winding pathways, seating, and site lighting to improve connectivity to Centennial Way Trail as well as the proposed open space in Parcel A2b. SummerHill will work with BART and the City to enter into a use agreement and obtain necessary permits. Bicycle rack Waste and recycling Native grass massing along bicycle trail Illuminated bollards Accent tree Creek channel fencing Creek channel tree Ornamental grass massing Informal dog meadow Bamboo massing at vehicular entry Turf block CONSIDERATION FOR BART S.O.I.. 89PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO 3 Dr a w i n g s & D i a g r a m s Section B 93 CONCEPTUAL SITE PLAN Exhibit A-1 Architecture + Planning 0 100 20050 94 AERIAL PERSPECTIVE Exhibit A-2 Architecture + Planning 95 AERIAL PERSPECTIVE Exhibit A-3 Architecture + Planning 96 CONCEPTUAL RENDERING Exhibit A-4 Architecture + Planning 97 CONCEPTUAL RENDERING Exhibit A-5 Architecture + Planning 98 CONCEPTUAL RENDERING Exhibit A-6 Architecture + Planning 99 CONCEPTUAL RENDERING Exhibit A-7 Architecture + Planning 100 CONCEPTUAL RENDERING Exhibit A-8 Architecture + Planning 101 BUILDING DATA Exhibit A-9 Architecture + Planning UNIT MIX - BUILDING 1 APARTMENTS Studios Total Unit Types Per Level A1B0B1B1aB2C1C3C3aC3bC4TH 1 & 2D3D4 Level 1 00000000002000 20 Level 2 2200000000000 4 Level 3 80270301111011 44 Level 4 80270301111011 44 Level 5 40235311111011 42 Level 6 40235311111011 42 Level 7 40171361111011 37 Subtotal Units By Type 3021171115855552055 Total Units 30 Unit Mix Percentage 13% Net Rentable Area Per Unit Type (sf)5357016455866581,0029761,0681,1861,0441,1721,2391,239 Total Net Rentable Unit Area (sf)16,0501,40275,4656,4469,8708,0164,8805,3405,9305,22023,4406,1956,195 174,449 Average Unit Area (sf)535 782 Private Open Space per Unit (sf)007575905322720475900350350 Total Private Open Space Area (sf)008,7758251,3504241,1351,02037545001,7501,750 17,854 233 One-Bedroom Units Three-BedroomsTwo-Bedroom Units 145 62% 48 21% 10 1,101 1,239643 UNIT MIX - BUILDING 2 APARTMENTS Studios Total Unit Types Per Level A1 B1 B2 C1 C2 C3 C3a TH 1 & 2 D2 D3 D4 D5 Level 1 0 0 0 0 0 0 0 32 0 0 0 0 32 Level 2 4 0 0 0 0 0 0 0 0 0 0 0 4 Level 3 10 38 6 0 0 3 2 0 0 1 0 1 61 Level 4 10 38 7 0 0 3 2 0 0 1 0 1 62 Level 5 8 38 7 1 0 3 0 0 2 1 0 1 61 Level 6 8 38 7 1 0 3 0 0 2 1 0 1 61 Level 7 8 24 7 6 2 2 0 0 1 1 2 1 54 Subtotal Units By Type 48 176 34 8 2 14 4 32 5 5 2 5 Total Units 48 Unit Mix Percentage 14% Net Rentable Area Per Unit Type (sf)535 645 658 1,002 994 976 1,068 1,172 1,495 1,239 1,239 1,288 Total Net Rentable Unit Area (sf)25,680113,52022,3728,0161,98813,6644,27237,5047,4756,1952,4786,440 249,604 Average Unit Area (sf)535 745 Private Open Space per Unit (sf)0 75 90 53 73 227 204 0 204 350 350 350 Total Private Open Space Area (sf)0 13,200 3,060 424 146 3,178 816 0 1,020 1,750 700 1,750 26,044 335 647 1,091 1,329 Two-Bedroom UnitsOne-Bedrooms Three-Bedroom Units 210 63% 60 18% 17 5% UNIT MIX - BUILDING 3 CONDOS Total Unit Types Per Level A1 A2 A3 B1 B1a B2 C1 C1a C1b C2 C2a C3 C4 D1 D2 Level 2 4 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4 Level 3 0 6 1 20 0 2 1 1 0 1 0 1 2 1 1 37 Level 4 0 6 1 20 0 2 1 1 0 1 0 1 2 1 1 37 Level 5 0 6 1 20 0 2 1 1 0 1 0 1 2 1 1 37 Level 6 0 4 1 20 0 2 1 1 0 1 0 1 3 1 1 36 Level 7 0 4 1 12 8 2 0 1 1 0 1 1 3 1 1 36 Subtotal Units By Type 4265928104514151255 Total Units Unit Mix Percentage 4755606107156506651,1059901,0701,1009801,10098012391288 Total Net Rentable Unit Area (sf)1,90014,5603,05065,7805,2006,6504,4204,9501,0704,4009805,50011,7606,1956,440 Average Unit Area (sf) 75757575757522018017075756070200200 Total Private Open Space Area (sf)3001,9503756,900600750880900170300753008401,0001,000 Net Rentable Area Per Unit Type (sf) 142,855 764 Private Open Space per Unit (sf) 16,340 17% Studio Units One-Bedroom Units Two-Bedroom Units 557 706 1,034 1,264 19%59% Three-Bedroom Units 35 110 32 10 1875% GROSS BUILDING AREAS Building 1Building 2Building 3 Total 4,500 4,500 Level 1 21,00029,0007,000 57,000 Level 2 18,00026,0003,000 47,000 Level 3 39,00054,00035,000 128,000 Level 4 39,00054,00035,000 128,000 Level 5 37,00054,00035,000 126,000 Level 6 37,00054,00035,000 126,000 Level 7 35,00051,00034,000 120,000 Total Residential (sf)226,000322,000184,000 Level 1 32,00041,00025,000 98,000 Level 2 32,00042,00032,000 106,000 Basement 53,00085,00051,000 189,000 Total Parking Structure (sf)117,000168,000108,000 Childcare Residential 732,000 Parking Structure 393,000 102 BUILDING PLANS - GROUND LEVEL Exhibit A-10 Architecture + Planning E . V . A . PLA Z A DRO P - O F F TRA S H FI R E L A N E DN 67 P A R K I N G S P A C E S 73 P A R K I N G S P A C E S DN UP DN UP 9 11 88 21 10 15 9 11 4 7999 55 55 P A R K I N G S P A C E S LOWER ENTRY 12 8 9 16 13 4 BART R.O.W. P.U.C. KAISER PERMANENTE BUILDING 1 BUILDING 2 PARCEL A2b PLANNED OPEN SPACE FIRE L A N E CHILDCARE 4,500 SF AMENITY 3,000 SF LOBBY 1,900 SFBIKES V V V V V V V V V V C C C C C C C C BIKES BIKES AMENITY 2,000 SF LOBBY 1,440 SF LOBBY/ LEASING 3,488 SF (DOUBLE HEIGHT) PLAY AREA 2,600 SF CREEKSIDE PARK 5,160 SF BUILDING 3 EL CAMIN O R E A L MISSION RD COLM A C R E E K CENT E N N I A L W A Y T R A I L COLM A C R E E K BART ROW OA K A V E COLMA CREEK CENT E N N I A L W A Y T R A I L TRASH TR A S H 1 8 ' 25' 25 ' 25 ' 18 ' 25' 120' 26' 62' 31' 26'5' 10 ' 25' 25' 32' 10' 18'18' 10' 1 0 ' 25 ' 5' 17 ' - 4 " 1 0 ' 2 0 ' 2 6 ' 1 4 ' 25' 25 ' 18' 74' 10 ' 30' 7'- 6 " 10 ' 1 0 ' 26'10' 0 80 16040 103 BUILDING PLANS - LEVEL 2 Exhibit A-11 Architecture + Planning 73 PARKING SPACES 65 PARKING S P A C E S A1 A1 B0 B0 A1 A1 A1 A1 MECH 91 PARKING SPACES MECH DN DN 10 14 10 21 8 10 17 5 13 11 12 99 6 7 2 18 1011 107532 A1 A1 A1 A1 UPPER ENTRY OA K A V E BUILDING 3BUILDING 1 BUILDING 2 25 ' 25 ' 18 ' 62' 31' 25' 25' 25'25'25' 25' 25 ' 18' 7'- 6 " 25 ' 10 ' 1 0 ' 0 80 16040 104 BUILDING PLANS - LEVELS 3 & 4 Exhibit A-12 Architecture + Planning B1 C3b B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 A1 B1 B1 B1 B1 B2 B2 B2 A1 A1 A1 A1 D4 D3 C4 C3a C3 B1 B1 B1 B1B1B1B1 B1 B1 B1B1 A1 A1 A1 COURTYARD SPA B1 B1 B1 B1 B1 B1B1 B1 B1 B1 B1B1 AMENITY B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B2 B2 B2 B2 B2 B2 B2 A1 A1 A1 A1 A1 A1 A1 A1 C3 C3 D3 D5B1B1B1B1B1B1 B1 B1 B1 B1 B1 C3 B1 B1 B1 B1B1A1C3a A1C3a 1,380 SF (D O U B L E HEIGHT) COURTYARD SPA A2 A2 A2 A2 A3 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B2 B2 C1a C1C2 C3 D2 C4 D1 B1 B1 B1 B1B1 B1 B1 C4 A2 A2 COURTYARD SPA BUILDING 1 BUILDING 2 BUILDING 3 5 ' 1 0 ' 2'60' 11 2 ' - 2 " 164'-1" 5' 10 ' 62'17 3 ' - 4 " 51'-3" 2' 2' 2' 10 7 ' - 4 " 165'-9" 1 2 ' 11 ' 10' 29'-6" 16 ' 66' 0 80 16040 105 BUILDING PLANS - LEVELS 5 & 6 Exhibit A-13 Architecture + Planning BUILDING 3 C1 B1a C3b B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1B1B1 B1 B1 B1 B1a B2 B2 B2 A1 A1 A1 A1 D4 D3 C4 C3a C3 B1a B1a B1a B1B1B1B1 B1 B1 C1 B1 B1 B1 B1 B1 B1B1 B1 B1 B1 B1B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B2 B2 B2 B2 B2 B2 B2 A1 A1 A1 A1 A1 A1 A1 A1 C3 C3 D3 D4 D2 D5B1B1B1B1B1B1 B1 B1 B1 B1 B1 C3 B1 B1 B1 A2 A2 A2 A2 A3 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B2 B2 C1a C1C2 C3 C4 D2 C4 D1 B1 B1 B1 B1B1 B1 B1 C4 BUILDING 1 BUILDING 2 7' 5' 10 ' 62' 2' 2' 13 ' - 4 " 5 ' 1 0 ' 1 3 ' - 4 " 0 80 16040 106 BUILDING PLANS - LEVEL 7 Exhibit A-14 Architecture + Planning C1 C1 C1 C1 C1 C1 C3b B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1B1B1 B1 B1 B1 B1a B2 B2 B2 A1 A1 A1 A1 D4 D3 C4 C3a C3 C1 C1 C1 C1 C1 C1 B1 B1 B1 B1 B1 B1B1 B1 B1 B1 B1B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B2 B2 B2 B2 B2 B2 B2 A1 A1 A1 A1 A1 A1 A1 A1 C2 C2 C3 C3 D3 D4 D4 D2 D5 A2 A2 A2 A2 A3 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1 B1a B1a B1a B1a B1a B1a B1a B1a B2 B2 C1a C1bC2a C3 C4 D2 C4 D1 C4 BUILDING 1 BUILDING 2 BUILDING 3 ROOF BELOW ROOF BELOW 10' 10'-4" 1 3 ' - 4 " 13 ' - 4 " 13 ' - 4 " 62' 2' 10'-4" 0 80 16040 107 BUILDING PLANS - BASEMENT Exhibit A-15 Architecture + Planning ME C H ME C H ME C H 12 2 P A R K I N G S P A C E S ME C H ME C H UP 21 1 P A R K I N G S P A C E S 11 8 P A R K I N G S P A C E S 4 8 9 12 11 14 12 7 30 2 8 3 17 18 4 23 16 18 25 22 14 12 17 17 17 17 12 4 27 12 19 22 UPUP BUILDING 1 BUILDING 2 BUILDING 3 25' 2 5 ' 25'25' 18 ' 25' 1 0 ' 10 ' 4' 5' 31' 17 ' - 4 " 1 8 ' 0 80 16040 109 SITE SECTIONS Exhibit A-17 Architecture + Planning COLMA CREEK PLAY AREABUILDING 2 - APARTMENTSBUILDING 1 - APARTMENTS BUILDING 3 - CONDOMINIUMS OAK AVE AMENITIESLOBBY AMENITIES E.V.A. FIRE LANE PLAZA CENTENNIAL WAY TRAIL MISSION RD SECTION A-A SECTION B-B A AB B 0 100 20050 110 STREETWALL DIAGRAM Exhibit A-18 75 75 TOP OF STREETWALL MI D ZO NE BASE ZON E / STRE E T WAL L 85’ AVG. FROM GRADE LESS THAN 50% OF BUILDING FACE IN MID ZONE PROJECTING BEYOND PLANE OF 75 DEGREE ANGLE ORIGI- NATING FROM TOP OF STREETWALL MISSION BLVD. MID ZONE 50% OF BUILDING FACE IN MID ZONE STEPPED BACK BASE ZONE / STREETWALL 5’ 10’ Architecture + Planning 111 SIMULATED VIEW - BURI BURI TO SIGN HILL FROM DEL PASO / ALTA LOMA Exhibit A-19 Architecture + Planning 112 SIMULATED VIEW COMPARED TO KAISER FROM EL CAMINO REAL / ARROYO Exhibit A-20 Architecture + Planning 113 ILLUSTRATIVE PLAN Exhibit L-1 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE 114 INDEX PLAN Exhibit L-2 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE 115 PARCEL A2B ENLARGEMENT Exhibit L-3 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Waste and recycling receptacle Plaza with play equipment Modern outdoor fitness equipment Modern play equipment Terraced viewing Bicycle racks Modern seating 116 PARCEL B ENLARGEMENT Exhibit L-4 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Torqued seatwall Public art Accent trees Contemporary concrete pavers Urban stools Outdoor dining Bicycle rackPavers with concrete bands Modern climbing structures (tots)Modern climbing structures (5+) 117 PLAZA & COLMA CREEK INTERFACE ENLARGEMENT Exhibit L-5 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Urban stools Modern seating Bicycle racks Oval tree grate Plaza light Grass mound with floating bench Illuminated bollard Contemporary concrete pavers Contemporary sitting walls Ornamental grass mounds 118 BART ROW ENLARGEMENT Exhibit L-6 PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE Bicycle rack Waste and recycling Native grass massing along bicycle trail Illuminated bollards Accent tree Creek channel fencing Creek channel tree Ornamental grass massing Informal dog meadow Bamboo massing at vehicular entry Turf block 4 Be n e f i t s Section B Childcare Center The project will include a 4,500 square-foot childcare center in Building 3 which will be leased at below market rental rates to a childcare provider. The center has been thoughtfully designed including a convenient and protected child drop-off area and adjacent secured outdoor playground. The center will also have convenient access to Centennial Way Trail, the future Civic Campus, and connection to Parcel A2B for “day trips”. Inclusionary Affordable housing Twenty percent (20%) of the project, 151 total units, will be affordable (BMRs) to low income households (80% of San Mateo County AMI). The unit size and mix will be proportionate to the mix of the overall project. A portion of the BMRs will be family-oriented “home-like” townhome units with two bedrooms and a den upstairs with a “front” door accessing either to the public street, trail or paseo. Another portion will be 3-bedroom 2 bath units sized for families. SummerHill will enter into an Affordable Housing Agreement for a period of 55 years. It is proposed that all BMRs will be rentals to insure that the BMR housing remains available to low income households over time. Proposed Public Infrastructure Improvements Public Spaces Public spaces including parks, plazas, pedestrian linkages, and prominent public art drove the overall project design and are incorporated throughout, with design themes drawn from the natural context of the site, the Civic Community Campus, and South San Francisco’s status as the “birthplace of biotechnology”. • Parcel A2b park - 0.6 acres (Exhibit L-3) • Creekside park & Centennial Way extension at Building 3 (Exhibit L-4) • Plaza and Centennial Way enhancements on Mission Road (Exhibit L-5) • BART ROW park at Centennial Trail west of Buildings 1 and 2 -0.6 (acres (Exhibit L-6) • Oak Avenue at Centennial Way plaza Public Art A public art installation is proposed at the corner of Oak Avenue at Centennial Way Trail. Architecturally distinctive landscaped plazas will provide additional forms of public art as well. COMMUNITY BENEFITS 120 SUMMERHILL HOUSING GROUP COMMUNITY BENEFITS Pedestrian/Bicycle Improvements Mission Road • 10-foot wide sidewalk with street trees in planting pockets for a softened street edge • Class I bike lanes • Removal of existing open drainage ditch and undergrounding for safe pedestrian access • Bench seating and plazas for pedestrian gathering and comfort Oak Avenue Extension • 10-foot wide sidewalks and street trees in planting pockets for a softened street edge • A reduced street section of 26 feet wide to create a pedestrian-friendly area and connectivity between the Civic Community Campus, the project, and public open space areas • Class III bike lanes with multiple points of access to Centennial Way Trail Centennial Way Trail • Centennial Way Trail will connect to the Oak Avenue extension along the south side of Colma Creek • Public access from Mission Road to Centennial Way Trail between Buildings 1 & 2 • A trail connection is proposed from Parcel A2b Park to Centennial Way Trail by way of the Creekside Park. This path would be subject to permitting from the SFPUC and BART • The existing fencing along Colma Creek along the trail will be removed and replaced with enhanced fencing • The existing Centennial Way Trail bridge will be enhanced with architectural railings to create a signature element in the Trail • An optional second bike/pedestrian bridge will be added, if desired by the City Traffic Improvements • Construction Oak Avenue Extension and all associated improvements including traffic signal and intersection modifications at Arroyo/Oak/El Camino Real and bridges. • Widen Mission Road by four feet. Public Water/Sewer Storm Improvements • See CBG Engineer’s SSF PUC RFQ Preliminary Cost Estimate and Improvement Assumptions Transportation Demand Management Plan The project will provide a robust TDM plan with the goal of reducing peak hour trips by 28% consistent with the El Camino Real/Chestnut Area Plan. This TDM Plan will be implemented by SummerHill and managed by onsite property management staff, with annual monitoring and reporting to the City. Financial Project Benefits The project will provide the following financial benefits to the City of South San Francisco and its residents: • $3.5 million in building permit and plan check fees • $8.5 million in Park Acquisition and Construction fees - in addition to onsite and offsite parks • $2.65 million in Sewer Capacity • $425,000 Public Safety Impact fees • $1.4 million in Childcare fees to support childcare in the City - in addition to an onsite childcare center • $1.98 million in School fees to South San Francisco Unified School District • $130,000 in Bicycle & Pedestrian fees - in addition to an array on new bicycle and pedestrian improvements • New assessed property valuation, benefitting the City of South San Francisco and San Mateo County. 121PUC SITE RFP | CITY OF SOUTH SAN FRANCISCO Elaine Breeze Vice President of Development (project lead) 650.842.2404 ebreeze@shapartments.com Jeffrey Zeiszler Vice President of Acquisitions (ENRA negotiations) 925.244.8707 jzeiszler@shapartments.com Sara Fernandez Director, Planning (architecture lead) 310.439.3954 sfernandez@ktgy.com Roman de Sota, ASLA CGBP Director, President (landscape architecture lead) 510.452.4190 roman@r3studios.com Ryan Hansen, P.E. Principal (civil engineering lead) 310.439.3954 rhansen@cbandg.com CARLSON, BARBEE & GIBSON, INC Architecture + Planning CONTACTS PLANNING | URBAN DESIGN LANDSCAPE | ARCHITECTURE CIVIL ENGINEERS | SURVEYORS | PLANNERS 122 SUMMERHILL HOUSING GROUP Amended Long Range Property Management Plan Successor Agency to the South San Francisco Redevelopment Agency May 21, 2015 Amended Long Term Property Management Plan May 21, 2015 6 El Camino Corridor Project Area The Agency owns seven parcels in the El Camino Corridor Project Area (see Figure B). These parcels are grouped into three property assemblages based on their acquisition history and proposed uses: Former PUC properties– Five parcels that were purchased from the San Francisco Public Utilities Commission (PUC) for future development as mixed-use, transit oriented development and open space. 1 Chestnut Ave– This parcel was purchased to augment the development potential of the former PUC properties. 80 Chestnut– This parcel was purchased from Cal Water in order to expand the Orange Memorial Park. This section provides all of the required information regarding these properties. It begins with a description of the Agency’s key goals and objectives from the El Camino Corridor Redevelopment Plan and Five-Year Implementation Plan. These properties were purchased to achieve the goals and objectives outlined in the El Camino Corridor Redevelopment Plan and Five-Year Implementation Plan as described below. The El Camino Corridor Project Area was adopted in 1993 and amended to add area in 2000. El Camino Real (State Route 82) was the first highway and automobile route through the San Francisco peninsula. Spanning almost two miles in South San Francisco, the El Camino corridor is the City's most diverse area in terms of land use, and serves as a major neighborhood commercial center for the City. Commercial uses such as hotels, fast food restaurants, and shopping centers predominate. All but one of the City's neighborhood shopping centers is located in the corridor. Residential uses, offices and service commercial uses are located in small pockets. In addition, the area contains the Kaiser Permanente Medical Center, the County Government Center, Costco, and the South San Francisco BART station. The original Redevelopment Plan for the El Camino Corridor Project Area lists the following goals and objectives of the community redevelopment program in the El Camino Corridor Project Area, which serve as governing objectives for the property disposition program for this area:1 1. The elimination and prevention of the spread of blight, non-conforming uses and deterioration and the conservation, rehabilitation and redevelopment of the Project Area in accord with the General Plan, future specific plans, the Plan and local codes and ordinances, as they now exist or may hereafter be amended. 2. The achievement of an environment reflecting a higher level of concern for architectural, landscape, urban design and land use principles appropriate for attainment of the objectives of the Plan and the General Plan, as they now exist or may hereafter be amended. 1 Redevelopment Plan for the El Camino Corridor Area with 1st amendment ord 1150-94, p. 3 Amended Long Term Property Management Plan May 21, 2015 7 3. The control of unplanned growth by guiding revitalization, rehabilitation and new development in such fashion as to meet the needs of the Project, the City and its citizens. 4. The reduction of the City's annual costs for the provision of local services to and within the Project Area. 5. Increased sales, business licenses and other fees, taxes and revenues for the City. 6. The promotion of new and continuing private sector investment within the Project Area to prevent the loss of and to facilitate the increase of commercial sales activity. 7. The creation and development of local job opportunities and the preservation of the area's existing employment base. 8. The development of a spectrum of housing types affordable to various segments of the community in a manner consistent with the Housing Element of the General Plan and the provisions of the Redevelopment Law, as they now exist or may hereafter be amended. 9. The elimination or amelioration of existing substandard condition, including substandard vehicular circulation and parking systems; inadequate infrastructure; insufficient off-street parking; and other similar public deficiencies adversely affecting the Project Area. 10. The assistance in undergrounding of BART through the project Area to ensure that the Project Area meets its full development potential upon the removal of existing blighting conditions. Furthermore, the 2000 Redevelopment Plan Amendment included the following relevant goals for the El Camino Corridor Project Area:2 e. Control of unplanned growth by guiding revitalization, rehabilitation and new development in such a fashion as to meet the needs of the Second Amendment to the Plan, the City of South San Francisco and its citizens. i. Promotion of new and continuing private sector investment within the Second Amendment Area to prevent the loss of and to facilitate the increase of commercial sales activity. k. Development of a spectrum of housing types affordable to various segments of the community in a manner consistent with the Housing Element of the General Plan and the provisions of the Redevelopment Law. 2 The Second Amendment to Redevelopment Plan for the El Camino Corridor Area Ord. 1270-00, pp. 3-4 Amended Long Term Property Management Plan May 21, 2015 8 l. Carrying out or providing for the carrying out of redevelopment In the Second Amendment Area in the interest of the general welfare pursuant to Health and Safety Code Sections 33020 and 33021, including planning, development, replanning, redesign, clearance, reconstruction, and provision of those residential, commercial, industrial, public or other structures or spaces as may be appropriate, including recreational and other facilities incidental or appurtenant to them, alteration, improvement, modernization, reconstruction or rehabilitation of existing structures, provision for open-space types of use such as streets and other public grounds and space around buildings, public or private buildings, structures and improvements, and improvement of public or private recreation areas and other public grounds. Based on these goals and objectives, the Agency has undertaken public infrastructure, public facility, economic development, property acquisition, and affordable housing activities in the El Camino Corridor Project Area. The City and Agency expanded the City’s largest park, Orange Memorial Park by creating a linear park that connects the BART station to the original park. Redevelopment also supported the Specific Plan process for high density, transit-oriented development (TOD) in the BART station area and has helped catalyze mixed-used development in that area. Five-Year Implementation Plan The Five-Year Implementation Plan describes the goals and objectives for redevelopment activities in each of the project areas (based on the goals and objectives in the respective Redevelopment Plans) and presents specific programs and expenditures that would be undertaken. For the El Camino Corridor Project Area, the Implementation Plan states the following goals and objectives that are directly relevant to the development of properties that are owned by the former redevelopment agency (excerpted from pages I-7 to pages I-8 of the Implementation Plan):3 Eliminate and prevent the spread of blight, non-conforming uses and deterioration and conserve, rehabilitate and redevelop the Project Area in accordance with the General Plan, future specific plans, the Plan and local codes and ordinances. Achieve an environment reflecting a higher level of concern for architectural, landscape, urban design and land use principles appropriate for attainment of the objectives of the Plan and the General Plan. Control unplanned growth by guiding revitalization, rehabilitation and new development in such fashion as to meet the needs of the Project, the City and its citizens. Promote new and continuing private sector investment within the Project Area to prevent the loss of and to facilitate the increase of commercial sales activity. 3 See page I-7 to I-8, South San Francisco Redevelopment Agency, Five-Year Implementation Plan, FY 2009/10–FY 2013/14. Amended Long Term Property Management Plan May 21, 2015 9 Develop a spectrum of housing types affordable to various segments of the community in a manner consistent with the Housing Element of the General Plan and the provisions of the Redevelopment Law. Eliminate or ameliorate existing substandard conditions, including substandard vehicular circulation and parking systems, inadequate infrastructure, insufficient off-street parking, and other similar public deficiencies adversely affecting the Project Area. Present and create civic, cultural and educational facilities and amenities as catalysts for area revitalization. Upgrade and expand recreational areas and open space. Develop more east-west crossings on El Camino Real that connect the City’s neighborhoods, and a continuous parallel street on the eastside to provide alternative travel routes. Encourage development of a mix of uses, with pockets of concentrated activity that provide focus and identity to the different parts of El Camino Real. Develop the South San Francisco BART station area as a vital pedestrian-oriented center, with an intensity and mix of uses that complement the area’s new role as a regional center. Increase opportunities for regional and neighborhood commercial uses Extend Centennial Way along BART alignment and create east-west connections between El Camino and the neighborhoods. Enhance pedestrian and bicycle connectivity around existing facilities such as Kaiser, Orange Memorial Park and the Municipal Services Building as well as new public facilities such as a new library. Make improvements along Colma Creek Canal, including bank improvements, landscaping and removal of chain link fencing. Amended Long Term Property Management Plan May 21, 2015 10 Amended Long Term Property Management Plan May 21, 2015 11 2-6. Former PUC Properties APN 093-312-050, 093-312-060, 093-331-050, 093-331-060 and 011-326-030 Following the purchase of the former PUC properties, the City embarked on preparing an area wide plan for the northerly portion of El Camino Real between Chestnut Avenue and the SSF BART station. The central aim of the plan is to develop the area into a vibrant high density mixed-use neighborhood allowing for improved auto access as well as attractive and accessible bicycle, pedestrian and open space connections. Located in the geographic heart of South San Francisco, the former PUC properties were acquired by the Agency in order to redevelop them into new mixed-use, transit-oriented developments that would create a vibrant Transit Village district within South San Francisco. The properties are advantageously located at the City’s busiest crossroads at Chestnut Avenue and El Camino Real. They are located in close proximity to the South San Francisco Bay Area Rapid Transit (BART) Station and the City’s Transit Village Zoning District just north of the properties. The properties are also near key public amenities including Orange Memorial Park, the Centennial Way pedestrian and bike trail and the Municipal Services Building. The properties are adjacent to the right-of-way for the underground BART. PUC Properties The PUC properties are currently vacant, offering the opportunity to structure development, connections and open space in an integrated manner. Centennial Way—a bicycle and pedestrian trail within the Colma Creek and BART rights of-way that run through the length of the site —will be extended along the portion of the BART right-of-way between Chestnut Avenue and Colma Creek. This trail network will provide an important direct connection between the South San Francisco BART Station to the north and Orange Memorial Park to the south. Pedestrian and bicycle paths will connect new development and surrounding neighborhoods to the Centennial Way spine. Buildings, parks, and plazas will be oriented to the open space network to maximize access to and visibility of these amenities. Amended Long Term Property Management Plan May 21, 2015 12 a) Acquisition Information In March 2006, the Agency Board approved a Purchase and Sale Agreement between the Agency and the City and County of San Francisco (CCSF)/San Francisco Public Utilities Commission to purchase approximately 21.3 acres of property. In July 2007, the Agency amended the Purchase and Sale Agreement to reduce the amount of property being purchased to 13.2 acres for a reduced price of $21,060,000. The purchase and sale was completed and the property was transferred to the Agency on January 31, 2008. b) Purpose of Acquisition The South San Francisco BART Station created new opportunities for innovative planning along El Camino Real. With the adoption of the South San Francisco General Plan in 1999, the City Council recognized that the SSF BART Station area could be a new activity node that would serve local residents and attract visitors. Specific to the El Camino Real Corridor, the City has: 1) adopted the SSF General Plan which encourages transit oriented development; 2) implemented the SSF BART Transit Village Plan and Ordinance; 3) prepared plans to extend Oak Avenue from Mission Road to El Camino Real; 4) constructed the majority of Centennial Way over the BART-SFO right-of-way; and 5) purchased a total of 14 acres of 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 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 sq. ft. of commercial space), and the newly approved Mission & McLellan project at 1309 Mission Road (20 units and 6,000 sq. ft. commercial). The City’s planning effort is consistent with regional efforts to promote Transit Oriented Development and is governed by the following planning and policy documents: The Grand Boulevard Initiative (advisory document only) The Grand Boulevard Initiative is a collaboration of 19 cities, counties, local and regional agencies to improve the performance, safety, and aesthetics of El Camino Real and to provide coordinated planning for the entire corridor. El Camino Real Master Plan In 2007, the City adopted the El Camino Real Master Plan with the goal to “develop El Camino as a boulevard that accommodates its role as a regional corridor but with streetscape and development that provide identity to the street.” South San Francisco General Plan Housing Element The Housing Element, updated in June 2009, contains an analysis of the community’s housing needs, resources, constraints, and opportunities. The Housing Element identifies several housing sites within the Planning Area and estimates that these sites can accommodate approximately 549 housing units at the existing zoning and development standards. Amended Long Term Property Management Plan May 21, 2015 13 El Camino Real/Chestnut Area Plan (2011) The City adopted a General Plan Amendment, Zoning Changes and Design Guidelines to permit high- density, mixed-use development along the El Camino Real Corridor. The purpose of the Amendment is to recognize the El Camino Real corridor as a strategic location in the city – the area is well served by schools, transit, and existing infrastructure – by replacing older policies and regulations, which promote low-intensity, auto-oriented single-use activity, with policies and regulations that target higher intensities and mixed-use development. Given this planning context, the Agency purchased these properties to create a new walkable, distinctive, mixed-use district at the geographic center of South San Francisco. A network of open spaces will form the armature of new development. New streets and pedestrian connections will extend through the area, enabling easy movement on foot. The BART right-of-way that extends through the length of the Planning Area will be transformed into a linear park and a pedestrian-oriented “Main Street,” lined with restaurants, cafés and outdoor seating in a portion of the right-of-way. Development will be at high densities, reflecting adjacent transit access. The plan envisions a new neighborhood of up to 4,800 residents housed in low- to high-rise buildings. It will provide a range of commercial uses; walking access to everyday amenities; new civic uses, potentially including a new City Library; parks, plazas, and gathering spaces for the entire South San Francisco community. c) Parcel Data Former PUC Parcels APN 093-312-050, 093-312-060, 093-331-050, 093-331-060 and 011-326-030: These properties consist of various irregular shaped parcels encompassing 13.2 acres. The parcels are zoned according to a blend of development intensity as dictated by the El Camino Real/Chestnut Avenue Land Use Plan. The designations include 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. Parcel 011-326-030 is a vacant site of approximately 1.9 acres. It is a well exposed corner lot with extensive frontage along east side of El Camino Real and along Chestnut Avenue. However, it suffers from extreme grade variance dropping precipitously from the El Camino frontage to the rear of the property. Parcels 093-312-060 and 093-312-050 are vacant lots of approximately 7.6 acres. They have extensive frontage along Mission Road but are also bisected by Colma Creek and the proposed Oak Avenue extension. Parcels 093-331-050 and 093-331-060 are two narrow, landlocked lots running behind properties facing El Camino Real between Orange Avenue and Chestnut Avenue. This corridor now serves as a linear park. It also contains a 21,000 sq. ft. building next to Orange Park that is occupied by the Boys and Girls Club. These lots are approximately 3.7 acres. Amended Long Term Property Management Plan May 21, 2015 14 d) Estimate of Current Value The Successor Agency has only had parcel 011-326-030 recently appraised. Given the challenging development conditions that exist on this parcel, the appraisal dated September 9, 2013 by DANA Property Analysis estimates the value of the property to be $970,000 ($15.16/sq. ft.), see Appendix C. The value of the remaining parcels as currently configured is difficult to assess because sub-areas within each parcel can have widely varying values depending on their accessibility, potential for development and the presence of hazardous materials. A better understanding of the value of these properties can be derived from the disposition section of this report where the properties are subdivided and/or assembled into developable lots. e) Revenues Generated by Property/Contractual Requirements All parcels are vacant and undeveloped with the exception of a 21,000 sq. ft. building on parcel 093-331- 060. The building is rented to the Boys and Girls Club under a “Revocable Permit” that has existed between the PUC and the Boys and Girls Club since 1958 and prior to the Agency’s acquisition of the property. The Agency assumed the Revocable Permit when it acquired the property. The Revocable Permit between the Agency and the Boys and Girls Club contains the following provisions: 1) no rent, 2) the buildings are considered to be temporary and can be demolished at the Boys and Girls Club expense, 3) the Boys and Girls Club must maintain liability insurance, 4) the Permit has no sunset clause and can be revoked at any time. f) Environmental Contamination and Remediation The Agency conducted Phase I and Phase II assessments and found parcel 011-326-030 has several adverse environmental conditions. See Appendix D for a complete listing of these conditions. The Phase I report indicates the remaining parcels do not have adverse environmental conditions. g) Potential for Transit Oriented Development and Advancement of Planning Objectives Sitting along El Camino Real and in close proximity to the BART station, the former PUC properties are a perfect example of land suitable for transit oriented development. This proposed efficient use of land creates a pedestrian oriented, walkable area close to transit that is part of the City’s ongoing effort to promote integrated planning and development based on sustainability principles and practices. The vision for the Planning Area is one of “smart growth,” enhanced by policies and design guidelines that ensure sustainable measures such as access to transit and green building h) History of Development Proposals and Activity Prior to the acquisition by the Agency, the PUC had not considered any development proposals that resulted in any significant development activity or review by the City. Amended Long Term Property Management Plan May 21, 2015 55 Property Disposition This part of the LRPMP lists the Successor Agency’s properties under the three applicable permissible categories allowed by the Redevelopment Dissolution Statutes. It begins with a discussion of the properties that are used for governmental purposes and the reason why these properties should retain their present functions. The next section lists the properties recommended for sale. The third section describes the properties that should be retained for the purpose of implementing the development goals of the approved Redevelopment Project Plan. For the section discussing the properties that should be retained for implementing the development goals of the approved Redevelopment Project Plan, the LRPMP will provide background information that will put into context the information provided for each property or group of properties. In addition, for each property transferred to the City pursuant to Section34191.5(c)(2)(A) and this LRPMP, the City and the Taxing Entities will enter into a Compensation Agreement pursuant to Section 34180(f). Each Compensation Agreement shall meet the characteristics described in the Compensation Agreement section of this LRPMP and will be subject to the directives of DOF in connection with its consideration and approval of this LRMPM. During the 1990’s and 2000’s the Agency’s redevelopment focus was directed at developing what is arguably the world’s premier biotech cluster. Nevertheless, in the few years preceding the dissolution of redevelopment the Agency acquired and assembled a significant amount of land for future development in the El Camino Corridor and Downtown Central project areas. Properties assembled include the former PUC properties, the Ron Price property (1 Chestnut), the Ford properties in the downtown and various other scattered sties. The City also adopted the 1999 General Plan that included plans for intensive development of the Downtown and within Transit Oriented Districts (TOD), adopted area plans for the El Camino Corridor to guide future development, and most recently adopted the Downtown Station Area Specific Plan (DSASP). With the dissolution of redevelopment the City lost a significant amount of funding that was available for fulfilling the Agency’s and City’s vision for downtown and the El Camino Corridor. The adoption of AB1484 (the clean-up legislation for ABx1 26), however, gives the City the opportunity to retain properties suitable for transit oriented development (TOD) to advance the project area’s redevelopment plan. This section of the LRPMP will demonstrate that some of the Agency’s former properties in TOD areas should be retained for future development to fulfill the redevelopment plan for the area. This section will further demonstrate that ensuring the development of these properties as envisioned by the Redevelopment Plans will ultimately be of greater benefit to the taxing agencies through increased property tax revenue. Planning for the future of the former Agency’s properties must seek a balanced approach between pursuing the goals of the Redevelopment Dissolution Statutes and taking today’s market investment and cost development realities into consideration. The Successor Agency must also appreciate the benefits Amended Long Term Property Management Plan May 21, 2015 56 of developing affordable housing in the project areas. Affordable housing is not simply about providing housing for low-income people, it is about providing housing to working people at affordable rents so that they have disposable income to promote a healthy economy. Despite all of the benefits and attractive features of South San Francisco, there is no denying that the residential development community unfairly views South San Francisco as a second tier city in the County (this comment is not meant to insult but rather to convey the movement of capital). As developers have stated, it costs the same to build in South San Francisco as it does to build in Redwood City, San Mateo or Millbrae. Given this fact, why build in South San Francisco when the return on investment is much higher in other cities? This means that without proactive involvement, properties in the former redevelopment project areas will not be developed if development is left to market forces. To ensure the growth planned in the former Agency’s Redevelopment Plan, the City is going to have to take a leadership role and initiate development of the PUC properties and in the downtown. The City has to be able to retain some of the former Agency’s properties in order to spark development and fulfill the vision of creating TOD areas around the South San Francisco BART and Caltrain stations. To understand the development potential of the former Agency’s properties and to identify the long- term financial benefits to the taxing agencies, the City worked with architects, developers and financial analysts to prepare development programs for the former Agency’s properties. Each property discussed in the section listing the properties that should be retained for implementing the goals of the approved Redevelopment Plan describe the development potential of the properties and the long-term financial benefits to the taxing agencies. One final element in this section that needs further explanation is residual land value (RLV). RLV is the value of land determined by deducting from the value of an improved property, the costs of development and a market rate profit. This methodology is often used where direct land sale comparable information is not available without substantial adjustment for the use and development conditions. Additionally, this method estimates the amount that a developer can afford to pay for the site based on the expected costs and revenues associated with the development program. A calculated residual land value equal to the expected cost of land suggests that a project is feasible. A residual land value significantly less than the expected cost of land, or negative, suggests that a project is not feasible. Residual land values were calculated for both apartment and condominium developments. Apartments provide the highest and best use for the sites in current and projected market conditions. Condominium market conditions may improve and provide greater feasibility in the future. RLV for condominiums trailed feasibility thresholds in most scenarios. Consideration of park-in-lieu-fees and affordable housing requirements further impair condominium feasibility. Accordingly, condominium RLV’s are excluded from the results presented in the LRPMP. Amended Long Term Property Management Plan May 21, 2015 57 Permissible Use Category: Government Use El Camino Corridor Project Area 4-5. Former PUC Properties 093-331-050/ 093-331-060 These properties were acquired from the San Francisco Public Utilities Commission along with parcels APN 093-312-050, 093-312-060 and 011-326-030. While the latter parcels have development potential, these parcels are landlocked and run behind properties facing El Camino Real. They have no development value and are zoned for public use. The corridor now serves as a linear park. Therefore, these properties must remain a public use in order to provide public access and a park. Amended Long Term Property Management Plan May 21, 2015 58 Upon transfer of the property to the City the grant deed will include language restricting the use of the property to governmental/public use. In the event that City as Grantee discontinues the restricted use or seeks to use the property for a non-governmental/public purpose, the City shall enter into a compensation agreement with the San Mateo County Auditor-Controller or other appropriate entity or entities, providing that all net revenue from such non-governmental/public use shall be distributed in the same manner as property tax, subject to then-current law respecting such distribution. For a description of the proposed grant deed language, see Appendix F. 8. 80 Chestnut Avenue This property was previously owned by Cal Water to operate wells and provide water to its users. It has long been the City’s intent to expand Orange Memorial Park onto this property as reflected in the Orange Memorial Park Master Plan. The property is zoned Park/ Open Space/Public-Institutional Use and it currently serves as a museum for the South San Francisco Historical Society’s historical collection. Cal Water plans to sell additional sub-area parcels to the City in the future to complete the expansion of the park. Given the property’s zoning and intended public benefit, this property must remain a public use. Upon transfer of the property to the City the grant deed will include language restricting the use of the property to governmental/public use. In the event that City as Grantee discontinues the restricted use or seeks to use the property for a non-governmental/public purpose, the City shall enter into a compensation agreement with the San Mateo County Auditor-Controller or other appropriate entity or entities, providing that all net revenue from such non-governmental/public use shall be distributed in the same manner as property tax, subject to then-current law respecting such distribution. For a description of the proposed grant deed language, see Appendix F. Amended Long Term Property Management Plan May 21, 2015 67 In addition, the use of the property for an approved redevelopment project is in compliance with the City’s General Plan and the El Camino/Chestnut Area Plan, and it will help achieve five of the General Plan’s nine components: Neighborhood-oriented development Economic development and diversification Increased connectivity and accessibility Land use/transportation correlation and promotion of transit Reinforcement of Downtown as the center of South San Francisco The General Plan emphasizes the need to improve and develop properties surrounding the BART and Caltrain stations. Redevelopment of these properties will help to achieve more efficient land use, stimulate mixed-use, transit-oriented development, and improve connections between residential and employment centers and transit hubs. In addition, the public improvements and land assembly will improve transportation and pedestrian linkages and improve residents’ access to every day commercial needs and increase connectivity and accessibility within and among the Project Areas. El Camino Corridor Project Area The following activities described in the Five-Year Implementation Plan are directly relevant to the development of properties as described in the LRPMP (excerpted from Section II. A pages II-1 and II-3 of the Implementation Plan): 4 2. Public Facilities–Development of new parks, and reconfiguration of landscaping and playfields to meet the current needs of residents. 3. Economic Development––The projects and activities will be designed to promote economic development in the Project Areas and include the..support for mixed-use development in the…El Camino Corridor Project Area…. 4. Property Acquisition, Demolition and Site Preparation–– Major land improvement activities will include the Chestnut Avenue/CalWater site and acquired from the PUC in the El Camino Corridor…. 5. Affordable Housing Program–The Housing Program promotes residential and mixed-use development on vacant and underutilized sites. Through this program the Agency will increase and preserve the low and moderate-income housing stock. Components of this program include assistance for the construction of new rental and ownership units, loans and grants for rehabilitation, and first-time homebuyer assistance. 4 See pages II-1 to II-3, South San Francisco Redevelopment Agency, Five-Year Implementation Plan, FY 2009/10–FY 2013/14. Amended Long Term Property Management Plan May 21, 2015 68 Chapter 3.4 of the General Plan specifies guiding and implementation policies for the El Camino Real area, many of which will be facilitated by the proposed development strategy described in the LRPMP: 3.4-G-2 Encourage development of a mix of uses, with pockets of concentrated activity that provide foci and identity to different parts of El Camino Real. 3.4-G-3 Develop the South San Francisco BART station area as a vital pedestrian center, with intensity and mix of uses that complement the area’s new role as a regional center. 3.4-I-8 Require any new development within ½ mile of the BART station at a density of no less than 30 units per net acre for residential uses, or an FAR of 1.5 for non-residential uses, or an appropriate combination of the two. 3.4-I-13 Develop the El Camino Real/Chestnut Area in accordance with the vision established for the area by the El Camino Real/Chestnut Area Plan 2-3, 6-7. 