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HomeMy WebLinkAbout2018-07-16 e-packet@6:00Monday, July 16, 2018 6:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Hall, City Manager's Conference Room 400 Grand Avenue, South San Francisco, CA Housing Standing Committee of the City Council and Planning Commission Special Meeting Agenda July 16, 2018Housing Standing Committee of the City Council and Planning Commission Special Meeting Agenda NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the City Council and the Planning Commission Housing Standing Committee of the City of South San Francisco will hold a Special Meeting on Monday, July 16, 2018, at 6:00 p.m., at City Hall, City Manager's Conference Room, 400 Grand Avenue, South San Francisco, California. Purpose of the meeting: Call To Order. Roll Call. Public Comments. MATTERS FOR CONSIDERATION Presentation of Downtown South San Francisco Parking Garage Number 2 site concept at 201 Baden Avenue. (Justin Lovell, Public Works Administrator, Public Works Department) 1. Motion to change the regular meeting time of the Housing Committee of the City Council and Planning Commission from 3:00 p.m. to 6:00 p.m. on the first Monday of each month. 2. Motion to approve the Minutes from the meeting of June 18, 2018.3. Report regarding interviews of developers for the retired Firehouse located at 201 Baden Avenue, a City of South San Francisco owned site, and selection of a recommended preferred developer and alternate developer. (Julie Barnard, Economic Development Coordinator, Economic and Community Development Department) 4. CLOSED SESSION Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Property: 201 Baden Avenue Agency Negotiators: Alex Greenwood, Nell Selander, and Julie Barnard Negotiating Parties: City of South San Francisco and Firehouse Live/Work, Old Firehouse Partners, and KASA Partners Under Negotiation: Price and Terms 5. 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 #:18-633 Agenda Date:7/16/2018 Version:1 Item #:1. Presentation of Downtown South San Francisco Parking Garage Number 2 site concept at 201 Baden Avenue. (Justin Lovell, Public Works Administrator, Public Works Department) RECOMMENDATION Staff recommends that the Housing Subcommittee of the City Council and Planning Commission receive a presentation on the Downtown South San Francisco Parking Garage Number 2 site concept at 201 Baden Avenue. BACKGROUND/DISCUSSION In December 2014,the City received a grant through the City/County Association of Governments of San Mateo County (C/CAG)to study current and future parking needs within the downtown Priority Development Area (PDA),as well as potential impacts of new development spurred by the Downtown Station Area Specific Plan.The consultants conducting the study,CDM Smith (Consultant),reviewed existing parking conditions, and forecasted parking demand in the short-term (three-year period)and long-term (ten-year period).The parking study found that by 2026 an additional 228 parking spaces in the downtown would be needed during the lunch hour, 12:00 p.m. to 1:00 p.m., and during the dinner rush, 6:00 p.m. to 8:00 p.m. As part of the Fiscal Year 2017-18 Capital Improvement Program (CIP),the City Council approved Parking Garage Number 2 planning as a CIP project.Staff contracted with Kimley Horn to conduct the planning phase of a new downtown parking garage.Part of the planning phase was to validate the parking occupancy results of the 2016 parking study and then assist staff with recommending the best site for a second parking garage in the downtown. The occupancy study was conducted on one weekday and one Saturday between the hours of 8:00 a.m.and 9:00 p.m.The Kimley Horn study found that the peak trends followed the 2016 study and saw a higher level of occupancy than what was found in 2016.Based on the parking occupancy data they determined that the second garage would be best located south of Grand Avenue. Kimley Horn also evaluated the impact of parking demand an upgraded Caltrain station.They found that while ridership at the South San Francisco may increase with a new station,the new riders would most likely walk to the station and would have a minimal impact on parking demand. The planning process to identify the second parking garage iis still ongoing,and there is no identified site yet. However,understanding that the proposals for sale and development of 201 Baden Avenue have been received, staffs wanted to first determine if the Old Fire Station at 201 Baden would be a suitable location for the parking garage.Kimelley Horn evaluated the site (see attachment 1)and found that is not ideal because it could only provide approximately 162 additional parking spaces, well short of the 228 that would be needed by 2026. Below is the site evaluation for 201 Baden Avenue: Key Attributes City