1 Chestnut Avenue and Former PUC Properties APN 093-312-050, APN 093-312-060, APN 011-326-030 El Camino-Chestnut Avenue Property Assemblage The City of South San Francisco has identified the intersection of El Camino Real and Chestnut Avenue as a key opportunity site for new development and economic revitalization. The El Camino Real/Chestnut Avenue Area Plan, adopted in 2011, establishes a compelling long-term vision for the area as a new mixed-use neighborhood with residential, retail, and civic uses at a range of densities, along with public plazas and open space that benefit the broader community. The Successor Agency owns approximately 9.5 acres of vacant and underutilized property between El Camino and Mission Road, originally purchased by the Agency with the goal of facilitating development in an area that faces a variety of implementation challenges. Following the dissolution of the Agency in 2012, the Successor Agency is responsible for developing a strategy for these properties. This could consist of the sale of individual properties, or the entering into a master development agreement with a single developer identified through a Request for Proposals (RFP) process or a negotiated purchase and sale agreement. The goal of this recommendation is to adopt a strategy most likely to maximize the long-term revenue to the taxing agencies while also maintaining the vision expressed in the former Redevelopment Agency’s El Camino Corridor Project Plan, the El Camino Real/Chestnut Avenue Area Plan and the City’s General Plan. The former PUC properties exemplify both the opportunities and challenges of infill development along El Camino Real in the post-redevelopment era. The relatively large size of the assembled parcels, combined with their location near the South San Francisco BART station, makes this one of the most important development opportunity sites along El Camino Real. Nevertheless, the study area has several physical characteristics that pose significant implementation challenges. There is a sharp slope downwards from El Camino Real toward Mission Road, with a grade change of up to 50 feet in certain Amended Long Term Property Management Plan May 21, 2015 69 locations. The developable parcels are also oddly-shaped due to the BART easement and the Colma Creek Channel, both of which cut through the site. The City of South San Francisco has already made substantial public improvements to the area with the construction of Centennial Way, a multi-use bikeway and linear park constructed on top of the underground BART tunnel and alongside the Colma Creek channel. The trail provides an open space connection between the South San Francisco and San Bruno BART Stations for residents, commuters and recreationalists, offering an alternative to sidewalks along El Camino Real and Mission Road. As of its completion in May 2009, the trail was 2.85 miles long. Another major public infrastructure project planned in the study area is the Oak Avenue extension, which would extend Oak Avenue from Mission Road through to Arroyo Drive, in accordance with the General Plan. This extension is expected to improve east-west connectivity. Strategic Economics evaluated the potential for new residential, office retail, and mixed-use development in the study area with a focus on the next ten years or less (see Appendix I). Strategic Economics found that the area is well-positioned for residential development with supporting commercial uses. There is strong demand for new residential development in South San Francisco and the broader northern San Mateo County area. Employment growth in the Silicon Valley and San Francisco is a major driver of demand for housing in the market area. The study area offers excellent access to regional transit and freeways, and is an ideal location for professionals seeking a convenient commute to job centers in San Francisco or on the Peninsula. Site Description The properties included in the development feasibility analysis are shown in Figure 1 on page 71. In addition to the 9.5 acres owned by the Successor Agency (shown in brown), the development program includes 2.8 acres that are subject to an easement because they are in the BART right-of-way. Although the BART tunnel is underground, structural constraints limit improvements that can be made on the ground above to projects that do not involve any foundation work, and development along this easement would require BART approval. The Colma Creek Channel, Antoinette Lane and the planned Oak Avenue extension also play a major role in defining the shape and size of the developable acreage. For this reason the properties do not follow the parcel configurations described earlier in the LRPMP. Instead they are divided into the areas described in Figures 1 and on page 71. Amended Long Term Property Management Plan May 21, 2015 70 Figure 1 Site A is the southernmost of the three development sites, located between Chestnut Avenue and the proposed Oak Avenue extension. The site is divided into three subsections by the BART easement and Antoinette Lane. Each of these parcels is described in more detail below. Parcel 1 is 1.9 acres with frontage along Antoinette Lane and Chestnut Avenue. It is currently home to a single-story retail building occupied by Pet Club. This parcel has received interest from businesses and developers. (Labeled “Site A1” in Figure 1.) Parcel 2 is a long, shallow parcel between El Camino Real and the BART easement, with a total area of 1.5 acres. (Labeled “Site A2” in Figure 1.) Parcel 3 is a triangular 0.9 acre parcel bounded by the proposed Oak Avenue extension, the BART easement and Antoinette Lane. (Labeled “Site A3” Figure 1.) Site B is located on the north side of the proposed Oak Avenue extension, bounded by the BART easement to the southwest and the Colma Creek channel to the northeast. The developable area owned by the Successor Agency is 1.5 acres; the BART easement is 1.1 acres. Site C is the largest parcel at 4.5 acres. Located on the north side of the proposed Oak Avenue extension, it is bounded by the BART easement and Centennial Trail to the southwest and by Mission Road to the northeast. Amended Long Term Property Management Plan May 21, 2015 71 Strategic Economics worked with Successor Agency staff to devise a development program that is both market driven and consistent with the community’s goals for the study area as expressed in the El Camino Real/Chestnut Avenue Area Plan and the goals of the El Camino Real Project Plan. The development program assumes redevelopment of all Successor Agency-owned parcels in a manner consistent with a master developer approach. In this approach, the property is redeveloped with the goal of maximizing the combined potential of all of the parcels. Orchestrating development across all parcels offers three major benefits: 1) Economies of scale. Larger projects can benefit from savings on some “soft” costs of development such as site planning, entitlements, financing and marketing. In some cases, they can also save on some of the “hard” costs related with construction. Larger projects are also more likely to be of sufficient scale to assist in addressing related public improvements in utilities, access, or other infrastructure. 2) More efficient site design. Developed incrementally, each parcel would need to address access, parking and open space separately. A master developer approach allows required parking to be provided in a more economical way, in particular by making use of the BART easement for retail parking for multiple buildings. Consistent with findings of the market analysis, the development program consists primarily of residential uses with some supporting retail. The development program is summarized in Figures 2, and the drawings are provided in Figures 3 and 4. Figure 2 3) Development of all Properties. In the event the Successor Agency elected to sell individual properties, Site C is the only site that would be developed consistent with the Agency’s El Camino Corridor Project Plan, the El Camino Real/Chestnut Avenue Area Plan and the City’s General Plan. Site A1 would most likely be purchased by a business that would retain the existing use. Site A2 would not be developed or sold given the site’s development constraints and environmental condition. The size and accessibility constraints of Site A3 and Site B would most likely preclude the development and sale of Amended Long Term Property Management Plan May 21, 2015 72 these properties as well. Such outcomes waste a tremendous opportunity to develop hundreds of housing units in a transit oriented area. Development Description Site A consists of three buildings with a total of 194 residential units and 32,000 square feet of retail. Each building has three to four residential levels over ground floor podium parking and retail. The retail businesses in all three buildings would be served by 131 shared surface parking spaces on the BART easement and Antoinette Lane, at a ratio of approximately 4 spaces per 1000 square feet. Sites B and C are both entirely residential with one floor of ground floor podium parking. Site B contains 100 units in four levels above one level of podium parking. The structured parking is supplemented by an additional 26 surface parking spots on the BART easement. Site C is developed with 400 residential units in four levels above two levels of podium parking. Figure 3 Amended Long Term Property Management Plan May 21, 2015 73 The financial feasibility results are summarized in Figure 5. Strategic Economics used a “land residual” approach to test the feasibility of the development program. This method estimates the amount that a developer can afford to pay for the property based on the expected costs and revenues associated with the development program. If the residual land value is similar to the expected cost of land, it suggests that the project is feasible. If the residual land value is less than the expected cost of land, or negative, it suggests that the project is not feasible. Figure 5 Figure 4 Amended Long Term Property Management Plan May 21, 2015 74 For the purposes of the analysis, land values for residential and mixed use development near the study area are estimated to range from $50 to $75 per square foot. This price range is based on recent transactions and asking prices for properties in the surrounding area, as well as interviews with brokers and developers active on the San Francisco Peninsula. It should be noted that land prices vary greatly depending on the location and specific characteristics of the property, as well as zoning, intended use and market conditions. Financial Benefit to Taxing Agencies While the benefit of the City retaining the properties for future development and the fulfillment of the El Camino Project Area Plan is the most beneficial option for the City, the property, the residents, the region and the State, the financial benefit to the taxing agencies is virtually equal between the two options. As summarized below, and shown in more detail in Appendix H and Table 3, the net financial benefit to the taxing agencies is virtually equal over a 20 year period. Notwithstanding the financial benefits of development discussed above, the City and the Taxing Entities will enter into a Compensation Agreement pursuant to Section 34180(f) as described in the Compensation Agreement section of this LRPMP. Table 3 Nominal Cash Flows Present Value of Cash Flows Sell Option $53,288,000 $41,968,000 Retain for Development Option $61,944,000 $42,607,000 HSC 34191.5 (c)(1)(B) No. Property Type Permissible Use Permissible Use Detail Acquisition Date Value at Time of Purchase Estimated Current Value Value Basis Date of Estimated Current Value Proposed Sale Value Proposed Sale Date Purpose for which property was acquired Address APN # Lot Size (sq.ft.) Current Zoning 1Commercial Governmental Use Restrictive covenants requiring use for: a) operation of a child day care facility; b) a public library; c) a public office facility as an amenity to the property.28-May-03 $1,259,000$1,259,000 Book May-03 N/A N/A Construction a childcare center 559 Gateway Blvd.015-024-490 30,330 Gateway Specific Plan with a General Plan designation of Business Commercial 2 Vacant Lot/Land Future Development High Density Mixed-Use Development 31-Jan-08 $21,060,000 (inclusive of properties #2-6)TBAMarket Sep-13 N/A N/A Development of a mixed- use district at the center of South San Francisco No address 093-312-050 331,056 (inclusive of #2-3) Transit Village district 3 Vacant Lot/Land Future Development High Density Mixed-Use Development 31-Jan-08 $21,060,000 (inclusive of properties #2-6)$11,939,915 Market Sep-13 N/A N/A Development of a mixed- use district at the center of South San Francisco No address 093-312-060 331,056 (inclusive of #2-3) Transit Village District 4 Vacant Lot/Land Governmental Use Public Park 31-Jan-08 $21,060,000 (inclusive of properties #2-6) $2,417,580 (inclusive of properties #4-5) Market Sep-13 N/A N/A Development of a mixed- use district at the center of South San Francisco No address 093-331-050 161,172 (inclusive of #4-5) Transit Village District 5 Other Governmental Use Public Park 31-Jan-08 $21,060,000 (inclusive of properties #2-6) $2,417,580 (inclusive of properties #4-5) Market Sep-13 N/A N/A Development of a mixed- use district at the center of South San Francisco No address 093-331-060 161,172 (inclusive of #4-5) Transit Village District 6 Vacant Lot/Land Future Development High Density Mixed-Use Development 31-Jan-08 $21,060,000 (inclusive of properties #2-6)$970,000 Appraised Sep-13 N/A N/A Development of a mixed- use district at the center of South San Francisco No address 011-326-030 82,764 Transit Village District 7Commercial Future Development High Density Mixed-Use Development 11-Jan-08 $6,500,000$4,438,080 Appraised11-May-12 N/A N/A Essential for the development of the former PUC Properties; implementation of the Redevelopment Plan for the El Camino Project Area. 1 Chestnut Ave.011-322-030 72,000 El Camino Real/Chestnut Avenue Area, Mixed Use High Intensity 8 Public Building Governmental Use Expansion of Orange Memorial Park 21-Dec-07 $1,100,000$1,100,000 Book N/A N/A N/A Expand Orange Memorial Park 80 Chestnut Ave.011-324-190 30,330 Public/Quasi-Public 9 Police/Fire Station Governmental Use Fire Station 61 28-Apr-04$3,650,000$3,650,000 Book 28-Apr-04 N/A N/A Public safety, relocation of fire station serving project area. 480 North Canal St. 014-061-110 75,260 Mixed Industrial per the General Plan 10 Vacant Lot/Land Governmental Use Caltrain station extension and pedestrian access improvements 28-Jan-10 $763,000$763,000 Book 28-Jan-10 N/A N/A Caltrain station extension and pedestrian access improvements 296 Airport Blvd.012-338-160 24,325 Public/Quasi-Public LONG RANGE PROPERTY MANAGEMENT PLAN: PROPERTY INVENTORY DATA County: San Mateo County HSC 34191.5 (c)(2)HSC 34191.5 (c)(1)(A)HSC 34191.5 (c)(1)(C)SALE OF PROPERTY Page 1 ATTACHMENT 3 City Expectations and Evaluation Criteria City Expectations The RFP outlines the City’s expectations for development at the PUC Site, as described below: •High Quality Planning, Design, and Construction Materials: Critical to the Site’s development is careful master planning of uses, intensities of development, and circulation. The City expects to see high-quality design of buildings, landscaping, and other site elements built with lasting, impactful, and aesthetically pleasing materials. •Strong Connections to Centennial Way: The development of the PUC Site should strengthen pedestrian and bike connections to Centennial Way, better connecting South City neighborhoods to the South San Francisco and San Bruno BART Stations. •Housing Affordable to a Range of Incomes: New development at the PUC Site should offer housing types that are affordable to a range of incomes, in addition to inclusion of below market rate housing. As a housing opportunity site identified in the City’s adopted Housing Element, the PUC Site is a critical component of meeting the City’s obligations under the Regional Housing Needs Allocation, particularly for lower income households. •Active Ground Floor Uses in Key Locations: A step-back architectural style utilizing two-story townhomes with stoops and porches is encouraged, along with local-serving retail uses, restaurants, child care centers, or other neighborhood services. •Family-Friendly Unit Types: The Site should be developed to meet or exceed the Zoning District’s base density of 120 dwelling units per acre while maximizing the number of two and three bedroom units. •Commitment to Public Art: The developer shall integrate public art throughout Site to create a distinct, well-defined public realm with enhanced streetscape, public plazas, open spaces, and pedestrian connections. •Support for Oak Avenue Extension: The City expects the developer to work in concert with the City to implement this important infrastructure improvement, including making a financial contribution to the project and funding its initial construction. •Partnership in Formation of a CFD: If a Community Financing District (CFD) is formed during the disposition and development of the PUC Site, the developer shall agree to support and participate in its formation. •Thoughtful Community Engagement Process: The City expects the selected developer to prepare a thoughtful outreach plan to guide an engagement process to gather stakeholder, neighbor, and the community input. •Design Complementary to the Planned Community Civic Campus: Designing a project that complements and accentuates the role of the Community Civic Campus as a destination for the community is paramount. •Consideration for BART’s Sphere of Influence: The City anticipates that the future developer of the PUC Site may need to enter an agreement with BART for use of the right of way as open space. Evaluation Criteria The RFP lists the following criteria that the Joint Subcommittee may use to evaluate each developer’s proposal. • Appropriateness and quality of project concept, • Community and economic benefits to the City, • Financial capability to consummate the proposed deal, • High-quality iconic design, and • Completeness, creativity, and clarity of proposal. AT T A C H M E N T # 4 PU C C O M M U N U T Y F E E D B A C K : W O R K S H O P S A N D E M A I L S Co m m u n i t y M e e t i n g D a t e 18 - A p r - 1 8 Municipal Services Building 25 2 6 6 9 0 1 3 0 1 9 9 1 0 2 1 5 1 5 9 0 9 3 143 12 5 3 3 2 1 2 3 1 1 5 1 1 1 1 0 354 92 1 0 1 0 1 2 2 0 0 1 0 0 7 0 0 0 0 26 21 1 1 2 1 1 9 21 1 1 2 1 6 14 2 1 4 2 4 1 1 1 16 12 2 0 2 2 0 5 3 6 0 0 0 0 0 1 0 0 0 1 34 60 1 1 4 0 2 0 2 0 2 0 0 1 6 2 1 0 0 28 12 14 T O T A L 13 0 2 0 2 4 2 7 3 8 1 6 0 1 8 7 5 2 7 3 8 8 5 1 5 8 8 2 2 1 2 6 1 2 635 Me e t i n g T i m e s 10 : 0 0 A M a n d 6 : 0 0 P M Me e t i n g L o c a t i o n Co m m u n i t y F e e d b a c k b y T o p i c Staff 6 Staff 7 Staff 8 Staff 19 Staff 16 Staff 17 Staff 18 Staff 12 Staff 13 Staff 14 Staff 15 Pu b l i c I n p u t a n d C o m m u n i c a t i o n Staff 9 Staff 10 Staff 11 Staff 4 Staff 5 PU B L I C I N P U T B Y T O P I C De s i g n a n d A r c h i t e c t u r e Ho u s i n g a n d A f f o r d a b i l i t y Im p a c t t o P u b l i c S e r v i c e s Su s t a i n a b i l i t y , H e a l t h , a n d S a f e t y Staff 3 Staff 2 Staff 1 In f r a s t r u c t u r e I m p a c t s a n d T r a f f i c Op e n S p a c e a n d R e c r e a t i o n Co m m u n i t y B e n e f i t s Ho u s i n g a n d A f f o r d a b i l i t y Ma k e i t a f f o r d a b l e h o u s i n g o n l y f o r S o u t h S a n F r a n c i s c o r e s i d e n t s . A d e s i g n t h a t i s w e l l c o n n e c t e d t o E l C a m i n o / M i s s i o n R d . De s i g n o u t d o o r s p a c e t h a t i s p u b l i c a n d p r i v a t e . Bl e n d i n b e t t e r a n d s c a l e t o s u r r o u n d i n g a r e a . CO M M O N / I L L U S T R A T I V E C O M M E N T S B Y T O P I C De s i g n a n d A r c h i t e c t u r e De v e l o p e r S e l e c t i o n P r o c e s s Pu t n e w h o u s i n g i n t o l e s s c o n g e s t e d , l e s s d e v e l o p e d a r e a s i n S S F . In c r e a s e h o u s i n g a n d d e n s i t y t o i t s f u l l e s t e x t e n t p o s s i b l e i n S S F , p a r t i c u l a r l y o n t h e P U C s i t e , e s p e c i a l l y 2 0 % a f f o r d a b l e h o u s i n g Wo u l d l i k e t o s e e a f f o r d a b l e h o u s i n g t h r o u g h o u t t h e d e v e l o p m e n t , n o t a s a s t a n d a l o n e b u i l d i n g . Pr e f e r t o s e e m o r e c o n d o s o r f o r - s a l e u n i t s , n o t r e n t a l u n i t s . Ma k e h o u s i n g t h a t i s a f f o r d a b l e f o r s e n i o r s a n d v e t e r a n s . Ca n t h e C i t y p u t h o u s i n g E a s t o f 1 0 1 ? Wh a t d o e s a f f o r d a b l e m e a n ? F o r w h o ? EM P L O Y E E N A M E Fi f t e e n s t o r i e s w o u l d b e g r e a t . I a m o k w i t h u p t o e i g h t s t o r i e s , b u t n o t h i g h e r t h a n t h a t . De s i g n s h o u l d m a t c h s u r r o u n d i n g a r c h i t e c t u r e . So u t h S a n F r a n c i s c o d o e s n o t n e e d a n o t h e r h i g h r i s e r e s i d e n t i a l b u i l d i n g , l i m i t h e i g h t t o 5 s t o r i e s . Lo w e r a n d s t a g g e r t h e v i s u a l h e i g h t l i n e s o f t h e p r o j e c t s o i t b e t t e r r e l a t e s t o t h e s u r r o u n d i n g c o m m u n i t i e s . In f r a s t r u c t u r e I m p a c t s a n d T r a f f i c Th e r e w i l l b e a d d i t i o n a l d e m a n d s o n s t r e e t s , s e w a g e c a p a c i t y , w a t e r s u p p l y , a n d u t i l i t y c a p a c i t y . H o w w i l l S S F e n s u r e t h e s e i n c r e a s e d d e m a n d s a r e m e t ? Co l m a C r e e k i s c o n s i d e r e d j u s t a d r a i n a g e d i t c h , i t w o u l d b e b e t t e r t o c o v e r o v e r i t . Re d u c e p a r k i n g m i n i m u m s t o e n c o u r a g e p u b l i c t r a n s i t , p r o v i d e r i d e - h a i l c r e d i t s a n d b i k e s h a r e / b u s p a s s e s . Th e d e v e l o p m e n t w i l l b r i n g m o r e c o n g e s t i o n t o a n a l r e a d y b u s y i n t e r s e c t i o n . Wh a t t y p e o f p l a n n i n g i s g o i n g o n r e g a r d i n g t h e t r a f f i c i s s u e s ? La c k o f i n f o r m a t i o n r e g a r d i n g h o w a n y o f t h e p r o p o s e d d e v e l o p m e n t s w o u l d a d d r e s s t h e i n h e r e n t i n f r a s t r u c t u r e n e e d s . I w o u l d b e h a p p i e r t o s e e w a y m o r e p u b l i c t r a n s p o r t a t i o n s o l u t i o n s w i t h i n t h e i m m i d i a t e a r e a t o a l l e v i a t e c o n g e s t i o n . Pu b l i c I n p u t a n d C o m m u n i c a t i o n Th a n k y o u f o r a n i n f o r m a t i v e s e s s i o n o n t h e P U C d e v e l o p m e n t p l a n . I t c e r t a i n l y h a s g o t t e n t h e c o m m u n i t y e n g a g e d i n t h e p r o c e s s ! Ci t y d o e s n o t c o m m u n i c a t e w i t h r e s i d e n t s , E v e r y t h i n g S o u t h C i t y i s w h e r e p e o p l e g o f o r i n f o r m a t i o n . Sc h e d u l e m e e t i n g t i m e s o n w e e k e n d s s o t h e p u b l i c c a n a t t e n d . W h y a r e C o u n c i l M e e t i n g s a l w a y s o n w e e k d a y s ? Oa k A v e n u e e x t e n s i o n s h o u l d f o r c e l e f t o r r i g h t t u r n a t E l C a m i n o R e a l t o a v o i d t r a f f i c o n A r r o y o . Im p a c t t o P u b l i c S e r v i c e s Su s t a i n a b i l i t y , H e a l t h , a n d S a f e t y Wi t h m o r e p e o p l e w i l l t h e r e b e m o r e p o l i c e o f f i c e r s ? Wi l l t h e r e b e m o r e l i g h t i n g o n C e n t e n n i a l W a y a n d M i s s i o n R o a d ? V e r y d a r k p a t h a t n i g h t a n d p e o p l e u s e i t t o w a l k h o m e f r o m B A R T . Re q u i r e n o c a r s ; c a r s l e a d t o c o n g e s t i o n a n d e n v i r o n m e n t a l i m p a c t s . Ho w w i l l t h i s d e v e l o p m e n t s u r v i v e a n e a r t h q u a k e ? A r e t h e y b u i l d i n g o n a f a u l t l i n e ? Co l m a C r e e k i s c o n t a m i n a t e d , w h a t w i l l t h e y d o t o c l e a n i t ? Ge e s e f l y l o w t h r o u g h t h i s a r e a , w h a t w i l l h a p p e n t o t h e i r f l i g h t p a t h ? Wh o w i l l m a i n t a i n t h e l a n d s c a p i n g o f t h e p u b l i c a r e a s a n d p a r k s ? Wh i c h p r o p o s a l d o e s t h e C i t y l i k e b e s t a n d w h y ? Ap p r e c i a t e t h e p u b l i c i n p u t . Ne e d b e t t e r c o m m u n i t y o u t r e a c h a n d n o t i c i n g . No t e n o u g h c l e a r m e s s a g i n g f r o m t h e C i t y , w h a t d o t h e y w a n t t o s e e h e r e . Th e d e v e l o p m e n t w i l l b r i n g t o o m a n y p e o p l e t o t h e a r e a a n d i n c r e a s e c r i m e . We d o n ' t h a v e e n o u g h p u b l i c s e r v i c e s t o s e r v e t h e c u r r e n t r e s i d e n t s , m u c h l e s s n e w r e s i d e n t s . Su m m e r c a m p s a n d a f t e r s c h o o l p r o g r a m s a r e a l l f u l l . W h e r e w i l l c h i l d r e n w h o l i v e i n t h e d e v e l o p m e n t g o t o s c h o o l ? Sc h o o l s a r e c r o w d e d a n d c l a s s e s a r e f u l l , s c h o o l s n e e d m o r e f u n d i n g . No t e n o u g h s e n i o r p r o g r a m s p r o v i d e d i n t h e C i t y , w o u l d l i k e t o s e e e n r i c h m e n t c l a s s e s a n d a c t i v i t i e s f o r d i s a b l e d a n d s e n i o r s i n S S F . If t h e s c h o o l s h a v e c a p a c i t y f o r n e w s t u d e n t s , t h e d e v e l o p m e n t c o u l d b e n e f i t t h e s c h o o l s y s t e m . Op e n S p a c e a n d R e c r e a t i o n In c o r p o r a t e p l a y g r o u n d o r t o t l o t w i t h p u b l i c a c c e s s o n t h e M i s s i o n R o a d s i d e s o S u n s h i n e G a r d e n r e s i d e n t s c a n f i n a l l y h a v e a p a r k o n t h a t s i d e o f t h e C i t y . De v e l o p e r s s h o u l d p r o v i d e m o r e o p e n s p a c e a n d g r e e n e r y , t h e r e i s n ' t m u c h o p e n s p a c e o n t h a t s i d e o f t h e C i t y . Ke e p l o t s o f s p a c e b e t w e e n b u i d l i n g a n d t h e s i d e w a l k , m a k e s e t - b a c k s l a r g e r , d o n o t w a n t t o s e e a b i g w a l l f r o m t h e s i d e w a l k . Mo r e c o n n e c t i o n s t o C e n t e n n i a l T r a i l a n d m a i n s t r e e t s l i k e E l C a m i n o . Ho w w i l l t h e p a r k f e e s p a i d b y d e v e l o p e r b e s p e n t ? Cr e a t e a t o w n s q u a r e e n v i r o n m e n t w i t h t h e o p e n s p a c e . Co m m u n i t y p l a y g r o u n d s , s k a t e p a r k s , d o g r u n a r e a s w i t h t h e o p e n s p a c e n e a r a n d o n t h e d e v e l o p m e n t . Us e o p e n s p a c e f o r p u b l i c e v e n t s l i k e f a r m e r s m a r k e t s a n d c o n c e r t s . Co m m u n i t y B e n e f i t s Ca n t h e C i t y p u t a g r o c e r y s t o r e o n t h e s i t e ? T h e a r e a n e e d s a n o t h e r o n e c l o s e r t o t h i s n e i g h b o r h o o d . Th e r e i s e n o u g h r e t a i l i n t h e a r e a , w e d o n ' t n e e d a n y m o r e . Bu i l d t h i s p r o j e c t u s i n g l o c a l a n d u n i o n l a b o r , r e q u i r e a p p r e n t i c e p r o g r a m s f o r S S F y o u n g a d u l t s . Lo c a l b u s i n e s s e s n e e d t h e p r i o r i t y i n t h e l e a s i n g f o r r e t a i l l o c a t i o n s i n t h e n e w b u i l d i n g s . Wi l l t h e c h i l d c a r e o n s i t e b e a f f o r d a b l e ? W i l l i t b e o p e n t o o n l y t h o s e w h o l i v e t h e r e o r a l l S S F r e s i d e n t s ? Re q u i r e t h e d e v e l o p e r t o u n d e r g r o u n d t h e u t i l i t y l i n e s a l o n g M i s s i o n R o a d . Wh a t w i l l t h e p r o p e r t y t a x e s p a i d b y t h e d e v e l o p e r b e u s e d f o r ? De v e l o p e r S e l e c t i o n P r o c e s s De v e l o p e r s n e e d t o m e e t w i t h t h e c o m m u n i t y t o h e a r d i r e c t l y f r o m t h e m , n o t j u s t t h e C i t y C o u n c i l a n d s t a f f . Wh y m u s t w e b u i l d i n S o u t h S a n F r a n c i s c o ? Wh y a r e n ' t d e v e l o p m e n t s p u t o n t h e b a l l o t f o r c o m m u n i t y t o v o t e o n ? Wh a t i s t h e p r o c e s s o f s e l e c t i n g a d e v e l o p e r ? W e n e e d m o r e p u b l i c o u t r e a c h a n d b e t t e r c o m m u n i c a t i o n . Ci t y b r o u g h t b a c k t w o m o r e d e v e l o p e r s , c a n a n o t h e r d e v e l o p e r c o m e i n n o w ? Co m m u n i c a t i o n i s c o n f u s i n g , w h y w e r e t h e r e t w o f i n a l i s t s l a s t w e e k a n d t o d a y t h e r e a r e f o u r ? Wh e n w i l l t h e d e v e l o p e r s t a r t c o n s t r u c t i o n ? Attachment 5 PUC Site Community Survey Results Question 1 Which do you represent? Answer Choices Responses Current resident 91% 124 Former resident 0% 0 Prospective resident 2% 3 Employee in South San Francisco 2% 3 Employee outside of South San Francisco 1% 2 Other 3% 4 Answered 136 Skipped 0 Current resident Former resident Prospective resident Employee in South San Francisco Employee outside of South San Francisco Other 0% 20% 40% 60% 80% 100% Question 2 Development on the site will bring with it community benefits. Which are most important to you? Not Important Neutral Important Total Public parks & open space 8% 13% 79% 111 Retail that serves the neighborhood 31% 33% 37% 104 Affordable housing 26% 16% 58% 112 Day care 60% 16% 24% 101 Answered 120 Skipped 15 0% 20% 40% 60% 80% 100% Public parks & open space Retail that serves the neighborhood Affordable housing Day care Important Neutral Not Important Question 3 If you are interested in parks and open space, which are most important to you? (1 being most important.) 1 2 3 4 5 Score Tot lot (kids playground) 25% 18% 25% 22% 10% 3.25 Dog park 8% 9% 24% 25% 34% 2.3 Improvements to Centennial Way 45% 32% 14% 7% 3% 4.08 Exercise equipment 6% 19% 20% 29% 26% 2.5 Green or expansive lawns 40% 28% 11% 7% 14% 3.73 Answered 111 Skipped 25 Tot lot (kids playground) Dog park Improvements to Centennial Way bike & pedestrian trail Exercise equipment Green or expansive lawns 0 1 2 3 4 5 Question 4 If you would like to see more retail in this neighborhood, which types of retail businesses are most important to you? Not Important Neutral Important Total Coffee shop 38% 14% 47% 91 Quick service restaurant 50% 19% 31% 86 Full service restaurant 34% 9% 58% 92 Doggy day care 74% 12% 14% 78 Dry cleaning 72% 11% 17% 81 Nail and/or hair salon 71% 13% 16% 79 Local maker space 46% 18% 35% 82 Convenience/general store 35% 13% 52% 94 Drug store 48% 14% 38% 87 Answered 106 Skipped 30 0% 20% 40% 60% 80% 100% Important Neutral Not Important Question 5 The City is required, in accordance with redevelopment agency dissolution law and the City's adopted Housing Element, to permit high-density mixed-use development on the PUC Site. The City hopes to bring a development that fits into the community. If you are concerned about development on the PUC Site, what are your biggest concerns? (1 being most important.) 1 2 3 4 5 6 7 8 Score Insufficient affordable housing 38% 8% 4% 9% 11% 11% 6% 12% 5.35 Height of buildings 38% 30% 10% 2% 3% 1% 5% 11% 6.2 Traffic congestion 29% 37% 18% 5% 1% 1% 7% 2% 6.49 Parking for new residents 5% 17% 43% 15% 5% 11% 1% 3% 5.48 New households in the area 3% 4% 6% 12% 17% 14% 27% 18% 3.24 Insufficient services for new residents 0% 4% 6% 26% 22% 18% 13% 10% 3.75 Development of the frontage along Mission Road that connects to surrounding neighborhoods 5% 5% 13% 22% 24% 12% 11% 7% 4.27 Providing a new range of housing types 4% 8% 3% 11% 11% 21% 19% 24% 3.24 Answered 119 Skipped 18 0 1 2 3 4 5 6 7 8 Insufficient affordable housing Height of buildings Traffic congestion Parking for new residents New households in the area Insufficient services for new residents Development of the frontage along Mission Road that connects to surrounding neighborhood Providing a new range of housing types AGI/KASA REMET PROJECT DESCRIPTION Original Alternative+Townhouse Alternative Rental or For-Sale Rental Rental 568 Rentals / 188 For-Sale 692 Rentals / 15 Townhomes For Sale Total Unit Count 812 639 756 707 Residential (and visitor) parking 1,386 680-710 880 805 Height of buildings 85'75'85'85' Number of stories 8 7 7 7 AFFORDABLE HOUSING Percent of total development affordable 20%28%20%21% Number of affordable units 162 181 151 151 AMI Levels Very Low - Low Very Low 80% AMI 80% AMI Integrated or stand alone Stand Alone Stand Alone Integrated into project Integrated into project Location of stand alone affordable units Building A1 Parcel B N/A N/A Phasing of inclusionary units Phase 3 Phase 1 Affordable units in each phase Affordable units in each phase Experience with inclusionary housing Partnering with Bridge Housing Partnering with Mercy Housing Yes Yes COMMUNITY ENGAGEMENT Outreach plan identified 3C (Community, Code, Capital)Define goals; engage stakeholders; ongoing comm Stakeholders identied Neighbors; BART; Kaiser; City; civic leaders City; Kaiser, Chamber; GBI; advocates ACTIVE GROUND FLOOR USES Ground floor retail 13,000 SF Market Hall 3,500 SF Townhouses Yes, and Live/Work spaces Yes Childcare 5,500 SF (+5,000 SF Outdoor)5,000 SF (+7,500 SF outside) Childcare Provider Palcare YMCA Parking spaces for commercial 55 42 COMMUNITY BENEFITS Public art Yes Yes Onsite public open space 3.13 acres 1+ acres of gardens and plazas <1 acre; plaza; creekside park <1 acre; plaza; creekside park Offsite public open space 1.5 acres 1 acre buffer lanscaping 1+ acres; along trail and Parcel A2b 1+ acres; along trail and Parcel A2b New full time jobs (not construction)70-120 100 INFRASTRUCTURE / UTILITY IMPROVEMENTS Centennial Way Realigned; seating; exercise equipment; playgrounds New trees along length of trail Enhanced landscaping along trail Enhanced landscaping along trail Colma Creek 1 new bridge Not addressed Mission Road New sidewalk; landscaping; street trees; stoops Rule 20A to fund undergrounding Oak Avenue Pay fair share; build Terraced plaza along it Oak Avenue Construction Timeline Phase 1 Phase 1 TDM PROGRAM TDM for residents 1:1 secure bike storage; other programs BART passes; e-bikes; shuttles Goal of 28% reduction in peak hour trips Goal of 28% reduction in peak hour trips TDM for public Bike-first design; water bottle filling stations; bike & car share; digital transit screens Real-time parking occupancy for retail BLAKE GRIGGS 820 790 1,083 974 85' to 125'85' 125' Alternative 85' Alternative 702 Rental / 118 For-Sale Rental Very Low - Low 97 Stand Alone & 70 Integrated 97 Stand Alone & 88 Integrated 8 to 12 8 20%23% Baden Green; sunset terrace; enhanced Baden Green; sunset terrace; enhanced 5,000 SF (+5,000 SF Outdoor) To be determined 47 Yes Urban prairie; enhanced river walk Urban prairie; enhanced river walk 1 new bridge 1 new bridge Not addressed Not addressed 1.5 acres 1.5 acres 70-80 70-80 Secure bike storage; repair shop; pre-Secure bike storage; repair shop; pre- Bike share; designated stalls for car share Bike share; designated stalls for car share Yes Yes Phase 1 Phase 1 5,000 SF (+7,500 SF outside) 5,000 SF Yes 33 Yes SUMMERHILL Public meetings; 1:1 and small group meetings; business outreach Will work with the City to identify Community meetings; project tours Neighborhoods; HOAs; community groups 14,000 SF Yes Yes Site B-North Site B-North Phase 1 Phase 1 Partnering with Eden Housing Partnering with Eden Housing 167 185 Very Low - Low 70-100 Enhance existing bridge 10' sidewalks, street trees, planting strip 46' ROW; $3,892,325 more for 74' ROW Phase 1 YMCA Bike share; designated stalls for car share, & emergency ride home ATTACHMENT #6 DEVELOPER COMPARISON MATRIX South San Francisco Sites B & C City of South San Francisco Proposal for Transit-Oriented Mixed-Use Development | February 5, 2018 AGI/KASA Partners Cover Letter Mr. Ernesto Lucero February 5, 2018 Economic Development Coordinator Via Hand Delivery Economic Development and Housing Division City of South San Francisco 400 Grand Avenue South San Francisco, CA 94080 RE: South San Francisco – Response to a Request for Proposal Dear Mr. Lucero, On behalf of Avant Group Inc. and KASA Partners (“AGI/KASA”), we are extremely pleased to submit our proposal for the development of this unique transit-oriented infill site in South San Francisco. INSPIRATION, AUTHENTICITY and ACTIVATION Our vision for the Project is to contribute meaningfully to the existing neighborhood with a vibrant, creative and sustainable new community which will benefit both new residents and the greater South San Francisco community. Similar to our approach with other developments, we looked first to the City and its inhabitants for inspiration. Looking to its history as well as forward trajectory we drew particular inspiration from the South San Francisco’s rich manufacturing history and the more modern manifestations of its new maker economy. We are also inspired by site’s specific context, particularly its proximity to Centennial Way, Colma Creek, and the knowledge that BART runs beneath our feet. Where some may see these as daunting physical obstacles to development, we see them as highlights that make this a site deserving an urban response, both unique and dynamic in its design and place-making. Our proposed Project is composed of 812 residential units, of which 20%, or 162 units, are below market rate for households with Low to Very Low AMI. We propose a diversity of unit types with flats, townhomes, and live-work lofts all purposefully located according to specific site adjacencies. Almost half of our units will be larger units (2-3 Bedroom units) in order to attract and support families living in our community. We have included an exciting Market Hall concept along the new Oak Avenue extension that will support a growing number of people drawn to the new Civic Campus. Additionally, we include a much needed full service childcare center on Site C. Our buildings will be planned and designed together with an eye towards expressing a modern aesthetic that also harkens back to the City’s industrial past. In addition to housing, we propose designing and building up to 7-acres of parks and open space throughout our Project, including over 3.5 acres of improvements to open space off-site, all of which will be publicly accessible. We have created early partnerships with key non-profits and for-profits to activate these open spaces with programs including inclusive playgrounds, public wellness, local manufacturing, public art, urban farming, and other uses and features. By considering all of these often disparate parts holistically, we intend for our Project to have a lasting and positive impact on South San Francisco. AGI/KASA believes in responsible development. That responsibility flows not only to our investors and partners, but to community stakeholders and to future generations of South San Franciscans. With that philosophy, AGI/KASA has uniquely positioned itself as a development team that has more than a combined 60 years of experience consistently entitling and successfully developing large institutional-quality multifamily projects in San Francisco, South San Francisco and the greater Bay Area. 100 Bush Street, Suite 1450 San Francisco, CA 94104 415 775 7005 AGI/KASA Partners Table of Contents A. Development Team & Experience 1. Development Team 2. Developer Questionnaire 3. Development Team Qualifications 4. Relevant Experience 5. References B. Development Program 1. Project Description 2. Approach to Addressing City Expectations 3. Drawings and Diagrams 4. Benefits C. Letter of Intent (Price and Terms) Submitted in separate, sealed envelope 1. Financial Terms 2. Value of Community and Economic Benefits 3. Financing Plan 4. Project Budget and Pro Forma 5. Review of Form ENRA D. Appendix 1. Program Partners 2. Breakdown of Project Data AGI/KASA Partners A. Development Team & Experience Development Team MASTER DEVELOPMENT ENTITY Avant Group, Inc. (AGI) and KASA Partners (KASA) are collaborating to develop the project as the Developer. AGI and KASA will form a single purpose entity, a Master Development Entity, that will plan and entitle the site (outlined in our Organization Chart at the end of this section). Together, the Developer brings best- in-class professionals to the project with senior project management and a proven track record of success. Each company in their own right is experienced in managing large teams of consultants and complex public-private processes. We take advantage of this deep bench to form a managerial framework that places the most experienced individual in a specific work stream into that role. Our reporting and decision-making structure will be set up to be streamlined and efficient. The main development personnel involved with the Project include: Eric Tao – President, CEO and Director, AGI Eric, along with Andrew Kawahara, will hold final decision-making authority for the development components of the project. Eric will be the lead negotiator representing the team during development agreement negotiations. Andrew Kawahara – Principal, KASA Partners Andrew, along with Eric Tao, will hold final decision- making authority for the development components of the project. Jesse Herzog – Chief Investment Officer, AGI Jesse will provide guidance on the development in regard to ensuring the required investment returns to our capital partners. James Suh – Principal, KASA Partners James will advise the management team on the programming, planning and design. Jack Robertson – President & CEO, Tableau Development Company Jack is a member of KASA’s negotiations and entitlements team and will be spearheading the Disposition and Development Agreement. Given his expertise on large master plans, he will also be advising the management team on matters related to the overall development. Brian Baker – Vice President of Development, AGI Brian will be the Project Manager and the direct day-to- day contact for the City on all matters related to design, entitlements, CEQA, permitting, and community outreach. Contacts: Eric Tao, President and CEO Avant Group, Inc. (AGI) 100 Bush Street, Suite 1450 San Francisco, CA 94104 Email: etao@agiavant.com Tel: 415-775-7005 www.agiavant.com Andrew Kawahara, Principal KASA Partners One Embarcadero Center, Suite 1020 San Francisco, CA 94111 Email: akawahara@kasa-partners.com Tel: 415-370-7451 www.kasa-partners.com DEVELOPMENT PARTNER BRIDGE Housing Corporation (BRIDGE) is one of the largest and most respected developers of affordable and workforce housing on the West Coast. BRIDGE will work as part of the Master Development team throughout the design and entitlement process to plan the appropriate scale and type of affordable housing for this project, and ultimately develop and operate the affordable housing component of the project. Their deep expertise developing successful mixed-use transit-oriented projects will be a powerful addition to an already strong team. Contact: Kevin Griffith, Director of Business Development BRIDGE Housing Corp. 600 California Street, Suite 900 San Francisco, CA 94108 Email: kgriffith@bridgehousing.com Tel: 415-989-6017 www.bridgehousing.com AGI/KASA Partners A.1. Development Team PROGRAM PARTNERS Our team also includes a number of partners that we feel will add to the vibrancy of the project and the surrounding community. Palcare is a California 501(C)(3) nonprofit that provides quality education and child care services. Palcare has one of the largest infant care programs in San Mateo County, and is the only provider to offer flexible scheduling for families with extended hours. Palcare strives to maintain affordability by offering low tuition rates as well as providing scholarships and subsidized childcare for low income families that qualify. Our development proposal envisions a childcare facility at the base of one of the residential buildings. We feel this is not just a desired use but a necessary one given the dearth of such facilities in the area. Palcare has expressed strong interest in becoming a tenant and running this operation for us (see separate Letter of Intent package). As we develop the plans, their staff will help us make sure we plan and design for this very particular use correctly. Contact: Lisa Kiesselbach, Executive Director Palcare 945 California Drive Burlingame, CA 94010 Email: lisa@palcare.org Tel: 650-340-1289 www.palcare.org SFMade is a California 501(C)(3) nonprofit whose mission is to build and support a vibrant local manufacturing sector, that sustains companies producing locally-made products, encourages entrepreneurship and innovation, and creates employment opportunities for a diverse local workforce. We are proposing a 13,000 square foot commercial space on the ground floor of Building C. We envision some or all of this being leased to an industrial user/ maker with public serving retail that can anchor this prominent corner. We will enlist our friends at SFMade, with whom we have a close working relationship with on several projects in San Francisco, to help with the visioning of this space and eventually to reach into their network of manufacturers to find the right tenant. SFMade has responded positively to this partnership and felt it would further the evolution of South San Francisco’s manufacturing sector (see separate Letter of Intent package). Contact: Kate Sofis, CEO SFMade 1885 Mission Street, #A5 San Francisco, CA 94103 Email: kate@sfmade.org Tel: 415-408-5605 www.sfmade.org AGI/KASA Partners A.1. Development Team DESIGN PROFESSIONALS Having worked in the San Francisco Bay Area for almost 30 years, the Development team has established relationships with premier designers, contractors, engineers and service providers. We have selected BAR Architects and DLR Group/Kwan Henmi as the architects and planners on the project. We believe the project’s size and configuration lends itself to having two high quality firms collaborating and pulling from each of their extensive residential experience. We think this diverse approach will produce the most thoughtful end product. GLS Landscape Architecture and RHAA will be the streetscape, park and landscape architects. Each of these award-winning design firms have substantial experience in urban infill “placemaking” throughout the Bay Area. We have enlisted Sandis for the civil engineering and Langan for geotechnical engineering. We will retain additional firms to the team as necessary for the entitlement and development of the property. Contacts: Land Planning and Design Architect Design Architect BAR Architects DLR Group/Kwan Henmi Chris Haegglund, Principal Faraaz Mirza, Principal 901 Battery St Suite 300 456 Montgomery Street, Suite 200 San Francisco, CA 94111 San Francisco, CA 94104 Email: chaegglund@bararch.com Email: faraaz.mirza@kwanhenmi.com Tel: 415.293.5772 Tel: 415.901.7215 Landscape Architect Landscape Architect GLS Landscape Architecture RHAA Landscape Architecture Gary Strang, Principal Manuela King, Principal 2677 Mission St #200 225 Miller Ave San Francisco, CA 94110 Mill Valley, CA 94941 Email: gary@glsarch.com Email: manuela@rhaa.com Tel: 415.285.3614 x501 Tel: 415.383.7900 Civil Engineer Geotechnical Engineer Sandis Langan Michael Kuykendall, Assoc. Principal DJ Hodson, Principal 1700 S Winchester Blvd #200 555 Montgomery Street, Suite 1300 Campbell, CA 95008 San Francisco, CA 94111 Email: mkuykendall@sandis.net Email: dhodson@langan.com Tel: 510.590.3415 Tel: 415.955.5240 AGI/KASA Partners A.1. Development Team ORGANIZATION CHART AGI/KASA Partners A.1. Gary Schilling, AIA, LEED AP Principal-in-Charge / Programmer MASTER DEVELOPMENT ENTITY Transaction Lead & Master Developer CITY OF SOUTH SAN FRANCISCO BRIDGE HOUSING Affordable Hsg Developer Cynthia Parker, President/CEO Eric Tao, CEO (AGI), Principal Lead Andrew Kawahara, Principal (KASA), City Liaison Jesse Herzog, CIO (AGI), Investment Manager James Suh, Principal (KASA), Development Manager Jack Robertson, Principal (Tableau), DDA & Entitlements Brian Baker, VP (AGI), Project Manager PROGRAM PARTNERS PALCARE Lisa Kiesselback, Exec. Dir. SFMADE Kate Sofis, Exec. Dir. BAR ARCHITECTS Urban Planning & Architecture Chris Haegglund, Principal DLR GROUP/KWAN HENMI Architecture Faaraz Mirza, Principal GLS Landscape Architecture Gary Strang, Principal RHAA Landscape Architecture Manuela King, Principal SANDIS Civil Engineers MichAel Kuykendall, Assoc. Principal LANGAN Geotechnical Engineers DJ Hodson, Principal PUC SITE REQUEST FOR PROPOSALS DEVELOPER QUESTIONNAIRE Developer Name: AGI/KASA, a Joint Venture of Avant Group, Inc. and KASA Partners Principal Office Address: AGI: 100 Bush Street, Suite 1450, San Francisco, CA 94104 KASA: One Embarcadero Center, Suite 1020, CA 94111 Principal Contact: AGI: Eric Tao KASA: Andrew Kawahara Circle: AGI: Partnership KASA: Partnership Corporation Corporation Joint Venture Joint Venture If a Corporation, in what State: AGI: California When incorporated: June 25, 2013 President: Eric Tao Vice President(s): Treasurer: Members of the Board: If a Partnership, General or Limited: KASA: Limited Liability Company Date of Partnership organization: October 22, 2010 Name and Address of Each Partner: NAME ADDRESS Andrew Kawahara / James Suh, KASA One Embarcadero Center, Suite 1020 San Francisco, CA 94111 If Limited Partnership, name general partner(s): 1.Number of years of relevant experience in real estate development: 60 years combined 2.Have any development agreements between the developer and a public entity ever cancelled? Yes ( ) No (X) If yes, give details on a separate sheet. 3.Has the developer or development partner of the proposing team ever refused to enter into a development agreement with a public entity after an award has been made; or failed to complete a contract during the past five (5) years; or been declared to be in default in any contract in the past five (5) years? Yes ( ) No (X) If yes, please explain: ______________________________________________________ ________________________________________________________________________ ________________________________________________________________________ 4.Has the developer, or development partner, or any of its principals ever been declared bankrupt or reorganized under Chapter 11 or put into receivership? Yes ( ) No (X) If yes, give date, court jurisdiction, action taken, and any other explanation deemed necessary on a separate sheet. 5.Principal(s) of the developer and/or development partner have ( ) have not (X) been convicted by a Federal, State, County, or Municipal Court of any violation of law, other than traffic violations. Explain any Convictions: ________________________________________________________________________ ________________________________________________________________________ 6.Lawsuits (any) pending or completed involving a corporation, partnership or individuals with more than ten percent (10%) interest: A.List all pending lawsuits: NONE ________________________________________________________________________ B.List all judgments from lawsuits in the last five (5) years: NONE ________________________________________________________________________ 7.List any and all relationships that are potential, actual, or perceived Conflicts of Interest. NONE ________________________________________________________________________ 8.Public Disclosure. In order to determine whether the members of the evaluation and selection committees, specifically the Joint Housing Subcommittee and the City Council, have any association or relationships which would constitute a conflict of interest, either actual or perceived, with any proposing development team, and/or individuals and entities comprising or representing such proposing development team, and in an attempt to ensure full and complete disclosure regarding this RFP, all proposing development teams are required to disclose all persons and entities who may be involved with this proposal. This list shall include, without limitation, public relation firms, lawyers, and lobbyists. The Community and Economic Development Department Director shall be notified, in writing, if any person or entity is added to this list after the Proposal has been submitted to the City. NONE The proposing developer or development team warrants the above information to be true and accurate, and further understands that the information contained in this Questionnaire may be confirmed through due diligence investigation conducted by the City, and agrees to cooperate with this due diligence. WITNESS: � J/f/l'J,'t:S Sulf Print Name ��-;, Secreta� (j_ cl/lW Print Name (CORPORATE SEAL) By: IF PARTNERSHIP: Signature {Ne/& Andrew Kawahara, KASA Partners Print Name IF CORPORATION: Avant Group, Inc. Print Name of Corporation 100 Bush Street, Suite 1450 San Francisco, CA 94104 Ad � -Pr-e"""=s=-id.-c..e_n_t___,..._-+--------- Eric Tao, Avant Group, Inc. Print Name Avant Group, Inc. (AGI) FIRM PROFILE Successful real estate development in the San Francisco Bay Area requires both a commitment to disciplined economic principles and a commitment to community and civic goals. This sometimes means not investing even when there is pressure to deploy capital, and it sometimes means scaling back the size of a project to accommodate the history, nature and needs of the neighborhood impacted. By balancing the multitude of interests, a sustainable investment strategy can be implemented with successful outcomes that will ensure the ability for that success to be repeated. Following this philosophy, AGI has been able to weather the unavoidable cycles in real estate, secure consistent returns for its investors, and grow the respect and trust of local communities, neighborhood organizations and governments. Together we take pride in the projects and relationships we’ve built with investors, neighbors, and partners in the industry. The AGI Team has developed more than 1,000 new transit oriented urban infill multifamily units in the San Francisco Bay Area. Having worked with institutional partners such as the California Public Employees Retirement System (CalPERS) since 2006, we make protecting institutional fiduciary interests its highest priority while executing the development and management of institutional quality San Francisco Bay Area real estate opportunities with superior financial returns. RELEVANT PROJECT EXPERIENCE MOSSO, 900 Folsom St, San Francisco, CA Two 9-Story developments with 463 apartment units, 9,427 sf of retail, and 323-car garage. Endorsed by 6 community groups, with unanimous approval from SF Planning Commission and SF Board of Supervisors. VARA, 1600 15th St, San Francisco, CA The largest Class A building in the Mission District, with 6 stories, 202 units, 8,131 sf of retail, and 221-car parking garage. ABACA, 2660 3rd St, San Francisco, CA 263-unit mixed-use residential project in San Francisco’s Dogpatch neighborhood, completed in July 2017. 1270 Mission St, San Francisco, CA 299-unit, 21-story tower via 80 foot upzoning, increasing on-site affordable housing from 13.5% to 25%, and units serving AMIs from 55% to 150%. The project was unanimously approved by the SF Planning Commission and SF Board of Supervisors. SOMA Grand, 1160 Mission St, San Francisco, CA Entitled and developed the first large high-rise residential development in the now booming Mid- Market neighborhood. 23 stories, with 246 luxury condominiums, destination restaurant, boutique hotel, and 500 car parking garage. Transbay Block 9, San Francisco, CA Vision behind the 43-story, 570-unit apartment building and led a team in the highly competitive RFP process to become the first San Francisco Bay Area based developers to win an RFP in San Francisco’s Transbay redevelopment area. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Eric Tao has originated, acquired, and directed the development of over 1 million square feet of new mixed- use residential, commercial and industrial projects in San Francisco, Oakland and San Jose. As the CEO of AGI, he leads a team that is engaged in the acquisition, entitlement, development, stabilization and disposition of multiple large multifamily projects and that is co-managing AGI’s second California Public Employees Retirement System (CalPERS) fund through a joint venture with Resmark Impact Ventures. The first fund was $100mm; this second fund is $150mm. Previously, as the Chief Investment Officer for AGI Capital Group, Eric managed the acquisition, investment and disposition of more than $500mm in real assets in the San Francisco Bay Area for AGI Capital, a diversified real estate development and asset management firm. EDUCATION J.D., UC Hastings College of Law (San Francisco) – 1995 European Law Program, Leiden University – Fall 1994 Bachelors in Science and Arts, Pomona College – 1989 PROFEssIONAL AFFILIATIONs Board Director, Urban Land Institute San Francisco Board Director, SPUR Board Director, SF Housing Action Coalition Board Director, Hawaii Chamber of Commerce of Norcal Board Director, Art Care SF Member, San Francisco Inclusionary Housing Technical Advisory Committee Eric Tao CEO, AvANT GROUP, INC. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Jesse Herzog oversees AGI development projects from acquisition, through entitlement, construction, and disposition. Mr. Herzog has worked on the development of over 1,000 units of multifamily housing in San Francisco, in addition to a range of projects throughout the greater Bay Area. As a sixth generation San Franciscan, he is passionate about the City’s history and its continuous self-renewal. Prior to AGI, Mr. Herzog worked for Equity Office Properties. Mr. Herzog graduated from the University of Michigan in Ann Arbor with a B.A. in Philosophy. He is a member of Lambda Alpha, the Urban Land Institute, and on the board of the nation’s first Green Benefit District, located in Dogpatch and Potrero Hill. Mr. Herzog is passionate about the arts and outdoors. He is the inventor of the Suitsy, a business suit onesie. He is a member of the Urban Land Institute, and an active participant in their UrbanPlan community outreach program. He has been inducted into Lambda Alpha International, the honorary land economics society. EDUCATION B.A. Philosophy, University of Michigan Ann Arbor PROFEssIONAL AFFILIATIONs Urban Land Institute Lambda Alpha International Jesse Herzog ChIEF INvEsTmENT OFFICER, AvANT GROUP, INC. PROFILE As the VP of Development at AGI, Mr. Baker has managed the construction of 325 units and led the upzoning and entitlement of 300 units at 1270 Mission in San Francisco. He manages the underwriting, acquisition, entitlement, design and development for AGI’s Class A developments. Prior to AGI, Mr Baker co-founded Millenial Capital, a private equity real estate investment fund and worked as the general counsel and project manager. He led fund formation, and oversaw all property renovation projects from entitlements to construction and was involved in the acquisition and repositioning of ~$40mm in San Francisco Bay Area multifamily properties. EDUCATION J.D. - UC Hastings College of Law (San Francisco), 2005 B.S. - Microbiology, Minor Political Science, University of California, San Diego, 2001 PROFEssIONAL AFFILIATIONs Member of California State Bar and US Patent Bar Registered California Real Estate Broker Board Director, Growing Up Farms Brian Baker vP OF DEvELOPmENT, AvANT GROUP, INC. AGI/KASA Partners Development Team Qualifications A.3 KASA Partners FIRM PROFILE KASA Partners is a privately-held real estate development company based in the San Francisco Bay Area with expertise in office, institutional, residential, mixed-use and value-added projects. KASA Partners brings over 60 combined years of relevant institutional experience, entrepreneurial zest, local knowledge and best practices in the real estate industry. Our experience is rooted with some of the most preeminent global real estate firms in the country. It was formed with the vision to create high quality institutional-grade buildings and places of lasting quality for people to live, work and play with a focus in Northern California. Having worked on both sides of the table as developers and architects, we have a deep understanding of how to create value through quality design and deep collaboration. The Partners of KASA have built over $1 billion of real estate assets to date. KASA has a particularly high level of expertise in leading the development process from initial feasibility, through entitlements, CEQA, design and construction project management, to start-up operations. Our experience in public-private partnerships ranges from working with South San Francisco, the Port of San Francisco, the Treasure Island Redevelopment Authority, and the San Francisco Redevelopment Authority. KASA’S larger master planning involvement includes the 2 million sq. ft. Salesforce.com Headquarters in Mission Bay, the 500,000 sq. ft. for-sale residential homes at Yerba Buena Island, and the 900,000 sq. ft. office at Salesforce Tower. RELEVANT MASTER PLANNING PROJECT EXPERIENCE The Peninsula Mandalay, South San Francisco, CA 18-story, 112-unit luxury condominium project Centennial Towers - South Tower, South San Francisco, CA 12-story office building with 200-seat Performing Arts Facility, childcare facility, and over 12,000 sf of retail. Treasure Island Redevelopment, San Francisco, CA Public Private Partnership entitled for 8,000 residential units, 450,000 sq. ft. commercial, 300 room hotels, and 300 acres of park and open space. 1595 Pacific Avenue, San Francisco, CA 4-story, 41-unit mixed-use apartment over a ground floor podium with retail and 35-space ground-level parking structure. 1168 Folsom Street (Folsom Lantern), San Francisco, CA 5-story building with 20 multifamily residences and retail in the heart of San Francisco’s South of Market. 60 Rausch St at The Mullin Buildings, San Francisco, CA Adaptive re-use of a historic warehouse structure built in 1920, converted into 39 luxury live/work lofts in the heart of the South of Market, with semi-subterranean parking. 73 Sumner Street at The Mullin Buildings, San Francisco, CA. Adaptive re-use of a historic warehouse structure built in 1920, converted into 16 luxury live/work lofts in the heart of the South of Market neighborhood. Salesforce.com Headquarters, Mission Bay, San Francisco, CA 1.98 million sf, $2 billion, LEED Platinum corporate headquarters in Mission Bay, San Francisco. Project received unanimous approval from the former SF Redevelopment Agency for Major Phase Submittal in September 2011 and Concept and Schematic Design Submittals in January 2012 - both granted in less than 7 months. Salesforce Tenant Improvement at Salesforce Tower, San Francisco, CA Project manager and strategic real estate advisor for the 900,000 sf headquarters campus expansion in Salesforce Tower, the largest lease and tenant improvement project in the history of San Francisco. Exploratorium at Piers 15/17, San Francisco, CA Public Private Partnership for the development of a new waterfront campus for the Exploratorium museum. Phase 1 included repair and seismic retrofit of two-thirds of the piers and over 230,000 sq. ft. of building area including galleries, offices, cafés, gift store, offices, classrooms, theatre, new 2-story addition, and public plaza. 150 Hooper Street, San Francisco, CA Owner’s representative providing oversight of the developer’s architectural and construction team, and advising on value-based decisions on the base building. SuccessFactors Global Headquarters (SAP), South San Francisco, CA Headquarters in the top 4 floors of the Centennial Towers, with 360 degree panoramic views, built in fireplace, lounging area, and 3-story glass staircase. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Andrew K. Kawahara is a Partner at KASA Partners. His experience in real estate development, corporate and public sector real estate, public-private partnerships, architecture and urban planning spans over 25 years. As a developer, Andrew has been involved in some of the most complex real estate projects and transactions in the San Francisco Bay Area. Andrew serves as Principal role on KASA’s development projects. He led the 14-member development team to provide development and project management services for Salesforce’s proposed 1.9 million square foot, $2 billion headquarters in Mission Bay, San Francisco. He continues to lead KASA’s team to provide real estate advisory and project management services for Salesforce on its 880,000 square foot campus expansion into Salesforce Tower. Previously, Andrew was Senior Vice President of Myers Development Company in San Francisco, where he oversaw day-to-day development of residential and office projects totaling in excess of $600 million. Projects include Centennial Towers, a two-phase 665,000 sf office campus, The Peninsula Mandalay, a 112-unit, 18-story residential tower and 80 Natoma, a 423-unit, 50-story luxury condominium tower in San Francisco. Prior to Myers, Andrew was Development Manager at Hauser Company, a boutique development and construction company in San Francisco and at Jones Lang LaSalle in Silicon Valley. Andrew is a registered architect in California and New York and practiced architecture for eight years at Kohn Pedersen Fox in New York among other firms. EDUCATION Harvard University, Master of Architecture in Urban Design (curriculum in real estate) California Polytechnic State University, San Luis Obispo Bachelor of Architecture LICENsE AND ACCREDITATION Architect: California, New York PROFEssIONAL AFFILIATIONs Urban Land Institute Belden Club Board of Trustees, Mark Day School in Marin County Andrew K. Kawahara CO-FOUNDER AND PRINCIPAL, KAsA PARTNERs AGI/KASA Partners Development Team Qualifications A.3 James Y. Suh CO-FOUNDER AND PRINCIPAL, KAsA PARTNERs PROFILE James’ experience as a developer, project manager and architect spans over 20 years. He has expertise in entitlements, property due diligence, repositioning strategies, and project management for design and construction. His experience in project types ranges from high-rise office, for-sale and rental residential and retail mixed-use, adaptive reuse of historic buildings, museums and other non-profit institutions. James serves a Principal role in KASA’s on-going development projects. He is currently co-managing the first infrastructure and vertical phase of the Treasure Island Redevelopment Project. James specializes in complex and difficult entitlements and managing public- private partnerships. He continues to work with public partners such as the Port of San Francisco, the Treasure Island Development Agency, and the government of Switzerland. He has managed large teams of architects/ engineers/contractors in design and construction and is knowledgeable in complex building systems from waterfront construction, photovoltaic arrays, and sustainable HVAC systems. EDUCATION Master of Science, Real Estate Development, Columbia University Master of Architecture, University of Pennsylvania Bachelor of Arts, Art History, Tufts University LICENsE AND ACCREDITATION Architect: California, New York PROFEssIONAL AFFILIATIONs Urban Land Institute San Francisco Planning and Urban Research Association Royal Institute of Chartered Surveyors Board Member, San Francisco Korean American Chamber of Commerce Tableau Development Company FIRM PROFILE Tableau Development Company is an experienced developer of urban in-fill projects. Tableau focuses on high-density housing in the greater San Francisco Bay Area and Northern California in submarkets ripe for growth. Tableau’s principal has almost 30 years of experience in acquiring, entitling and constructing over 5,000 multi-family apartments and condominiums, many of which were executed in “high barrier to entry” municipalities cementing the firm’s reputation as a collaborative, results-oriented development firm. Their wealth of public development experience has made it an effective partner with localities seeking cooperative public/private partnerships in transitioning urban locales. In the past 10 years, Tableau’s principal has been actively involved in some of the Bay Area’s largest planned residential mixed-use developments including Treasure Island, The San Francisco Shipyard, Fremont Warm Springs Innovation District, Alameda Point, and SOMO Village and the University District in Rohnert Park. RELEVANT PROJECT EXPERIENCE Olympia, San Francisco,CA Olympia is the first residential development completed at The San Francisco Shipyard and consists of 25 townhomes designed as two- and three-bedroom homes over a private parking garage. The project was designed to a LEED-Gold standard. Market Square, Oakland, CA 252-unit condominium development that helped revitalize Old Oakland and contributed towards Mayor Brown’s 10K Plan for Downtown Oakland. The building’s thoughtful design is contemporary, but responds to the adjacent old brick and Victorian buildings of Old Oakland, providing modern living within a historic district. The Merchant, San Francisco, CA 63-unit, 5-story condominium developed at The San Francisco Shipyard. The LEED-Gold community features a roof deck that offers panoramic views of the Bay. Blu, San Francisco, CA 21-story, 108-unit high- rise condominium tower located in the Rincon Hill neighborhood. Tableau’s principal oversaw development while at Lennar Urban (with Malcolm Development). Fruitvale Transit Village Phase II , Oakland, CA Development Manager for 275-unit multifamily rental development adjacent to BART Station and targeted to mixed-income households. The first 94 units commenced construction in January 2018. Warm Springs BART TOD Community, Fremont, CA Entitlements manager for 2,214-unit mixed-use community adjacent to new BART Station and Tesla Corporation. Project includes 1,200 multifamily units, retail space, commercial and industrial space, a new school and parks. Project commenced construction in 2016. SOMO Village, Rohnert Park, CA Development manager overseeing updated entitlements and infrastructure planning for implementation of this mixed-use planned community consisting of 1,700 homes, commercial retail/ office, and 33 acres of new parks. Parkview Terraces, San Francisco, CA Developer of this 101-unit affordable senior housing development while President of AF Evans Development. Site was obtained through RFP process undertaken by SF Redevelopment Agency. Project contains ground floor retail and service space, including a hair salon, library and fitness center, and a lavishly landscaped courtyard. Alameda Point, Alameda, CA Development manager assisting developer in securing site control, project entitlements and negotiation of a development agreement. Site was obtained through RFP process undertaken by the City of Alameda, and consists of 800 apartments and condominiums, up to 600,000 SF of retail/commercial and a landscaped waterfront promenade. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Jack Robertson, President and Founder of Tableau Development Company, brings almost 30 years of experience in acquiring, financing and building communities throughout the United States. Mr. Robertson’s background bridges both the public and private sector resulting from his work as both a private developer and former local redevelopment official. Mr. Robertson specializes in identifying common ground amongst the competing and often divergent interests of neighborhood stakeholders, local officials and the developer – seeking a final product that becomes both profitable and a long-term community asset. Over the past decade, Mr. Robertson has developed or renovated over 5,000 homes along with mixed- use commercial space totaling over $700 million. Most recently, while at Lennar Urban, Mr. Robertson spearheaded the permitting and long-awaited construction of several hundred homes at the former Hunters Point Naval Shipyard, kicking-off the beginning of the largest new neighborhood in San Francisco. He also oversaw the promulgation of design standards and guidelines for The Shipyard/Candlestick Point and Treasure Island, another former U.S. Naval Base in San Francisco. Previously, Mr. Robertson was President of AF Evans Development where he managed the expansion of the firm’s mixed-use condominium products, initiated a highly successful apartment acquisition program, completed several affordable multifamily developments, and grew AF Evans presence in the Pacific Northwest. EDUCATION Master of Public Policy, Harvard University John F. Kennedy School of Government Bachelor of Art in Urban Planning & Development, University of California, Berkeley PROFEssIONAL AFFILIATIONs Planning Commissioner, City of San Rafael Member, SPUR Member and Urban Plan Mentor, Urban Land Institute Jack Robertson PREsIDENT AND FOUNDER, TAbLEAU DEvELOPmENT COmPANy AGI/KASA Partners Development Team Qualifications A.3 BRIDGE Housing Corporation FIRM PROFILE BRIDGE Housing Corporation is one of the largest developers of affordable and workforce housing on the West Coast. As a mission-driven non-profit developer, BRIDGE’s primary goal is to produce high-quality homes for seniors and families at a variety of income levels, with a focus on those who are priced out of the housing market. Since 1983, BRIDGE has developed more than 16,000 housing units and 350,000 square feet of retail/ commercial space in more than 105 properties valued at more than $3.5 billion. BRIDGE has deep expertise developing mixed-use transit-oriented projects, where its developments are often catalysts for continued development and bring enhanced character to evolving neighborhoods. Its transit-oriented projects ensure that lower income renters can equitably participate in the vibrancy and economic opportunity that TOD locations provide. BRIDGE has created more than 75 transit-oriented and transit-friendly developments representing nearly 11,000 homes. BRIDGE has extensive experience with mixed-use, transformational developments in urban and urbanizing environments. Their large scale developments provide the investment and energy needed to transform an area – for example, bringing sufficient density to generate foot traffic that enlivens a streetscape and supports retail uses. In virtually every project, BRIDGE has enlisted the public sector as a partner, often implementing a community vision alongside their core housing mission. Collaboration, partnership, and creativity are key elements that define their culture. A prime example of their experience and approach is BRIDGE’s decade-long redevelopment of the MacArthur BART Station. MacArthur Station is a joint project of BRIDGE and BART. BRIDGE led the master planning of the site, including construction of a new 478-space parking garage that accommodates the parking use that the entire site was formerly dedicated to. BRIDGE also reorganized access to the station and the new neighborhood by re-introducing the urban street grid to the former parking lot, and making additional connections to surrounding streets. MacArthur Station will ultimately include construction of five buildings for high density, multifamily housing, the parking garage, as well as over 40,000 square feet of retail and community space. MacArthur Station is built to Leadership in Energy and Environmental Design for Neighborhood Development (LEED-ND) standards. RELEVANT PROJECT EXPERIENCE Grand Oak Apartments, South San Francisco, CA Multifamily development near South San Francisco BART station with 43 units, community room, computer learning center and outdoor play area. MacArthur BART Station Redevelopment, Oakland, CA Mixed-use, mixed-income transit-oriented development with 90-unit all-affordable property, three additional parcels of market-rate with affordable housing, new BART garage, commercial space, new BART plaza, and extensive streetscape improvements. Selected for LEED Neighborhood Development Pilot Program. Marea Alta / La Verreda, San Leandro, CA Mixed-use, transit-oriented affordable housing development with 115 family and 85 senior units, child care center, community & outdoor space, bike parking, new BART parking garage and ground floor retail. COMM22, San Diego, CA Mixed-use, urban infill affordable housing development with 130 family and 70 senior units, commercial space, health clinic, daycare facility, and 11 for-sale homes built by Habitat for Humanity. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Cynthia Parker is responsible for the overall direction of BRIDGE, as well as its major affiliates such as BUILD, an investment advisor to CalPERS under the California Urban Real Estate Program, and BASS, a licensed life care provider. She joined BRIDGE Housing as President and CEO in February 2010. Cynthia brings over 30 years of diverse and relevant experience to BRIDGE, most recently as Regional President for Mercy Housing and President of Intercommunity Mercy Housing. Prior to her tenure at Mercy, she served as Senior Vice President for Seattle- Northwest Securities, a public finance firm, where she oversaw affordable housing, commercial and public facility real estate financing in five Northwest states. Previously, Cynthia worked for the City of Seattle, where she established the new Office of Housing, doubled the agency’s housing production and managed a $61 million biannual budget. Earlier, she served as the Executive Director of Anchorage Neighborhood Housing Services and General Manager of Portland Student Services. A former President of the National Neighborhood Housing Network and a former director of the Federal Reserve Bank of San Francisco, she has chaired the Sound Families Initiative for the Bill & Melinda Gates Foundation. She currently serves as a director of the National Affordable Housing Trust and the Federal Home Loan Bank of Seattle. EDUCATION Portland State University Cynthia Parker PREsIDENT AND CEO, bRIDGE hOUsING CORP. AGI/KASA Partners Development Team Qualifications A.3 Smitha Seshadri sENIOR vICE PREsIDENT, bRIDGE hOUsING CORP. PROFILE Smitha Seshadri comes to BRIDGE from Habitat for Humanity Greater San Francisco, where she has served as Vice President of Real Estate since April 2015. At Habitat, she was deeply involved in building the organization’s infrastructure, leading real estate development and construction teams, planning for strategic growth, and implementing processes and procedures to track increasingly complex budgets and managing financial risk. Prior to Habitat, Smitha worked for BRIDGE for nine years, as a Senior Project Manager and then Director of Development. During her tenure, she delivered $175 million worth of projects under budget, including the resyndication of the Carquinez Apartments, Ironhorse at Central Station, 474 Natoma and St. Joseph’s in Oakland, which won a 2015 Urban Land Institute Global Award for Excellence. At BRIDGE, she supervised a team of project managers, guided feasibility analysis for projects in pre-development, and negotiated with market-rate partners on structuring a $360 million joint venture development with inclusionary housing. Her earlier experience includes positions with the Housing Authority of the County of Santa Clara, the Emergency Housing Consortium, Bent Severin and Associates International Architects, and Corlett, Skaer and Devoto Architects. EDUCATION Masters of Business Administration, University of Chicago Masters in Architecture, Kansas State University Bachelor of Arts in Architecture, Mangalore University PROFILE Jelani Dotson is responsible for management of all aspects of development for BRIDGE’s affordable residential projects. He is currently managing a six- story ground-up project that includes 125 rental units affordable to low and moderate-income families as well as 5,000 square feet of commercial retail space. Prior to joining BRIDGE, Jelani worked for eight years as Project Manager and Financial Analyst with Brookwood Group, a project management and development firm, where he most recently focused on mixed-income and market-rate master plan and infill development projects in South San Francisco and Santa Clara. In addition to managing project teams, Jelani managed business development and capital raising activities for Brookwood Group. Earlier in his career, he founded and operated for five years Dotson Design and Development where he was responsible for developing residential properties in the Bay Area. EDUCATION Bachelor Degree in Architecture, University of California, Berkeley Master Degree in Architecture, University of California, Berkeley MBA, Yale University Jelani Dotson PROjECT mANAGER, bRIDGE hOUsING CORP. AGI/KASA Partners Development Team Qualifications A.3 BAR Architects FIRM PROFILE BAR Architects is devoted to the success of their clients. The firm’s goal is to create meaningful and engaging environments that enhance their context, function well for users and are cost-effective. An 85-person architectural, interior design and planning firm with over 50 years of proven success, BAR approached each project as an opportunity to develop a compelling solution that exceeds our clients’ expectations. They bring demonstrated expertise in the planning and design of mixed-use and commercial developments ranging in size from six acres to five hundred acres, throughout the United States and internationally. BAR’s planning experience ranges from design guidelines to the conversion of a military base to the planning and design of new towns. Each of their projects successfully and seamlessly integrate a variety of components – retail, entertainment, office, hotels and/or multifamily housing in a highly desirable yet cost-efficient and innovative manner. Signatories to the 2030 Commitment to create net zero buildings, sustainable design practices are an integral part of BAR’s design process. A certified San Francisco Bay Area Green Business, they are active in the U.S. Green Building Council and have designed buildings to all levels of LEED certification including LEED Platinum. The majority of BAR’s technical staff are LEED accredited and bring the knowledge, experience and resources to proactively and collaboratively guide clients toward effective and appropriate sustainable design solutions. RELEVANT PROJECT EXPERIENCE Alameda Point Master Plan, Alameda, CA – Alameda Point Partners, Thompson|Dorfman, SRM Ernst, Eden Housing & Madison Marquette 68-acre mixed-use master plan with 800 residential units, commercial, retail, public parks and parking. Foster City Mixed-Use Master Plan, Foster City, CA – The New Home Company Master plan for 15-acre mixed-use neighborhood with age-restricted residential, retail/ commercial and community amenities. Laurel Heights 3333CalSF Master Plan, San Francisco, CA – Prado/SKS Master planning and design with 50,000 gsf commercial, 49,300 gsf retail and 162,600 gsf residential. South Hayward BART TOD Master Plan, Hayward, CA – Eden Housing, Inc. Master plan of mixed-use TOD with affordable senior and multifamily housing and retail. Emerald Vista Master Plan and Design, Eden Housing, Inc. – Dublin, CA Master planning services for 24-acre development incorporating affordable, senior and market-rate housing, with main street, village center, community building and childcare center. Includes Wexford Way (family) and Carlow Court (senior) housing. 636 El Camino Family Housing, MidPen Housing Corp. – South San Francisco, CA 107-unit mixed- use affordable housing development with community building, fitness room, computer lab and retail. Alma Point, Foster City, CA – MidPen Housing Senior living development with 66 affordable independent living units, neighborhood serving retail, residential and community amenities. Bay Meadows Blocks Res-7 & MU-4, San Mateo, CA – Wilson Meany Refined and completed schematic design to make buildings more efficient. DD & CDs for two buildings: Res-7, 158 units; and MU-4, 70 units; both with retail. 38 Dolores, San Francisco, CA – The Prado Group Urban complex with 81 residential units and 30,000 sf grocery, certified LEED Gold. Candlestick Point Blocks 6A & 8A, San Francisco, CA – FivePoint 315,800 sf, two-parcel mixed-use development with a total of 227 units, 28,000 sf of retail, parking garages, roof decks and residential amenities. 1 Henry Adams, San Francisco, CA – Equity Residential 239-unit mixed-use multifamily development with 13,000 gsf retail, clubhouse, gym and residential amenities. Alchemy by Alta, San Francisco, CA – Wood Partners 330-unit multifamily development of new construction and historic renovation with urban park, community building and garden, fitness center, clubroom and parking. Certified LEED ND Gold, targeted Green Point Rated for new bldgs. 99 Rausch, San Francisco, CA – LDG/Pillar Capital Mixed-use urban infill development with 112 units, shared residential amenities, 5,000 sf retail and parking. Santana Row, San Jose, CA – Federal Realty Investment Trust Development with retail, residential lofts, luxury townhouses, offices, club facilities and parking garage. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Chris Haegglund, AIA, LEED AP brings 30 years of experience master planning and designing award- winning mixed-use, multifamily residential, retail and resort facilities. He has worked closely with numerous national developers including The Prado Group, Grosvenor, Related, DMB, Wood Partners, Equity Residential, Lennar Urban, Federal Realty Investment Trust, Hines and Maguire Properties. EDUCATION Graduate Diploma, Architectural Assoc., London, 1989 Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, 1984 LICENsE AND ACCREDITATION Architect: California, Colorado, Washington LEED Accredited Professional PROFEssIONAL ORGANIZATIONs American Institute of Architects Urban Land Institute RELEvANT EXPERIENCE Laurel Heights 3333 CalSF Master Plan and Design, San Francisco, CA – Prado/SKS One Henry Adams, San Francisco, CA – Equity Residential 38 Dolores, San Francisco, CA – The Prado Group The Current, Long Beach CA – Ledcor Properties, Inc. Alchemy by Alta, San Francisco, CA – Wood Partners 901 16th Street, San Francisco, CA – The Prado Group 99 Rausch, San Francisco, CA – LDG/Pillar Capital 88 Arkansas, San Francisco, CA – Martin Building Co. Candlestick Point Blocks 6A & 8A, San Francisco, CA – FivePoint 830 Eddy Street, San Francisco, CA – Build, Inc. 2820 Broadway, Oakland, CA – Alliance Residential Santana Row - Four Blocks, San Jose, CA – FRIT Chris Haegglund, AIA PRINCIPAL, bAR ARChITECTs AGI/KASA Partners Development Team Qualifications A.3 William Duncanson, AIA AssOCIATE PRINCIPAL, bAR ARChITECTs PROFILE An Associate Principal at BAR, William Duncanson, AIA, LEED AP, brings 15 years proven experience in architectural design across an array of project types including mixed-use, multifamily and affordable housing, custom residences, retail and commercial complexes. His recent focus is on high-density mixed-use housing projects in San Francisco and around the Bay Area. William has experience in all aspects of the design process, from pre-design to construction documents and construction contract administration. and possesses a great depth of experience in Entitlements and Permitting in the City of San Francisco with the San Francisco Planning Department, the former San Francisco Redevelopment Agency and Department of Building Inspection. EDUCATION Ph.D. Candidate, University of California, Berkeley Master of Science in Architecture, University of California, Berkeley, 2001 Bachelor of Architecture, Southern California Institute of Architecture, 1995 LICENsE AND ACCREDITATION LEED Accredited Professional PROFEssIONAL ORGANIZATIONs American Institute of Architects RELEvANT EXPERIENCE Alameda Point Master Plan and Design, Alameda, CA – Alameda Point Partners, Thompson|Dorfman, SRM Ernst, Eden Housing & Madison Marquette Foster City Mixed-Use Master Plan, Foster City, CA – The New Home Company Foster Square Condos, Foster City, CA – Lennar One Henry Adams, San Francisco, CA – Equity Residential 88 Arkansas, San Francisco, CA – Martin Building Co. 830 Eddy Street, San Francisco, CA – Build, Inc. 2820 Broadway, Oakland, CA – Alliance Residential Star Harbor, Alameda, CA – Tim Lewis Communities Alma Point, Foster City, CA – MidPen Housing PROFILE Jung Suh brings over 20 years of design leadership experience. A Senior Designer and Associate with BAR Architects he has been responsible for master planning and designing a variety of commissions including numerous mixed-use, hospitality, retail and office projects. He is currently working on projects throughout the Bay Area – in San Francisco, Oakland, Alameda and the South Bay – and has designed projects throughout the US and internationally. Jung is experienced in all phases of design and construction, and excels in quickly understanding and defining conceptual design options. Projects have ranged in size from the design of a 30-unit multifamily development to a 1.7 million sf retail center in Shenzhen, China. EDUCATION Bachelor of Architecture, California Polytechnic State University, San Luis Obispo, CA, 1993 RELEvANT EXPERIENCE Alameda Point Master Plan and Design, Alameda, CA – Alameda Point Partners, Thompson|Dorfman, SRM Ernst, Eden Housing & Madison Marquette Menlo Park Mixed-Use Transit Oriented Development, Menlo Park, CA – Greenheart Land Company 38 Dolores, San Francisco, CA – The Prado Group The Current, Long Beach CA – Ledcor Properties, Inc. Alchemy by Alta, San Francisco, CA – Wood Partners 901 16th Street, San Francisco, CA – The Prado Group 99 Rausch, San Francisco, CA – LDG/Pillar Capital 88 Arkansas, San Francisco, CA – Martin Building Co. Gunbarrel Center Master Plan and Design, Boulder, CO – The Wolff Company Mixed-Use Waterfront Master Plan, Southern California Newhall Ranch Master Plan, Valencia, CA – Newhall Land 2820 Broadway, Oakland, CA – Alliance Residential Jung Suh AssOCIATE, bAR ARChITECTs AGI/KASA Partners Development Team Qualifications A.3 DLR Group|Kwan Henmi FIRM PROFILE In June 2017, Kwan Henmi Architecture/Planning joined DLR Group. The two firms brought together talented design professionals in a unified, collaborative design culture committed to elevating the human experience through design. The design team is backed by the resources of the entire firm. This enables DLR Group|Kwan Henmi to scale teams to meet your challenges and deliver specialized expertise to any location whenever and wherever it is needed. DLR Group|Kwan Henmi successfully delivers architectural design services for high-rise, market-rate, affordable, highdensity, for sale, for rent, student, and senior housing for different types of clients. Within these different residential types, they have maintained a high level of design excellence and innovation. Their projects, such as Arterra, have received national design awards. It was the first residential high-rise in California to achieve LEED Silver certification. They are a certified San Francisco Green Business within the State of California. RELEVANT PROJECT EXPERIENCE Parkmerced Block 20, San Francisco, CA The new building at Block 20 is a bridge between the existing neighborhood and the city. The building itself consists of 299 residential units spread across a 17-story tower, rising 145 feet above grade, and an 8-story midrise. The 475,000-sf project contains a diverse unit mix, two residential lobbies, co-working space, fitness room, game room, and other amenities. Construction to start in 2018. The Rockwell | Pine & Franklin, San Francisco, CA With over 440,000 sf, The Rockwell features 260 residential units, a solarium, 4,000 sf of retail space, and a well-appointed owner’s club with kitchen, media room, fitness center, and enclosed courtyard. DLR Group|Kwan Henmi worked with preservationists to restore the historic Auto Row façades to their early-20th century state, giving residents and passersby alike a glimpse of the neighborhood as it once stood. Below-grade parking is outfitted with automated car stackers and electric car charging stations. Built in 2016 and all units sold out. Marlow | 1800 Van Ness, San Francisco, CA Located on the corner of Van Ness and Pine Street, near Nob Hill, this residential for-sale project consists of 98 units, featuring one and two bedroom units, with a small number of studios and three bedrooms. It is a high-density, low-energy consumption structure with a Walk Score of 98, proximity to multiple transit lines, and roughly 5,000 sf of retail space. Built in 2014. Vida | 2558 Mission, San Francisco, CA Vida is an eight-story, 114-unit condominium with 14,750 sf commercial space built into the ground floor. DLR Group|Kwan Henmi worked with Oyster Development to engage the community in discussions regarding the project early and frequently, producing a design that contributes through more than aesthetics. This includes land dedicated to triple the number of affordable units within the project, $1 million to renovate the New Mission Theater—which at one point was to be demolished, to much local protest—and 0.25 percent of each unit’s sales to a community fund. Parking is located entirely underground to reduce visibility. Cielo | 8th & Seneca, Seattle, WA Design of the new contemporary 335-unit, 32-story apartment high-rise serving downtown Seattle’s Financial District. Cielo Residents are provided with a spacious exercise facility, game room, generous lounge, dog park, pet spa, and outdoor grills. Ground-level landscape includes a sculpture plaza and promenade, providing a much-needed connection between Seneca Street and Jim Ellis Freeway Park. Built in 2015. Gateway Tower, San Jose, CA Gateway Tower is a planned 390,000-sf, 25-story, mixeduse luxury high-rise in the heart of Silicon Valley. Located in prime downtown San Jose near the San Jose Convention Center, residents will be close to various high-profile companies. While the intended resident is tech-oriented, the project will reflect the arts-oriented community that revitalized SoFA in the latter part of the 20th century. Construction to start in early 2019. Terminal One, Point Richmond, CA The site for Terminal One consists of approximately 13 acres of land in the City of Richmond. The project consists of residential units, commercial spaces, and parking access. DLR Group|Kwan Henmi’s design offered unparalleled waterfront living, new retail, and dining on the San Francisco Bay shoreline. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Denis has a focused expertise in the Civic, Housing, and Transportation markets. A strong technical architect, he has practiced in the Bay Area for more than 40 years. Clients and design staff benefit from his experience with the delivery of complex buildings paired with his highly analytical and creative approach towards functionality and aesthetics. Denis is a leader in the San Francisco office and serves as an inspiration that sets the path for future design innovation, sustainability, and community benefit. He is most heavily involved at project inception and early phases of developing project visions and goals. Denis has also taken the role of mentoring young professionals in the office, integrating his past experiences with theirs. EDUCATION Bachelor of Architecture with Honors, University of California, Berkeley RELEvANT EXPERIENCE Cielo Seattle, CA Gateway Tower San Jose, CA Parkmerced Block 20 San Francisco, CA Park View Towers San Francisco, CA The Rockwell San Francisco, CA Marlow San Francisco, CA Arterra San Francisco, CA Watermark San Francisco, CA Vida San Francisco, CA Panoramic San Francisco, CA 600 Wall Street San Francisco, CA The Paramount San Francisco, CA Denis Henmi ARChITECT, PRINCIPAL-IN-ChARGE, DLR GROUP|KwAN hENmI AGI/KASA Partners Development Team Qualifications A.3 Faraaz Mirza DIRECTOR OF DEsIGN, DLR GROUP|KwAN hENmI PROFILE Faraaz Mirza leads design in the San Francisco office. He is an expert in multifamily housing design and is a recognized leader in high density, urban infill project design. His designs and intricate detailing consistently capture the movement and culture of the Bay Area. He also serves as a strong client leader by consistently managing and delivering successful projects to repeat clients. Faraaz has become a leader in sustainable design through the combination of his forward thinking, spatial problem solving, and deep understanding of green technology. One of his most recognized projects, Arterra, California’s first LEED Silver certified high-rise multi- family residential project, has been called one of 10 Towers that define San Francisco’s skyline. EDUCATION Master of Architecture, University of California, Berkeley Bachelor of Environmental Design, Texas A&M University RELEvANT EXPERIENCE The Rockwell San Francisco, CA Vida San Francisco, CA Marlow San Francisco, CA Arterra San Francisco, CA India & Beech San Diego, CA Gateway Tower San Jose, CA Watermark San Francisco, CA 450 O’Farrell San Francisco, CA 975 Bryant San Francisco, CA Eugene Coleman Community House San Francisco, CA PROFILE Neil has over 20 years of industry experience, and serves as a project manager for many of the San Francisco office’s multi-family residential and commercial projects. Neil has been a leader in the civic, educational, and transportation markets as well. He has a wide range of experience, from early programming to construction administration. Neil holds expertise in project detailing through construction documents, and his philanthropic spirit has led him to serve as a mentor to the novice design members of the team. He specializes in the use of Building Information Modeling to ensure successful project delivery, and assists the office with sustainable solutions as a LEED accredited professional. EDUCATION Bachelor of Architecture, University of Hawaii RELEvANT EXPERIENCE The Rockwell San Francisco, CA Cielo Seattle, CA 600 Wall Street San Francisco, CA Marlow San Francisco, CA Arterra San Francisco, CA 975 Bryant San Francisco, CA Watermark San Francisco, CA 1500 N. California Blvd Walnut Creek, CA 450 O’Farrell San Francisco, CA Neil Peralta PROjECT mANAGER, DLR GROUP|KwAN hENmI AGI/KASA Partners Development Team Qualifications A.3 GLS Landscape | Architecture FIRM PROFILE GLS Landscape | Architecture is focused on the design of contemporary landscapes, which they understand to be fundamentally intertwined with architecture, urban infrastructure, and natural systems. Working from a studio in San Francisco’s Mission district, GLS designs places of simplicity and spatial clarity, typically with complex site planning issues, a connection to nature and often with an architectural component. They have a multi-disciplinary office culture and work closely with clients to give meaningful form to their aspirations by integrating interior and exterior spaces and materials, reinforcing spatial ideas through horticultural design, and solving problems associated with difficult sites and new ecologies. RELEVANT PROJECT EXPERIENCE Emeryville Greenways, Emeryville, CA Conversion of four blocks of abandoned railroad spur into a linear park, adjacent to multi-family housing sites. Station Park Green, San Mateo, CA 12 acre mixed-use, market rate housing development on the site of a pre- existing K-Mart. The Specific Plan includes 599 homes, 10,000 sf of office space, 25,000 sf of retail, a one-acre central community park, two linear parks, and residential scale courtyards. Hunter’s View Hope SF, San Francisco, CA Replacement of public housing with 22 acre mixed- income neighborhood. Visitacion Valley Schlage Lock Site, San Francisco, CA Open space and streetscape master plan for 20 acre neighborhood including 1,250 new Housing units, 105,000 square foot of retail uses, and three public parks. Alameda Point, Alameda, CA 68 acre redevelopment of a historic waterfront naval yard. GLS provided right- of-way design, architectural components and backbone infrastructure of the roadways including a prominent gateway and shared plaza. Potrero Hill Hope SF, San Francisco, CA Replacement of public housing with 33 acre mixed income neighborhood including approx. 