of South San Francisco Printed on 7/12/2018Page 1 of 2 powered by Legistar™ File #:18-633 Agenda Date:7/16/2018 Version:1 Item #:1. ·One entry/exit location off Baden Avenue on the north side of the garage. ·±20,000 square foot site footprint. ·Two east-west oriented parking bays with standard (8.5 foot by 18 foot) 90-degree parking spaces. ·Two internal parked-on ramps along both parking bays at a grade of approximately 6.0%. ·Four levels (one at-grade level, three elevated levels) of parking providing approximately 162 parking spaces. Note that this total does not account for loss of spaces due to motorcycle and bicycle parking and utility and storage rooms. Issues and Other Considerations ·Approximate number of parking spaces that the site can provide falls short of the 228 spaces needed. ·Site is located further away from the main downtown area and area of highest parking demand, which may result in a lower garage usage. ·Due to the size of the lot, end bay parking could not be accommodated in the garage. This is due to the length of ramp that was needed to minimize the grade in order to be parked on ramps. The lack of end bay parking decreases the efficiency of the garage. ·The old fire station building would need to be demolished for this garage to be constructed, and would add significant cost to the project. CONCLUSION Kimley Horn’s study determined that 201 Baden Avenue is not the best location for the Parking Garage Number 2.Staff will continue to work with Kimley Horn to evaluate other potential locations that would better accommodate the estimated future parking demand. Attachments: 1.201 Baden, Old Fire Station Parking Garage Concept 2.PowerPoint Presentation City of South San Francisco Printed on 7/12/2018Page 2 of 2 powered by Legistar™ PA R K I N G S T A L L C O U N T S U M M A R Y LE V E L SP A C E S (9 ' x 1 8 ' S T A L L S ) AR E A ( S F ) PA R K I N G EF F I C E N C Y GR O U N D L E V E L 28 1 3 6 3 5 4 8 7 LE V E L 2 50 1 9 3 4 1 3 8 7 LE V E L 3 5 0 1 9 3 4 1 3 8 7 LE V E L 4 33 1 3 6 4 0 4 1 3 TO T A L 16 1 6 5 9 5 7 4 1 0 TH E T O T A L N U M B E R O F S P A C E S H A S N O T B E E N R E D U C E D T O A C C O U N T F O R LO S S O F S P A C E S D U E TO M O T O R C Y C L E A N D B I K E P A R K I N G , A N D U T I L I T Y / S T O R A G E R O O M S . * * SO U T H S A N F R A N C I S C O PA R K I N G G A R A G E N U M B E R 2 Pr e s e n t a t i o n t o H o u s i n g S u b c o m m i t t e e Ju l y 1 6 , 2 0 1 8 2 Do w n t o w n P a r k i n g D i s t r i c t 3 Pa r k i n g S i t u a t i o n 2 0 1 6 We e k d a y 1 2 P M O c c u p a n c y Pa r k i n g C o m p a r i s o n 5 Pa r k i n g S i t u a t i o n 2 0 1 8 We e k d a y 1 2 P M O c c u p a n c y Te m p o r a r y l o s s d u r i n g co n s t r u c t i o n 6 20 1 B a d e n A v e n u e – O l d F i r e S t a t i o n Qu e s t i o n s ? 7 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-614 Agenda Date:7/16/2018 Version:1 Item #:2. Motion to change the regular meeting time of the Housing Committee of the City Council and Planning Commission from 3:00 p.m. to 6:00 p.m. on the first Monday of each month. RECOMMENDATION Staff recommends that the Housing Committee of the City Council and Planning Commission (“Committee”) approve, by motion, changing the regular meeting time of the Committee from 3:00 p.m. to 6:00 p.m. on the first Monday of each month. BACKGROUND/DISCUSSION Past practice has been for the regular meeting of the Committee to be scheduled for 3:00 p.m. on the first Monday of each month and for the meeting to be held in the City Manager’s Conference Room on the second floor of City Hall at 400 Grand Avenue in South San Francisco. From time to time, Special Meetings are held to accommodate lengthier subject matter, Council and Planning Commission schedules, and holidays. Since meetings at 3:00 p.m. fall during the work-day for many South San Francisco residents, the Committee directed staff to instead schedule Committee meetings for 6:00 p.m., with regular meetings to be held on the first Monday of each month in the City Manager’s Conference Room. CONCLUSION To formally reschedule regular meetings of the Committee, staff recommends approving, by motion, the change of the regular meeting time of the Committee to 6:00 p.m. on the first Monday of each month in the City Manager’s Conference Room. City of South San Francisco Printed on 7/12/2018Page 1 of 1 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-645 Agenda Date:7/16/2018 Version:1 Item #:3. Motion to approve the Minutes from the meeting of June 18, 2018. City of South San Francisco Printed on 7/12/2018Page 1 of 1 powered by Legistar™ 1.Call to Order.TIME:6:08p.m. 2.Roll Call.PRESENT:Mayor Pro Tem Matsumoto, Planning Commissioners Faria, Wong and Shihadeh. CouncilmemberAddiegoarrived at 6:08 p.m. 3.Public Comments. None. Matters for Consideration 1.Motion to approve the Minutes from the meetings of March 12, 2018, March 13, 2018, March 20, 2018 and May 7, 2018. Motion –Planning Commissioner Faria/ Second –Planning Commissioner Wong:to approve the Minutes from the meetings of March 12, 2018, March 13, 2018, March 20, 2018 and May 7, 2018. Approved by roll call vote: 