650 New housing units, green streets, parks and community facilities. South Hayward BART Development, Hayward, CA 206 Market rate apartments with central courtyard on structure and linear park. Courtyard has pool and spa on structure. Avalon Apartments, San Francisco, CA 5 Story building with 182 market rate housing units, podium courtyard, roof garden, streetscape and mews design. Rene Cazenave Apartments, San Francisco, CA 8 Story mixed use building including entry courtyard, main courtyard, entry pavilion, green roof and second floor terrace with community garden. Salvation Army Turk Street Center, San Francisco, CA 8 Story Building with 109 Units of Apartments for Young Adults. AGI/KASA Partners Development Team Qualifications A.3 PROFILE Gary Strang is a licensed landscape architect and architect with degrees from the Universities of California at Berkeley and Davis. For the past 24 years, he has been principal of GLS Landscape I Architecture, a multidisciplinary firm that specializes in the integration of urban design, architecture, infrastructure, and ecology. He has received three ASLA National Honor Awards: in 2000 for Beth Israel Chapel and Memorial Garden in Houston, in 2006 for Residence Hall Units 1 & 2 at the University of California Berkeley, and in 2011 for the 22 acre Hunters View HOPE SF neighborhood. Prior to opening GLS, Gary has also taught at the University of California at Berkeley and Davis, exhibited work in New York, San Francisco, and Berkeley, and lectured and published widely on issues of infrastructure and landscape. EDUCATION Master of Architecture, University of California, Berkeley Bachelor of Landscape Architecture, University of California, Davis ARChITECTURAL REGIsTRATION California, Architecture, 1989 – C19687 California, Landscape Architecture, 1985 – C2646 PROFEssIONAL AFFILIATIONs ASLA Fellow, 2016 Design Review Board Vice Chair, BCDC SPUR Member Landscape Architecture Foundation Member AIA Member sELECTED PROjECT EXPERIENCE Emeryville Greenways Emeryville, CA Station Park Green San Mateo, CA Hunter’s View Hope SF San Francisco, CA Visitacion Valley Schlage Lock Site San Francisco, CA Alameda Point Alameda, CA Potrero Hill Hope SF San Francisco, CA South Hayward BART Development Hayward, CA Avalon Apartments San Francisco, CA Rene Cazenave Apartments San Francisco, CA Gary Strang, FASLA, AIA PRINCIPAL, GLs LANDsCAPE | ARChITECTURE AGI/KASA Partners Development Team Qualifications A.3 PROFILE With professional degrees in both architecture and landscape architecture, Wendy Mok has 14 years professional experience. Since joining GLS, Wendy has been project manager or a key participant on the New Stanford Hospital, Exploratorium Piers 15 & 17 in San Francisco, Haas School of Business, Visitacion Valley TOD, and Station Park Green Mixed-Use Development in San Mateo. Prior to joining GLS, Wendy worked for EDAW AECOM Inc. where she served as project designer and project manager for mixed-use development, multi-family projects, waterfront and public space enhancement, and commercial development projects. EDUCATION Master of Landscape Architecture, Harvard Graduate School of Design, 2003 Bachelor of Architecture, University of Michigan, Ann Arbor, 2000 ARChITECTURAL REGIsTRATION California, Landscape Architecture, 2009 – LA5570 sELECTED PROjECT EXPERIENCE Visitacion Valley Schlage Lock San Francisco, CA Transbay Block 11A Housing San Francisco, CA Pier 15 & 17 Exploratorium Museum Relocation San Francisco, CA Station Park Green Mixed-Use Development San Mateo, CA Haas School of Business, University of California Berkeley, CA Berkeley Art Museum & Pacific Film Archive Berkeley, CA New Stanford Hospital Palo Alto, CA Wendy Mok PROjECT mANAGER, GLs LANDsCAPE | ARChITECTURE RHAA FIRM PROFILE Throughout its 59 year history, RHAA has held a commitment to creating places that enrich the fabric of their communities. Whether working in the heart of a city or in a pristine natural environment, the firm strives to find the spirit of the place and weave together history, nature, human relationships, stories, art, environment and culture to create unique and beautiful landscapes. RHAA has developed particular expertise in working with local, state and federal agencies and their staff, in conducting public meetings and community workshops, in managing multidisciplinary teams, in meeting construction budgets and management requirements, and in preparing construction documents. They specialize in a collaborative design and visioning process that engages clients and stakeholder groups with the design team — creating a dialogue where the needs and opportunities of the project are explored. RHAA uses sketches, drawings, and three-dimensional computer models to help clients envision design ideas, and prepare detailed design and construction documents that bring these visions to reality. RELEVANT PROJECT EXPERIENCE Mountain View San Antonio, Mountain View, CA Four- building mixed-use project with tree-lined promenade, active urban plaza with custom seating and garden spaces, colorful seasonal planting and indoor/outdoor connections at plaza, and park with flexible open space. Freedom Circle, Santa Clara, CA Four high-rise housing towers and two high-rise office towers as well as a central open space element and streetscape. Mosso Apartments, 9000 Folsom Street, San Francisco, CA Two 85-ft multi-use buildings with approximately 400 residential units, off-street parking, roof top gardens, patios and green roofs, street front retail with curbside parking, new community pocket park, and streetscape improvements. SOMA Grand, San Francisco, CA New 22 story building with a large roof deck terrace, club house, meditation garden and large spa. 555 Mission Rock, San Francisco, CA Mixed-use residential building with large third-floor podium courtyard. Candlestick Point/Hunter’s Point Shipyard Redevelopment, San Francisco, CA Transformation of 771 acres of abandoned and under-utilized lands into a vibrant new urban neighborhood. Includes a variety of housing, green research and development center, neighborhood and regional shopping, a world-class stadium for the 49ers, and over 300 acres of new and improved parkland. Wedge Park Plaza, San Francisco, CA Southwest extension of the larger Wedge Park in the Candlestick Point development. Union Square, San Francisco, CA The jewel in the crown of the City’s urban plazas, RHAA led a team of fifteen sub-consultants in the Union Square Improvement Project. The RHAA team included architects, engineers, programming and management consultants, the SF prizewinning design team, lighting designers and cost estimators. Davis Court, San Francisco, CA One block, street- level courtyard in downtown San Francisco, linking the Financial District and Jackson Square, as well as two public parks. Mission Dolores Park Rehabilitation Project, San Francisco, CA RHAA led a multi-disciplinary team for a $20 million rehabilitation of Mission Dolores Park, a significant cultural landscape and most intensely used park in San Francisco. City Hall Pedestrian Improvements, San Francisco, CA Renovation of a small section of street in front of City Hall. The project will improve pedestrian circulation, accessibility, and safety with wider sidewalks, raised street crossings, gathering areas, and sidewalks regraded for ADA accessibility. South San Francisco Gateway and Median, South San Francisco, CA Developed a design for the Gateway Monument located at South Airport Boulevard and the Highway 101 off ramp. AGI/KASA Partners Development Team Qualifications A.3 PROFILE As a Principal in the firm, Manuela King, LEED AP has been instrumental in the design of a wide variety of high-profile projects. These include urban design and planning, park and recreation planning, residential design, and commercial and professional facilities. Her interests include the relationship between art, architecture, landscape architecture and contemporary urban design. She is a strong advocate of sustainable design in all her projects. Over her time with the firm, her work has expanded to include many international projects, including work in Chile, Taiwan, Malaysia, Israel, Korea, the Philippines, China, Australia and Japan. EDUCATION Master of Landscape Architecture, University of Oregon Bachelor of Landscape Architecture, University of Oregon Bachelor of Science, Pennsylvania State University CERTIFICATION Landscape Architect, State of California #3271 LEED Accredited Professional US Green Building Council PROFEssIONAL AssOCIATIONs American Society of Landscape Architects AIA Associate Member sELECTED PROjECT EXPERIENCE Mountain View San Antonio Mountain View, CA 600 Van Ness San Francisco, CA Freedom Circle Santa Clara, CA 1270 Mission San Francisco, CA Market Street Place San Francisco, CA The Grand Apartments Oakland, CA Mosso Apartments, San Francisco, CA New Californian Apartments Berkeley, CA Cathedral Square Sacramento, CA SOMA Grand Lifestyle Condos San Francisco, CA Essex on Lake Merritt Apartments Oakland, CA Union Square Rehabilitation & BID San Francisco, CA Manuela A. King PRINCIPAL IN ChARGE, RhAA AGI/KASA Partners Development Team Qualifications A.3 SANDIS FIRM PROFILE SANDIS is an established professional services firm that has been servicing Bay Area municipalities since 1965. One of SANDIS’ core strengths is our ability to manage design teams through the successful design and construction of pedestrian access improvements; roadway and sidewalk improvements; pedestrian, cycle and vehicular safety improvements; parking lot improvements; pavement management; streetscape, park, bridge, and trail design; traffic engineering design, signalization and management plans; channel stabilization; erosion control; soil investigation; preparation of feasibility studies, cost estimates, and utility lifecycle analysis reports; stormwater management design and monitoring; ADA compliance; third party plan check and review; and design of community use facilities such as parks, community/civic centers, government centers, police and fire stations, libraries, maintenance yards, and other ancillary public/city buildings. RELEVANT PROJECT EXPERIENCE Avalon Bay Ocean Avenue, San Francisco, CA Engineering and surveying services for a 175 residential unit, 150 commercial unit podium development with 30,000 s.f. grocery store. Richardson Apartments, San Francisco, CA 120 low income studio apartments and 3,000 sf of retail space. The Panoramic (1321 Mission), San Francisco, CA 11-story, 160 unit “car-free” micro-unit apartment building Bayview Hill Gardens, San Francisco, CA Surveying and engineering services for a 80,436 sf, 73 unit residential development located on a steep sloped, 0.6 acre lot. MacArthur Transit Village, Oakland, CA 7.76 acre development with 625 units, 90 affordable units, and 480 vehicle parking structure, and 40,000 sf of retail. AC Marriott Oyster Point, South San Francisco, CA Unique modern design on the South San Francisco waterfront landscape, requiring close attention to grading and drainage plans during construction and after completion regarding stormwater runoff, Bay Conservation Setback Area requirements, FEMA flood elevation requirements, and Tsunami Impact Zones. Springhill Suites, Belmont, CA Design of a new Springhill Suites Hotel abutting 2 additional city limit lines, as well as State of California interstate right of way, making permitting a logistical challenge. Argenta Condominiums, San Francisco, CA Surveying services for a new 20-story, 201,060 s.f. condominium development featuring 179 residential units, 21,118 sf of ground floor retail/ commercial space and parking for 137 vehicles. Britannia Cove, South San Francisco, CA Civil engineering design services, land surveying, construction staking, and Building Information Modeling for over one million sf of new office space. On-Call Surveying Services, South San Francisco Unified School Districts, San Francisco, CA Currently providing surveying, boundary, and topographic survey services for district campuses. On-Call Land Surveying Contract, CIty of South San Francisco, CA On-call surveying services contract with the City of South San Francisco AGI/KASA Partners Development Team Qualifications A.3 PROFILE Michael Kuykendall, PE, QSD/P, LEED AP has 14 years of experience as a civil engineer. Michael has served as an integral team member on the development of civic facilities ranging from small public restrooms to large-scale government centers. Michael works closely with regulatory agencies to ensure that SANDIS’ design drawings are accurately designed and documented to meet state, local, and federal regulations so construction permits are obtained on schedule. EDUCATION Bachelor of Science, Civil Engineering, CSU Chico State CERTIFICATION Registered Civil Engineer, California #70870 Qualified SWPPP Developer / Practitioner (QSD/QSP) PROFEssIONAL AssOCIATIONs USGBC sELECTED PROjECT EXPERIENCE 1150 Ocean Avenue - Avalon Bay, San Francisco, CA 1321 Mission Street, San Francisco, CA 1532 Harrison Street, San Francisco, CA 1554 Market Street, San Francisco, CA 1751 Carroll Avenue Senior Housing, San Francisco, CA 17th & 18th Streets Roadway Trucking Site 2675 Folsom Street, San Francisco, CA 3235 Louise Street, Oakland, CA 325 Fremont Street - C2K, San Francisco, CA 333 12th Street, San Francisco, CA 4700 & 5110 Telegraph Avenue, Oakland, CA 750 Harrison Street, San Francisco, CA 901 & 950 Tennessee Street, San Francisco, CA 1601 & 1677 Mariposa, San Francisco, CA 1620 Montgomery Street, San Francisco, CA 16th Street Improvements, Oakland, CA 29th & Telegraph, Oakland, CA Michael Kuykendall AssOCIATE PRINCIPAL, sENIOR PROjECT mANAGER sANDIs AGI/KASA Partners Development Team Qualifications A.3 Ron Sanzo AssOCIATE PRINCIPAL, sENIOR PROjECT mANAGER sANDIs PROFILE Ron Sanzo, TE, PE, PTOE, has extensive experience in civil and traffic engineering. Ron has experience in the preparation of traffic signal improvement plans, traffic and parking studies, site and roadway design, and streetscape projects. Ron works closely with regulatory agencies to ensure that SANDIS’ design drawings are accurately designed and documented to meet state, local, and federal regulations so that construction permits can be obtained on schedule. EDUCATION Bachelor of Science, Environmental/Resource Engineering, Syracuse University CERTIFICATION California Registered Civil Engineer (79305) California Registered Traffic Engineer (2693) Professional Traffic Operations Engineer (PTOE) ITE Member (1043045) PROFEssIONAL AssOCIATIONs USGBC sELECTED PROjECT EXPERIENCE 305 Magnolia Avenue, South San Francisco, CA 490 South Van Ness Avenue, San Francisco, CA 525 Middlefield Road, Redwood City, CA 6600 Third Street (La Conte), San Francisco, CA 74 New Montgomery, San Francisco, CA Avalon Bay – Ocean Avenue, San Francisco, CA Jefferson Street Apartments, Oakland, CA MacArthur Transit Village, Oakland, CA Ronald McDonald House Addition, Palo Alto, CA Shattuck Avenue Mixed-Use Development, Oakland, CA Stanford Affordable Housing, Palo Alto, CA 1527 McAllister Street, San Francisco, CA 534 & 536 Avalon, San Francisco, CA 6209 Buena Vista Avenue, Oakland, CA Springhill Suites, San Bruno, CA Langan FIRM PROFILE Langan provides geotechnical, environmental, site/ civil, and earthquake engineering services in support of land development projects. Founded in 1970, Langan employs over 1,000 professionals with headquarters in Parsippany, New Jersey and regional offices around the world. Their California offices are in San Francisco, Oakland, San Jose, Sacramento, Irvine, and Los Angeles. Langan’s geotechnical engineers work closely with our clients and the design and construction teams to engineer cost-effective geotechnical solutions appropriate for proposed structures and the governing site conditions. They have managed projects involving complex, technically challenging sites where highly specialized site preparation, foundations, and fast-track engineering solutions are required. Langan’s environmental team performs Phase I and II Environmental Site Assessments (ESAs), and is experienced with field coordination and investigations including chemical tests for soil, soil gas, and groundwater. They assess risk to human health and the environment and have prepared numerous soil and risk management plans. When needed, the firm performs vapor intrusion risk assessment and design sub-slab vapor collection and venting systems. Having provided engineering services for hundreds of California projects, Langan’s team has long standing relationships with many regulators at the local, state, and federal levels, including waterfront regulatory agencies and the City of South San Francisco. Relevant to this project, Langan has served as lead coordinator/ intermediary for dozens of projects requiring input from BART due to proximity to their infrastructure underneath. Through their extensive interactions with BART personnel on recent projects Langan has developed a strong and productive working relationship with BART representatives and understand their requirements for obtaining approval of projects adjacent to BART facilities. Langan is listed among the “Top Design Firms” and “Top Green Design Firms” in Engineering News Record (ENR) for the last seven consecutive years and “Top Geotechnical” and “Top Environmental” firms in ENR California. Their projects in California have garnered awards from the American Society of Civil Engineers, Urban Land Institute, California Preservation Foundation, and the US Environmental Protection Agency, among others. RELEVANT PROJECT EXPERIENCE Within South San Francisco Oyster Point/Marina Park Gateway of Pacific Britannia Cove at Oyster Point South San Francisco Ferry Terminal San Francisco International Airport, multiple projects SFO Park-n-Fly 201 Haskins Way Marriott Residence Inn Courtyard Sierra Point Business Center (multiple buildings) 224 Ryan Way (groundwater monitoring) BRIDGE Oak and Grand Avenue Affordable Housing 5000 Shoreline Court, Office Campus Genentech Campus Next to BART and within Zone of Influence or Right of Way Trinity Place, Multi-Phase Residential, San Francisco Four Seasons Hotel, Market Street, San Francisco 10th and Market Streets – San Francisco 2175 Market Street, San Francisco Uptown Station, 1955 Broadway, Oakland 1640 Broadway, Oakland SF Ferry Building Seismic Upgrade – Over BART 2100 Telegraph Avenue, Oakland Multi-Family 2820 – 2855 Broadway, Oakland 5050 Mission Street, San Francisco Bay Meadows, San Mateo Alameda Landing, Alameda Silvery Towers, San Jose India Basin Springs, San Francisco 706 Mission, San Francisco 399 Fremont, San Francisco Transbay Blocks 6, 7, 8, and 9, and 11A San Francisco ViO at Cottle Station, San Jose Radius Apartments, Redwood City AGI/KASA Partners Development Team Qualifications A.3 PROFILE Scott Walker, PE, GE has over 19 years of experience managing interesting and complex geotechnical projects throughout northern California. His experience includes performing geotechnical engineering services, coordination with project teams and local agencies, and supervision during design and construction for master plan developments, residential and commercial buildings (including high rise structures), sports facilities, and infrastructure projects. EDUCATION M.S., Geotechnical Engineering, UC Berkeley B.S., Civil Engineering, California Polytechnic State University, San Luis Obispo LICENsE AND ACCREDITATION Professional Engineer (PE) in CA and MT Geotechnical Engineer (GE) in CA PROFEssIONAL ORGANIZATIONs American Society of Civil Engineers, 1993-present San Francisco Geo Institute, Steering Committee member, 2003-present, board member 2014-present sELECTED PROjECT EXPERIENCE San Francisco International Airport (new pedestrian bridge, fuel cell installation, high-mast lighting, and maintenance shop building), South San Francisco, CA Oceanwide Center Towers, 1st and Mission, – 60 and 65 stories (office/residential), San Francisco, CA Transbay Block 8, 55-story Residential Tower, San Francisco, CA Transbay Block 9, 42-story Residential Tower, San Francisco, CA Uptown Oakland, 2100 Telegraph Avenue, Mixed-Use Development, Oakland, CA Jack London Square Redevelopment, multiple buildings, Oakland, CA Scott Walker, PE, GE sENIOR AssOCIATE, LANGAN AGI/KASA Partners Development Team Qualifications A.3 Peter Cusack sENIOR AssOCIATE, LANGAN PROFILE Peter Cusack has 29 years of experience managing and implementing hazardous waste characterization and remediation projects. His experience includes pre- acquisition site assessments, site investigations, removal of underground storage tanks, Phase II investigations, soil and groundwater sampling and remediation, development of soil management plans, aquifer pumping tests, contractor oversight, and field inspection for numerous construction projects and preparation of site closure reports. His work is often done in coordination with our geotechnical practice. EDUCATION Bachelor of Technology, Civil, Rochester Institute of Technology LICENsE AND ACCREDITATION Registered Environmental Assessor 40-Hour Hazardous Waste Operations and Emergency Response Standard (HAZWOPER) C4 HAZWOPER Supervisor Contractor State License #979216, Class A, HAZ PROFEssIONAL ORGANIZATIONs National Ground Water Association, 1992-present sELECTED PROjECT EXPERIENCE New Transbay Transit Center, San Francisco, CA Oceanwide Center Towers, 1st and Mission, – 60 and 65 stories (office/residentia)l, San Francisco, CA Silvery Towers, San Jose, CA Genentech Parking Structures, South San Francisco, CA San Francisco Airport Parking Garage, South San Francisco, CA Transbay Block 8, 56-Story Residential Tower, San Francisco, CA Modera San Pedro Square, Infill Mixed-Use Development, San Jose, CA Burlingame Point, Burlingame, CA Our Development Team brings proven experience planning and creating vibrant urban infill and TOD multifamily and mixed-use communities that have enhanced existing residential neighborhoods throughout the Bay Area. For your review, we have selected examples of several successful high-quality Bay Area projects that are similar in size and complexity, near transit oriented locations and within close proximity to single- family or lower-density neighborhoods. Selected projects also include similar examples from our Architects and Landscape Architects, and demonstrates their design and planning capabilities that have resulted in successful projects with strong connections to open space, public amenities, and bike and pedestrian connections to transit. The following projects also demonstrate our team’s ability to work within existing communities to create housing that integrates well with adjacent residential uses, provides and enhances public areas, while appropriately incorporating active ground floor uses. Many of the projects contain a variety of housing types for a diverse population including family friendly units and BMR inclusionary units or separate affordable housing complexes. Last but not least, a majority of the projects included a thoughtful and successful community process that engaged and incorporated comments or concerns of various stakeholders and neighbors. One project in particular, located at the nexus of several neighborhoods and transit involved a varied and intensive community outreach that included over 40 community meetings. We look forward to the opportunity of talking with you in more detail about the specifics of these projects and how our experience will help ensure the creation of a successful community for the City of South San Francisco. Relevant Experience A.4 AGI/KASA Partners Vara SAN FRANCISCO, CA RelevANCe tO PROjeCt • Urban Infill within Proximity to Lower Density Residential • Transit-Oriented Development • Diversity of Housing Types & Unit Plans Including 20% onsite BMR units • Active Ground Floor Uses • Meaningful Community Engagement Process PROjeCt PROFIle AGI Avant entitled and developed Vara in the popular Mission District. Vara represents a dynamic residential opportunity in the center of the hottest neighborhood in San Francisco. The Mission District’s multifarious corridors comprise a melting pot of cultures, cuisines, and people. Whether you’re looking for upscale restaurants, lowbrow dive bars, or delicious street food, the Mission delivers. Vara currently boasts one of the highest rents per square foot in San Francisco. AGI worked directly with BART on the tunnel engineering for this project due to proximinity to the BART tunnel. PROjeCt StAtIStICS Team Members Eric Tao, Jesse Herzog – AGI Stage of Completion Built 2013 Ownership Structure AGI-CalPERS Development Costs $70 million Construction Type Type IIIA wood over concrete podium General Contractor Devcon Construction Number of Units 222 Project Components Mixed-Use: Residential, Retail 1.19 Acre Land Entitlement 6-Story Building Development 202 Apartment Units 8,131 square foot of Retail space 221 Car parking Garage Amenities: Community room, gym, spa, landscape courtyard Sustainability GreenPoint-Rated vARA SAN FRANCISCO, CA Mosso SAN FRANCISCO, CA RelevANCe tO PROjeCt • Urban Infill within Proximity to Lower Density Residential • Transit-Oriented Development • Landscape and Site Elements Supporting Creation of Community • Diversity of Housing Types & Unit Plans Including 15% onsite BMR units • Active Ground Floor Uses • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Meaningful Community Engagement Process PROjeCt PROFIle AGI Avant entitled and developed Mosso in the flourishing South of Market (SoMa) District. The SoMa neighborhood is recognized for its vibrant and dynamic identity and has become the location of choice for some of the Bay Area’s most recognized technology companies, including Yelp, Twitter, Zynga, Pinterest and Dropbox. Given the projects unique proximity to San Francisco’s densest collection of jobs, public transportation, and cultural opportunities, it provided a rare opportunity to position a major multifamily asset in the heart of one of the country’s most desirable and constrained residential markets. PROjeCt StAtIStICS Team Members Eric Tao, Jesse Herzog – AGI Stage of Completion Built 2014 Ownership Structure AGI-CalPERS Development Costs $200 million Construction Type Type I concrete, one level of below grade parking General Contractor Webcor Builders Number of Units 463 Project Components Mixed-Use: Residential, Retail 1.94 Acre Land Entitlement 9-Story Building Development 463 Apartment Units 9,427 square feet of Retail space 323 Car parking Garage Amenities: Club room, gym, spa, bbq area, landscape courtyard Sustainability LEED Gold mOSSO SAN FRANCISCO, CA ABACA SAN FRANCISCO, CA RelevANCe tO PROjeCt • Urban Infill within Proximity to Lower Density Residential • Transit-Oriented Development • Landscape and Site Elements Supporting Creation of Community • Diversity of Housing Types & Unit Plans Including 13.5% onsite BMR units • Active Ground Floor Uses • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Meaningful Community Engagement Process PROjeCt PROFIle AGI - Resmark Housing developed Abaca at 1201 Tennessee, a 263 unit mixed-use residential project located in San Francisco’s Dogpatch neighborhood. Dogpatch is a highly desirable neighborhood with a vibrant restaurant and bar scene, and easy public transportation access to San Francisco’s Financial District, the Mission Bay Redevelopment Area, and technology companies located on the Peninsula via Caltrans Baby Bullet train service. PROjeCt StAtIStICS Team Members Eric Tao, Jesse Herzog, Brian Baker – AGI Stage of Completion Built 2016 Ownership Structure AGI-CalPERS Development Costs $125 million Construction Type Modified Type III wood over concrete podium General Contractor Devcon Construction Number of Units 263 Project Components Mixed-Use: Residential, Retail 260,000 square foot Land Entitlement 6-Story Building Development 263 Apartment Units 1,840 square feet of Retail space 145 Car parking Garage Amenities: Tech room, bike shop, fitness center, club house kitchen/bar and outdoor landscaped courtyard Sustainability GreenPoint-Rated AbACA SAN FRANCISCO, CA SOMA Grand SAN FRANCISCO, CA RelevANCe tO PROjeCt • Creation of a Vibrant Community In Prior Underdeveloped Neighborhood • Urban Infill • Transit-Oriented Development • Inclusion of Public Art • Meaningful Community Engagement Process PROjeCt PROFIle AGI Avant entitled and developed Soma Grand in the burgeoning Mid-Market District. Through on-site partnerships with a top restaurateur (Charles Phan), and a top hotelier (Joie de Vivre Hospitality), Soma Grand represents a dynamic residential opportunity in the center of the City. The project was a finalist in the San Francisco Business Times, 2007 Best Transformative Project, and was the fastest selling San Francisco condominium high-rise for the first half of 2008. PROjeCt StAtIStICS Team Members Eric Tao – AGI Stage of Completion Built 2008 Ownership Structure AGI-Farallon Capital Development Costs $120 million Construction Type Type I concrete General Contractor Webcor Builders Number of Units 246 luxury condos Project Components Mixed-Use: Residential, Retail 1 Acre Land Entitlement 23-Story Building Development 246 Luxury Condominiums New Destination Restaurant 500 Car parking Garage Boutique Hotel Service and Concierge by Joie de Vivre Hospitality SOmA gRANd SAN FRANCISCO, CA Centennial Towers – South Tower SOuth SAN FRANCISCO, CA RelevANCe tO PROjeCt • Represents a Gateway Project for the City • Transit-Oriented Development • Creation of a Vibrant Community • MFH/MU or Affordable Housing • High Quality Master Planning, Contemporary Design and Construction Materials • Landscape and Site Elements Supporting Creation of Community • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process • Worked with PUC or other Public Agency PROjeCt PROFIle The development of the South Tower of Centennial Towers is part of a 665,000 sf campus nestled on a 21-acre site at the foot of San Bruno Mountain fronting US-101. The South Tower is a 12-story building including a shared- use 200-seat Performing Arts Facility and just over 12,000 sf retail. The project dedicated over 100 acres of open space to the City of South San Francisco and County of San Mateo, contributed $2.1M toward the Oyster Point Flyover project, contributed land and funds for a new recreation center, dedicated land for an affordable housing project including an affordable housing fee. The extensive work and effort by the development team working in collaboration with the City of South San Francisco and other stakeholder partners allowed this development to come to successful fruition. This was a project of Myers Peninsula Venture, LLC and work undertaken included feasibility, entitlements, design management, sourcing financing, construction management and close-out. Andrew Kawahara was directly involved in all aspects of the project from entitlements through operations. Although the new owner is undertaking construction of the second tower, Andrew continues to serve as a project resource. PROjeCt StAtIStICS Team Members Andrew Kawahara – KASA Stage of Completion Built 2009 Ownership Structure Myers Peninsula Venture, LLC (previous); Phase 3 Phase 3 Real Estate Partners (current) Development Costs $250 million General Contractor Hathaway Dinwiddie Total Built Area 305,000 sf CeNteNNIAl tOweRS – SOuth tOweR SOuth SAN FRANCISCO, CA The Peninsula Mandalay SOuth SAN FRANCISCO, CA RelevANCe tO PROjeCt • Urban Infill within Proximity to Lower Density Residential • Creation of a Vibrant Community • MFH/MU or Affordable Housing • High Quality Master Planning, Contemporary Design and Construction Materials • Landscape and Site Elements Supporting Creation of Community • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Diversity of Housing Types & Unit Plans • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process • Worked with PUC or other Public Agency PROjeCt PROFIle The Peninsula Mandalay is an 18-story, 112-unit luxury condominium project nestled at the foot of San Bruno Mountain and is part of the Terrabay Master Plan development. It was the first high-rise residential building constructed in north San Mateo County. The project was delivered on-time and on budget under a design-build form of agreement. The Peninsula Mandalay is part of the Terrabay Specific Plan and utilizes the City’s most modern building design with elegant materials. Much thought was put into the landscaping and creation of a network of hiking trails on San Bruno Mountain. Extensive work was undertaken in conjunction with San Bruno Mountain Watch, the Ohlone Indian Tribe and the City of South San Francisco. The project boasts museum-quality art not typically seen in a residential development. This was a project of Myers Residential Ventures, LLC. Andrew Kawahara served as Development Manager and was the day-to-day liaison with the City of South San Francisco and particularly the Planning Department and planning consultant. Andrew was involved in the construction, sales and move-in of homeowners and continues to advise the HOA. PROjeCt StAtIStICS Team Members Andrew Kawahara – KASA Stage of Completion Built 2005 Ownership Structure Myers Residential Ventures, LLC (previous) Development Costs $55 million General Contractor Webcor Builders Number of Units 112 luxury condos the PeNINSulA mANdAlAy SOuth SAN FRANCISCO, CA Treasure Island/Yerba Buena Island Redevelopment SAN FRANCISCO, CA RelevANCe tO PROjeCt • Creation of a Vibrant Community • 25% Affordable Housing • High Quality Master Planning & Contemporary Design • Landscape Design Supports Creation of New Neighborhood • Open Space & New Pedestrian Connections & Bike Trails • Diversity of Housing Types & Unit Plans • Inclusion of Public Art and Community Enhancement • Significant Infrastructure Improvements • Worked with Treasure Island Redevelopment Agency, Army Corps of Engineers, RWQCB, BCDC PROjeCt PROFIle The Treasure Island & Yerba Buena Island Redevelopment is an entitled master plan project that re-imagines the former naval base into several new neighborhoods of 8,000 residential units, 450,000 sf of commercial, 300 hotel rooms, and 300 acres of parks and open space. KASA was retained in 2013 to join the senior development management team of Wilson Meany to manage the first phase of development. James Suh’s responsibilities included design management and cost management of five new parks, streetscape, infrastructure, new pedestrian and bicycle paths, and a new ferry terminal. KASA acquired regulatory use and construction permits from state, regional, and federal agencies including BCDC, RWQCB, Fish & Game, and the Army Corps of Engineers. James’ current responsibilities include the development of the first 300 units of for-sale homes on Yerba Buena Island made up of attached townhomes, stacked flats, and a mid-rise podium building on difficult sloping sites. This first vertical build-out will set the stage and brand for the overall project. The project involves management of large teams of architects, engineers and consultants and working in partnership with the Treasure Island Development Authority. KASA Partners is a member of the development management team of Wilson Meany. PROjeCt StAtIStICS Team Members James Suh – KASA Stage of Completion 1st Horizontal Phase in Construction Ownership Structure Treasure Island Community Development (Wilson Meany/ Fivepoint) Development Costs Est. $1.6 billion tReASuRe ISlANd / yeRbA bueNA ISlANd RedevelOPmeNt SAN FRANCISCO, CA Project Components 500 acres, 8,000 Residential Units, 400,000 sf Commercial, 300 Acres of Parks Fruitvale Transit Village II OAklANd, CA RelevANCe tO PROjeCt • Urban Infill • Transit-Oriented Development • Urban infill within Proximity to Lower Density Residential • Creation of Vibrant Community • Affordable Housing • Open Space Contributions & Strengthens Pedestrian and Bike Connections • Meaningful Community Engagement Process • Worked with BART and City of Oakland Community Economic Development Agency PROjeCt PROFIle Fruitvale Transit Village II is a 275-unit multifamily apartment community adjacent to the Fruitvale BART Station that builds on the previously constructed Phase 1 of the transit village. The next 94 units started construction in January 2018. This phase includes affordable family apartments targeted to very low-income households, including a set aside for formerly homeless veterans. The project site is also one block from the future Bus Rapid Transit line ensuring that residents are well-connected to local and regional transit. The final phase is in predevelopment and will consist of 181 mixed- income apartments, resident amenity spaces, and an urgent care clinic operated by a local health care provider to respond to significant demand for this service in the neighborhood. Tableau, on behalf of the developer, negotiated the development agreement with the City, obtained development approvals, negotiated easements and various agreements with BART, helped arrange project financing, and negotiated construction terms with the contractor. PROjeCt StAtIStICS Team Members Jack Robertson – Tableau Stage of Completion Under Construction Ownership Structure A joint venture between the Unity Council and East Bay Local Asian Development Corporation. The final phase is a joint venture between the Unity Council and BRIDGE Housing. Development Costs Est. $140 million Property Acquisition from Agency Oakland Community Redevelopment Agency-owned land acquired through a 99-year ground lease. Project Components 275 Residential Units, Parking (0.5 ratio), Community Room, Computer Lab, Laundry Room, Bicycle Storage, Large Landscaped Courtyard, Urgent Care Clinic FRuItvAle tRANSIt vIllAge II OAklANd, CA FRUITVALE TRANSIT VILLAGE I FRUITVALE TRANSIT VILLAGE II PHASE II-BPHASE II-A San Francisco Shipyard SAN FRANCISCO, CA RelevANCe tO PROjeCt • Urban Infill • Creation of a Vibrant Community • High Quality Master Planning, Contemporary Design and Construction Materials • Landscape and Site Elements Supporting Creation of Community • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Diversity of Housing Types & Unit Plans (including 32% of BMR units) • Inclusion of Public Art and/or Community Enhancement • Significant Infrastructure Improvements • Meaningful Community Engagement Process • Worked with SF Redevelopment Agency (and successor Agency), Mayor’s Office PROjeCt PROFIle The SF Shipyard is a 777-acre community comprised of 12,000 homes, 3+ million SF of commercial office and retail space, and 326 acres of parks and open space built on the former Hunters Point Naval Shipyard. The community also includes the former Candlestick Park stadium and the adjacent Alice Griffith public housing development. Tableau’s principal, while at Lennar Urban, oversaw all vertical development while at Lennar Urban, including the first phase of the SF Shipyard, a 12,000-unit master-planned community. Mr. Robertson also oversaw promulgation of design standards, affordable housing initiatives, and coordination with the infrastructure team. During his tenure at Lennar, Mr. Robertson oversaw the design and construction of 247 townhomes and condominiums, a 60-unit affordable apartment development, design approval of a new artists studio building, and entitled 240 additional homes while overseeing seven distinct design teams. Mr. Robertson was also responsible for negotiating the Affordable Housing Plan for the Shipyard, which included redevelopment of the Alice Griffith public housing project. PROjeCt StAtIStICS Team Members Jack Robertson – Tableau Stage of Completion 307 units completed. Total build-out estimated to occur over 20 years. Ownership Structure Master developer is a venture between Five Point Holdings and Lennar Corporation. Development Costs $90 million for the initial 247 homes. Total project build-out of Shipard/ Candlestick $2 billion+. Property Acquisition from Agency Site acquired through an RFP process conducted by the San Francisco Redevelopment Agency. SAN FRANCISCO ShIPyARd SAN FRANCISCO, CA Warm Springs TOD Master Planned Community FRemONt, CA RelevANCe tO PROjeCt • Transit-Oriented Development • Urban Infill • Creation of a Vibrant Community • Mixed-use Multifamily, For-Sale and Affordable Housing • High Quality Master Planning, Contemporary Design and Construction Materials • Landscape and Site Elements Supporting Creation of Community • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Diversity of Housing Types & Unit Plans (including 15% BMR units) • Inclusion of Public Art and/or Community Enhancement • Significant Infrastructure Improvements • Meaningful Community Engagement Process PROjeCt PROFIle The Warm Springs TOD development is an 111- acre mixed-use master planned “innovation hub” community located adjacent to the recently opened Warm Springs BART Station and Tesla Motors in Fremont. The plan consists of 1,200 apartments, 900 for-sale homes, and commercial/retail and industrial uses. Other amenities include a new TK-5 school, four-acre community park, and several urban plazas. The project also includes 390 units of affordable housing currently under construction on one of the parcels. Tableau retained by Lennar Multifamily Communities to oversee the entitlement approval process, negotiation of a community benefits package and affordable housing development agreement. PROjeCt StAtIStICS Team Members Jack Robertson – Tableau Stage of Completion Phased infrastructure work under construction, as is some multifamily rental apartments. Ownership Structure The property is owned and being developed by a joint venture of Lennar Corporation and its multifamily affiliate, Lennar Multifamily Communities. Development Costs $425 million (multifamily component only) Project Components 111 acres, 1,200 Apartments, 900 For-sale Homes, 390 Units Affordable Housing, Commercial/Retail, Industrial Uses, New TK-5 School, Four-acre Community Park, Several Urban Plazas wARm SPRINgS tOd mASteR PlANNed COmmuNIty FRemONt, CA Marea Alta / La Vereda san leandro, Ca marea alta / la Vereda san leandro, Ca MAREA ALTA COURTYARD GATHERING SPACE (COVER) SITE PLAN (TOP) VIEW OF MAREA ALTA FROM SAN LEANDRO BOULEVARD (MIDDLE) RENDERING OF LA VEREDA (BOTTOM) releVanCe to ProjeCt • Creation of a Vibrant Community • Affordable Housing • High Quality Master Planning • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process • Modular Construction ProjeCt Profile Located on a former BART parking lot adjacent to the San Leandro BART Station, Marea Alta and La Vereda create an innovative mixed-use, transit- oriented, affordable housing development. The first phase of a two phase development, Marea Alta includes 115 affordable apartment homes for families. Amenities include a community room with full kitchen, laundry facilities, bike storage, and a landscaped courtyard with gathering space and a children’s play structure. Marea Alta also includes a child care center as well as the creation of more than 240 below-grade parking spaces for BART patrons. Removal of the former parking lot, combined with the addition of ground floor community-serving space, enriches San Leandro Boulevard and promotes pedestrian activity. The second phase, La Vereda, is currently under construction and will provide 85 apartment homes for seniors and include a ground floor community banquet room with adjoining community kitchen and an exterior courtyard. Like Marea Alta, La Vereda is being constructed with an innovative modular construction process to increase project efficiencies. ProjeCt statistiCs Stage of Completion Marea Alta: Built 2016, La Vereda: Under Construction Construction Cost Marea Alta: $58.13 million 2016, La Vereda: $39.3 million Site Area .72 Acres Number of Units 200 total Density Marea Alta 90 Du/Ac, La Vereda 75.89 Project Components 115 Family, 85 Senior Units, Child Care Center, Community & Outdoor Space, Bike Parking, New BART Parking Garage, Ground Floor Retail Sustainability GreenPoint Rated Selected Awards PCBC Merit Award, Best Affordable Project 2017 MacArthur Station oakland, Ca maCarthur station oakland, Ca AERIAL OF MURAL, BART GARAGE AND OTHER PARCELS (COVER) RENDERING OF APARMENTS AT PARCELS A & C1 (TOP) SITE PLAN (MIDDLE) MURAL, 90 AFFORDABLE APARTMENT HOMES (BOTTOM) releVanCe to ProjeCt • Creation of a Vibrant Community • Affordable Housing • High Quality Master Planning • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process ProjeCt Profile A mixed-use, mixed-income development, BRIDGE entitled MacArthur Station to provide 675 new housing units, as well as commercial, retail and community space. The overall MacArthur Station development includes construction of five buildings for multifamily housing with a new 478- space parking garage for BART patrons. Mural, developed and managed by BRIDGE is for very low income families and includes 42,500 sf of local commercial/retail space along with 5,000 sf of space for community use. Also included are public infrastructure upgrades comprising a new public street through the site off of Telegraph Avenue, the renovation of the existing BART entry plaza, a new public plaza adjacent to the retail space across from the BART plaza, improved shuttle circulation with an exclusive drop-off location, and streetscape improvements on 40th Street adjacent to the station. Ultimately MacArthur Station will create a vibrant transit- oriented community that enhances bicycle and pedestrian use, with increased access to the BART station and connecting public transit lines. ProjeCt statistiCs Stage of Completion Mural Built 2015, Garage Built 2014, other parcels in development Construction Cost $340 million (est.) Site Area 7.76 Acres Number of Units 675 total Project Components 90-Unit All-Affordable Property, 3 Additional Parcels of Market-Rate with Affordable, New BART Garage, Commercial Space, New BART Plaza, Extensive Streetscape Improvements Sustainability Selected for LEED Neighborhood Development Pilot Program Selected Awards PCBC, Merit Award On the Boards Multifamily Community, 2015 SF Business Times Real Estate Deals of the Year Best Affordable Residential, East Bay 2015                                                                                                                                                                                                                                   W. M A C A R T H U R B O U L E V A R D NEW PASSENGER DROP OFF/PICK UP AREA PARCEL A WEST FUTURE MARKET-RATE APARTMENTS PARCEL B FUTURE MARKET-RATE APARTMENTS MURAL AFFORDABLE APARTMENTS BART GARAGE PARCEL A-WEST FUTURE MARKET-RATE APARTMENTS PARCEL A-EAST FUTURE MARKET-RATE APARTMENTSPARCEL C1 FUTURE MARKET-RATE APARTMENTS COMM22 san dieGo, Ca Comm22 san dieGo, Ca releVanCe to ProjeCt • Creation of a Vibrant Community • Affordable Housing • High Quality Master Planning • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses including Childcare Center • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process ProjeCt Profile A mixed-use, urban infill development, COMM22 provides affordable housing for families and seniors in San Diego’s Logan Heights neighborhood. Paseo at COMM22 includes 130 units of affordable family housing and Victoria at COMM22 provides 70 units of affordable housing for seniors. These transit-oriented developments are combined with community- serving commercial and retail space, day care facilities, and ultimately office space, market rate lofts and for-sale townhomes. COMM22 features enhanced plaza areas for public gatherings, public art, strong pedestrian connectivity throughout the site and convenient access to public transportation. The development area infrastructure received significant upgrades such as streetscape improvements, storm drains, water and sewer lines, and undergrounding of power lines. ProjeCt statistiCs Stage of Completion First Two Phases Built 2015 Construction Cost $85.4 million (Infrastructure, Family, and Senior Housing) Site Area 3.055 Acres for family and senior Number of Units 200 total Density 65.46 Du/Ac Project Components 130 Family Units, 70 Senior Units, Commercial Space, Health Clinic, Daycare Facility, 11 For- Sale Homes Built by Habitat for Humanity, 50 Moderate-Income Rental Apartments Sustainability Certified LEED Platinum Selected Awards PCBC, Merit Award, Best Affordable, 2015 NAHB Multifamily Pillars Award: Best Affordable Apartment Community, 2015 San Diego Housing Federation, Ruby Award, 2015 Project of the Year AERIAL OF PASEO AND VICTORIA AT COMM22 (COVER) VICTORIA AND PASEO AT COMM22 (TOP) MASTER SITE PLAN (MIDDLE) TRANSIT AND COMMERCIAL SPACE ALONG SIDE OF PASEO (BOTTOM) Grand Oak Apartments south san franCisCo, Ca Grand oak aPartments south san franCisCo, Ca releVanCe to ProjeCt • Affordable Housing • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Provided Infrastructure Improvements to Oak Avenue including Street Widening and Reconfiguration of the Grand Avenue intersection • Meaningful Community Engagement Process ProjeCt Profile BRIDGE worked with City of South San Francisco and San Mateo County to develop Grand Oak Apartments on a formerly vacant 1.15-acre site in a residential neighborhood. Grand Oak consists of three buildings which incorporate many environmentally friendly design features such as photovoltaic panels that provide electricity for common areas and bioswales that filter storm run-off. Located one mile from downtown, Grand Oak provides easy access to shopping, schools, transit, and community facilities. The South San Francisco BART station is less than a mile away. Grand Oak transformed a narrow, oddly shaped and steeply sloped lot into an aesthetically pleasing addition to the neighborhood. The development also contributed to a larger city and neighborhood goal by completing the widening and improvement of Oak Avenue and the realignment of the intersection of Oak and Grand. These public improvements also included rich landscaping and new public street and pedestrian lighting. ProjeCt statistiCs Stage of Completion Built 2007 Construction Cost $17.3 million Site Area 1.15 Acres Number of Units 43 Density 37.39 Du/Ac Project Components 43 Units, Community Room, Computer Learning Center, Outdoor Play Area, Photovoltaics that provide common area electric load CORNER OF GRAND AND OAK AVENUES (COVER) TWO-STORY TOWNHOUSES ON OAK AVENUE (TOP) AERIAL VIEW OF COMPLETE PROPERTY (MIDDLE) GRAND OAK RESIDENTS ALFREDO AND ANA LIZA (BOTTOM) Alameda Point Master Plan Al AmedA, CA AERIAL VIEW OF OVERALL COMMUNITY (COVER) MASTER PLAN (TOP) PLAZA RENDERING (MIDDLE) MARINA RENDERING (BOTTOM) RelevANCe tO PROjeCt • Creation of a Vibrant Community • High Quality Master Planning • MFH/MU and Affordable Housing • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Meaningful Community Engagement Process • Worked with PUC or other Public Agency to Coordinate Development PROjeCt PROFIle The master plan developed for the 68 acre Alameda Point Site A for Alameda Point Partners (APP) consists of a revision to the master plan in the City of Alameda’s adopted Town Center Plan. BAR led the APP team to design a mixed- use master plan that proposes retaining certain elements of the existing fabric to create a sense of place. The Team worked closely with the City and the community to create a public realm that is varied in open space offerings by creating different “park districts,” each of which has a unique character and program. Great care was taken to accommodate a variety of transportation modes while maintaining primacy for pedestrians. Together these elements will help create a Town Center that is uniquely Alameda Point. PROjeCt StAtIStICS Team Members William Duncanson, Jung Suh – BAR; Gary Strang – GLS Stage of Completion Master Plan Complete, Parcels Under Design Ownership Structure The New Home Company Development Costs Confidential Property Acquisition from Agency Property acquisition from the City of Alameda Site Area 68 Acres Number of Units 800 Dwelling Units in a mix of town homes and stacked flats Project Components 600 Market Rate Units 128 Low & Very Low Income Units 72 Moderate Income Units AlAmedA POINt mASteR PlAN AlAmedA, CA 38 Dolores / 2001 Market Street uPPeR mARket, SAN FRANCISCO, CA 38 dOlOReS / 2001 mARket StReet uPPeR mARket, SAN FRANCISCO, CA VIEW ACROSS DOLORES STREET AT MARKET (COVER) SITE PLAN (TOP) CORNER VIEW OF DOLORES AND MARKET STREETS (MIDDLE) SIDEWALK SEATING AND BUILDING ENTRANCES AT DOLORES STREET (BOTTOM) RelevANCe tO PROjeCt • Urban Infill with Close Proximity to Lower Density Residential • Creation of a Vibrant Community • Multifamily Housing/Mixed-Use • Transit-Oriented Development • Diversity of Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Use – Whole Foods Market • Landscape and Site Elements Supporting Creation of Community • Inclusion of Public Art and/or Community Enhancement • Meaningful Community Engagement Process PROjeCt PROFIle Located at the confluence of three neighborhoods, 38 Dolores features 81 luxury residential rental condos above a 30,000 sf Whole Foods Market with separate parking for each. Sited on a uniquely shaped .72 acre site, this 8-story mixed-use building creates a pedestrian-oriented urban node and retail anchor for the Upper Market corridor while providing much needed housing for this diverse area. The client’s goal for the project was to transform an underutilized infill site into a high-quality, high-density, mixed-use project, creating vibrant retail space and inviting pedestrian gathering spaces while providing a sustainable urban living environment that incorporates thoughtfully considered materials and features. The project has received great acclaim by the City and over 40 community organizations and coalitions – as well as numerous design and industry awards. PROjeCt StAtIStICS Team Members Chris Haegglund, Jung Suh – BAR Stage of Completion Built 2014 Ownership Structure The Prado Group Construction Cost $51.13 million Site Area .72 Acres Number of Units 81 Density 112.5 Du/Ac Project Components 81 Units, 30,000sf Commercial, Community & Outdoor Living Rooms, Bike Parking, Green Roofs, Garden & Butterfly Habitat Sustainability Certified LEED Gold Selected Awards PCBC, Grand Award, Project of the Year, 2014 PCBC, Grand Award, Best Multifamily over 60 du/acre, 2014 1 Henry Adams Street SAN FRANCISCO, CA HENRY ADAMS STREET ELEVATION AT RESTAURANT SPACE (COVER) SITE PLAN (TOP) ROOFTOP VIEW OF HENRY ADAMS ELEVATION (MIDDLE) NORTH ELEVATION ACROSS TRAFFIC CIRCLE (BOTTOM) RelevANCe tO PROjeCt • Urban Infill • Creation of a Vibrant Community • Multifamily Housing/Mixed-Use • Diversity of Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses – Restaurants/ Market • Landscape and Site Elements Supporting Creation of Community • Inclusion of Public Art and/or Community Enhancement • Meaningful Community Engagement Process PROjeCt PROFIle This new mixed-use development occupies a 1.65-acre city block in the heart of the historic Showplace Square neighborhood, at the head of Townsend Circle. The plan features two independent buildings separated by a publicly- accessible pedestrian alley (the “Mews”) that connects Henry Adams and Rhode Island Streets. Together the buildings comprise 241 apartments, amenity areas, and 8,900 sf of ground-floor commercial space. The project responds to San Francisco’s Eastern Neighborhood’s Plan which encourages a transition of the neighborhood from its industrial past to a more mixed use, neighborhood-serving character. The building design and choice of materials create a unique dialogue with the adjacent brick warehouses. PROjeCt StAtIStICS Team Members Chris Haegglund, William Duncanson – BAR Architect BAR Architects Design Collaborator Jon Worden Architects Stage of Completion Built 2017 Ownership Structure Equity Residential Construction Cost $70 million Site Area 1.65 Acres Total Built Area 281,725 gsf Number of Units 241 Project Components 247,080 gsf Residential (Studio, 1BR, 2BR & 3BR) 8,900 gsf Commerical Space 25,783 gsf Parking Garage 1:1 Residential Bike Parking Resident Roof Top and Podium Level Gardens 1 heNRy AdAmS StReet SAN FRANCISCO, CA Alchemy by Alta SAN FRANCISCO, CA VIEW ALONG RESIDENTIAL MEWS NORTH (COVER) SITE PLAN (TOP) NORTHEAST COURTYARD (MIDDLE) CLUBHOUSE LOUNGE (BOTTOM) RelevANCe tO PROjeCt • Urban Infill with Proximity to Lower Density Residential • Creation of a Vibrant Community • Multifamily Housing with BMR Units • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Inclusion of Public Art and/or Community Enhancement • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Landscape and Site Elements Supporting Creation of Community • Meaningful Community Engagement Process PROjeCt PROFIle Recently opened, this vibrant new community with 330 market-rate multifamily units, including 50 Below Market Rate units and significant amenities, is Certified LEED-ND (Neighborhood Development) Gold, and targeting Green Point Rating compliance for new buildings. The five main new residential buildings are carefully sited and designed to provide a new urban edge to the surrounding streets, as well as sympathetically responding to the existing historic buildings. Integrated into the overall project is the design of several outdoor spaces including the new 28,000 sf Waller Park that traverses the entire two block steep site from east to west. A mews runs north to south and intersects Waller Park in a central plaza. PROjeCt StAtIStICS Team Members Chris Haegglund, Jung Suh – BAR Stage of Completion Built 2016 Ownership Structure Wood Partners Construction Cost $112.1 million Site Area 4.35 Acres Number of Units 330 (Includes 50 Below Market Rate units) Density 76 Du/Ac Project Components 330 Residential Units 28,000 sf Waller Park 12,000 sf Community Center and Garden 5,000 sf Amenity Building for Residents Subterranean Parking Sustainability Site: LEED ND Gold Certified; New Buildings: Green Point Rated Compliant AlChemy by AltA SAN FRANCISCO, CA Marlow / 1800 Van Ness Lower Pacific heights, saN fraNcisco, ca MarLow / 1800 VaN Ness Lower Pacific heights, saN fraNcisco, ca VIEW OF ENTRANCE ON CLAY STREET (COVER) CORNER PEDESTRIAN WALKWAY (TOP) CORNER VIEW OF VAN NESS AND CLAY STREETS (MIDDLE) COURTYARD IN CENTER OF BUILDINGS (BOTTOM) reLeVaNce to Project • Urban Infill within Proximity to Lower Density Residential • TOD • Creation of a Vibrant Community • MFH/MU or Affordable Housing • High Quality Master Planning, Contemporary Design and Construction Materials • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses • Meaningful Community Engagement Process • Worked with PUC or other Public Agency Project ProfiLe Marlow is an eight-story, multi-family development, one of the first after a recession that virtually shut down all new residential projects in San Francisco. It sits at the corner of Van Ness Avenue and Clay Street in a transitional neighborhood close to the highly sought-after Nob Hill. The project consists of 98 units in 2 buildings—one 8-story building with 1- and 2-bedroom units and one 4-story building with 3 townhouses—and encloses a large courtyard. It is a high-density, low energy consumption structure with a Walk Score of 98, proximity to multiple transit lines, and roughly 5,000 sf of retail space. The neighborhood serves an economically diverse community and fifteen units within the project are subsidized under the San Francisco’s Below Market Rate Ownership Program, which helps to provide affordable housing for lower- or middle-income households. Project statistics Client Oyster Development Corporation Team Members Faraaz Mirza, Denis Henmi – DLR Group|Kwan Henmi Stage of Completion Built 2014 Ownership Structure Privately Held Construction Cost $38 million Site Area 3.72 Acres Number of Units 98 Density 26.34 Du/Ac Project Components 5,000 sf Commercial, Large Courtyard Sustainability N/A Selected Awards AIASF, Design Award, 2015 PCBC, Gold Nugget Award of Merit: Best Multifamily Housing, 2015 Cielo / 8th & Seneca first hiLL, seattLe, wa cieLo / 8th & seNeca first hiLL, seattLe, wa VIEW OF BUILDING FROM ADJACENT FREEWAY PARK (COVER) ELEVATED VIEW DOWN TO PLAZA AND GROUND- LEVEL LANDSCAPE (TOP) VIEW OF BUILDING FROM ADJACENT FREEWAY PARK (MIDDLE) PUBLIC PLAZA AND PROMENADE WITH SCULPTURE ALONG PATHWAY CONNECTING TO PARK (BOTTOM) reLeVaNce to Project • Urban Infill within Proximity to Lower Density Residential • TOD • Creation of a Vibrant Community • MFH/MU or Affordable Housing • High Quality Master Planning, Contemporary Design and Construction Materials • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Meaningful Community Engagement Process • Worked with PUC or other Public Agency Project ProfiLe Cielo is a 32-story, high-rise apartment building, with a 5,000 sf plaza, located in Downtown Seattle’s First Hill neighborhood—an area of the Financial District that overlooks the Retail Core and is within walking distance to Seattle’s famous Pike Place Market and Waterfront Park. Ground-level landscape includes a sculpture plaza and promenade, providing a much-needed connection between Seneca Street and Jim Ellis Freeway Park. The building’s plaza is a publicly accessible open space, featuring a kinetic sculpture serving as the centerpiece, attracting curious passersby as they make their way to and from the adjacent Freeway Park. Five levels of subgrade parking include considerations for alternative fuel vehicles, including charging stations for electric and hybrid cars. Project statistics Client Laconia Development LLC Team Members Neil Peralta, Denis Henmi – DLR Group|Kwan Henmi Stage of Completion Built 2015 Ownership Structure Privately Held Construction Cost $73 million Site Area 9.8 Acres Number of Units 335 Density 34.18 Du/Ac Project Components 5,000 sf Public Plaza, Exercise Room, Community Lounge, Game Room, Yoga Room, Pet Spa, Dog Park Sustainability Certified LEED Gold Selected Awards City of Seattle Design Review, 2nd Place – Highrise Category for Peoples’ Choice Urban Design Award, 2015 Vida / 2540 Mission MissioN district, saN fraNcisco, ca Vida / 2540 MissioN MissioN district, saN fraNcisco, ca VIEW OF VIDA BUILDING AND NEW MISSION THEATER FRONT FACADES (COVER) FRONT LOBBY ENTRANCE (TOP) FRONT BUILDING VIEW FROM MISSION STREET (MIDDLE) COMMUNITY ROOFTOP GARDENT AND BBQ AREA (BOTTOM) reLeVaNce to Project • Urban Infill within Proximity to Lower Density Residential • TOD • Creation of a Vibrant Community • High Quality Master Planning, Contemporary Design and Construction Materials • Landscape and Site Elements Supporting Creation of Community • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Provided Significant Infrastructure Improvements • Meaningful Community Engagement Process • Worked with PUC or other Public Agency Project ProfiLe Vida is an eight-story, 114-unit condominium with 14,750 sf commercial space built into the ground floor. Immediately adjacent to the building is the renovated New Mission Theater, a once- dilapidated building originally built in 1916. DLR Group|KwanHenmi worked with Oyster to engage the community in discussions regarding the project early and frequently, producing a design that contributes through more than aesthetics. This includes land dedicated to triple the number of affordable units in the project, $1M to renovate the New Mission Theater—which at one point was to be demolished, to much local protest—and 0.25 percent of each unit’s sales to a community fund. Parking is located entirely underground to reduce visibility. Project statistics Client Oyster Development Corporation Team Members Faraaz Mirza, Denis Henmi – DLR Group|Kwan Henmi Stage of Completion Built 2015 Ownership Structure Privately Held Construction Cost $42.04 million Site Area 3.21 Acres Number of Units 114 Density 35.5 Du/Ac Project Components 14,750 sf Commercial, Community Rooftop Garden and BBQ Area, Courtyard, Groundfloor Lounge Sustainability N/A Selected Awards SFBT, Winner -- Real Estate Deals: Market-Rate Residential Development, 2015 NAHB Best Architectural Design of an Attached Community URBAN - Silver Award, 2015 Station Park Green SAN MATEO, CA STATION PARK GREEN SAN MATEO, CA VIEW TO CALTRAIN STATION FROM THE CENTRAL PARK (COVER) AERIAL VIEW (TOP) CORNER VIEW OF CONCAR STREET AND DELAWARE STREET (MIDDLE) VIEW FROM GATEWAY PARK TO THE CENTRAL PARK (BOTTOM) RElEvANCE TO PROjECT • Landscape and Site Elements Supporting Creation of Community • Transit-Oriented Development • High Quality Master Planning • Diversity of Housing Types & Unit Plans Conducive to Diversity of Tenants • Active Ground Floor Uses • Inclusion of Public Art and/or Community Enhancement • Open Space Contributes & Strengthens Pedestrian & Bike Connections • Meaningful Community Engagement Process PROjECT PROfIlE Located adjacent to Caltrain’s underutilized Hayward Park Station in San Mateo, Station Park Green is a 12 acre mixed-use, market rate housing development on the site of a pre-existing K-Mart. The Specific Plan includes 599 homes, 10,000 square feet of office space, 25,000 square feet of retail space, a one-acre central community park that connects surrounding neighborhoods to the train station, two linear parks, and residential scale courtyards. The project was selected as a LEED ND pilot project, and is planned with space allocated for bike lanes, stormwater management and green streets that connect the parks. GLS is working with MVE Architects and Arup to realize the opportunity to create housing, increase density, provide green open space and provide access to the workplace without the need for automobiles, particularly given the site’s location at the junction of Caltrain and Highways 101 and 92. PROjECT STATISTICS Client Essex Property Trust Team Members Gary Strang, Wendy Mok, GLS Stage of Completion Under Construction Ownership Structure Privately Held Construction Cost $300 Million Site Area 12 Acres Number of Units 599 homes Density 50 Du/Ac Project Components 599 Homes, 10,000 Square Feet of Office Space, 25,000 Square Feet of Retail Space, One-Acre Central Community Park Sustainability LEED ND Pilot Project HAYWARD PARK CALTRAIN STATION Mountain View San Antonio mountain view, ca mountain view san antonio mountain view, ca relevance to Project • Creation of a Vibrant Community • High Quality Master Planning • Active Ground Floor Uses • Inclusion of Community Enhancement • Landscape and Site Elements Supporting Creation of Community Project Profile MVSA is a four-building mixed use project located on San Antonio Road in Mountain View. The projects building placement creates a new urban district that extends the existing development of San Antonio Center two additional blocks to the north. A wide tree lined promenade leads from California Street through the park to create a strong direct link to the train station. Adjacent to this promenade is an active urban plaza with custom seating and garden spaces. Café tables and chairs, colorful seasonal planting and indoor/outdoor connections to the building further enliven the plaza. The park is designed as a flexible open space. The five heritage redwoods near the entrance to the park are protected through a series of terraced decks with Adirondack chairs and benches to create a lively inviting hang-out area. The decks can act as an informal amphitheater for small scale events or just be a place to eat your lunch or meet your friends. A plaza area adjacent to the redwoods is a flexible space for food carts, temporary pop-up carts and other types of activation in the park. Large carved wood sculptures provide additional interest in the plaza. Project statistics Client Greystar Development and Construction Team Members Manuela King, RHAA Landscape Architects Stage of Completion Ongoing Ownership Structure Privately Held Construction Cost TBD Site Area 8.6 Acres Number of Units 642 Project Components 642 apartments over 20,000 SF of retail and office development set within a series of public open spaces. References Avant Group, Inc. (AGI) Cathy Greenwald Senior Advisor TMG Partners 415.772.5900 cgreenwold@tmgpartners.com Oz Erickson Founder/Managing Principal Emerald Fund 415.777.2914 oz@emeraldfund.com John Rahaim Director San Francisco Planning Department 415.558.6411 john.rahaim@sfgov.org Kate Hartley Director San Francisco Mayor’s Office of Housing 415.701.5528 kate.hartley@sfgov.org Jason Lamport Vice President PNC Bank 310.623.4597 jason.lamport@pnc.com KASA Partners Jack Myers President & Chief Executive Officer Myers Development Company 415.644.8330 jmyers@myersdevelopment.com Chris Meany Principal Wilson Meany 415.905.5300 cmeany@wilsonmeany.com George Kreitem Senior Vice President, Global Real Estate Salesforce 415.536.7125 gkreitem@salesforce.com Byron Rhett Chief Operating Officer Port of San Francisco 415.274.0400 byron.rhett@sfport.com Kate Sofis Executive Director & President SFMade | PlaceMade 415.408.5605 kate@sfmade.org Tableau Development Company Olson Lee Director, Mayor’s Office of Housing and Community Development (retired) City and County of San Francisco 510.387.5268 olson.mlee@gmail.com Gregory Glenn Chief Financial Officer Brookfield Residential 858.336.0727 gregory.glenn@brookfieldrp.com Jessica von Borck Assistant City Manager City of Fremont 510.284.4008 jvborck@fremont.gov Chris Iglesias Chief Executive Director The Unity Council 510.599.6433 ciglesias@unitycouncil.org Alex Waterbury U.S. Head of Development Starwood Capital Group 415.247.1227 awaterbury@starwood.com AGI/KASA Partners A.5. References BRIDGE Housing Corporation Debbie Ruane Executive Vice President and Chief Strategy Officer San Diego Housing Commission 619.578.7566 debbier@sdhc.org Project Details: Celadon, Victoria and Paseo at Comm- 22, Torrey Del Mar Kate Hartley Director San Francisco Mayor’s Office of Housing and Community Development (MOHCD) 415.701.5528 kate.hartley@sfgov.org Project Details: Rental Assistance Demonstration (RAD) Program, ReBuild Potrero public housing redevelopment, NorthBeach Place HOPE VI Nathan Hong Senior Vice President AvalonBay Communities, Inc. 415.284.9093 nathan_hong@avalonbay.com Armando Sanchez Executive Director HEART of San Mateo County 650.204.5640 asanchez@heartofsmc.org Jeff Bennett Senior Vice President Wells Fargo Community Lending & Investment 415.801.8522 jeff.a.bennett@wellsfargo.com Ben Metcalf Director California Department of Housing and Community Development (HCD) 916.263.7400 ben.metcalf@hcd.ca.gov Project Details: Rene Cazenave Apartments, MacArthur Station / Mural Apartments, Comm-22 AGI/KASA Partners A.5. B. Development Program Project Description Introduction The AGI/KASA team’s focus for the past 20+ combined years has been the development of sustainable, authentic, urban transit-oriented neighborhoods in transitional areas. This requires having a deep understanding of the history and context of an existing community and neighborhood. Rather than inserting a pre-conceived notion or a copy of another development, AGI/KASA’s approach is to grow a concept and scheme from the existing context and history. This includes leveraging our experience and track-record of building mixed income residential communities. AGI/KASA principals will be directly involved with the community and City planners of South San Francisco in our efforts to execute a world-class, transit oriented multifamily mixed-use community appreciated by all stakeholders. The Development Concept articulates strategies for successful implementation of the following guiding principles: I. Create an attractive and compelling new neighborhood that enlivens the Centennial Way Trail, Colma Creek, and Oak Avenue expansion II. Aspire to build on the history of South San Francisco as a city of industry and encourage small maker and DIY businesses that will activate the street-scape and contribute to the uniqueness of this new community III. Design an energy efficient development that will serve residents, visitors, and neighbors and that takes advantage of the proximity of public transit to the greater Bay Area IV. Work with BRIDGE Housing Corporation, one of the nation’s most accomplished affordable housing developers to provide on-site affordable housing that makes living in this new neighborhood achievable to a broad demographic V. Underwrite a successful and executable financial structure VI. Accomplish the aforementioned via successful community engagement and efficient entitlements Program Summary The Project contains three vertical development structures on the two parcels. Parcel B will have a single building (Building C) and Parcel C will have two buildings (Buildings A and B) that share a single basement structure. Building A will be further subdivided into two Program Elements; A1 and A2. A1 will be a 100% affordable housing building, developed and operated by BRIDGE Housing Corporation and will sit on top of a common parking podium shared with building A2, which will be a market rate housing building. All vertical development structures will be eight-stories tall and be constructed with five stories of Type IIIA construction over three stories of Type IA construction. All three buildings are proposed to have a single basement level containing parking and building service. All vertical construction is designed to be 85’ tall and will accommodate the Ground Floor Design requirements (residential stoops, floor to floor heights, setbacks and frontage requirements) as required in the Area Plan. Usable Open space for the residential program, exceeding the 150 square foot per dwelling unit requirement in the Municipal Code, will be provided on-site in a variety of ways including: private terraces/ balconies for approximately 33 percent of the dwelling units; landscaped podiums at all vertical construction; roof decks on vertical construction; and plazas and landscaped areas. Landscaped areas and park programming with be built by AGI/KASA off-site which will further benefit both Project residents and the greater region. Building B will have a 5,500 square foot child care center open to families outside of the Project. Building C will have a 13,000 square foot commercial/PDR/retail space that will function to be open to the public and is envisioned as a food and beverage themed Market Hall. Please see Appendix D.2. for a detailed breakdown regarding unit types and counts, building areas and parking provisions. AGI/KASA Partners B. 1. Project Description Open Space The Project proposes a combination of on-site and off-site publicly accessible parks. Parcel C will provide approximately 0.85 Acres of urban “Maker’s Plaza” contiguous with the BART right of way park improvements and activated by the Live-Work/Flex-Unit ground floor spaces. There will also be approximately 5,000 square feet secured outdoor space for the child care center in Building B. Parcel B will provide approximately 0.45 Acres of similarly programmed Plaza space, dubbed the Market Plaza. The balance of approximately 1.83 acres of open space on-site is landscaped. Off-site Open Space improvements will include approximately 3.87 Acres of programed park incorporating an “Inclusive Playground,” exercise Park Course, the Centennial Way Bike Path, public art and flexible use landscaped areas. Project Schedule AGI/KASA’s experience with similar public/private transactions gives us confidence that a development agreement between the City and Developer can be successfully executed within a six-month ENRA negotiating period. Thus, we anticipate that a development agreement can be finalized and approved by the City Council by approximately September 2018. Phasing Our team intends to progress through the land development and infrastructure until it is completed for the entire Site so that the individual parcels can be vertically developed at once or phased in as market conditions dictate. We anticipate the following path of vertical development as parcels are created: Initial Vertical Phase Our initial observation of the site and surrounding development, both existing and planned, lead us to believe that initial vertical development would commence on Site B (Building C). This initial phase is logical, as it continues the “path of development” extending northwesterly from the new Community Civic Campus that will be completed by 2021. Targeting initial development on Site B, along with the Civic Campus, will create a synergistic “node” that will anchor this new neighborhood, and enhance the feasibility for developing the higher cost, higher density development planned for Site C. The Oak Avenue extension will be constructed as part of this first phase. Design documents, permitting and pricing are anticipated to take up to eighteen months and vertical construction for each structure will likely take twenty-four months. Such a scenario would result in the first phase of the Project complete in the first quarter of 2022. Second Phase The second phase will include the shared basement and garage between both Buildings A and Building B and the parks program including the Centennial Way improvements. Ideally this phase begins construction eighteen to twenty-four months after Phase 1 commences and completion is staggered accordingly in fourth quarter of 2023. Third Phase The Third Phase will include Building’s A1 and A2, similarly staggered eighteen to twenty-four months from Phase 2 and be complete in first quarter of 2025. Ultimately, however, market conditions will drive a final phasing plan and actual build-out. Upon entitlements, if market conditions are ripe, we would certainly consider undertaking Site C development in the first phase, and Building A and the affordable component could go vertical prior to Building B. Our expectation is that the City-approved development plan will consist of multiple development parcels that would enable development to occur flexibly on more than one parcel at a time while capitalizing on prevailing market conditions. Also, the flexibility of having all parcels ready for development will provide for the ability to construct the affordable units (in Building A) earlier in the project’s timeline, once the market portion of Building A is ready for construction. Given the shared garage serving both the affordable and market rate units, Building A’s components must be developed concurrently. AGI/KASA Partners B. 1. We believe we have assembled a strong team of people capable of designing a project for the PUC Site that meets the array of expectations that South San Francisco has for this Site. AGI/KASA looks forward to working closely with the City of South San Francisco and its various community stakeholders to more fully understand their expectations and to then design a project that achieves these expectations. To provide more color, in the following section, we articulate how we plan to meet South San Francisco’s expectations for this Project as laid out in the RFP. I. High Quality Planning, Design, and Construction Materials II. Strong Connections to Centennial Way III. Housing Affordable to a Range of Incomes IV. Active Ground Floor Uses in Key Locations V. Family-Friendly Unit Types VI. Commitment to Public Art VII. Construction of the Oak Avenue Extension VIII. Partnership in Formation of a Community Facilities District IX. Thoughtful Community Engagement Process X. Design Complementary to the Planned Community Civic Campus XI. Consideration for BART’s Sphere of Influence AGI/KASA Partners Approach to Addressing City Expectations B. 2. Approach to Addressing City Expectations I. High Quality Planning, Design, and Construction Materials Build a Team of Experts We have purposely brought together a robust team that includes different architects, landscape architects, and engineers to take advantage of each firm’s strengths. We have found that the creative tension generated from putting a diverse group of designers together results in more evocative end results. Many ideas will be tabled, critiqued and tested, resulting in a more interesting design and exciting project for all. Create an Extraordinary Public Realm We believe a key component of building a new development in a frontier location is creating a vibrant project that draws in more people than just the future residents of the project. For the PUC Site, we believe the key to creating such a magnetic project is to take the opportunity to create a beautifully landscaped and designed public realm throughout the PUC Site and adjoining sites so as to connect this site to the future new Civic Campus and other developments. Our vision for the public realm includes a range of landscaped spaces as well as civic spaces, both along Centennial Way and in the public areas between Parcels B and C. The Project affords enough space for both a single significant public park space between the two Parcels as well as a trail of public greenways along Centennial Way and Colma Creek. Included throughout are smaller, intimate spaces around the development that are appropriately programmed to human scale. The new Mission Street sidewalk will be tree lined with additional lush, low planting while the residential stoops will bring an appropriate scale to this side of the Project. The new Oak Avenue sidewalks will also be tree lined but will provide a more urban walking experience along this retail street. In addition to enticing landscaping, both Sites C and B will have lively and inviting ground floor uses. For Site C, a large portion of ground floor spaces will be flex units conducive to small shops or Maker spaces. In conjunction with the new Oak Avenue construction, the development on Site B will include approximately 13,000 sf of new ground floor retail for a Market Food Hall along with an outdoor Market Plaza area. Together, we believe the improved parks and landscaping and active and interesting ground floor uses throughout the two sites will be a spark that attracts people from the surrounding Bay Area to visit and interact with the Project, the new Civic Campus and surrounding areas. Comprehensively Address Transportation and Congestion Given the central location of the PUC Site, taking advantage of the phenomenal access to multimodal public transportation is also intrinsic to our Project designs. Besides improving the Centennial Trail that leads north to BART and developing a Transportation Demand Management program, we envision working closely with South San Francisco’s Planning Department and other relevant City departments to deploy further strategies that minimize or reduce traffic congestion, including, but not limited to, bicycle-first designs with secured bike parking ratios north of 1:1 per unit, increased access to rideshare, bike-share and car share services, installation of digital transit screens in select common areas that provide real time nearby public transit updates, public water bottle filling stations for walkers and bikers along Centennial Way, and programs with residents that encourage utilization of public transit. Design for Sustainability In order to develop a high quality, innovative project, energy efficiency must be more than just an afterthought in our designs. Energy efficiency is not just a marketing tool for a finished project, but rather, it is a way of life for many residents in the Bay Area. To this end, we will incorporate sustainable strategies, including, but not limited to, high efficiency appliances, high efficiency MEP systems, PV solar systems, solar water heating, electric car charging stations, ample bike storage, and publicly accessible water bottle filling stations. We understand that building sustainably also means building with materials of high quality that have longevity. As the building owner, we will be self-motivated to build to a standard that lessens a need for high operating expenses and more frequent capital expenditures. AGI/KASA Partners B. 2. Approach to Addressing City Expectations II. Strong Connections to Centennial Way For the AGI/KASA Team, Centennial Way is the existing site condition that drives our concept for both the open space and the programming of the ground floors of our buildings. First, we propose to enhance the stretch of Centennial Way adjacent to Sites B and C and anticipate this will act as a catalyst for further improvements by the City or other developers up and down Centennial Way. Second, we looked at the design of the path in conjunction with Colma Creek, looking for a design language that could soften the banks of Colma Creek as well smooth out the hard turns of the Creek and Centennial Way. By “meandering” Centennial Way and even splitting it up into different paths along Sites C and B, the design sets up opportunities for residents, locals and visitors to move between, across and along these lines through the Sites. Third, we propose activation along these paths with seating areas, playgrounds, public exercise equipment, art and interesting landscaping. Fourth, we are proposing that improvements to open areas outside our lot line, including atop the BART Right of Way, the northern area of Parcel A2b and the proposed Plaza along Oak Avenue, be included as a part of our Project development (please refer to the Benefits section to understand how the financing structure would be offered). III. Housing Affordable to a Range of Incomes In order to provide an exceptional, multi-dimensional approach to successful affordable housing in our Project, we enlisted BRIDGE Housing Corporation to work with us during the planning and entitlement phase and ultimately to develop a robust affordable housing component for our Project. BRIDGE is one of the largest developers of affordable and workforce housing on the West Coast. As a mission-driven non-profit developer, BRIDGE’s primary goal is to produce high-quality homes for seniors and families at a variety of income levels, with a focus on those who are priced out of the current housing market. Since 1983, BRIDGE has developed more than 16,000 housing units and 350,000 square feet of retail/commercial space in more than 105 properties valued at more than $3.5 billion. AGI/KASA will entitle the Project to include 20% of the total units as below market rate housing units available to Low income households. These affordable units will be built in Building A1, on the northern portion of Site C. We propose that the below market rate units be rental apartments affordable to families within the Low Income category.1 These new homes will provide a large percentage of the City’s Regional Housing Need Allocation for Low Income housing. This building will share a podium and underground garage and knit together with the market rate buildings to form a cohesive master plan. Upon entitlement, AGI/KASA will offer the pad ready lot to BRDIGE to purchase and develop into a 100% affordable housing community replete with resident services such as after school programs, youth programming, a computer learning center, referrals to outside service providers, wellness classes, and more. AGI/KASA and BRIDGE will coordinate the Project’s infrastructure components during the planning stages. IV. Active Ground Floor Uses in Key Locations As previously noted, creating a mix of active uses at the ground floor is integral to the success of the public realm and Project in general. First, we will design high-quality retail spaces along the Oak Avenue expansion with high floor-to-ceiling storefront glass. We plan to work with innovative designers for these commercial spaces and engage desirable commercial, retail and restaurant tenants to create a Market Hall. We intend to include space capable of housing a small production facility which for example could house a fermentation type of manufacturer such as a brewery or a coffee roaster. We are proposing a lot adjustment to subsume in the Project area the triangular land just east of the Market Hall (currently the cul-de-sac end of Antoinette Lane) so that we may create a highly visible public plaza that will be used and activated by visitors and residents. This plaza will both support the Market Hall uses and also improve pedestrian use and connections to the future neighboring Civic Campus. AGI/KASA Partners B. 2. 1 Should the City desire to include affordable senior housing within the Project, BRIDGE is open to allocating a portion of this Building A1 for building a senior development. Approach to Addressing City Expectations Second, ground floor townhome/flex-units and new green space along the Centennial Way Trail north from Oak Avenue will support a vibrant, safe, and welcoming neighborhood along this trail for both residents as well as commuters walking or biking to BART. These flexible units are designed in a way that can both support residential uses as well as commercial/retail uses. This flexibility further enriches the ground floor experience for pedestrians utilizing the Centennial Way Trail by ensuring that the ground level is adaptable to changes in market needs. To achieve this, we have included design strategies such as walls that can open to create indoor/outdoor spaces, townhome stoops to public spaces, ability to install signage and canopies, and flexibly designed interior live/work spaces that can accommodate a range of uses. These live/work spaces will be designed with tilt-up ‘garage’ doors that allow the maker or merchant to engage with passing bicyclists and pedestrians and invite interaction. Third, we include a childcare center near the south-east corner of Site C along Mission Street. There will be an associated and secure exterior playground space for the facility and drop off and pick up accommodation is designed in a manner to negate any traffic impacts along Mission Street. We expect that this childcare center will be utilized both by the general public as well as residents of our Project. There is currently pent up demand for this service in the area and we believe our Project will attract residents that include busy commuter households that need a convenient, available childcare facility. To be able to provide such a facility directly on-site will be a valuable and well-utilized Project amenity. To this end, we have already obtained a Letter of Interest from a well-respected Peninsula childcare provider to operate the facility, Palcare (see Appendix). V. Family-Friendly Unit Types The Project will provide a range of dwelling unit types including market rate rentals, affordable rentals (for Low Income households), efficiency units, and larger family sized units. This mix is intrinsic and consistent with our philosophy that building complete neighborhoods and complete projects requires providing dwelling opportunities to a broad range of residents that is representative of the Bay Area’s diverse population. The Project’s density is 137 units per acre with a proposed unit mix that includes 40% two and three bedroom apartments as well as an additional 5% townhomes.2 This speaks to our belief that there is a market for families. The below market rate building envisions approximately 35% two and three bedroom apartments. Living in a larger multiunit development can be challenging, given the higher density and smaller personal spaces provided in units. A key to success for this dense development for families is to design unique common spaces and amenities that all residents of the Project have access to and that vary in scale that residents want to use, and in so doing find a venue to interact with their neighbors. We will utilize nationally renowned interior designers to help us develop community spaces that not only look good, but are inviting to residents to use. Our amenity spaces will provide residents with space to play, exercise, cook, drink, work, relax, explore and interact. Based on our extensive understanding of today’s Bay Area renter, our amenity spaces will include such things as commercial grade kitchen and bar facilities, co-working lounges, private rooms, gym and wellness areas, outdoor cook stations and lounges with lighting and fire pits, pet walking and washing facilities, bike repair rooms, package storage systems, and secure bike parking, amongst other things. 