 Yes: 5 -Mayor Pro Tem Matsumoto, and Councilmember Addiego, Planning Commissioners Faria, Planning Commissioner Wong, and Planning Commissioner Shihadeh.
 
 2.Report regarding inclusionary housing policies, City-owned property, commercial linkage fee timeline, and other housing programs. (Nell Selander, Economic & Community Development Deputy Director) Deputy Director Selander introduced Josh Abrams ofFeredin Driscoll,Jake Kraft of Century Urban, Director Alex Greenwood, and Management Analyst Deanna Talavera. Mayor Pro Tem Matsumoto asked the intended outcome of the meeting.Deputy Director Selanderstated the goal was to reach consensus on a path forward for inclusionary housing MINUTES SPECIAL MEETING OF THE HOUSING STANDING COMMITTEE OF THE CITY COUNCIL AND PLANNING COMMISSION CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting will be held at: CITY MANAGER’SCONFERENCE ROOM 400 GRAND AVENUE SOUTH SAN FRANCISCO, CA MONDAY, JUNE 18, 2018 6:00 p.m. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 2 and to report requested information back to the committee from the previous Housing Committee meeting. Deputy Director Selander discussed the Committee’sconversations on inclusionary housing and commercial linkage fees. She stated staff was working with StrategicEconomics to update the nexus study and feasibility analysis from 2015 and that an ordinance would be presented to the Planning Commission for recommendation and then on to Council for consideration. She provided a brief timeline for theordinance. She discussed live/work units and provided brief history of the units. Planning Commissioner Faria inquired if the ordinance would need to be changed with the value of the living units.Jake Kraft, Century Urban, explained that the ordinance did not set incomelimits but did have requirements regarding occupation and work being done inside of the unit. He stated that the City’s development restrictions resulted in negative effects for the community. He discussed different strategies used to work around the ordinance. Deputy Director Selander discussed the for-saleprices of housing units. She informed the Committee that the price per square foot of for sale units in the City were in line with what was estimated in the previous housing peak. She went on to discuss City fees including the fee estimate and breakdown of development impact fees. Planning Commissioner Wong asked if fees would scale down for smaller projects. Deputy Director Selander informed him that the fees would not be scaled down significantly due to the park fee being scaled to development size. Deputy Director Selander discussed prevailing wage and impact fee reductions. Mayor Pro Tem Matsumoto inquired about the rise of prevailing wage.Director Greenwood stated prevailing wage had risen eight percent each year for the pastthree years. He suggested the Committee approachthe numbers with skepticism because they were averaged over different types of construction. He stated the eight percent was given for all types of residential construction. PlanningCommissioner Faria questioned the fluctuation of construction and prevailing wage prices. Director Greenwood stated volatility of steel and construction material prices were expected to continue. Deputy Director Selander discussed reduction ofimpact fees on affordable units versus all units. Josh Abrams added that State or outside dollarscould not be leveragedwhile reducing impact fees. Council Member Addiego asked if implementation of afee reduction would activate prevailing wage. Deputy Director Selander explained that one off reductions created waivers. Director Greenwood provided examples of instances triggering prevailing wage. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 3 Mayor Pro TemMatsumoto asked reducing or waiving a fee would trigger prevailing wage. Deputy Director Selanderconfirmed that it would and stated the idea was to create a uniform policy In response to Council Member Addiego, Deputy Director Selander stated complete elimination of fees would not be considered a gift. She discussed the City Ventures town home project utilizingthe State Density Bonus and that using the land for the PUCproject for town homes would have resulted in far less units. Deputy Director Selander recapped the staff recommendation provided in February 2018. Council Member Addiegoinquiredabout the time in between increases in the inclusionary agreement. Deputy Director Selander explained the purpose of the time between