2 Following the issuance of RFP Addendum #1 on December 22, 2017, AGI/KASA stopped working on a high rise designed project with a density of 165 units per acre. Should South San Francisco want to revisit a high rise for the PUC Site, AGI/KASA is willing to revisit its original plans and has solid experience with entitling and constructing high rise projects. AGI/KASA Partners B. 2. Approach to Addressing City Expectations VI. Commitment to Public Art We have designed our landscaped park areas with several well-located nodes in the Project that could host art pieces, either high-art or locally commissioned art. The first opportunity is the Market Plaza in front of Building C that sits at the juncture of Oak Avenue, the future Community Civic Campus across the street, and Centennial Way. This plaza will see the most pedestrian traffic so we feel the art should convey the message of the development – celebrating South San Francisco’s past and inspiring its future. We would work with the Cultural Arts Commission on the final art selection for this plaza. The second opportunity is throughout our proposed Maker’s Plaza along Centennial Way where we see an opportunity to create a space that encourages pedestrians to pause and reflect. This plaza sits outside the flex units so it will also serve as a place of gathering and exhibition. The construction of the park to the south west on Site A2b would create additional opportunities for the City to install or rotate art within these lawn areas. VII. Construction of the Oak Avenue Extension AGI/KASA acknowledges that we will be responsible for approximately $3.2 million for the design and construction of the Oak Avenue extension and $5.5 million will originate from the City. In addition, we are prepared to fund the approximately $6.9 million of gap financing with the understanding that we will be reimbursed through the creation of Community Facilities District bonds. AGI/KASA will work with the City on the final alignment of Oak Avenue relative to the developable parcel, and it is understood that the City looks to the Developer to be responsible for the design and construction of the improvements. We believe that construction of this Extension is critical for the success of both our Project as well as the future success of the Civic Campus and we look forward to working with the City on designing and building this extension. VIII. Partnership in Formation of a Community Facilities District AGI/KASA will cooperate and be a partner with the City in the formation of a Community Facilities District (“CFD”). The CFD provides a financing mechanism to fund infrastructure through the issuance of bonds, and it is typical that it would include all infrastructure in the public right of way (ROW) and public open space and even park improvements. AGI/KASA will work with the City to develop a Financing Plan with the purpose of establishing the contractual framework for mutual cooperation between City and Developer in achieving the funding goals necessary to implement the Project. IX. Thoughtful Community Engagement Process The single greatest risk to development is uncertainty, and the single greatest uncertainty at present for the South San Francisco project is what the community and municipal interests will collectively support. In this regard, AGI/KASA’s 18+ years of experience gaining community support and entitling and building over 6,500 units of housing in San Francisco and the Peninsula, including in many neighborhoods historically known for being difficult to obtain community support, is a huge boost to the Project’s likelihood of success. This track record in the Bay Area is matched by few, if any. In each community outreach process, we start by providing an envelope study comporting with zoning code regulations to neighbors and community groups. Through an exhaustive iterative process, including design charrettes, we incorporate community input into our ultimate project design. By hiring the right architects and designers, superior design aesthetics can be achieved without causing material budget overruns that risk the project’s success, while simultaneously capturing the essence of community input received. Involving the community early and creating clear channels of communication, the final designs will have wide-spread buy-in without erosion of the economic outcomes. We call this the “3-C” approach: every AGI/KASA Partners B. 2. Approach to Addressing City Expectations successful project needs to balance Community, Code and Capital needs, and when all three intersect, a successful project can be built: With each design change, we evaluate the cost of such element against the proforma budget with input from general contractor estimating teams3; we don’t readily acquiesce to a design change until we determine its impact on the overall economics (hence, the 3-C’s). During the community outreach process, we will also commence the process required by the City to achieve approvals and buy in to our designs, and both activities will move forward in parallel with our community outreach. We will engage the Planning Commissioners and City Council, as appropriate, to understand and address their concerns as well. In the past, commissioners and elected representatives have often attended our neighborhood design charrettes. We will employ this process for the entitlement of the PUC Site, and look forward to working with community stakeholders including but not limited to the City, surrounding residential neighborhoods, merchant organizations, BART, Kaiser Hospital, civic and community institutions, and other key stakeholders. X. Design Complementary to the Planned Community Civic Campus We have chosen to build the commercial space on Oak Avenue facing the Community Civic Campus and make it a use – a Market Hall – that will attract people from the surrounding areas. We feel this commercial activity is in line with the intent of the Campus to become a public amenity. Additionally, we have designed our public areas and bike paths along Centennial Way in order to connect seamlessly with the Civic Campus, even providing for a possible mid-block crossing. If the planned off-site park improvements we are presenting to the southeast can be realized, we believe it could further facilitate civic uses that are complementary to the planned public plaza at the Civic Campus. Examples of these civic uses could be community farming plots, public art and rotating food vendor space or continuation of a landscaped trail and outdoor fitness circuit. XI. Consideration for BART’s Sphere of Influence Sandis, our civil engineer, and Langan, our geotechnical and environmental engineers, have located the approximate depth and Sphere of Influence (SOI) of the BART tunnel. Our architects have included these site constraints in their plans when placing the building basement, foundations and building footprint. The presumption is that we will be able to avoid deep and costly foundations as currently designed, but we reserve the right to adjust our assumptions following further collaboration with BART. The landscape architects have also designed light weight public improvements on top of the BART tunnel and SOI in a manner that we believe will conform to BART restrictions on added weights to their tunnels. Final confirmation on the accuracy of these assumptions will occur during the due diligence period and will require further review of BART documents and coordination with BART engineers. AGI/KASA understands they will need to enter into a bi-party or tri- party agreement with BART for the use of their right of way for open space construction and use. Our team has a great deal of prior experience working with BART on similar developments so this is not a concern. AGI/KASA Partners B. 2. Project Community Code Capital this the “3-C” approach: every successful project needs to balance Community, Code and Capital needs, and when all three intersect, a successful project can be built: With each design change, we evaluate the cost of such element against the proforma budget with input from general contractor estimating teams; we don’t acquiesce to a design change if it puts the overall economics out of balance (hence, the 3-C’s). During the community outreach process, Developer will also commence the process required by the City to achieve approvals, and both activities will move forward in parallel. We will also engage the Planning Commissioners and Council, as appropriate, to understand and address their concerns. In the past, commissioners and elected representatives have attended Developer’s neighborhood design charrettes. We will employ a similar process for the entitlement of the South San Francisco project, and look forward to working with community stakeholders including but not limited to the surrounding residential neighborhoods, merchant organizations, BART, Kaiser, civic and community institutions, and other key stakeholders. X.Design Complementary to the Planned Community Civic Campus We have chosen to build the commercial space on Oak Avenue facing the Community Civic Campus. We feel this activity is in line with the intent of the Campus to be a public amenity. If the planned off-site park to the south west can be realized, we believe it could facilitate civic uses that are complementary to the large public plaza at the Campus. Examples of these civic uses could be community farming plots, public art and rotating food vendor space or continuation of our outdoor fitness circuit. XI.Consideration for BART’s Sphere of Influence Sandis, our civil engineer, located the approximate depth and Sphere of Influence (SOI) of the BART tunnel. The architects considered this information when placing the building basement and building footprint. The presumption is that we will be able to avoid deep and costly foundations. The landscape architects have designed light weight public improvements on top of the BART tunnel and SOI. Final confirmation on the 3 For support of our current hard cost pricing assumptions, we have received pricing input on our current designs from two top notch general contractors, Devcon Construction Inc. and LendLease. Drawings and Diagrams B.3. LANDSCAPE PLAN050100200 COLM A C R E E K LEGEND 1 2 3 4 CENTENNIAL WAY TRAIL INCLUSIVE PLAYGROUND BRIDGE PARK COURSE EXERCISE EQUIPMENT 1 23 4 5 PUBLIC ART FOCAL POINTS 5 6 BIKE LANE 7 CHILD CARE FACILITY 7 8 MARKET HALL 9 BIKE PEDESTRIAN SHARED WAY 10 MARKET PLAZA 6 1 5 2 9 9 6 11 10 8 9 9 4 FUTURE CIVIC BUILDING BUILDING B EL CAMINO R E A L O A K A V E N U E BUILDING C BUILDING A1 / A2 MISSION ROAD EXISTING BART BUILDING EXISTING BART BUILDING 11 MAKER’S PLAZA 11 11 Drawings and Diagrams B.3. GROUND FLOOR PLAN050100200 LEGEND MARKET HALL / DAYCARE RESIDENTIAL LOBBY / AMENITY RESIDENTIAL LIVE-WORK / FLEX UNIT PARKING / SERVICE LEGEND CHILD CARE FACILITY MARKET HALL COLM A C R E E K BUILDING B EL CAMINO R E A L O A K A V E N U E BUILDING A1 / A2 MISSION ROAD FUTURE CIVIC BUILDING BUILDING C EXISTING BART BUILDING EXISTING BART BUILDING MARKET RATE AFFORDABLE FAMILY Drawings and Diagrams B.3. PODIUM PLAN050100200 RESIDENTIAL LOBBY / AMENITY RESIDENTIAL MARKET RATE AFFORDABLE FAMILY BUILDING A2BUILDING A1 LEGEND COLM A C R E E K BUILDING B MISSION ROAD EL CAMINO R E A L O A K A V E N U E FUTURE CIVIC BUILDING BUILDING C EXISTING BART BUILDING EXISTING BART BUILDING Drawings and Diagrams B.3. ROOF PLAN050100200 BUILDING BBUILDING A1 / A2 BUILDING C VEGETATED ROOF VEGETATED ROOF VEGETATED ROOF OCCUPIED ROOF DECK OCCUPIED ROOF DECK OCCUPIED ROOF DECK Drawings and Diagrams B.3. BASEMENT PLAN050100200 PARKING LEGEND BUILDING BBUILDING A1 / A2 FUTURE CIVIC BUILDING BUILDING C EXISTING BART BUILDING EXISTING BART BUILDING Drawings and Diagrams B.3. PROGRAM DIAGRAM050100200 RESIDENTIAL ACTIVE FRONTAGE COMMERCIAL / LIVE-WORK / FLEX UNIT ACTIVE FRONTAGE PARK / PLAZA PROGRAM LEGEND COLM A C R E E K BUILDING B EL CAMINO R E A L O A K A V E N U E BUILDING A1 / A2 MISSION ROAD FUTURE CIVIC BUILDING BUILDING C EXISTING BART BUILDING EXISTING BART BUILDING Drawings and Diagrams B.3. OPEN SPACE NETWORK DIAGRAM050100200 LOOKOUT PLAZA LIVE WORK WALK PASS THROUGH CHILD CARE PLAYGROUND INCLUSIVE PLAYGROUND INCLUSIVE PLAYGROUND EXPANSION COLMA CREEK TRIANGLEOPEN SPACE NETWORK PRIMARY CIRCULATION (THROUGH SITE) SECONDARY CIRCULATION (WITHIN SITE) *PUBLIC ART FOCAL POINT LEGEND PARK PLAZA* BUILDING B EL CAMINO R E A L O A K A V E N U E COLM A C R E E K BUILDING A1 / A2 MISSION ROAD FUTURE CIVIC BUILDING BUILDING C EXISTING BART BUILDING EXISTING BART BUILDING TO BART TO BART POSSIBLE FUTURE CROSSING Drawings and Diagrams B.3. SITE SECTION02550100 MISSION STREET CENTENNIAL WAY TRAIL (BART RIGHT OF WAY) BERM FLOOD PREVENTION /ELEVATED BICYCLE PATH OPEN COURTYARD AT PODIUM ASSUMED BART SPHERE OF INFLUENCE DEEP FOUNDATIONS (IF REQUIRED) ROOF DECK LEVEL 1 LEVEL B1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 LEVEL 7 LEVEL 8 PL COLMA CREEK PL Drawings and Diagrams B.3. ( AREA PLAN MASSING ) ( PROPOSED MASSING ) Drawings and Diagrams B.3. ( AREA PLAN MASSING ) ( PROPOSED MASSING ) ( AREA PLAN MASSING ) ( PROPOSED MASSING ) Drawings and Diagrams B.3. ( AREA PLAN MASSING ) ( PROPOSED MASSING ) ( AREA PLAN MASSING ) ( PROPOSED MASSING ) Drawings and Diagrams B.3. ( AREA PLAN MASSING ) ( PROPOSED MASSING ) Drawings and Diagrams B.3. AERIAL VIEW LOOKING EAST Drawings and Diagrams B.3. AERIAL VIEW LOOKING WEST Drawings and Diagrams B.3. VIEW FROM MISSION RD. LOOKING NORTHWEST Drawings and Diagrams B.3. VIEW FROM CENTENNIAL WAY TRAIL LOOKING SOUTHEAST Drawings and Diagrams B.3. VIEW FROM OAK AVE. EXTENSION LOOKING SOUTH Benefits In addition to the purchase price presented in the sealed Section C, AGI/KASA believes it has presented a compelling offer that provides many benefits to South San Francisco above and beyond its initial purchase price. Off-Site Public Parks AGI/KASA is proposing to build all of the adjacent parks shown on the plan as part of the Project along a time table outlined in a schedule of performance. These parks include upgraded bike and walking paths for the public, new Colma Creek crossings, public art, playgrounds and other landscaping improvements for the public as discussed below and throughout our Proposal. By including these off-site improvements in our offer, the design of these parks can be seamlessly integrated into the design of the open spaces on our private lots, allowing the community and City staff to think of this master park plan holistically. Furthermore, the City benefits from having a development team well versed in managing the development of public parks and infrastructure. More importantly, this allows the park to be constructed earlier than if it were via a separate public contract. The off-site parks total approximately 3.8 acres. In order to offset a portion of the costs associated with our proposed off-site park improvements, we propose that the estimated $12.1 million of Park Acquisition and Construction Fees assessed to this Project be waived or ear-marked and controlled by AGI/KASA for the design and construction of these parks given that it benefits the entire surrounding community. By allocating these fees to AGI/KASA to build these parks, South San Francisco can be assured the park fees will be put to immediate use as AGI/KASA will build the parks in conjunction with the rest of its project. Other Infrastructure Improvements • Oak Avenue extension – AGI/KASA will undertake the design and construction and will fund $3.2 million plus an additional $6.9 million of gap financing to be reimbursed through CFD bonds. • Mission Street ROW improvements • Centennial Way improvements • Colma Creek bank improvements Open Space Programming Public Art – At least one to two pieces of public art will be placed within the private parcel. There will be other opportunities throughout the greater site once the construction of the adjacent parks is complete. Inclusionary Playground – We propose building an Inclusionary Playground in the public park. The Magical Bridge Playground designed by the Magical Bridge Foundation in Palo Alto and the one planned for Redwood City will be the model. Financing will come from a combination of contributions from the City Park Fees, grants, private fundraising, and the Developer. See Letter of Interest in Appendix. Public Wellness – We propose to partner with Public Recreation, a manufacturer of modular outdoor fitness equipment, to investigate the creation of a training circuit along Centennial Way. Public Recreation’s modular platform is both visually minimalistic and avant garde in its approach. See Letter of Interest in Appendix. Operations and Management – We propose to bring on a parks management consultant to help us plan the open spaces from an infrastructure, programming and operations standpoint with an eye to creating something feasible and financially sustainable. AGI/KASA Partners B. 4. Benefits Childcare Facility and Operator We have included an approximately 5,000 square foot childcare facility in the Project that would accommodate up to 75 children at different age groups. Palcare, one of the most established and respected childcare operators on the Peninsula, has expressed strong interest in operating the facility. See Letter of Interest in Appendix. In order to offset a portion of the costs associated with building out and handing over a completed new childcare facility, we proposed that the estimated $1.2 million of Childcare Impact Fee assessed to this Project be waived or ear-marked and controlled by AGI/KASA for the design and construction of this childcare facility. Fostering Local Manufacturing and Retail We propose to partner with SFMade to plan the commercial space along Oak Avenue and possibly some of the flex-units to attract exciting tenants that would bring vibrancy to this area. SFMade’s constituents include both established manufacturers and small artisan producers. Our hope is not commercialism for commercialism’s sake but to foster a strong sense of authenticity by referencing back to the industrial past of South San Francisco. See Letter of Interest in Appendix. Financial Benefits South San Francisco can anticipate other monetary benefits from our offer that will benefit the City and its residents. These additional monetary benefits include impact fees, increased tax revenues, and additional jobs created in the area. Please refer to the following summary of estimated Impact Fees to be paid to South San Francisco: Oyster Point Interchange Fee$ 168,419 Public Safety Impact Fee $ 463,044 Sewer Impact Fee $ 1 ,632,275 Traffic Impact Fee $ 446,035 School Impact Fee $ 2,439,087 The Project will also utilize a Use Tax Direct Payment Permit where 100% of of the local share of the sales tax for certain purchased materials is distributed from the State back to South San Francisco. We will require the contractor and its applicable subcontractors to cooperate with the City in order to ensure that the full local sales/use tax is allocated to the City. Based on our construction cost estimate, we estimate that this benefit would amount to approximately $500,000. During the development, we project approximately $4 million in property taxes will be paid to the City. Once fully leased, we anticipate that the City would receive approximately $5.7 million annually in property taxes, which would increase annually by 2-3%. Should AGI/ KASA sell this development upon completion, we believe the transfer taxes would be approximately $6 million. Finally, with the need for staffing the property management of the Project and the Market Hall and Makers Market tenants, we anticipate the creation of 70 to 120 full time new jobs created for the area. AGI/KASA Partners B. 4. C. Letter of Intent (Price and Terms) Letter of Intent (Price and Terms) Per the Request for Proposal dated October 25, 2017, our response to Section C: Letter of Intent (Price and Terms) has been submitted in a separate, sealed envelope. The Letter of Intent package contains the following information: 1. Financial Terms 2. Value of Community and Economic Benefits 3. Financing Plan 4. Project Budget and Pro Forma 5. Review of Form ENRA AGI/KASA Partners C D. Appendix Program Partners AGI/KASA Partners D. 1. 1885$Mission$Street,$#A5$$San$Francisco,$CA$94103$ $$ James$Suh$ Andrew$Kawahara$ KASA$Partners$ One$Embarcadero$Center,$Suite$1020$ San$Francisco,$CA$94111$ $ RE:$South$San$Francisco$RFP$ $ Dear$James,$Andrew,$ $ $Per$our$discussion,$SFMade$and$PlaceMade$would$very$much$like$to$participate$in$an$ advisory$capacity$on$your$South$San$Francisco$Project$if$you$are$fortunate$enough$to$be$ awarded$the$site.$ $ As$you$know$from$our$long$working$history$with$you,$SFMade’s$core$mission$is$to$build$ and$support$a$vibrant$manufacturing$sector$in$San$Francisco,$that$sustains$companies$ producing$locallyRmade$products,$encourages$entrepreneurship$and$innovation,$and$creates$ employment$opportunities$for$a$diverse$local$workforce. PlaceMade$is$a$sister$organization$of$ SFMade’s$whose$mission$is$to$secure$longRterm$affordable$industrial$space$for$manufacturers.$ PlaceMade$has$been$providing$direct$consulting$services$to$developers$contemplating$an$ industrial$component$for$over$5$years$with$a$focus$on$how$to$plan$for$and$attract$small$and$ medium$size$local$manufacturers.$$ $ We$see$a$natural$progression$of$PlaceMade’s$offerings$into$South$San$Francisco$given$ the$rich$history$of$manufacturing.$In$fact,$South$San$Francisco$has$participated$now$for$2$years$ in$SFMade’s$Bay$Area$Urban$Manufacturing$Initiative$so$we$have$deepened$our$knowledge$ about$their$sector$and$applaud$their$commitment$to$manufacturing.$$ $ We$are$excited$by$your$project’s$vision$to$honor$SSF’s$rich$history$of$manufacturing.$$ Bringing$that$inspiration$forward$by$providing$industrial$and$commercial$space$opportunities$ for$local$makers$could$be$just$the$beginning$of$creating$a$vibrant$new$core$in$this$part$of$the$ City.$$We$look$forward$to$contributing$our$knowledge$and$access$to$our$network$of$ manufacturers,$as$both$a$resource$and$as$potential$tenants,$to$make$your$project$a$success.$$$ $ Best$of$luck$and$please$do$not$hesitate$to$contact$me$if$you$need$anything$in$the$ meantime.$ $ Sincerely,$ $ $ $ Kate$Sofis,$CEO$ SFMade$and$PlaceMade$ Mr. James Suh KASA Partners One Embarcadero Center, #1020 San Francisco, CA 94111 Dear Mr. Suh, Thank you for introducing your exciting project to us and providing us the opportunity to partner with your team on the planning of the inclusive playground. We would be very interested in this engagement and we believe a Magic Bridge Playground in this part of South San Francisco will become an amazing focal point for the community. I was happy to hear that your family already enjoys our playground regularly in Palo Alto and that was what inspired you to propose it to South San Francisco. Please pass on for those that do not know, Magical Bridge Foundation in Palo Alto opened to the public in April 2015, and is heralded as the nation’s most innovative-inclusive playground. Magical Bridge Playground in Redwood City broke ground in November 2017, and is expected to open to the public in December 2018. Magical Bridge Playground in Sunnyvale was announced in July 2017 and is currently raising funds for the project, with an expected opening in 2019. Magical Bridge Playground in Morgan Hill was announced in August 2017 and is currently raising funds for the project, with an expected opening in 2019. The City of Mountain View signed a partnership agreement on January 4, 2018 and a new Magical Bridge playground is now being planned for the Rengstorff location. Several other Bay Area and national projects are being planned. Nearly 20% of our population is living with a disability, and yet playgrounds are not designed to meet the unique needs of everyone in our community. We believe everyone should feel the magic of play, including children and adults with disabilities and special needs, those from economically challenged homes or underfunded schools, and those who long for a secure spot to feel the freedom of swinging, sliding, spinning, and finding new friends. This is the spirited mission of Magical Bridge Foundation. Please let us know what the next steps will be. We look forward to hearing from you. Regards, Jill Asher Founder Magical Bridge Foundation 654 Gilman Street Palo Alto, CA 94301 jill@magicalbridge.org Tel: 650-520-8512 www.magicalbridge.org James Suh KASA Partners 1 Embarcadero Center Suite 1020 San Francisco, CA 94111 Dear James, We were so happy to hear you thought of using us and our products as a way to bring public wellness and awareness to your South San Francisco project. We would very much like to be involved with your team to find how we can fit into the vision of the landscape design. Here is a little about Public Recreation for your audience. Public Recreation is in the business of making wellness possible for everyone on the planet. Our products transform cityscapes into playscapes, smoking breaks into sweat breaks, and the best intentions into better health. Our system of intelligent, lightweight deployable infrastructure gives the places where we work, live, and play the power to make us healthier. Designed as works of art as well as vehicles for exercise, Public Recreation modules fit in spaces as small as a sidewalk’s planting area or a single parking spot. Connected, they can fill a plaza, park, or rooftop. Spread out, they can inspire movement for miles as an Urban Wellness Trail. No matter where they are, they can become beacons of a neighborhood that bring people together to move—or be moved. Best of luck on the proposal and we look forward to hearing from you. Sincerely, Adam Green, COO Public Recreation www.publicrecreation.com hello@publicrecreation.com Dwelling Units A1*A2 B C Studio / One Bath 35 One Bedroom / One Bath 70 65 154 138 Two Bedroom / Two Bath 40 43 97 79 Three Bedroom / Two Bath 17 7 19 7 Townhouse / Live Work / Two Bath -16 13 12 Building Totals 162 131 283 236 Project Totals 812 * Affordable for Low Income Residents and Developed by Bridge Housing Corporation Gross Square Footage A1 A2 B C Residential Area 116,100 94,230 248,175 196,330 Live / Work -5,250 7,325 11,400 Common / Circulation 17,700 22,670 70,155 59,115 Amenity Area 1,400 3,125 7,300 2,450 Commercial Area ---13,000 Child Care --5,500 Parking Area -108,900 152,565 103,250 Building Totals 135,200 234,175 491,020 385,545 Parking Provision***A1**A2**B C Residential Parking 239 218 478 391 Visitor Parking****10 10 20 20 Commercial Parking 12 43 Building Totals 249 228 510 454 Project Total 1,441 *** Proposed parking provision is based Municipal Code Section 20.330.04 Buildings ** Buildings A1 and A2 are both situated on top of a contiguous basement with Building B and Buildings A1,A2 and B share an overall parking structure **** Visitor Parking is proposed to be reduced from 20.330.04 as Project is designed to be Transit Friendly 100 Bush Street, Suite 1450 San Francisco, CA 94104 415 775 7005 AGI/KASA Partners 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com PUC Site - South San Francisco, CA Request for Proposals Response from Blake|Griggs Properties, LLC February 5, 2018 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Table of Contents I. Executive Summary ...................................................................................................................... 2 II. Development Team & Experience ............................................................................................... 6 Development Team ..................................................................................................................... 6 Development Team Contact Matrix ............................................................................................ 8 Developer Questionnaire ............................................................................................................ 8 Development Team Qualifications .............................................................................................. 8 Relevant Experience .................................................................................................................... 9 References for Blake Griggs Properties ..................................................................................... 11 III. Development Program ............................................................................................................. 12 Regional Site Context ................................................................................................................ 12 Project Vision and Goals ............................................................................................................ 13 Project Summary ....................................................................................................................... 14 Site Plan ..................................................................................................................................... 17 Renderings ................................................................................................................................. 18 Project Details ........................................................................................................................... 23 Approach to Addressing City Expectations ............................................................................... 32 Drawings and Diagrams ............................................................................................................. 34 Project Benefits ......................................................................................................................... 35 IV. Letter of Intent (Price and Terms) ............................................................................................ 36 EXHIBITS ........................................................................................................................................ 38 SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 1 SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 2 I. Executive Summary Blake|Griggs Properties, LLC (“BGP”) and its project team is pleased to present our proposal for development of 5.9 acres (the “Site” or “PUC Site”) located on Mission Road in South San Francisco (“SSF”). With its large-scale opportunity for high-density housing, accessibility to BART, and proximity to major employment centers, this site is one of the premier transit-oriented development sites currently available in the Bay Area. The BGP project team brings a high-level of experience to all aspects of the development process including design, entitlements, construction, financing and leasing of multifamily housing, mixed- use and retail projects. The members of the BGP team include: • Developer: Blake Griggs Properties, LLC • Architect: TCA Architects • Affordable Housing Partner: Eden Housing • Landscape Architect: MJS Landscape Architecture • Civil Engineer: BKF Engineers • Financial Partner: Mitsui Fudosan America, Inc. Our proposed baseline project (the “Project”) will provide 847 new residential units in a mixture of market rate rental, affordable rental and market-rate for-sale units. Of these units, 97 will be built as a 100% affordable rental housing project consisting of Low and Very Low-Income Units. Another 70 units within the market-rate rental housing project will be affordable to residents at Low Income levels. The total number of Affordable Housing units is 167, which represents 20% of the total units proposed. The affordability levels can be adjusted based upon the City’s preferences to meet its RHNA goals.1 The project includes four buildings with high-quality architecture designed to complement and enhance the surrounding area. Streetscapes along Mission Road and the new Oak Avenue extension will be activated through new retail, building amenity spaces, architectural elements and extensive new public plazas and open spaces. The project also includes 3.5 acres of new parkland, open space and public art designed to enhance Colma Creek and the Centennial Way Trail and complement the City’s adjacent new Civic Center campus. A site plan is presented below with further detail to follow in the proposal. 1 Affordability levels can be adjusted based on the City’s preference with commensurate adjustments to land price as shown in the Confidential LOI submitted with this RFP. Throughout this proposal, affordability levels shall be defined as “Very Low” (50% of AMI and below), “Low” (51- 80%) of AMI, and “Moderate” (81-115% of AMI). SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 3 SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 4 While we have undergone a detailed preliminary study of the site and surrounding area in order to develop our proposed plan, we look forward to hearing feedback from the City and are flexible in working with local stakeholders to produce a design that exceeds the City and community’s goals for the site. Specifically, if the City prefers, we can replace the for-sale housing with a lower scale rental project consisting of 88 units which would include another 18 units of Low Income Housing. This alternative is further described later in this proposal. Successfully executing on this vision requires expertise in mixed-income housing, retail design and leasing, community responsiveness, creative design, proven property operations, innovation in construction, and a commitment to building a unique, vibrant community. The BGP Principals and their key consultants have a proven track record over the past 30+ years of executing on their commitments, innovating in housing, successfully executing retail projects, and properly managing and staying connected to their projects and communities for years beyond completion of the buildings. We look forward to the challenges and opportunities presented by the PUC site and are confident that through working in concert with the City of South San Francisco, we can help realize the City’s vision for a new and vibrant neighborhood in West South San Francisco. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 5 SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 6 II. Development Team & Experience Development Team Developer: Blake Griggs Properties, LLC www.blakegriggs.com BGP is a private real estate development, and investment company based in Danville, California. Our strategy is to develop, lease, own, and manage multifamily, retail, and mixed-use projects in California. Currently, BGP is involved in the entitlement, construction and operation of multifamily, transit-oriented mixed-use and retail projects located in in-fill areas of the Bay Area encompassing over 1,600 multi-family units, 225,000 square feet of retail and totaling over $1 billion at cost. Several of our current and completed projects involve a high level of public-private partnership and coordination (prior Redevelopment Agencies, Successor Agencies, City-owned and BART-owned sites). All but one of our current projects are adaptive re-use of in-fill real estate, and many of the projects involve some form of public-private transaction. BGP has highly successful relationships with numerous counties, cities, and government entities throughout the Bay Area including the Cities of Fremont and Walnut Creek, the Alameda County Surplus Land Authority, and Bay Area Rapid Transit (“BART”), among others. BGP’s principals, Brad Blake and Brad Griggs, also have extensive experience in the past working with governmental redevelopment agencies including the cities of San Jose, Redwood City, Walnut Creek, Marin City (Marin County), Hayward, and Fremont. BGP’s Principals are Brad Blake and Brad Griggs. Each of BGP’s Principals has over thirty years of experience in the real estate industry. They have developed over $2.25 billion of high density housing, retail and mixed-use projects for either their own account or as managers of private and public companies. BGP’s unique combination of extensive multifamily and retail expertise facilitates clear and functional designs to maximize the opportunities associated with mixed-use development. Our strategy is not formulaic, but rather we apply a unique approach to each site in order to create residential and retail environments that are successful and sustainable. Unlike many larger public or institutional development companies, authority to execute agreements on behalf of BGP rests with both Brad Blake and Brad Griggs with no other board or investment committee. Blake and Griggs also invest their own capital and provide loan guarantees so they have a personal stake and vested interest in the successful outcome and long-term viability of BGP’s projects. For this reason, they have developed an extensive track record of high performance and execution, and as such attracted major recurring equity partners and construction debt relationships. BGP’s commitment to a deep understanding of the opportunities and constraints associated with each development are derived from in-depth community outreach which in turn helps shape the successful design and outcome of our new developments. Responding to local communities’ needs, wants, and expectations are characteristics valued by at large community members and government agencies alike. This is an important consideration that should be recognized in this RFP process and a distinguishing factor to support selecting our team for this project. The BGP manager who will lead the project’s design, entitlement, and development and work with the City on a day-to-day basis is Lauren Seaver, Vice President of Development. During negotiations with the SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 7 City, Lauren will be joined by Brad Blake and/or Brad Griggs as the key principals representing the Development Team. Lauren is a long time employee of BGP and has experience in skillfully managing large-scale, multi-phase development projects with various governmental and other public agencies. Architect: TCA Architects www.tca-arch.com The architect for the project is TCA Architects (“TCA”). TCA Architects has been planning and designing multifamily housing, mixed-use, and hospitality environments since 1993. They specialize in challenging urban and suburban in-fill sites. TCA prides themselves on their ability to collaborate with local constituents, agencies, consultants, and builders. TCA has been working with BGP and its principals for the past 15 years on other successful projects. TCA’s award-winning designs are backed up by their industry-leading technological expertise in master planning, design, documentation, and construction administration for a variety of multifamily, mixed-use, hotel and related building typologies. Their internal studio structure with in-house design reviews and a rigorous quality management program ensures that every project receives the same commitment to delivering quality living environments. More information on TCA can be found attached as Exhibit A. Affordable Housing Partner: Eden Housing www.edenhousing.org BGP has developed a strategic partnership with Eden Housing, a non-profit affordable housing developer based in Hayward, CA to work on this project which includes a specific purpose-built affordable housing project. Our proposal envisions developing a portion of Site B with an affordable housing community through a land donation to Eden Housing who would be the primary and appropriate developer of this purpose-built affordable housing community. The mission of Eden Housing is to build and maintain high quality, well-managed, service-enhanced affordable housing communities that meet the needs of lower income families, seniors, and persons with disabilities. Eden Housing is one of the oldest and most experienced affordable housing non-profit organizations in California. Since their inception in 1968, Eden has developed, acquired, or rehabilitated more than 10,000 affordable units and currently provides homes to more than 22,000 lower-income residents. Eden works in 15 counties, including San Mateo County. More information on Eden Housing can be found attached as Exhibit B. Landscape Architect: MJS Landscape Architecture www.mjs-la.com The landscape architect for the project is MJS Landscape Architecture (“MJS”). MJS is committed to designing landscapes that enhance, respect, and preserve natural systems and the environment. MJS offers a comprehensive range of services to meet the specific requirements of each project, including: land use and sustainability planning; site analysis and master planning, park programming; parks and recreation design; green roofs & green build principles; design development; construction documents; agency permitting; construction administration; and presentation graphics. BGP, TCA and MJS have a long history of working together on other projects. More information on Eden Housing can be found attached as Exhibit C. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 8 Civil Engineer: BKF Engineers www.bkf.com BKF Engineers will be the civil engineer on the project. BKF has over 100 years of engineering experience in the Bay Area, with 13 California offices. BKF is partnered with BGP on many current projects. BKF extensive local presence, having completed numerous past projects in South San Francisco. Capital Provider: Mitsui Fudosan America, Inc. www.mfamerica.com Partnering with Blake Griggs Properties for project capital and financing is Mitsui Fudosan America, Inc. (“Mitsui” or “MFA”). Mitsui is the wholly-owned U.S subsidiary of Mitsui Fudosan Co., LTD, a publicly traded real estate investment company with over $49 billion in assets under management globally. Mitsui in Japan was established in 1673 in Tokyo and has grown to be Japan’s largest comprehensive real estate company, with a history of innovation that has kept it at the forefront of the real estate industry. MFA has US offices in San Francisco, Los Angeles and New York with over 50 domestic employees led by John Westerfield, President of MFA. MFA has been active in the United States since the 1970s and currently owns assets in New York, Los Angeles, San Francisco, Seattle, Washington DC, and Hawaii and is BGP’s joint venture partner for the development of the 600-unit Walnut Creek BART mixed-use project. MFA currently has investments in four Bay Area properties, totaling over 220,000 square feet of office space and nearly 1,000 rental units. MFA will form a joint venture with BGP to develop the project. MFA’s letter of intent to partner with BGP on the Project is attached as Exhibit D. Development Team Contact Matrix Developer Questionnaire The completed developer questionnaire is attached as Exhibit E. Development Team Qualifications In addition to the information provided above, we have included individual qualifications in the form of resumes of key principals and team members attached as Exhibit F. Team Role Company Team Member Phone Email Developer Blake|Griggs Properties Brad Blake Brad Griggs Lauren Seaver (925) 683-6662 (415) 235-7732 (310) 699-8404 bblake@blakegriggs.com bgriggs@blakegriggs.com lseaver@blakegriggs.com Affordable DeveloperEden Housing Andrea Osgood(510) 247-8130aosgood@edenhousing.org Architect TCA Architects Thomas Cox (510) 545-4222tcox@tca-arch.com Landscape ArchitectMJS Landscape ArchitectureMark Shattinger(949) 675-9964mark@mjs-la.com Civil Engineer BKF Civil Engineers Dan Schaefer(925) 940-2224dschaefer@bkf.com Financial PartnerMitsui Fudosan AmericaJeff Menard (212) 403-5651jmenard@mfamerica.com SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 9 Relevant Experience The following is a selection of current projects by BGP that are similar to the PUC Site: WALNUT CREEK TRANSIT VILLAGE Walnut Creek, CA In Construction Public-Private Partnership Walnut Creek Transit Village is an infill mixed-use project to be constructed on the three surface parking lots of the BART Station in Walnut Creek, CA. The first phase of the project includes a 900+ stall public parking garage to replace surface parking for the site and increase parking capacity for the station. The garage began construction in 2017 and is estimated to be completed by Q4 2018. Following completion of the garage, 596 units of Class-A apartments and approximately 26,400 sf of retail will be constructed in phases on the remaining parking lot sites. BGP and BART worked through a complicated negotiation and planning process to successfully structure the development of the project and acquisition/ground leases of the three parking-lot parcels. The project includes significant offsite improvements on BART’s property and the reuirement to complete construction of all three phases without any interuption to BART parking or station access. Mitsui Fudason America is BGP’s joint venture partner on the development of the mixed -use project2. 2 While we are unable to disclose specific development costs on in-process projects, the projects presented here range between $450,000- $650,000 per residential unit based on location and other factors. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 10 ARTIST WALK Fremont, CA Completed and Open Public-Private Partnership Artist Walk is a mixed-use development project, consisting of 185 units of market-rate rental apartments and approximately 28,000 square feet of neighborhood retail located in the Centerville district of the City of Fremont, California. The site encompasses 6.7 acres. The central focus of the project is the intersection of Fremont Blvd. and Artist Commons (a new street constructed as part of the project). BGP designed the project to celebrate the historical character of Centerville and to create a “sense of place”. The Artist Walk project also includes an arts-focused community room that is open for use by the many arts organizations in Centerville. BGP worked with the community during the plan ning of the project to arrive at the art theme and to create this space to reinvigorate the neighborhood’s history as an arts district. BGP purchased the land from the Succesor Agency of the City of Fremont after having an original DDA with the Fremont RDA. BGP and the City of Fremont further worked in conjunction to satisfy the City’s environmental clean -up responsibility with the Alameda County Water District. Construction was substantially completed in the fourth quarter of 2017. Equity capital is provided by J.D. Capital, a large Chinese private equity investor. A construction loan is provided by Pacific Coast Capital Partners. VAYA Walnut Creek, CA In Construction VAYA is an infill, transit-oriented multifamily development project consisting of 178 units of market- rate rental apartments in Walnut Creek, CA. Located directly across from the BART station, the project is ideally situated to provide residents convenient access to downtown San Francisco and other employment centers in the Bay Area yet is only a short walk from the world -class shopping, dining and cultural attractions of Downtown Walnut Creek. The project is adjacent to both BART, I-680 and low-density residential communities. BGP entitled the project in 2014. The project started construction in September 2015 with completion scheduled for the second quarter of 2018. Capital is provided by Northwestern Mutual Life. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 11 PACIFIC PEARL Pleasanton, CA Completed and Open Public-Private Partnership Pacific Pearl is a 112,000 square foot Asian-oriented community shopping center located on 11.5 acres in Pleasanton, California. The project is located in the center of a strong demographic trade area with an established and rapidly growing Asian population. It is anchored by a 30,000 square foot 99 Ranch grocery store and will include a variety of 30-40 restaurants, retail and service business that cater to the substantial Asian population in the surrounding community. The project is accessible via Interstate 580 and major arterial streets, and is directly across the street from the San Francisco Premium Outlet Mall, which is the most productive outlet center in the Western United States. BGP purchased the 11.5 -acre site from the Alameda County Surplus Property Authority (ACSPA). BGP has a highly collaborative and cooperative relationship with the ACSPA and successfully closed on the land in December 2015. The Project opened in January 2018 and is 90% pre -leased. The equity investor is UBS and construction lender is Wells Fargo Bank. References for Blake Griggs Properties Contact information for references are provided as Exhibit G. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 12 III. Development Program Regional Site Context South San Francisco represents an extremely attractive environment for construction of new housing and associated food and service-oriented retail due to its strong employment base and growth, convenient transit location and quick commute access to multiple employment centers and excellent public services and amenities. Employment SSF has evolved to be the largest biotechnology hub on the West Coast, with over 200 biotechnology firms and a daytime workforce of over 50,000. Current facilities include 11.5 million square feet of office/lab space with under 3% vacancy. Key biotechnology employers include Genentech, Onyx Pharmaceuticals, Verily Life Sciences (Google) and others. The City and developers have further plans for an additional 9 million square feet of office/R&D space either under construction or in development, with projected creation of an additional 20,000 jobs. In addition, South San Francisco is situated within easy access of other major employment centers in San Francisco, San Mateo, San Francisco Airport, and the peninsula. Development of housing within proximity of these employers reduces traffic and enriches communities through minimizing commutes. Significant residential development is currently under way in downtown SSF, but limited opportunities exist for development surrounding the SSF BART station with the exception of the PUC Site. Transit The PUC Site is uniquely situated to take advantage of both transit (BART, SamTrans and Caltrain) as well as vehicular connections to I-280 and I-101. It has excellent visibility from El Camino Real. In the increasingly traffic-constrained San Francisco Peninsula, this access is increasingly valuable and cannot be duplicated. There are few development sites of similar scale within this proximity to transit in the Bay Area. Amenities The PUC Site further benefits from excellent residential amenities including the Centennial Way Trail, adjacent retail and excellent current and planned public services including parks, libraries and schools. Safeway, Trader Joe’s, Costco, Grocery Outlet, Pacific Supermarket, Smart and Final, Lucky, and several other major grocers are available within blocks of Site. Other popular local restaurants including JoAnn’s Café, Gunter’s Restaurant and others draw visitors to the area. Kaiser Permanente South San Francisco Medical Center provides another large adjacent employer. As part of the development of the area proposed under the El Camino Real/Chestnut Avenue Area Plan (the “Area Plan”) the area will enjoy further amenities including the new Civic Center project with new library, community center, police station, outdoor recreation and city council chambers all within easy walking distance of the site. Commute Times to Employment Centers from Site Via CarVia Transit SF Downtown 35 min30 min San Mateo 25 min30 min Oyster Point (SSF)11 min20 min Palo Alto 45 min45 min SFO (Airport)12 min8 min SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 13 Project Vision and Goals The BGP team envisions an iconic Class A mixed-use, transit-oriented project that will, in combination with the City’s future Civic Center and a plethora of public open space amenities, anchor the western edge of South San Francisco. The proposed community will consist of a mix of market-rate and affordable rental housing, for sale condominiums, and neighborhood-serving retail that will help contribute to the growing and thriving community surrounding the South San Francisco BART station and future Civic Center. Through careful design that will focus on creating pedestrian-friendly frontages and circulation, and housing that can serve the high demand from community members of all income levels, the Project will be an important part of the burgeoning economic development of the area surrounding the Civic Center and BART station. For the PUC Site, our design goals are to create a project that will realize the City’s vision to shape a new neighborhood at this key location in western South San Francisco. The project goals are as follows: • Urban Planning: Develop a high-quality urban land plan that seamlessly integrates with surrounding neighborhoods by providing pedestrian and multimodal linkages to the Civic Center and the BART Station along the Centennial Way Trail, Mission Road, and El Camino Real; • Architectural Character: Create a distinctive destination through iconic architecture to anchor the western edge of South San Francisco through incorporating lasting design and high-quality materials that are complementary to the City’s Civic Center design and to the neighboring community, while incorporating sustainable building features; • Housing: Provide a variety and range of housing types and affordability consistent with the City’s goals for socioeconomic diversity and to help it meet its RHNA goals. There is a significant housing shortage in the Bay Area and BGP’s project is intended to focus heavily on helping satisfy this unmet demand at all economic levels; • Community Open Spaces: Provide ample open spaces and community gathering areas that allow residents of our proposed project and the surrounding neighborhood the opportunity to relax, socialize, and enjoy a variety of vibrant outdoor spaces and amenities; • Retail: Create convenient, neighborhood-serving retail in key locations to enhance the social fabric and neighborhood feel of the proposed community. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 14 Project Summary BGP’s proposed baseline project includes 847 total units in four separate buildings including a mixture of market rate rental housing, affordable rental housing, and for sale market rate housing. Overall, twenty (20) percent or more of the units are affordable to low and very low-income residents within the project area. The project also includes approximately 14,000 square feet of community-serving retail oriented around public courtyards and 3.5 acres of landscaped public parkland features. In accordance with the City’s Area Plan, architectural and landscape features use iconic, modern forms and quality materials to complement the surrounding areas with emphasis placed on the pedestrian scale and experience. SITE C: Mixed-Income Multifamily Rental Housing & Retail (605 units + 8,000 sf retail) This component of the project includes 605 rental units of which 70 will be Below Market Rate (“BMR”) units affordable to Low income levels. The project is constructed in two eight-story buildings. Apartments are designed to be targeted to young families and Millennial age renters, with over 40% two and three- bedroom units, and will include high-quality finishes and amenities targeted to these renter profiles. Supportive retail tenants will include full and quick-service dining and community-oriented services. The two buildings are designed with unique yet complementary architecture, with focus placed on activation of the Mission Road frontage. Significant publicly accessible landscape amenities (3+ acres) will be built in conjunction with this phase including the project’s central public park, “Baden Green” and other parkland areas. The City’s planned Oak Avenue extension will also be built along with this phase of the Project. SITE B-North: Purpose-Built Affordable Project (97 units) This project will be built by Eden Housing and includes 97 units available to Low and Very Low income residents. Eden Housing is the perfect builder and operator who has various funding sources that will be used to finance the project, including a combination of tax credits, and the land donation from BGP. The building is oriented adjacent to public amenities including the new proposed bridge over Colma Creek, a children’s playground and fitness area and Baden Green. SITE B-South: Two Alternatives BGP will work with the City to determine which of the following alternatives for Site B- South is most attractive: SITE B-South Baseline Alternative A: Midrise For-Sale Housing & Retail (145 units + 6,000 sf retail) This baseline alternative provides opportunities for home ownership in the plan area within a 15-story building and creates an opportunity for SSF to make an architectural statement that adds to the importance of this area as the central nexus of western SSF. Retail and an enhanced Riverwalk along Colma Creek complement this phase of the Project. OR SITE B-South Alternative B: Lowrise Mixed-Income Rental Housing & Retail (88 units + 6,000 sf retail) This alternative provides rental housing in a lower-rise, 8-story building which includes 18 additional units of Low Income housing. While of similarly high-quality architecture to Alternative A, the lower scale of SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 15 this building may be more desirable to keep a lower profile and preserve view corridors. This option also provides the same retail and enhanced Riverwalk provided with Alternative A. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 16 PROPOSAL SUMMARY PROGRAM Total Unit Count1 1Br/1Ba 415 434 55%350 58%33 34%32 22%51 58% 2Br/2Ba 385 309 39%235 39%40 41%110 76%34 39% 3 Br/2Ba 47 47 6%20 3%24 25%3 2%3 3% TOTAL UNITS 847 790 100%605 100%97 100%145 100%88 100% Liveable Area 721,473 657,618 492,875 93,023 135,575 71,720 Retail Space 14,000 14,000 8,000 6,000 6,000 Retail Tenant Categories Parking Spaces Residential 1,029 936 739 97 193 100 Resident Visitor 37 38 30 7 8 Retail 47 47 27 20 20 TOTAL PARKING 1,113 1,021 796 97 220 128 Residential Stalls/Unit 1.26 1.23 1.27 1.00 1.38 1.23 Retail Stalls/1,000 sf 3.36 3.36 3.38 N/A 3.33 3.33 AFFORDABILITY Affordable Unit Count2 Very Low (50% AMI and Below)56 56 56 Low (51-80% AMI)111 129 70 41 18 TOTAL 167 185 70 97 18 Affordable % of Total Project 20%23% BUILDING SPECIFICATIONS Construction Type Building Height 85'85'155'85' Stories 8 8 15 8 SCHEDULE Entitlements Complete 2019 2019 3 2019 2019 Start Construction 2020 2020 2022 2022 Complete Construction 2023 2022 2024 2024 Stabilized/Sold Out 2024 2022 2025 2024 PUBLIC AMENITIES 3.5 acres of landscaped public space including: Baden Green Public Park Retail Plazas Oak Ave. Extension Enhanced River Walk Public Art Linear Park to El Camino Real Sunset Terrace & Urban Prarie Notes: 1. Includes Market Rate and Affordable Units 2. Affordability levels in the Site C project can be adjusted with commensurate adjustments to purchase price as described in the confidential LOI. 3. Including offsite landscaping to be negotiated on BART and City property 4. Affordable project may proceed concurrently with any other project phase. TOTAL Assuming Site B South Alt. A SITE C SITE B- NORTH Alternative A Assuming Site B South Alt. B Rental Apartments Affordable Apartments For Sale Condominiums Rental Apartments SITE B-SOUTH Type IType III/Type I Type III/Type I Type III/Type I Alternative B SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 17 Site Plan SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 18 Renderings 3D View - Looking Northwest at Baden Green 3D View - Looking South at Baden Green SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 19 3D View Alternative A – Looking Northwest Down Mission Road 3D View Alternative B – Looking Northwest Down Mission Road SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 20 3D View Alternative A – Looking South 3D View Alternative B – Looking South SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 21 3D View Alternative A – Looking Northwest Down Mission Road from Oak Ave Intersection 3D View Alternative B – Looking Northwest Down Mission Road from Oak Ave Intersection SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 22 3D View – Looking West on Mission Road 3D View Alternative A – Looking East at Baden Green SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 23 Project Details SITE C: Mixed-Income Multifamily Rental Housing & Retail (605 units + 8,000 sf retail) Site C will be developed as two podium-style apartment buildings focused around two central courtyards. The units are designed to appeal to families and Millennial renters with the following unit mix: • 350 one-bedroom / one-bathroom units (58%) averaging 650 sf • 235 two-bedroom / two-bathroom units (39%) averaging 1,025 sf • 20 three-bedroom / two-bathroom units (3%) averaging 1,225 sf Of these units, 70 (12%) will be rent-restricted for Low Income residents. These units will be evenly dispersed within the project with unit types proportional to the unit mix. BGP will enter into an affordable housing agreement, deed restriction or other mechanism at the City’s request in order to document the affordability of these units. A new multi-purpose street runs between the two Site C buildings that serves as garage and emergency vehicle access. Parking is provided via underground garages totaling 769 stalls (1.27 per unit) for residential and 27 for retail (1 per 300 sf), which is generous for BART adjacent housing and meets the city’s parking requirements. Parking will be unbundled from residential units. Retail flanks both sides of this new street at the intersection with Mission Road to create an active ground floor plane. The Mission Road frontage is lined with townhouse units with individual entrances, lobbies and resident amenities as well as generous sidewalks and landscaping to further activate the street and integrate with the lower-scale surrounding uses. The street wall at Mission Road will use rich textural materials (such as board formed concrete and brick) to create a warm environment that ties back to South San Francisco’s industrial past. The upper levels will be a combination of cementitious panels, wood, stucco and window wall and have a contemporary style representing the future of the city. Additional retail is provided adjacent to the new public park, Baden Green, which serves as the centerpiece for the entire PUC Project and is described in further detail below. Both Site C buildings include five levels of housing above three levels of podium for a total of eight stories, or 85 feet above finished grade. Buildings conform to the different setbacks and step-backs required by zoning and the Area Plan. The Oak Avenue extension is budgeted to be constructed concurrently with Site C as is described in further detail below. Additional landscaped areas behind the project take advantage of the Colma Creek adjacency and create a strong connection to the Centennial Way Trail. These areas include a Sunset Terrace, which is available for residents as well as the public and is accessed through the new street between the buildings. BART and the City are owners of some of the land between the project site and Centennial Way and between the Project site and El Camino Real designated as Urban Prairie and Linear Park In the Project drawings in Exhibit H. If BART and the City are amenable, the Project will construct the improvements shown as the Urban Prairie and Linear Park as part of the project’s site improvements in exchange for a reduction in the Project’s Park Fee requirement. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 24 The apartments are targeted to Millennial renters and families and will be built to a Class-A standard, with high end interior finishes for residents including quartz countertops, laminate flooring, in-unit washer/dryers and upgraded appliance packages. Other resident amenities include a fitness center, resident lounge, business center, outdoor fire pits and dining areas, a bike repair shop and pet spa. Podium courtyards are designed to open to southwest to maximize light and connection to the creek for residents. SITE B-North: Purpose-Built Affordable Project The purpose-built affordable project includes 97 units to be built by BGP’s qualified affordable housing strategic partner, Eden Housing. The proposed housing is envisioned as a family oriented development with a unit mix comprised of 1, 2 and 3-bedroom units. The apartments – all serving families and households earning Low incomes (41 units, or 42%) and Very Low incomes (46 units or 58%), will have the following mix: • 32 one-bedroom / one-bathroom units (33%) averaging 540 sf • 40 two-bedroom / one-bathroom units (41%) averaging 870 sf • 24 three-bedroom / two-bathroom units (25%) averaging 1,050 sf Parking will be provided within the project at a ratio of one stall per apartment unit, and a variety of family serving amenities and services will be available within the project and may include a peer lounge with kitchen, a barbecue area, and an education and services room which will assist residents in finding educational, childcare, and job placement opportunities available to lower income residents. Eden will work with the City to refine the vision for the affordable and discuss potential population targeting, such as a leasing preference for existing South San Francisco residents or individuals who work in the City. Eden uses multiple financing sources to complete its projects, which are described in further detail below. Eden will manage the project once completed through a non-profit affiliate that has provided professional, quality management for Eden’s properties since its establishment in 1984. They are recognized as a leader in affordable housing management and maintain a vacancy rate of 1 percent. Another Eden affiliate will also provide resident services including staff that works with residents one- on-one and in group settings and coordinates educational, financial literacy, wellness, and community- building activities. Through these affiliates, Eden links well-built and carefully managed housing with resources that support residents in their daily lives. The purpose-built affordable project is an eight-story podium building (maximum height of 85’ above finished grade) with architectural character designed to tie back to the rest of the project. The location of this building within the project provides direct access to family-friendly amenities including the Adventure Play Center, Baden Green and Linear Park and a grand stair is used to link the podium to the improved creek and new Linear Park for easy access to these amenities. SITE B-South: Two Alternatives BGP has presented two different alternatives for Site B-South. The tradeoff between these alternatives is the desire to create more diversity in housing type by including “for-sale housing” in an iconic and identifiable tower in this location under Baseline Alternative A, versus a a desire to create a lower-scale SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 25 and additional rental housing in Alternative B with the addition of more affordable Low Income housing. BGP will work with the City to develop the preferred location for this site. The selection of the preferred alternative on this site and its impact the land value is discussed in the Confidential LOI. SITE B-South Baseline Alternative A: Midrise For-Sale Housing & Retail (145 units + 6,000 sf retail) Baseline Alternative A presents a distinctive signature project for SSF via a fifteen-story for-sale residential building of approximately 155’ from finished grade. The midrise uses modern forms to create an iconic, glass, precast and metal building that serves as a counterpoint to the newly planned Civic Center campus. The addition of for-sale housing in the Project also diversifies the types of units available to SSF residents. There will be nothing like this Project built in the City, so this presents a unique opportunity for placemaking. The affordable housing required for this development would be satisfied through the affordable units already provided in Site C and Site B-North. Overall, 20% of the total units will be provided as Affordable Housing (includes the Site B- South project). This project would also contain retail located along the new Oak Ave. extension to further connect to the Civic Center. Driveway access is provided from Oak Ave. and all parking is provided onsite within the building with an ample parking ratio of 1.38 per unit. The building would be programmed with high-end condominium amenities as well as top-of-market unit finishes. OR SITE B-South Alternative B: Lowrise Mixed-Income Rental Housing & Retail (88 units + 6,000 sf retail) Under this alternative, the scale of the residential building would be reduced to eight-stories and would include 18 units (or 20% of the Site B-South Project) of additional affordable housing affordable at the Low income level. While providing fewer units, this allows the building to keep a lower profile consistent with the rest of the project and more similar to other buildings in the area. The lower-scale building potentially creates less impact on view corridors. BGP understands that view corridors may be an important issue to consider in the design of this project, particularly from the Buri Buri neighborhood. This will need to be studied in more detail, but the initial impact on view corridors is shown on sheets A-20 through A-23 of the plan set under both Baseline Alternative A and Alternative B. The retail and landscape amenities associated with this phase would be the same as those discussed under Baseline Alternative A. Schedule and Phasing The proposed schedule for the project is shown on the following page. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 26 The Project is designed to be built in phases as shown in the diagram on the following page. Phasing will proceed as follows: • Phase 1 includes Building C1, Baden Green, the Oak Avenue Extension and improvements, and the Sunset Terrace. • Phase 2 includes Building C2, the Urban Prairie/Nature Transition3, and Linear Park, including the new bridge over Colma Creek. • Phase 3 includes the Affordable Housing Project. This phase may proceed concurrently with any other project phase. • Phase 4 includes the Site B South project (either Alt.A or Alt. B) and includes the Enhanced Riverwalk. Proposed phasing is subject to further analysis and feasibility constraints. 3 Improvements to the urban prairie area and linear park are offsite and subject to approval by land owners including BART and the City of South San Francisco. Estimated Schedule Proposal Submittal Feb-18 Developer Interviews Mar-18 City Council Meeting to Select Developer and Alternate Apr-18 Oversight Board Decision May-18 ENRA Executed Q2-2018 Commence Property Due Diligence Q2-2018 Complete Due Diligence Q3-2018 Execute PSA and/or DDA Q3-2018 Submit Formal Application to City for Land Use Approvals ("Entitlements")Q4-2018 Receive Entitlements Q4-2019 Finalize Plans and Permits Q3-2020 Land Closing1 Q3-2020 Commence Construction - Phase 1 (Building C1, Baden Green, Sunset Terace)Q3-2020 Commence Construction - Phase 2 (Building C2, Urban Prairie, Linear Park)Q2-2021 Commence Construction - Phase 3 (Purpose-Built Affordable Housing Project)Q3-2020* Commence Construction - Phase 4 (Site B South Alt. A or Alt. B, Enhanced Riverwalk)Q2-2022 First Units Delivered for Leasing - Site C Q3-2022 Site C Rental Project Fully Leased and Stabilized Q1-2024 First Units Delivered for Lease or Sale - Site B South Q2-2024 Site B South Fully Leased up (if Alt B)Q3-2024 Site B South Condominiums Fully Sold Out (if Alt A)Q3-2025 *Can be constructed concurrently with any other phase of the project SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 27 Proposed Phasing Plan: Affordable Housing Funding The Site’s proximity to transit and other amenities make it a strong candidate for multiple affordable housing funding sources and a variety of funding mechanisms. Eden Housing has extensive experience financing affordable housing projects throughout California using these programs which include. • Low Income Housing Tax Credits: The site is near several neighborhood amenities and qualifies for the competitive 9% Low Income Housing Tax Credit (LIHTC) program. Eden Housing was the first developer in the State of California to receive tax credits and has been continually successful acquiring 9% and 4% tax credit allocations ever since. In the last two years they have closed nearly 20 deals with a variety of equity partners in both 9% and 4% executions. As well, they were one of two developers state-wide to use a new, innovative 4% and 9% hybrid structure which the State made available to help defray the impact of tax credit equity price declines in the market. • Project-Based Vouchers: The Housing Authority of San Mateo County is willing to issue project based vouchers for development. Housing Authority staff will need to confirm this but preliminary discussions indicate that that they will be supportive of a family development in this location due to the quality and richness of the nearby amenities. Project-based vouchers would SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 28 not only provide the property with additional annual cash flow which would be leveraged into a larger permanent loan that finances development costs up-front, but would also help make the project more affordable for local families. • County of San Mateo Department of Housing (DOH) Funds: The DOH regularly releases funds for affordable housing from Measure A (now Measure K) and other sources in their Affordable Housing Fund (AHF). Since the inception of the AHF in 2013, the County has allocated over $45 million in AHF funds and based on a staff report dated April 11, 2017, the average investment per unit was $62,000 for new construction projects. Measure K was passed by the voters in 2016 and provides ongoing sales tax revenue to support housing and other County initiatives until 2043. Based on the long-term availability of these funds, and the County’s track record and commitment to affordable housing, Eden expects that the County will be able to invest in this proposed affordable housing development. • Affordable Housing and Sustainable Communities (AHSC) Program: This statewide program provides up to $20 million per project to fund transit-oriented affordable housing developments and infrastructure. Due to the Site’s proximity to BART and amenities along with the Project’s proposed features, this affordable housing development is likely to be competitive. Particularly, the following characteristics indicate this project will be a good fit for the AHSC program: proximity to transit, dwelling unit per acre density, diversity of land uses in the project (retail and residential), and proximity to employment centers. The AHSC program also provides an opportunity to partner with the City and/or other public agencies to fund proximate TOD-related infrastructure for a fully-realized transit-oriented community. Eden has a strong background with this program, and was one of the few developers statewide AHSC funding for more than one development in the inaugural 2015 funding round. • Additional State Funds: Much of the affordable housing financing landscape has been in flux for several years, however with recent housing policy victories at the state level, we are likely to see increased funding available from the state Housing and Community Development Department (HCD). Programs such as Multifamily Housing Program (MHP) may be revived and refunded with bond funding, should voters approve these bonds in November. Eden has a strong history with HCD programs in general, and will be prepared to leverage any new programs at the state level. • Veterans Housing and Homelessness Prevention Program (VHHP): This is a relatively new state program to provide funds toward ending veteran homelessness in California, having had only three funding rounds to-date. Annually, $75,000,000 to $100,000,000 will be available to fund affordable multifamily rental housing for veterans. A portion of the overall units would be set aside for veteran households and could leverage a corresponding soft loan from the State of over $11 million if this type of housing is desired. Open Space & Public Amenities The PUC Site includes multiple active and passive outdoor spaces for public use. These spaces take advantage of Colma Creek and the Centennial Way Trail which bisect the Site and present a spine connecting the project to BART to the North and Orange Memorial Park to the South. The Project will SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 29 connect to and enhance these existing amenities and provide opportunities for families and residents to engage with the natural environment as well as enhance walkability and bikeability in the area. The new Civic Center to be built to the south of the project provides additional outdoor amenities, which the Project is designed to complement. Key features of the landscaped spaces are shown on Sheets L-1 through L-6 of the plan set and include: BADEN GREEN & ENHANCED RIVERWALK: Baden Green is a community park which serves as the centerpiece of the community. The park is activated by a retail plaza, adjacent residential, offices and Centennial Way Trail. Included in the Park is a multi-purpose lawn, plaza, bicycle facilities, art, wayfinding signage and engagement with Colma Creek. An existing pedestrian bridge will be enhanced and connect to the riverwalk while a new pedestrian bridge provides access to the Adventure Play Area and Linear Park. The name for Baden park reminisces about the original town of Baden which was founded by Charles Lux, the original resident of the PUC site. Historical detail would similarly be used to inspire the park amenities and public art program. MULTI-PURPOSE TRAIL AT LINEAR PARK: Providing community connectivity, a multi-purpose trail connects Centennial Way Trail and the proposed site to El Camino Real. This linear park invites the greater community to enjoy public amenities and is strengthened by improved access to Kaiser and the El Camino/ Arroyo transit stop. Amenities within the park include shaded plazas with seating, outdoor exercise equipment, turf picnic area with barbecues, bike trail and an adventure play area for children. BGP notes that the proposed linear park is located on land owned by the City of SSF and BART and proposes to negotiate for permission to construct these improvements on their property. RETAIL PLAZAS: Located outside retail space, plazas will include site furnishings, enhanced paving and trees in tree grates. Along Mission Road, retail plazas are located at building corners to accentuate unique corner architecture. Along the Oak Avenue extension a fountain marks the gateway to the retail environment and creates white noise for plaza users as well as water effects directed to the public realm. A continuous retail front faces the City’s new Civic Center Park across Oak Ave. and will serve as the social hub for local office users and residents. Retail operators will have opportunities for outdoor dining and entertainment with moveable furniture, umbrellas and soft seating. SUNSET TERRACE & URBAN PRARIE: Between Buildings C1 & C2, ground floor apartments access a public promenade leading down to the Sunset Terrace. Here, a public fire pit and terraced seating provide long sunset views and fireside activity. A bocce court and turf area enriches the space for family-oriented activity. Within the BART easement, an Urban Prairie with native plantings, meadows, public trails, seating and a creek interpretative connect to the existing Centennial Way Trail. Improvements within the BART easement are subject to negotations with BART. STREETSCAPES: The community will be embraced by a lush landscape setback on all sides of the project. Ground level residential units enjoy enlarged patios and direct access to the public walkway and trails. Enhanced road crossings lead to plazas outside retail which will provide opportunity for outdoor dining and street-level activity. Offsite improvements including the Linear Park/Adventure Plan, Urban Prairie and Enhanced Riverwalk will be constructed using credits against the Project’s Parkland Impact Fee requirement. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 30 Retail, Restaurants, Services and Amenities The project will include approximately 14,000 square feet of retail uses located in three buildings and distributed throughout the site in order to provide the greatest visual impact and to maximize pedestrian activity and long-term success of the retail tenants. Key nodes for the retail include the corners of the buidlings flanking the new internal street between the Site C apartment buildings, along the frontage of Mission Road, the corner fronting Baden Green and along the Oak Road extension. The retail merchandising mix will consist of primarily restaurants and services that will benefit the residents of the project as well as the broader community. The targeted uses and locations are as follows: • Corner 1 flanking retail plaza: Full-service, sit-down restaurant (lunch and dinner) • Corner 2 flanking retail plaza: High quality casual dining (breakfast/lunch or lunch/dinner) • Mission Road frontage: 2-3, Quick-serve casual dining restaurants; ice cream/frozen dessert; day spa/salon; dry cleaner (resident-serving); specialty group fitness; convenience medical or dental; • Corner/frontage facing Baden Green: coffee/café/bakery; child care (with outdoor yard); • Oak Road frontage: High quality casual dining; 2-3 Quick-serve casual dining restaurants; various services balanced with uses on Mission Road. BGP has extensive retail planning and leasing experience and has had strong success in pre-leasing its current mixed-use and retail projects. BGP understands how to work with retail tenants to “make deals” and design spaces that are desirable and functional for retailers including appropriate depths of spaces, ample ceiling heights, unobstructed high storefronts with abundant glass and attractive outdoor dining areas that help activate sidewalks and plazas. Proposed Retail Locations SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 31 Green Building & Sustainability The project integrates sustainability into project design through Build It Green’s “GreenPoint Rated” certification as well as through minimizing emissions by encouraging alternative methods of transportation. The site presents excellent access to BART as well as public transportation via bus and is both walkable and bikeable. Green building and high-efficiency materials will ensure that the building well exceeds California energy codes. Smart landscape irrigation controls, use of drought-tolerant plantings and water efficient fixtures and appliances will reduce water usage. The project will also include transportation demand management solutions including car sharing, ample bike storage and loaner bikes for residents. Public Art Public art will be used to enhance the outdoor amenities at the project, particularly at Baden Park. The proposal includes an allowance of $200,000 to fund public art in these open spaces. BGP will work with the City and Cultural Arts Commission as appropriate to define how this budget should be spent and to select artists and artwork for these spaces. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 32 Approach to Addressing City Expectations High Quality Planning, Design, and Construction Materials BGP understands that careful planning of uses, intensities of development, and circulation is critical to a successful development at the PUC site. As described above, BGP and its design team have undergone a thoughtful site planning process and proposed a project with distinct architectural character. However, we understand that involvement from the City and community is essential to a successful project and we look forward to working collaboratively to refine a plan that optimizes for the City’s and community’s goals. The architectural design and landscape architecture will include high-quality materials including board formed concrete, brick, glass and steel as discussed above. Strong Connections to Centennial Way The Centennial Way Trail and Colma Creek bisects the site providing opportunity for public amenities and community connectivity. The Project enhances connections through the Site both for residents and the adjoining neighborhoods through additional public landscaped areas and paths. The Area Plan established an open space plan that serves as a framework for the development which includes continuous green space along Centennial Way as well as along the BART right of way. A linear park with multi-use trail to El Camino Real further strengthens connectivity between El Camino Real and Mission Road. Within the BART right of way, an Urban Prairie with native plantings, meadows, public trails and seating connect to the existing Centennial Way Trail. The bicycle and pedestrian connections, including those to the Centennial Way trail, are further highlighted in the project plans on sheet L-2 in Exhibit H. Housing Affordable to a Range of Incomes In accordance with the City’s stated goal for this development to provide 20% of its units as affordable, 185 units in the baseline plan are slated to be available at below market rates as described above. If the City selects Alternative B for Site B-South, the number of affordable units will increase to , or 23% of the total units in the Project. Active Ground Floor Uses in Key Locations In accordance with the Area Plan, all bulidings are designed with active uses on the ground levels. The Site C projects include resident amenities (leasing, club room, fitness) on the ground level lining Mission Road. Townhouses are oriented with individual entrances onto this frontage to further activate the street. Retail is located at key locations at the intersection of the new street between the Site C buildings, adjacent to Baden Green and in the Site B-South building opposite the new Civic Center campus. Finally, the buildings have active uses along the new parks and Colma Creek/Centennial Way Trail to create a dynamic pedestrian experience and enhance the link to transit. Family-Friendly Unit Types BGP strives to provide the proper mix of unit types in its projects that are needed in the community. South San Francisco is a family-friendly community proximate to vital job centers both within the city and further North and South along the Penninsula. The PUC Site affords a tremendous opportunity to connect time- SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 33 starved families to rapid transit connections throughout the region. As such, BGP has chosen to provide over half of the units in the overall project as two- and three-bedroom units. Commitment to Public Art The proposal includes a $200,000 allowance for public art in the project. BGP will work with the City to determine the type and location of this artwork with Baden Green as a focal area. Construction of Oak Avenue Extension and Partnership in Formation of a CFD Construction of the Oak Avenue extension will greatly benefit circulation in the vicinity of the PUC site and provide increased access to the southern portion of the site. BGP will construct the extension in conjunction with the development of first phase of Site C as shown in the phasing plan. BGP understands that City funding is not available within the time frame of the development of the PUC site. Therefore, in addition to contributing its fair share, the project will cover the gap between the approximately $15.6 million construction cost and the $8.7 million contributed by the City and the developer. BGP understands this gap payment will be reimbursed following creation of a financing tool to pay for and maintain the new infrastructure.4 One potential financing tool to pay for and maintain the Oak Avenue Extension along with other infrastructure improvements planned for in the Area Plan (namely open space and parks, utility improvements, traffic calming, pedestrian connections, and other site improvements) is a Community Facilities District (“CFD”). If a CFD is formed during the disposition and development of the PUC site, BGP will support the CFD and participate in its formation. Thoughtful Community Engagement Process BGP has a long track record of working in partnership with public agencies and private community groups and individuals to build high quality housing and retail developments in the Bay Area. It is critical to a successful project to involve the community and have their “ownership” and influence in the process. We partner with the City and community to achieve our joint goal of creating a high-quality transit-oriented mixed-use development. BGP will work with the City to identify key community stakeholders that will be integral to our outreach plan, including neighboring property owners and residents of the adjacent neighborhoods. Once the program needs are decided in concert with the City staff and decision makers, our first outreach would most likely be to the immediate neighbors, and key participants in the El Camino /Chestnut Avenue Area Plan. We would then reach out further to stakeholders in the surrounding community, with multiple public meetings to present our development concept, gather feedback, and respond to stakeholders’ comments. We will meet at City facilities, community centers and even people’s homes depending upon the audience. Public Meetings/Study Sessions: These meetings will be used early in the planning stage to explain the design and construction process to the community. Holding public meetings at the beginning of the project development is intended to provide a clear sign to the community that the project team wants to 4 BGP is relying on the City’s estimate of the cost of the Oak Avenue Extension as presented in the RFP and has not independently validated this estimate SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 34 establish an open rapport and collaboration even though the Project’s land use is already entitled. Meetings will be held early in the process to obtain public input. These early meetings will be used to identify important design issues and goals for the project. Additional focus groups, community meetings and/or study sessions will be held as necessary to answer more specific questions and to keep the public informed. BGP will establish a project website and also use social media to help share information, solicit input and keep the community informed. One-on-one or Small Group Contact: Focus group meetings will be held with interested stakeholders such as local business owners, residential property owners, and low-income workers. This will be an effective method to communicate with the interest groups that wish to comment on specific aspects of the project. We will utilize “trusted messengers” in the community to communicate with these groups in a nonthreatening environment and facilitate a useful one-on-one exchange of information. Business Outreach: The business community can be an important ally during the public outreach process as traditional supporters of quality affordable housing development for employees and for increased pedestrian activity in the City’s key retail zones. BGP is a member of the South San Francisco Chamber of Commerce and will work closely with them to navigate the business community. We will outreach to the surrounding businesses early on to gather support and feedback on the design of the project, and keep them informed of the project construction schedule through regular communication. The outreach team will also solicit participation at formal meetings about the development. Cooperative partnerships may also be established with local businesses to augment outreach efforts and/or advertising campaigns. Where feasible, we always like to include popular local businesses as tenants in our projects. Design Complementary to the Planned Community Civic Campus The new Civic Center campus is a tremendous asset to the Project and will be a distinctive feature of the new neighborhood. The Project is designed to complement the City’s project. Retail is envisioned to link to the Civic Campus across the new Oak Ave. extension. The Site B-South building in particular will complement the Civic Center in both material and form. The material palette will be glass, white metal and precast, unifying it with the Civic Center and creating a campus feeling. The iconic forms will bring the bold gestures of the Civic Center into the sky and landmark the site within the city. Consideration for BART’s Sphere of Influence BGP has a strong and long-lasting relationship with BART and, in particular, its property development department. BGP and BART are currently partnering in developing 596 apartment units, retail space and a new garage on the three parking lots surrounding the Walnut Creek BART Station which began construction in 2017 and will complete in phases by 2021. These deep ties should aid any necessary negotiations or agreements for use of the right of way as open space to complement, and integrate with, the open space on the PUC site itself. As discussed above, BGP intends to landscape areas within the BART right of way and will seek permission to do so via our relationships at BART. Drawings and Diagrams Preliminary drawings and diagrams are included with this submittal as Exhibit H. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 35 Project Benefits This Proposal is designed to provide many benefits to the City and the community: • Housing o Create 847 new housing units to meet citywide demand at mixed income levels o Provide 167 new BMR units affordable to low and very low income households under the baseline scenario, or up to 185 units if Site B-South Alternative B is selected.5 o Help the City meet its RHNA guideline goals • Financial Benefits o Augment the City’s tax base through new property tax revenues and retail sales taxes o Provide revenues for the City and other agencies in the form of land sale proceeds and impact fees o Provide a substantial number of new construction-related jobs o Provide new permanent retail and property management jobs • Open Space o Create numerous public open spaces to be enjoyed by the community • Architecture & Design o Provide new buildings of appropriate scale and style relative to the neighborhood and proximity to the future Civic Center and to BART o Implement the City’s public policy commitments under the El Camino Real/ Chestnut Avenue Area Plan. o Activate the streetscape on Mission Road and the future Oak Avenue Extension o Complement the design of the new Civic Center campus and support the vision of a walkable nexus for West South San Francisco • Neighborhood Amenities o Increase patronage for neighborhood businesses o Create through street connection in the form of the Oak Avenue Extension to provide additional East-West connections and ease traffic on Chestnut Avenue o Provide commercial and retail space that is a signature amenity of the neighborhood and unites both the existing and new housing Successfully executing on this vision requires expertise in mixed-income housing, retail design and leasing, community responsiveness, creative design, proven property operations, innovation in construction, and a commitment to building a unique, vibrant community. The BGP team’s principals have a proven track record over the past 30+ years of executing on their commitments, innovating in housing, successfully executing retail projects and managing and staying connected in their projects and communities for years beyond completion of the buildings. We look forward to the challenges and opportunities presented by the PUC Site. 5 Note Mix of affordability levels can be adjusted based on the City’s priorities SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 36 IV. Letter of Intent (Price and Terms) As requested, a Letter of Intent is being submitted in a confidential packet separate from this proposal. SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 37 SOUTH SAN FRANCISCO RFP | Blake|Griggs Properties, LLC 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com Page | 38 EXHIBITS A. TCA Brochure B. Eden Brochure C. MJS Brochure D. Mitsui LOI E. Developer Questionnaire F. Development Team Qualifications / Resumes G. References for BGP H. Project Plans FIRM PROFILE TCA Architects has been passionate about multifamily housing, mixed -use, and hospitality environments since 1993. We live and breathe for challenging sites; taking pride in designing vibrant communities that shape quality living environments and help our clients deliver exceptional projects that respect the environment and civic context. We recognize that our success relies upon the positive influence of external team mem bers, and we pride ourselves in our ability to collaborate with local constituents, agencies, consultants, and builders who bring reality to the places we envision. Our award-winning architectural designs are backed up by our industry-leading technological expertise in master planning, design, documentation, and construction administration for a variety of multifamily, mixed -use, hotel and related building typologies. Our internal studio structure with in-house design reviews and a rigorous quality management program ensures that every project receives the same commitment to delivering quality living environments. TCA also offers a full in-house Graphic Design Studio, delivering comprehensive visual communications to articulate each project’s distinctive identity. From print and web to environmental graphics such as signage and way -finding, combining TCA’s architectural designs with a strong visual identity, delivers a cohesive and comprehensive marketing package for the built environment. Our three California-based studios are currently designing projects across the United States and Asia. FIRM INFORMATION & KEY OFFICERS Year Founded: 1993 (Incorporated in CA 1995 - S Corp) Staff Size: 125 Total (48 Licensed Architects) Organization: Studio Based Architectural Firm Key Officers:  Thomas P. Cox, Chief Executive Officer  Aram C. Chahbazian, President  Eric Olsen, Vice-President  Irwin Yau, Treasurer  Vincent Luca, Chief Financial Officer OFFICE LOCATIONS Irvine 19782 MacArthur Blvd. Suite 300, Irvine, CA 92612 949/862-0270 Los Angeles 801 S. Grand Ave. Suite 1020, Los Angeles, CA 213/553-1100 Oakland 1111 Broadway Suite 1320, Oakland, CA 94607 510/545-4222 201 Marshall is an infill project within the Redwood City Downtown Precise Plan boundary and is situated adjacent to the most significant transit node in the city. The project is a new 5 level, Type III residential building over 3 levels of Type I garage structure. One level of the garage structure is subterranean, and its upper two levels are wrapped at the street level with live/work units, leasing office, fitness center, lounge area, and lobby spaces with direct access from the street. A tower element anchors the corner of intersecting streets, marking the corner and creating a vertical, iconic marker that is visible from the adjacent transit station. Fundamental to the design is the connection to public transit, and locating the project’s “front door” directly on the main corner at the base of the tower element. With a double-height lobby space and main entry, a direct connection is made to the nearby transit center. The base element of the project relates to the pedestrian scale of the buildings across Marshall Street, and awnings and storefront help to reduce the scale along the street frontages. LOCATION RedwOOd CITy, CA CLIeNT RAINTRee PARTNeRs COMPLeTION dATe 2014 UNITs 116 (166 dU/AC) sQUARe FeeT 106,646 sQ FT + 5,000 sQ FT ReTAIL CONsTRUCTION TyPe III 201 MARSHALL AVB EMERYVILLE Located directly across from the Public Market and at a crossroads for the city, AVA Public Market and AVA Market Place will create opportunities for the urban-minded residents to connect with the energy and authenticity of the Public Market and East Bay. Emeryville’s industrial past and funky, artistic present make eclectic Avalon a great fit for the area. The centerpiece of the plan is the Bridge walk, a public way that connects the existing pedestrian bridge to the heart of the Public Market retail district via a pedestrian way and grand stair, adding a vibrant environment for the residents. Leaning heavily on natural wood tones, distressed and antiqued furnishings, and living elements to create a refined feel, the AVA brand will connect to the authenticity and local vibe of Emeryville. Through variation in height, materials, window patterning, and base details, the development is broken down into smaller pieces, building on the existing market buildings scale, and speaking to traditional urban “main street” developments built over time. To address the City’s Family Friendly objectives, three bedroom apartments and playful features have been added to the courtyard. LOCATION EMERYVILLE, CA CLIENT AVALON BAY COMMUNITIES COMPLETION DATE 2018 UNITS 389 (140 DU/AC) SQUARE FEET 633,534 SQ FT / 26,151 SF CONSTRUCTION TYPE III 2015-0714 Final Development Plan SubmissionAvalon Public Market – Shellmound Residential Building (Parcel A) Emeryville, California TCA# 2014-021-01 MASTER PLAN & CONTEXT PHOTOS Christie Avenue Market Drive Shellmound Street Po w e l l S t r e e t 64 t h S t r e e t 63 r d S t r e e t AMTRAK Parcel A Parcel D Hyatt House Emeryville Train Station Terraces Condo Public Market Emeryville Parcel B - Proposed Retail FrontageEMME Apartment (under construction) Ma r k e t p l a c e R e d e v e l o p m e n t 12 | 1 1 | 2 0 1 4 22 D - Looking East Across Shellmound Street to Garage Plaza (Parcel B) A0.2 TCA-arch.com ANTON EVOLVE Targeted towards families, utilizes courtyard housing techniques that allow for community, family-oriented, outdoor space as well as providing light and air to the interior spaces. Comprised of 186 units of studios, one, two and spacious three bedroom apartments, the project has two-story townhomes that wrap the ground floor activating the ground level. A green belt wraps the entire building, doubling as an emergency vehicle access and outdoor space to benefit the entire project. A pedestrian path is defined with the material selection to emphasize this as a community walk. The walk connects the building to a tot lot and dog run as well as a family fitness zone. A Community Porch faces the Tot Lot, encouraging even more “eyes on the street” for this community space. The design grounds itself within the context of the industrial history of the region, but re-imagines this context with a playful and modern sensibility. Exterior materials like red brick and metal panels reference the old factories of the area, but are used in a more playful manner, creating a cheerful new home for the future residents. LOCATION emeryvILLe, CA CLIeNT ANTON deveLOpmeNT COmpLeTION dATe 2020 UNITS 186 (82 dU/AC) SqUAre feeT 189,992 Sq fT CONSTrUCTION Type III/A Eden Housing Qualifications Submitted by: Eden Housing 22645 Grand St. Hayward, CA 94541 February 2018 Eden Housing Qualifications 2 Table of Contents 1. Experience ………………………………………………...p. 3 2. Sample Developments ………………………………p. 5 3. Financial Capacity …………………………………...p. 10 Eden Housing Qualifications 3 1. About Eden Housing A. Eden Housing Mission and History The mission of Eden Housing is to build and maintain high quality, well-managed, service-enhanced affordable housing communities that meet the needs of lower income families, seniors, and persons with disabilities. Eden Housing is one of the oldest and most experienced affordable housing non-profit organizations in California. Since our inception in 1968, Eden has developed, acquired, or rehabilitated more than 10,000 affordable units and currently provides homes to more than 22,000 lower-income residents. Eden works in 15 counties, including San Mateo County. As a mission-driven non- profit, we serve low- and moderate-income families, seniors, and people living with disabilities. Incomes of our residents typically range from 20% to 60% of the area median income. With the loss of redevelopment agencies as well as the perpetual changes in affordable housing financing, Eden has been actively adapting to and influencing the affordable housing industry in California. We strive to shape housing policy every year and innovate new financing structures with every project to ensure the long term success of our properties, and in turn, our residents. We recognize that our success rests largely on our partnerships with local governments and community organizations – from early local project approvals to long term resident services – and seek to continually strengthen these relationships. Recognized in the industry for its creative development approach and high quality housing, Eden Housing has been named one of the Top 50 affordable housing companies in the nation nearly every year for the past ten years by Affordable Housing Finance Magazine, the leading national publication that ranks and reviews affordable housing. Eden Housing’s Activist Roots Eden Housing was founded in May of 1968 by six community activists who were greatly concerned about the lack of non-discriminatory, affordable housing in Alameda County. These pioneers, working out of makeshift "headquarters" such as local coffee shops, were initiated into affordable housing development by rehabilitating six older homes in Oakland for first time homebuyer families. Their next project was a new construction 150-unit development for seniors, Josephine Lum Lodge in Hayward. It is a development we still own today and renovated in 2010, including rehabilitation of the units, updates to the common spaces, and the addition of a new commercial kitchen. Eden Housing Qualifications 4 B. Eden Housing Management and Resident Services Eden’s work goes beyond building high quality buildings, as we strive to create strong communities for the residents who live in our housing and a permanently affordable, high quality asset for the cities we partner with. Eden achieves these long-term goals through its property management and resident services programs. Eden Housing Management, Inc. (EHMI) is a non-profit Eden affiliate that has provided professional, quality management for Eden’s properties since its establishment in 1984. EHMI currently manages 8,460 units of rental housing in 131 properties. EHMI is recognized as a leader in affordable housing management and maintains a vacancy rate of 1 percent. More information on the EHMI management model and how we achieve this vacancy rate can be provided upon request. Eden Housing Resident Services, Inc. (EHRSI) is a non-profit Eden affiliate formed in 1995 and provides services at all of Eden’s properties. Through EHRSI, Eden links well-built and carefully managed housing with resources that support residents in their daily lives. EHRSI’s Resident Services staff work with residents one-on-one and in group settings and coordinates educational, financial literacy, wellness, and community-building activities. More information on the EHRSI resident services model can be provided upon request. Together, the integrated company brings a combined package of experience and expertise which covers the spectrum of activities involved in developing, owning, managing, and servicing a high quality housing development. This combined effort assures that the quality design and construction of the project is preserved through the careful long-term maintenance of the property and ongoing care and service to residents. C. Portfolio and Pipeline Summary Eden Housing, by the numbers: • Eden Housing owns 8,650 units across 129 properties, including 89 properties for families, 29 properties for seniors, and 11 properties for people with disabilities. • Property sizes range from 2 units to 262 units. • Eden Housing Management manages 8,460 units across 131 properties. • Eden owns and manages properties in 50 cities across 15 counties: Alameda, Contra Costa, Los Angeles, Marin, Monterey, Orange, San Benito, San Diego, San Joaquin, San Mateo, Santa Clara, Santa Cruz, Solano, Sonoma, and Yolo. Eden’s portfolio predominately consists of multifamily apartment buildings but also includes townhome and single family buildings. Eden’s pipeline includes a mix of new construction and rehabilitation/(re)syndication projects. A full list of our portfolio and current pipeline can be provided upon request. Eden Housing Qualifications 5 2. Eden Housing: Relevant Projects The following are summaries of a few highlighted developments with additional details on design, land acquisition, and financing. A comprehensive list of properties owned and operated by Eden Housing is available upon request. Eden Housing Qualifications 6 801 Alma 801 Alma Street, Palo Alto | Affordable Family Housing Developed in partnership with Community Work Group, Inc., this transit-oriented affordable family housing development provides critically needed housing in downtown Palo Alto. This development includes 50 units in a mix of one-, two-, and three-bedroom units. The development is three blocks from the Palo Alto Caltrain Station and the city’s central University Avenue commercial district, providing residents easy access to a number of neighborhood amenities including commercial stores, services, and a major medical clinic. Residents are provided with free on-site supportive services including one-on-one support and access to group programs and trainings including afterschool programs, computer classes, financial literacy, art classes, parenting classes, and wellness and nutrition programs. Financing sources: 9% LIHTC, City of Palo Alto, Stanford General Use Permit Funds, County of Santa Clara Housing Trust, Community Working Group, Federal Home Loan Bank Affordable Housing Program, JPMorgan Chase Bank, JPMorgan Capital Corporation, Enterprise Community Investment Reference: Jim Keene, City Manager, City of Palo Alto (650) 329-2563 | james.keene@cityofpaloalto.org Frank Benest, Former City Manager, City of Palo Alto (650) 444-6261 | frank@frankbenest.com YEAR COMPLETED: 2013 TOTAL DEVELOPMENT COST: $27,900,000 UNITS: 50 LOT SIZE & DENSITY: 0.6 ac; 83 du/ac TARGETED INCOMES: 30-50% of AMI DEVELOPER: Eden Housing, Inc. CO-DEVELOPER: Community Working Group, Inc. ARCHITECT: Rob Wellington Quigley, FAIA CONTRACTOR: Segue Construction, Inc. Eden Housing Qualifications 7 Monterey Villa and Ford Road Plaza 215 Ford Road, San Jose | Affordable Family and Special Needs Housing The Monterey Villa and Ford Road Plaza project features 95 affordable rental homes: 75 for families and 20 for individuals with special needs. This integrated community provides free resident services as well as supportive services for our residents with developmental disabilities. With a HUD Project Rental Assistance Contract and Mental Health Services Act operating subsidies, we are able to provide many units to households with extremely low incomes. As a testament to our ability to creatively finance affordable housing at a time of scarce resources, several financing sources were secured for this project and a phasing strategy was employed to best leverage available subsidies. Recognizing that residents in our communities benefit from living among a diversity of neighbors, this project is an example of how Eden successfully develops and manages homes for residents in a mixed- population environment. The project is located near the Blossom Hill Caltrain Station, retail and services, and includes interior and exterior common spaces. Financing sources: 9% LIHTC, City of San Jose, HUD 811, NSP2, Opportunity Fund, Housing Authority of County of Santa Clara Moving to Work, Housing Trust of Santa Clara County (now Housing Trust Silicon Valley), Mental Health Services Act funds, Federal Home Loan Bank Affordable Housing Program, Sobrato Foundation, Wells Fargo, California Community Reinvestment Corporation Reference: Jacky Morales-Ferrand, Housing Director, City of San Jose (408) 535-3855 | Jacky.morales-ferrand@sanjoseca.gov YEAR COMPLETED: 2013 (Phase I), 2014 (Phase 2) TOTAL DEVELOPMENT COST: $36,000,000 UNITS: 95 (75 units family housing and 20 units special needs housing) LOT SIZE & DENSITY: 3 ac; 31 du/ac TARGETED INCOMES: 15-50% of AMI DEVELOPER: Eden Housing, Inc. ARCHITECT: HKIT Architects CONTRACTOR: L & D Construction Eden Housing Qualifications 8 Alta Mira 28901 Mission Boulevard, Hayward, CA | Affordable Family and Senior Housing Located next to the South Hayward BART Station, on a former BART parking lot, Alta Mira provides 151 affordable apartments for families and seniors in a mixed-income community. In addition to Eden’s affordable apartments, AMCAL Housing is developing 206 market rate rental apartments on this site, as well as the associated infrastructure for the master-planned development, including a new public park directly adjacent to the sites. As an indication of the critical need for affordable housing near transit in the Bay Area, there were more than 4,000 households who applied for this development. Financing: 4% LIHTC, CA Housing and Community Development Infill Infrastructure Grant, CA Housing and Community Development Transit Oriented Development Program, City of Hayward HOME Program, City of Hayward NSP2 Program, Alameda County NSP2 Program, Mental Health Services Act Program, Federal Home Loan Bank Affordable Housing Program Reference: Kelly McAdoo, City Manager, City of Hayward (510) 583-4305| Kelly.mcadoo@hayward-ca.gov YEAR COMPLETED: 2016 TOTAL DEVELOPMENT COST: $53,000,000 UNITS: 151 (87 units family housing and 64 units senior housing) LOT SIZE & DENSITY: 1.4 ac; 105 du/ac TARGETED INCOMES: 30-50% of AMI DEVELOPER: Eden Housing, Inc. ARCHITECT: BAR Architects/ BDE Architects CONTRACTOR: James E. Roberts-Obayashi Corp. Eden Housing Qualifications 9 Valor Crossing 7500 Saint Patrick Way, Dublin | Affordable Veterans Housing Valor Crossing is a 66-unit rental affordable housing development in Dublin, CA near the West Dublin/Pleasanton BART station and targeted for U.S. veterans and their families. Located in downtown Dublin, this transit-oriented community is within walking distance to schools, job centers, retail, services, and mass transit. As an urban infill project, this project is vital to the redevelopment of downtown Dublin. Designed and entitled as part of a master development that includes market-rate housing across the street, this project will transform a vacant lot – formerly a car dealership – into a vibrant community that better connects and enlivens downtown Dublin. Valor Crossing will not only offer quality, safe homes for veteran families at an affordable rent, but will also provide supportive services to all residents. Financing sources: 4% LIHTC, City of Dublin Funds, HCD Infill Infrastructure Grant, Bank of America Department of Justice Settlement Funds, Alameda County Housing Trust Funds, Veterans Affairs Supportive Housing vouchers, Bank of America, California Community Reinvestment Corporation Reference: Chris Foss, City Manager, City of Dublin (925) 833-6650 | chris.foss@dublin.ca.gov YEAR COMPLETED: 2017 TOTAL DEVELOPMENT COST: $33,500,000 UNITS: 66 LOT SIZE & DENSITY: 1.36 ac; 53 du/ac TARGETED INCOMES: 30-60% of AMI DEVELOPER: Eden Housing, Inc. ARCHITECT: Architects Orange / BDE Architecture CONTRACTOR: James E. Roberts-Obayashi Corp. Eden Housing Qualifications 10 3. Financial Capacity Eden has extensive experience with institutional and private financing that includes conventional construction and permanent loans, tax-exempt bonds, and low-income housing tax credits – both the 4% and competitive 9% programs. Due to our long-standing relationships and large portfolio, we attract the most competitive financing terms for each project and the highest available limited partner contributions. We have relationships with an array of lenders and investors, including Bank of America, Wells Fargo Bank, JP Morgan Chase, Union Bank, US Bank, California Community Reinvestment Corporation, Silicon Valley Bank, Citibank, Enterprise, Merritt Community Capital, Aegon, RBC, and the California Equity Fund. We have also participated in multiple federal programs administered by HUD, have utilized the California Housing and Community Development programs for decades, and used a variety of local sources – including both public and private loans and grants. Eden Housing was the first developer in the State of California to receive tax credits and has been continually successful acquiring 9% and 4% tax credit allocations ever since. In the last two years we have closed 15 deals with a variety of debt and equity partners. Eden has had a strong operating history, meeting or exceeding our budget for the past 8 years. We ended last year with the strongest cash position we have had since our inception 49 years ago. We anticipate that we will maintain a strong position for the next five years. We are diversifying and enhancing our revenue base and expect that we will be able to maintain a strong financial position into the future. South San Francisco RFP - South San Francisco, CA Blake Griggs Properties January 30, 2018 PAGE 1 MJS Design Group is committed to providing the highest level of professional Landscape Architectural and Planning design services in developing viable and cost effective solutions for the enhancement of life, while understanding respecting and preserving natural systems and the environment. MJS Design Group offers a comprehensive range of services. MJS Design Group provides the following professional services to meet the specific requirements of each project: • Land Use and Sustainability Planning • Site Analysis and Master Planning • Park Programming • Parks and Recreation Design • Green Roofs & Green Build Principles • Design Development • Construction Documents • Agency Permitting • Construction Administration • Presentation Graphics FIRM PROFILE South San Francisco RFP - South San Francisco, CA Blake Griggs Properties January 30, 2018 PAGE 2 OUR WORK South San Francisco RFP - South San Francisco, CA Blake Griggs Properties January 30, 2018 PAGE 3 ON THE BOARDS South San Francisco RFP - South San Francisco, CA Blake Griggs Properties January 30, 2018 PAGE 4 STUDIO LIFE BRADLEY BLAKE BRADLEY GRIGGS LAUREN SEAVER BILL MCKALIP RYAN MCNAMARA GARY WALLACE Director of Real Estate Development Andrea Osgood Professional Career Andrea Osgood joined the Eden Housing Development team in 2008 and currently leads Eden’s new construction and acquisition efforts. Since joining Eden, Andrea has developed over 300 new units and overseen the acquisition of nearly 800 existing units in six California counties – from Sonoma to San Diego County. Before her career in affordable housing, Andrea worked as a construction management consultant for Capital Projects of UC Berkeley and was involved in nearly every phase of large rehab and new construction projects – from planning and development through funding and construction. She also gained experience in construction litigation and public contracting as a lead paralegal in the construction group of the San Francisco law firm, Hanson Bridgett Marcus Vlahos & Rudy. Andrea has served on the Board of Directors of the Housing Leadership Council of San Mateo County since 2013 and is an inaugural member of the Board of Directors of SV@Home, a newly formed affordable housing advocacy organization in Santa Clara County. Education UCLA Graduate School of Public Policy and Social Research Master of Arts, Urban Planning Pomona College Bachelor of Arts with Honors LISC-Tax Credit & Bond Financing Training Institute The Bay Area Ross Program in Real Estate – In Association with The USC Lusk Center for Real Estate Professional Associations & Affiliations SV@Home, Board Member Housing Leadership Council of San Mateo County, Board Member Member, East Bay Housing Organizations Member, Non-profit Housing Association of Northern California LOS ANGELES IRVINE OAKLAND TCA.arch.com Contact: tcox@tca-arch.com Oakland Studio 1111 Broadway Suite 1320 Oakland, CA 94607 213/553-1100 Architecture Licenses: CA (C-10877) HI (13080) AZ (40013) NV (7517) NCARB Certificate (30471) Education: Master of Architecture California State Polytechnic University Pomona, CA Bachelor of Science, Architecture California State Polytechnic University Pomona, CA Professional Affiliations: American Institute of Architects (AIA) Urban Land Institute (ULI) Multifamily Housing Green Council National Association of Home Builders (NAHB) National Multi-Housing Council (NMHC) American Planning Association (APA) Thom is the founder and CEO of TCA Architects. Under Thom’s guidance, TCA has emerged as a nationally recognized leader in creative, cost effective and cutting edge design of the built environment. Thom founded TCA more than 25 years ago with the goal of integrating design, technology, and new materials in the formulation of the next generation of sustainable, mixed-use, urban infill communities. TCA has a broad platform of urban housing, retail, hospitality, and graphic design services. Operating out of three California based studios (Irvine, Los Angeles and Oakland) the firm collaborates with many of the nation’s leading developers on a portfolio of projects spanning from the eastern seaboard to the entirety of California. In 2014, Thom opened the Bay Area Studio of TCA. His pioneering spirit and passion for excellence in design continues as he currently guides the growth of the Oakland studio to a skilled team of 25 professionals and over active 30 projects. TCA’s 25 years of expertise has been honored numerous times for design excellence by: the American Institute of Architects (AIA), Congress for the New Urbanism (CNU), National Association Home Builders (Pillars of the Industry Awards), Pacific Coast Builders Conference (Gold Nugget Awards), and the Urban Land Institute (ULI). Thom currently a Member and Governor of Urban Land Institute (ULI), and serves on the Multifamily Green Product Council. He shares his passion for design by speaking as an expert at industry events nation-wide, including; PCBC, Multi-Family Trends, BALA, Multi-Family Executive, University Southern California (USC), National Association of Home Builders (NAHB) and the National Multifamily Housing Council (NMHC.) Thom holds a Master and Bachelor of Architecture from the California State University at Pomona and is licensed in the states of CA, HI, AZ, and NV. A veteran of the United States Navy, Submarine Service, Thom utilizes his love for cycling to raise funds and awareness for the fight against AIDS, participating in the annual 545 mile, San Francisco to Los Angeles, AIDS/LifeCycle ‘Ride to End Aids’. Thom enjoys spending time with his wife, daughters, and granddaughters and travels extensively exploring the wonders of the world we live in. Founder & Ceo THOMAS P. COX, AIA, LEED AP South San Francisco RFP - South San Francisco, CA Blake Griggs Properties January 30, 2018 PAGE 5 Mark Schattinger, President B.S. Landscape Architecture Urban Land Institute Building Institute of America University of California, Davis American Society of Landscape Architects American Planning Association California Landscape Architect #3235 Arizona Landscape Architect #38907 CLARB #2908 US Green Build Council-OC Responsibilities / Qualifications: Mr. Schattinger’s professional experience includes over 35 years of Landscape Architecture and Planning for a variety of master planned residential communities, Parks and Open Space, destination resort hotels, multi-purpose public facilities, and infill luxury residential. He has been involved in numerous projects in the western United States and internationally with a majority of his work in Mexico, Southeast Asia and Japan, including a two-year assignment in Singapore. In addition to his design skills, Mr. Schattinger has extensive experience in project management including client and public agency interface, community workshops, and the coordination of multi-disciplinary consultant teams. As President, Mr. Schattinger is responsible for design direction, client relations, business development and continuing education in the landscape field. Directing a team of dedicated professionals, Mr. Schattinger assist the client with environmental concerns, construction issues and engineering concepts without sacrificing ultimate design principles. Under Mr. Schattinger’s orchestration creative Landscape Architecture becomes an art form complimentary to the development goals of the MJS Design Group client. Resort Communities Planned Residential Communities Punta Ballena, Cabo San Lucas Crescent at Tomlinson, Singapore Lake Las Vegas, Henderson, Nevada Regatta, Marina del Rey Hassayampa, Prescott, Arizona Victoria Estates, Oxnard, CA Firerock Country Club, Fountain Hills, Arizona Axis at Union Station, Los Angeles, CA Estrella Mountain Ranch, Goodyear, Arizona Village at the Park, Camarillo, CA King Ranch, Goodyear, Arizona Cannery Lofts, Newport Beach, CA Pine Valley Country Club, Beijing, China Cordova Hills, County of Sacramento, CA Pala Mesa Golf Resort, North San Diego County SeaBridge at Channel Islands Harbor, Orange, CA River Ridge Golf Course, Oxnard, California Granite Court Affordable Housing, Irvine, CA Sterling Hills, Camarillo, California Warner Center Condominiums, Los Angeles, CA Hospitality Woodbury, County of Yuba, CA St. Regis, Singapore Gardenia Park, Cairo, Egypt The Ritz - Carlton Kapalua, Maui, Hawaii RiverBend, Calusa, CA Holiday Inn at the Disney World Resort Isla Dorada, Cancun Mexico The Ritz - Carlton Rancho Mirage, California Woodbury Masterplanned Community, Yuba County Sheraton Hotel at the Disneyland Resort Mirada, Rancho Mirage, California The Ritz - Carlton Huntington Hotel, Pasadena, CA Gateway Center at the Plantinum Triangle, Anaheim, CA Punta Ballena, Cabo San Lucas, Mexico Avignon at Colton Plaza, Irvine, CA CopperWynd, Fountain Hills, AZ Public Facilities Papagayo Princess Resort, Papagayo, Costa Rica Dixieanne Park, City of Sacramento, CA Disney Paradise Pier Hotel, Anaheim, CA Vineyard Park, City of Oxnard, CA Hilton El Conquistador, Tucson, AZ East Park, City of Oxnard, CA Entertainment/Retail Santa Clara River Trail, City of Orange Bayside Retail Center, Newport Beach, CA 55-acre Sports Park, Pleasant Valley Park District-Camarillo Fiesta Americana, San Jose, Costa Rica Magic Johnson Park and Lake, Los Angeles Parks District Palladium, West Palm Beach, Florida Rancho Crossings, Rancho Cucamonga, CA Citrus Crossings Entertainment Center, Azusa, CA RESUME EDUCATION BS Civil Engineering, California Polytechnic State University, San Luis Obispo REGISTRATION Professional Civil Engineer CA No. 51158 TOTAL YEARS EXPERIENCE 29 years, 28 with firm DANIEL SCHAEFER, PE | LEED ® AP, QSD CIVIL PRINCIPAL IN CHARGE “I trust wholeheartedly that experience + shared vision = value. Through utilizing BKF’s problem solving abilities, and understanding and aligning our clients’ interests with our firm’s interests, BKF leverages our efforts to maximize value. I enjoy working with my clients during the feasibility, alternative analyses, and planning process to ensure that the project’s viability is considered early and throughout implementing the project.” Dan’s 29 years of joint public and private experience provide a unique perspective to projects. In working with clients to create a shared vision, Mr. Schaefer implements those ideals into practical solutions with clear intent. SELECT PROJECT EXPERIENCE Ritz-Carlton Chronicle Building San Francisco Mixed-Use Adaptive Reuse and Expansion of Historic Building San Francisco One Market Street San Francisco Alameda Landing Development Plan Alameda 1 Kearney & 710 Market Streets San Francisco Downtown San Mateo Specific Plan San Mateo 1 & 3 Foundry Square, 400 & 505 Howard San Francisco Rincon Green Apartments San Francisco SOMA Grand San Francisco Symphony Towers San Francisco South S.F. Downtown SALUP & Environmental Review San Francisco Alameda Landing Mixed Use Alameda El Camino Real/Downtown Specific Plan Menlo Park West Dublin & Pleasanton Transit Village Dublin & Pleasanton Hercules Bayfront Mixed Use Hercules Walnut Creek BART Transit Village Walnut Creek VCC Master Plan Amendment Dublin Downtown Concord Specific Plan & EIR Concord Treasure Island San Francisco Bowtie Property Tracy Coliseum Area Specific Plan & EIR Oakland Tracy Downtown Parking Lot Improvements Tracy Moffett Field Development Mountain View Hayward Downtown Specific Plan Hayward Gateway Redevelopment South San Francisco California Center Mixed Use City of Pleasanton Midpoint Technology Park Redwood City Hunters Point Peer Review San Francisco Cupertino Civic Center Cupertino McDonalnd Dorsa Quarry Feasibility Cupertino References for Blake Griggs Properties Land Sellers Title Reference For Notes Stuart Cook 510-670-6534 stuart.cook@acgov.org Surplus Property Authority Director, Alameda County Blake Griggs Properties Sold land for PACIFIC PEARL (Pleasanton, CA) on behalf of Alameda County Fred Diaz 510-284-4002 fdiaz@ci.fremont.ca.us City Manager, Fremont Blake Griggs Properties Sold land for ARTIST WALK (Fremont, CA) on behalf of the City of Fremont Cliff Nguyen 510-494-4769 cnguyen@fremont.gov Urban Initiatives Manger, Fremont Blake Griggs Properties Sold land for ARTIST WALK (Fremont, CA) on behalf of the City of Fremont Sean Brooks 510-464-6114 sbrook1@bart.gov Dept. Manager, SF Bay Area Rapid Transit District Blake Griggs Properties Worked with BGP on Walnut Creek Transit Village (Walnut Creek, CA) City / Municipality Officials and Staff Title, Municipality Reference For Notes Fred Diaz 510-284-4002 fdiaz@ci.fremont.ca.us City Manager, Fremont Blake Griggs Properties Worked with BGP on ARTIST WALK (Fremont, CA) Bill Harrison 510-793-4323 Bill@hagicpa.com Mayor, Fremont Blake Griggs Properties Worked with BGP on ARTIST WALK (Fremont, CA) Sean Brooks 510-464-6114 sbrook1@bart.gov Dept. Manager, SF Bay Area Rapid Transit District Blake Griggs Properties Worked with BGP on Walnut Creek Transit Village (Walnut Creek, CA) Joe Calabrigo 925-314-3302 jcalabrigo@ci.danville.ca.us Town Manager, Danville Brad Blake Worked with Blake on THE ROSE GARDEN (Danville, CA) Kristina Lawson 925-708-7544 lawson@walnut-creek.org Former Mayor, Walnut Creek Blake Griggs Properties Worked with BGP on VAYA (Walnut Creek, CA) Lenders Company Reference For Notes Don Kuemmeler 415-732-7645 kuemmeler@pccpllc.com Pacific Coast Capital Partners Blake Griggs Properties Lender for various current and former projects including ON BROADWAY (Redwood City, CA) and ARTIST WALK (Fremont, CA) Craig Larsen 415-394-4047 larsenc@wellsfargo.com Wells Fargo Real Estate Capital Investments Blake Griggs Properties Lender for BHV's Urban Outfitters Building (Walnut Creek, CA) and BGP's ARTIST WALK (Fremont, CA) Cathy Raty 925-314-2894 cathy.raty@herbank.com Heritage Bank of Commerce Blake Griggs Properties Lender for 522 Hartz in Danville & Urban Outfitters building acquisition and development. Heritage Bank is the lender for BGP's business line of credit Partners and Investors Company Reference For Notes Don Kuemmeler 415-732-7645 kuemmeler@pccpllc.com Pacific Coast Capital Partners Blake Griggs Properties Investor in various current and former projects including FOSTER SQUARE (Foster City, CA) and PLAZA DE SAN JOSE (San Jose, CA) John Jordan 415-538-4868 john.jordan@ubs.com UBS Realty Investors Blake Griggs Properties Investor in BGP's PACIFIC PEARL (Pleasanton, CA) David Irmer 415-332-6250 dcirmer@innisfreecompanies.com Innisfree Companies Brad Blake Partner and Co-Developer of ON BROADWAY (Redwood City, CA) Brandon Buza 415-439-6121 brandonbuza@northwesternmutual.com Northwestern Mutual Real Estate Investments Blake Griggs Properties Investor in BGP's VAYA (Walnut Creek, CA) SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-1CONTEXT MAP SAN MATEO SAN FRANCISCO DOWNTOWN SSF .25 Mile .5 Mile 1 Mile PROJECTS IN DEVELOPMENT PROJECTS IN CONSTRUCTION MAJOR EMPLOYERS SAN JOSE SAN JOSE DALY CITY YOUTUBE SFO GENENTECH AMGEN TOBI THERMO FISHER PACIFIC SUCCESSFACTORS OYSTER POINT PARK SAN FRAN C I S C O MILBR A E SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-2PRECEDENT IMAGERY RANCHO BURI BURI WESTERN MEAT COMPANY CITY HALL EL RANCHO DRIVE-IN THEATER EL RANCHO DRIVE-IN THEATER SOUTH SAN FRANCISCO SIGN SOUTH SAN FRANCISCO SIGN GENENTECH CAMPUS SSF BART STATION FUTURE CIVIC CENTER CHARLES LUX HENRY MILLER SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-350’0’100’200’A-3PARCEL PLAN SITE B South Alternative A (High Rise) 145 Units 200 Parking Spaces 20 Retail Parking Spaces 6,000 SF Retail Alternative B (Mid-Rise) 88 Units 108 Parking Spaces 20 Retail Parking Spaces 6,000 SF Retail SITE C BUILDING C2 278 Units 364 Parking Spaces 2,500 SF Retail BUILDING C1 327 Units 405 Parking Spaces 27 Retail Parking Spaces (Parks C2 Retail) 5,500 SF Retail SITE B SITE B North 97 Affordable Units 97 Parking Spaces SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-450’0’100’200’A-4PHASING PLAN Phase 1: Building C1, Baden Green, Oak Ave. improvements, and Sunset Terrace. Phase 2: Building C2, Urban Prairie/Nature Transition and Linear Park including new bridge over Colma Creek. *Note: Improvements to urban prairie area and linear park are offsite and subject to approval by land owners including BART and the City of SSF. Phase 3: Affordable Housing project. This project may proceed concurrently with any other project phase. Phase 4: Site B South project (either Alt. A or Alt. B) and includes the Enhanced River Walk. *Note: Proposed phasing is subject to further analysis and feasibility constraints PHASE 1 PHASE 1PHASE 2 PHASE 2 PHASE 3 PHASE 4 SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-53D VIEW ALT. A LOOkING NORTH WEST DOWN MISSION ROAD SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-63D VIEW ALT. B LOOkING NORTH WEST DOWN MISSION ROAD SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-73D VIEW ALT. A LOOkING SOUTH SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-83D VIEW ALT. B LOOkING SOUTH SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-93D VIEW ALT. A LOOkING SOUTH SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-103D VIEW ALT. A LOOkING NORTH WEST DOWN MISSION ROAD FROM OAk AVE. INTERSECTION SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-113D VIEW ALT. B LOOkING NORTH WEST DOWN MISSION ROAD FROM OAk AVE. INTERSECTION SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-123D VIEW LOOkING NORTH WEST AT BADEN GREEN SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-133D VIEW ALT. A LOOkING EAST AT BADEN GREEN SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-143D VIEW ALT. A LOOkING SOUTH AT BADEN GREEN SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-153D VIEW LOOkING WEST ON MISSION ROAD SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-163D VIEW ALT. A LOOkING SOUTH EAST ON MISSION ROAD SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-17SETBACk DIAGRAM 10’-15’ Set Back from Sidewalk (10’ Minimum Required) 48’ Planned Right of Way 10’ Sidewalk MISSION R O A D 29’ Street Wall Height (25’-35’ Allowed) 13’ Stepback from Street Wall (Fits within 75 degree Stepback Plane) Less than 50% Frontage extends into 75 Degree Stepback Plane Balconies 19’ Stepback from Street Wall (Fits within 75 degree Stepback Plane) SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-1850’0’100’200’A-18RETAIL SITE PLAN SITE B South 4,000 SF Retail SITE C BUILDING C2 BUILDING C12,500 SF Retail 3,000 SF Retail 2,500 SF Retail 2,000 SF Retail SITE B SITE B North SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-19RETAIL DIAGRAM 4,000 SF 2,000 SF PLANNED CIVIC CENTER & PARKSITE B South2,500 SFBUILDING C1 BADEN GREEN3,000 SF2,500 SFBUILDING C2 BUILDING C1 TOTAL RETAIL: 14,000 SF SHARED STREET BADEN GREEN OAK AVE. RETAIL RESIDENTIALSERVICEAMENITY LOBBY/LEASE SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-20BURI BURI NEIGHBORHOOD VIEWS (ALT. A) 1 2 KAISER SITE C SITE B SITE B Aerial View Near Buri Buri Park Eye Level View From Del Monte Ave. & Arroy Dr. KAISER SITE B BURI BURI PARK BURI BURI ELEMENTARY SCHOOL SITE C 1 2 SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-21BURI BURI NEIGHBORHOOD VIEWS (ALT. B) Aerial View Near Buri Buri Park Eye Level View From Del Monte Ave. & Arroy Dr. 2 1 2 KAISER SITE B BURI BURI PARK BURI BURI ELEMENTARY SCHOOL SITE C KAISER SITE C SITE B 1 SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-22BURI BURI NEIGHBORHOOD VIEWS (ALT. A) 1 2 KAISER SITE B BURI BURI PARK BURI BURI ELEMENTARY SCHOOL SITE C SITE B SITE BSITE CKAISER BURI BURI ELEMENTARY SCHOOL Aerial View From Buri Buri Elementary School Eye Level View From El Camop Dr. & Camaritas Ave. 1 2 SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 A-23BURI BURI NEIGHBORHOOD VIEWS (ALT. B) 1 2 KAISER SITE B BURI BURI PARK BURI BURI ELEMENTARY SCHOOL SITE C SITE B Aerial View From Buri Buri Elementary School Eye Level View From El Camop Dr. & Camaritas Ave. 2 SITE BSITE CKAISER BURI BURI ELEMENTARY SCHOOL 1 SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-150’0’100’200’L-1SITE DESIGN FEBRUARY 01, 2018 LANDSCAPE ZONES & PROGRAM EXHIBIT SUNSET TERRACE BADEN GREEN URBAN PRARIE/NATURE TRANSITION ADVENTURE PLAY ENHANCED RIVERWALK RETAIL PLAZA • dining • socialize • day & night • human scale • connection to civic park MISSION ROAD GR A N D A V E . O A K A V E . EL CAMINO R E A L SAN MATEO COURTHOUSE ANT O I N E T T E L A N E Centennial Way Trail URBAN PRARIE/NATURE TRANSITION • BART easement • passive • optional multi-purpose game field • textural • informative MULTI-PURPOSE TRAIL at LINEAR PARK • connection • active • socialize • play BADEN GREEN • historical • events • art in the park • sense of community • relax • hub • music SUNSET TERRACE • social • community • unify • flexible • views ENHANCED RIVERWALK • connection to creek • gathering • flexible • place-making FUTURE CIVIC CENTER & PARK LINEAR PARK with TRAIL PROPOSED BRIDGE EXISTING BRIDGE Centennial Way Trail SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-150’0’100’200’L-2SITE DESIGN FEBRUARY 01, 2018 CIRCULATION EXHIBIT SUNSET TERRACE BADEN GREEN URBAN PRARIE/NATURE TRANSITION (HETCH- HETCHY EASEMENT) ADVENTURE PLAY MULTI-PURPOSE TRAIL at LINEAR PARK ENHANCED RIVERWALK LEGEND BICYCLE/PEDESTRIAN TRAIL PEDESTRIAN CIRCULATION TRANSIT STOP MISSION ROAD GR A N D A V E . O A K A V E . EL CAMINO R E A L SAN MATEO COURTHOUSE ANT O I N E T T E L A N E Centennial Way Trail KAISER PERMANENTE FUTURE CIVIC CENTER & PARK Centennial Way Trail TO DOWNTOWN SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-1L-3SITE DESIGN FEBRUARY 01, 2018 LIFESTYLE IMAGERY BADEN GREEN ADVENTURE PLAY RETAIL PLAZA SUNSET TERRACE ENHANCED RIVERWALK SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-150’0’100’200’SITE DESIGN FEBRUARY 01, 2018 L-4 AILLUSTRATIVE SITE PLAN MISSION ROAD GR A N D A V E . O A K A V E . ANT O I N E T T E L A N E EL CAMINO R E A L SUNSET TERRACE • see sheet L-6 ENHANCED BIKE TRAIL • see sheet L-5 BADEN GREEN • see sheet L-5 CORNER PLAZA • water feature • bike racksRETAIL PLAZA • decorative furnishings • enhanced paving • outdoor dining URBAN PRARIE/NATURE TRANSITION • BART easment • bike trail connections • optional multi-purpose game field • seating areas MULTI-PURPOSE TRAIL at LINEAR PARK • connection to El Camino Real • bike path • adventure playground • picnic area with barbecues • fitness equipment • site furniture • bike racks OAK AVE. EXTENSION & RETAIL FONTAGE • outdoor dining • decorative site furnishings • enhanced pedestrain and bicycle connections to future Civic Cetner and Centennial Way Trail • per El Camino Real/Chestnut Ave. Area Plan KAISER PERMANENTE FUTURE CIVIC CENTER & PARK BUILDING C2 BUILDING C1 SITE B NORTH SITE B SOUTH SAN MATEO COURTHOUSE COLM A C R E E K Centennial Way Trail ENHANCED CROSSWALKS Centennial Way Trail PROPOSED BRIDGE EXISTING BRIDGE with ART COMPONENT TRANSIT STOP COURTYARD C2 COURTYARD C1 COURTYARD B SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-150’0’100’200’SITE DESIGN FEBRUARY 01, 2018 L-4 BILLUSTRATIVE SITE PLAN (COLMA CREEK ALTERNATIVE) MISSION ROAD GR A N D A V E . O A K A V E . ANT O I N E T T E L A N E EL CAMINO R E A L SUNSET TERRACE • see sheet L-6 ENHANCED BIKE TRAIL • see sheet L-5 BADEN GREEN • see sheet L-5 CORNER PLAZA • water feature • bike racksRETAIL PLAZA • decorative furnishings • enhanced paving • outdoor dining URBAN PRARIE/NATURE TRANSITION • BART easment • bike trail connections • optional multi-purpose game field • seating areas MULTI-PURPOSE TRAIL at LINEAR PARK • connection to El Camino Real • bike path • adventure playground • picnic area with barbecues • fitness equipment • site furniture • bike racks OAK AVE. EXTENSION & RETAIL FONTAGE • outdoor dining • decorative site furnishings • enhanced pedestrain and bicycle connections to future Civic Cetner and Centennial Way Trail • per El Camino Real/Chestnut Ave. Area Plan KAISER PERMANENTE FUTURE CIVIC CENTER & PARK SAN MATEO COURTHOUSE COURTYARD C2 COURTYARD C1 COURTYARD B COLM A C R E E K Centennial Way Trail ENHANCED CROSSWALKS Centennial Way Trail PROPOSED BRIDGE EXISTING BRIDGE with ART COMPONENT TRANSIT STOP BUILDING C2 BUILDING C1 SITE B NORTH SITE B SOUTH SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-1SITE DESIGN FEBRUARY 01, 2018 L-5 A15’0’30’60’BADEN GREEN ENLARGEMENT BADEN GREEN • “Golden Poppy” shade • active & passive recreation • landform with views • nod to historical setting • site interpretative signage PARK PLAZA • decorative site furnishings • trees in tree grates • enhanced paving NEW PEDESTRAIN BRIDGE • connection to bike trail & linear park ENHANCED EXISTING BRIDGE PLANTING ALONG CREEK BANK TERRACED SEATING with PARK AND CREEK VIEWS COLMA CREEK LOOKOUT • specimen tree • Baden story etched on wall GROUP HAMMOCK & BOARDWALK COLM A C R E E K MISSION ROAD RETAIL COURTYARD B PARK ENTRY • modify existing improvements • signage • bike racks • heritage Oak SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-1SITE DESIGN FEBRUARY 01, 2018 L-5 B15’0’30’60’BADEN GREEN ENLARGEMENT (COLMA CREEK ALTERNATIVE) BADEN GREEN • “Golden Poppy” shade • active & passive recreation • landform with views • nod to historical setting • site interpretative signage PARK PLAZA • decorative site furnishings • trees in tree grates • enhanced paving NEW PEDESTRAIN BRIDGE • connection to bike trail & linear park ENHANCED EXISTING BRIDGE PLANTING ALONG CREEK BANK TERRACED SEATING with PARK AND CREEK VIEWS COLMA CREEK LOOKOUT • specimen tree • Baden story etched on wall GROUP HAMMOCK & BOARDWALK COLM A C R E E K MISSION ROAD RETAIL COURTYARD B PARK ENTRY • modify existing improvements • signage • bike racks • heritage Oak SOUTH SAN FRANCISCO RFP SOUTH SAN FRANCISCO, CA SITE DESIGN FEBRUARY 01, 2018 TCA # 2017-019 50’0’100’200’3D MASSING A-1SITE DESIGN FEBRUARY 01, 2018 L-615’0’30’60’SUNSET TERRACE ENLARGEMENT COLMA CREEK DECOMPOSED GRANITE PATH • seating SUNSET TERRACE • terraced seating • sunset views FIRESIDE CHAT • public fire pit • group seating EXISTING CENTENNIAL WAY TRAIL PUBLIC BOCCE COURT VIEW LAWN • creek & meadow views • active & passive recreation COURTYARD C1COURTYARD C2 BUILDING C1BUILDING C2 URBAN PRARIE/NATURE TRANSITION • native and drought tolerant planting • meadow grasses with wildflowers • creek interperative OPTIONAL MULTI-PURPOSE GAME FIELD PLAZA with CONNECTION to MISSION ROAD • fire access lane Fi-: 9;:: �d � fw a, in :__. =kJ Z 1 2 3 FILE NO 071280 RESOLUTION NO. 55 �Q [Sale of Surplus Real Property Located in the City of South San Francisco] Resolution approving an Agreement For Sale of Real Estate between the City and 4 County of San Francisco and The Redevelopment Agency of the City of South San 5 Francisco pertaining to approximately 13.64 acres of land located in the vicinity of i 6 ! Chestnut Avenue and El Camino Real in the City of South San Francisco; adopting 7 findings that the transaction is categorically exempt from environmental review and is 8 i consistent with the City's General Plan and Eight Priority Policies of City Planning 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Code Section 101.1; and authorizing the Director of Property and/or the General Manager of the San Francisco Public Utilities Commission to execute documents, make certain modifications and take certain actions in furtherance of this Resolution. WHEREAS, The City and County of San Francisco ("CCSF") owns approximately 13.64 acres of land (the "Property") located in the vicinity of Chestnut Avenue and El Camino Real in the City of South San Francisco which is under the jurisdiction of the San Francisco Public Utilities Commission ("SFPUC"); and, WHEREAS, The SFPUC issued a request for proposals/qualifications on February 13, 2004 for the sale of the Property and provided notice thereof to local public entities in accordance with California Government Code Section 54200 et. seq.; and, WHEREAS, The Redevelopment Agency of the City of South San Francisco (the "Redevelopment Agency") responded to SFPUC's notice; and, WHEREAS, The SFPUC and the Redevelopment Agency have negotiated an Agreement For Sale of Real Estate (the "Agreement") pursuant to California Government i "Real Estate — BOARD OF SUPERVISORS I I Page 1 9/6/2007 J.\Share'olde0007\I Pitt— 9nn7%ri,4R our Republic Metropolitan has requested that City staff amend a portion of the project description in the Staff Report. The changes to the text clarify the proposed height and number of residential and retail parking spaces identified in the ReMet Proposal. Original Text Republic Metropolitan The project team includes Republic Family of Companies/ReMet, Mercy Housing, Swinerton Builders, BDE Architects, and SWA Land Planning and Landscape Architecture. Republic Metropolitan's proposal includes 639 rental units, of which 28 percent will be affordable, and approximately 700 parking spaces. The affordable units will be constructed in a stand-alone, purpose-built development by Mercy Housing. The assumed building heights are 85 feet. They also propose 3,500 square feet of retail space, and a 5,000 square foot child care center. See Attachment 11 for the proposal. Revision Text Republic Metropolitan The project team includes Republic Family of Companies/ReMet, Mercy Housing, Swinerton Builders, BDE Architects, and SWA Land Planning and Landscape Architecture. Republic Metropolitan's proposal includes 639 rental and/or for -sale units, of which 28 percent will be affordable, and approximately 720 residential and 42 surface retail parking spaces. The affordable units will be constructed in a stand-alone, purpose-built development by Mercy Housing. The assumed building heights are 75 feet. They also propose 3,500 square feet of retail space, and a 5,000 square foot child care center. See Attachment 11 for the proposal. 1 2 3 Code Section 54220 et seq., a copy of which is on file with the Clerk of the Board of Supervisors in File No. 07128Qand, WHEREAS, SFPUC Real Estate Services engaged the services of Keyser Marsten 4 !I Associates, Inc. to determine the fair market value of the Property; and 5 WHEREAS, The fair market value of the Property was determined to be $21,060,000, 6 which value has been approved by both the SFPUC and the Director of Property; and, 7 WHEREAS, The SFPUC pursuant to Resolution No. 07-0138 adopted July 24, 2007 8 determined that the Property was no longer needed for operational needs, declared this 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Property as surplus, and approved its sale for $21,060,000 pursuant to the Agreement; and, WHEREAS, The Director of Planning, by letter dated September 16, 2004, found that sale of the Property is categorically exempt from environmental review under CEQA and is consistent with the City's General Plan and with the Eight Priority Policies of City Planning Code Section 101.1, a copy of which letter and findings are on file with the Clerk of the Board of Supervisors in File No. 07128o and are incorporated herein by this reference; now, j therefore, be it i RESOLVED, That the Board of Supervisors of the City and County of San Francisco hereby finds that the City's execution and performance of the Agreement is consistent with the City's General Plan and with the Eight Priority Policies of City Planning Code Section 101.1 and is categorically exempt under CEQA for the same reasons as set further in the letter of the Director of Planning, dated September 16, 2004, and hereby incorporates such findings by reference as though fully set forth in this resolution; and, be it FURTHER RESOLVED, That the Board of Supervisors finds that no substantial changes have occurred with respect to the proposed sale of the Property pursuant to the Agreement since the date of the letter from the Director of Planning; and, be it **Real Estate — BOARD OF SUPERVISORS Page 2 9/6/2nn7 1 2 FURTHER RESOLVED, That the Board of Supervisors hereby approves the Agreement and the transactions contemplated thereby, and authorizes the Director of 3 Property to execute and deliver the Agreement in substantially the form presented to the 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Board and to take the actions required to be performed by the City in the Agreement; and be it FURTHER RESOLVED, That the Board of Supervisors hereby authorizes the Director )f Property to take any and all other steps (including, but not limited to, the execution and Delivery of any and all certificates, certificates of acceptance, agreements, notices, consents, escrow instructions, closing documents and other instruments or documents) she or the City Attorney deem necessary and advisable to effectuate the purpose and intent of this Resolution: and be it FURTHER RESOLVED, That the Board of Supervisors hereby authorizes Director of Property to enter into any amendments or modifications to the Agreement, including without limitation, the modification or completion of exhibits, and other related documents (including any document related to easement rights to be reserved in favor of CCSF pursuant to the Agreement) that the Director of Property determines, in consultation with the City Attorney, are in the best interest of the City and do not materially increase the obligations or liabilities of the City, are necessary or advisable to effectuate the purposes of the Agreement or this Resolution, and are in compliance with all applicable laws, including City's Charter. Recommended: Amy L. Brown Director of Property '"Real Estate — BOARD OF SUPERVISORS Page 3 9/6/2007 .1 \Snareroid-70NU.Ritter 2007\6136 PUC Chestrut Ave. RES. doc f S e d RhL �� ~ .' `� �."' � � E„i., .,i✓� .. 1_� t�11 f�� r t � � �� !, ` 7 ?, �� iY �e (I,�jt�� l , THE ECOL091(fAL BA LgNct:� of w lL.DLI PF s/-fatILD !�E PRC)fiEC- I-E(454�11VSf FURTHER a, NESE&VE I N -t HERC rvArL)RALs'r�fie THL� Few RE ftMfNy A/eff5 TH/}Y HRvE Nof BEEN DEvFL.U/'Ep Qy MAN 3 CfJ�IRoNMENtRL t Mp/g(f T RE/r)gTS O R At EG1 T/ U- FoR f I-rzF t\1 r�tviC- VV S. PRE -StP VE AND 4Dp TO PU81-1c OPEN SP�e >, ACaviR AND pt1/C-LO/"' NiSV PvBL IC Own/ SRIIC-e /A/ Ex I 5TrN51 RC-SIDE-NtlfiL Ivy is /-� goplj po.b s �. PR�Sr-RVrPt)P�jc z��IIN� plS7'RIC7� l�� P C1tY OF Souff{ SgN FRf}NGISGO aQIS �ENEE5WDFR5 A�mitiiSfi2r�Tiv� �ss�S��N� 1� /V\ AI L, Question 1 Which do you represent? 100% 80% 60% 40% 20% 0% Attachment 5 PUC Site Community Survey Results Updated May Z 2018 - Current Prospective Employee in Other Employee Former resident resident SSF outside of SSF resident Answer Choices Responses Current resident 81% 249 Prospective resident 8% 24 Employee in South San Francisco 5% 14 Other 4% 11 Employee outside of South San Francisco 2% 6 Former resident 1% 4 Answered 308 Skipped 0 Question 3 If you are interested in parks and open space, which are most important to you? Centennial Way improvements Green or expansive lawns Tot lot (kids playground) Dog park Exercise equipment 0 1 1 2 2 3 3 4 4 5 5 Score Centennial Way improvements 43% 26% 19% 8% 4% 3.96 Green or expansive lawns 29% 24% 16% 12% 19% 3.32 Tot lot (kids playground) 23% 23% 22% 20% 11% 3.27 Dog park 10% 12% 21% 26% 32% 2.42 Exercise equipment 7% 15% 19% 28% 30% 2.4 Answered Skipped 245 63 Question 4 If you would like to see more retail in this neighborhood, which types of retail businesses are most important to you? 100 80% 60% 40% - 20% 0%- o`b y°�e r°Q ��y� a`e `°�� c`�o� `aye aNO � �.``e SQ 5 �\ea Jaa� a��y OJT \°°a O �a ■ Important Neutral a Not Important Not Important Neutral Important Total Restaurant 27% 16% 57% 220 General store 30% 20% 50% 222 Coffee shop 34% 22% 44% 218 Quick -service rest 43% 23% 34% 213 Local maker space 42% 23% 34% 203 Drug store 42% 24% 34% 211 Dry cleaning 66% 21% 13% 198 Doggy day care 78% 10% 12% 199 Nail or hair salon 74% 13% 12% 202 Answered Skipped 240 68 Question 5 The City is required, in accordance with redevelopment agency dissolution law and the City's adopted Housing Element, to permit high -density mixed -use development on the PUC Site. The City hopes to bring a development that fits into the community. If you are concerned about development on the PUC Site, what are your biggest concerns? Traffic congestion Height of buildings Insufficient affordable housing Parking for new residents Development on Mission Road Services for new residents New range of housing types New households in the area 0 1 1 2 2 3 3 4 4 5 5 6 6 7 7 8 Score Traffic congestion 31% 33% 16% 6% 4% 5% 5% 1% 6.41 Height of buildings Insufficient affordable housing 33% 34% 26% 11% 9% 9% 5% 13% 3% 9% 4% 8% 6% 6% 15% 10% 5.7 5.49 Parking for new residents 5% 13% 35% 19% 9% 12% 5% 3% 5.17 Development on Mission Road 5% 7% 13% 15% 24% 13% 13% 10% 4.13 Services for new residents 1% 5% 10% 20% 20% 23% 13% 8% 3.85 New range of housing types 7% 11% 5% 10% 7% 13% 17% 30% 3.43 New households in the area 1% 2% 8% 13% 21% 14% 27% 14% 3.29 Answered Skipped 258 50 n a■ %z 0 O ♦ ♦+ ol� cn c 0 n CD O MON CD n I< E� c n E� ;W O L. to C.) cc ME c ca FL oil O E ca U w O cn O O O '101Q i cc OL 3 O 0 .O to I" O V ca U. cn CPS ft O CD m 0 ca O O c� cn O OL ca O cn 0 .cc CL cn Q � U � t0 v •— a Q U � a CO Q) c .Ct$ O U. 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D O w O O O O CL _ E mn N O a--i E S C9 co AS co E p Co O + +-J a� L � � �— O Cc CL O Jc o .� LL L o o OQ o 000 coo 0 0 0 .Ll u -�, o CD 0 CD r CD o 0 CDOL CD c n � CD CD CD -• CD OL 0 SD W c 0 0 -h r+ O v N CZD U) CD < CD Cl) c 0 3 f"F 0 o 0' 3 0 C D CD CD cn = o o a-1 0 m o - o cD M -� o con o m m w� 0 � c N g � CDcr o 0 o (p � m as cn CD � o c _. Dm a v c: CD �' CD o o cn o- vi oa cm � • CD E 0 0 a Sao to co z .cn v a� E O IQD ca w W OE E O 0 Y, E3 E3 CD 0 ED) a� 0 so z cr oftooft wafts CD so 0 0 0 S-12 v CD CD O 73 CD MMI MMI CD Cl) CD 0) r+ O City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-375 Agenda Date:5/2/2018 Version:1 Item #:2. Closed Session: Conference with Real Property Negotiators: (Pursuant to Government Code Section 54956.8) Properties: PUC Site (APN 093-312-060) City Negotiators: Alex Greenwood, Nell Selander, and Mike Lappen Negotiating Parties: City Council and Successor Agency to the former South San Francisco Redevelopment Agency and AGI/KASA Partners, Blake Griggs, Republic Metropolitan, and SummerHill Housing Group. Under Negotiations: Price and terms for disposition of the property City of South San Francisco Printed on 4/27/2018Page 1 of 1 powered by Legistar™ CITY OF SOUTH SAN FRANCISCO SPEAKER CARD / To address the City Council, please complete this card and submit it to the City Clerk Speaker comments are hinited to three (3) minutes Please indicate Ivinch item you'd like to speak on: Il Public Comments, or 2)_L6 _Age da Item �!1 XDate`f R Name: Pronounced: Address (optional CITY OF SOUTH SAN FRANCISCO SPEAKER CARD Z To address the City Council, please complete this card and submit it to the City Clerk Speaker comments are limited to three (3) minutes Please indicate which item you'd like to speak on: 1) Public Comments, or 2) Agenda Item Name;Date: 5/2, Pronounced: Address (optiona CITY OF SOUTH SAN FRANCISCO SPEAKER CARD �— I To address the City Council, please complete this card and submit it to the City Clerk Speaker comments are limited to three (3) minutes Please indicate which item you'd like to speak on: Public Comments, or ) Agenda Item Name: i'i i� t< C 0 Date: �4 ; 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