increases to let the market adjust to the effects of the new requirement and that an immediate jumpto 10% inclusionaryratemight affect the feasibility of some projects. Deputy Director Selander discussed the projects included in the development pipeline. Mayor Pro Tem Matsumoto inquiredon the meaning of “under review.” Deputy Director Selander explained the projects under review had submitted a planning application but had not yet been approved and was going through the entitlement process. Mayor Pro Tem Matsumoto then inquired on what would affect the projects in the project pipeline. Deputy Director Selander statedit wasdependent on the effective date and the Committee had discretion to determine thedate. Deputy Director Selander discussed City owned and controlled properties. Council Member Addiego and Planning CommissionerWong asked about the parcel located off of South San Francisco Drive.Director Greenwood stated the parcel was deeded to the City forpotential future open space as part of the development agreement but had grading issues. Mayor Pro Tem Matsumoto asked who deeded the parcel to the City.Director Greenwood stated he believed it was deeded by Jack Meyersto the Citywith the Terra Bay Community Center. DeputyDirector Selander discussed properties removed from the list due to undevelopable characteristics. Council Member Addiego asked aboutthe parking lot. Deputy Director Selander clarified it was the Gardener Lot/Parking Lot open space. Deputy Director Selander stated staff would work on an overarching policy to cover all City properties. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 4 Sam Greason, Bella Vista Development Company, introduced his company and its application for a development of 240 apartment dwellings. He gave a brief description of the application process and noted an inclusionary requirement would greatly impact developers and projects.He noted examples of fee increases in neighboring cities causing builders to abandon developments. He discussed the impact of AB1505. He urged the Committee exempt projects in the pipeline from the inclusionary rate, supported staff’s proposal to start at 5% inclusionary, ramping up theinclusionary rateovera year, and lowering the City’sin lieu fee. Council Member Addiego asked projections on building prior to declining rents. Mr. Greason stated the City needed 12,000 housing units to reach equilibrium and surrounding communities would need to partake in the building. He noted disincentives for developers and suggested a commercial linkage fees to ease the burden of the fees on developers. Daniel Valverde, Housing Leadership Council, supported commercial linkage fees; suggested the fees be applied to developments not in the pipeline; that the ordinancetake effect within six months to a year; and that the Councilhave the ability to modify based on development availability. Planning Commissioner Wong inquired on the cap rates that the developers used in comparison to historical data. Jake Kraft, Century Urban,stated cap rates hadtraditionally been declining and recently stayed steady. Planning CommissionerWong inquired on the reliability of the rate used in the analysis. Mr. Kraftstated the rates were based on data collected from current situations. Deputy Director Selander stated five-year check-ins were standard. Mr. Kraft explained that projects would become less valuable if cap rates increased and the inclusionary rate would be harder to implement. Mayor Pro Tem Matsumoto inquired onthe number of projects in the City’spipeline. Deputy Director Selander clarified that there were 119 affordable units in the pipeline. Mayor Pro Tem Matsumoto stated she would settle for a 15% inclusionary rate, but her target was 20%. She reflected on homelessness. Council Member Addiego concurred with Mayor Pro Tem Matsumoto and reflected on his experience in Boston. He stated a 15% inclusionary rate could potentially harm growth. Mayor Pro Tem Matsumoto stated she would not agree with a 5% inclusionary rate. She stated townhomes were expensive to build and residents of certain projects might have difficulty accessingthe transportation. She stated the City would need topartner and work with leaders in the community to reach agreements on fees and rates. Council Member Addiego discussed jobs for union workers. Planning Commissioner Faria agreed that the inclusionary rate would need to be an evolving rate. Council Member Addiego added that theCity wasnot in control of prevailing wage. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 5 Mayor Pro Tem Matsumoto stated that lowering fees would automatically trigger prevailing wage. Deputy Selander reiterated that a standard policy that reduced fees would not implement the prevailing wage but a gift of public funds outside of the regular fee schedule wouldtrigger prevailing wage. Council Member Addiego encouraged conversation on the fees that were included in developing housing. Mayor Pro Tem Matsumoto reflected on her meeting with other cities regarding building affordable housingand stated she would continue to push for affordable housing with surrounding cities. Planning Commissioner Faria empathized with residents that would have to vacate their residencies but also stated that no one would be helped if there was no development at all due to excessive fees. Mayor Pro Tem Matsumoto reflected on the building of biotech and development fees. She stated most developers could absorb the BMR’sona small number of units. Council Member Addiego stated 50,000 units would need to be builtto double existing stock. Mayor Pro Tem Matsumoto mentioned higher density buildings and the impacts of heights. She mentioned the families that were being displaced by the non-affordable housing. She stated that she would not accept a 5% inclusionary rate with a gradual increase. Planning Commissioner Wong stated that he was disheartened by the number of affordable housing units created in recent years. He expressed concern with waiting toolong to implement a solution. Council Member Addiego discussed the option of a 10% inclusionary rate while reducing fees. Deputy Director Selander anticipated concern with increasing fees and suggested 10% inclusionary rate with fee reduction to mitigate the push back from developers. Mayor Pro Tem Matsumoto stated she did not agree with the proposition. Planning Commissioner Shihadeh stated the City had no control of the contractors. He stated resident should notbe misplaced by unaffordable housing and that affordable housing needed to be feasible for developers, residents, and the City. Council Member Addiego mentionedlinkage fees for restaurants and retail businesses on the west side of town in comparison to the east side of town. Deputy Director Selander noted the financial feasibility model was being redone on the commercial linkage fee because the industry was doing so well and that the fee rates would change based on current numbers. She stated the nexus study was not being redone because the maximum range still encompassed the rates. Mayor Pro Tem Matsumoto stated the housing job balance would need to be met. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 6 Council Member Addiego discussed consideration of a head tax for employers. Deputy Director Selander described the per head tax that was implemented in Seattle,Washington and its impacts. Deputy Director Selander stated the development pipeline would provide large numbers of affordable projects. Council Member Addiego inquired on the commercial linkage and the impacts of building six million square feet. DeputyDirector Selander explained the use of $120,000 per unit as a City subsidy required on a fully affordable unit. Deputy Director Selander suggested discussion and consensus onthe minimum inclusionary rate. The Committeeagreed that 10% was a fair starting rate. Deputy Director Selander asked Committeeif it would like staff to report back to it or to go directly to the Planning Commission with the ordinance.Mayor Pro Tem Matsumoto suggested taking the ordinance to Councilbefore the Planning Commission. Deputy Director Selander stated that the commercial linkage fee could be implemented by November2018. Mayor Pro Tem Matsumoto anticipated the fee would be well received by the Council. Director Greenwood mentioned timepressure due to the units already in the pipeline. He suggested a memo to the Council on the commercial linkage fee and present it to the Planning Commission. He confirmed that the Committeewanted to grandfather in current pipeline projects, subject new projects to the ordinance, and analyze the possibility of fee reduction to accompany the minimum inclusionary rate (10%) gradually increasedto 15%. Council Member Addiego confirmed that there would be no BMRrequirement for the next six months.Deputy Director Selanderstated any approvedor under construction projects would not pay the fee. Council Member Addiego suggested enacting a 5% inclusionary rate as soon as possible to hold developers responsible. Director Greenwood suggested speaking with the City Attorney regarding a retroactive effective date and informing the developmentcommunity. Mayor Pro Tem Matsumoto confirmed the projects that would be impacted by the fee and inclusionary rate. Director Greenwood stated that the development on 410 Noir was just beginning the review process. JOINT HOUSING STANDING COMMITTEE MEETING JUNE 18, 2018 MINUTES PAGE 7 Deputy Director Selander stated the Committeecould revisit the inclusionary rate and commercial linkage fee with the entire City Council. Adjournment Being no further business the meeting was adjourned at 7:30p.m. Submitted by:Approved by: Gabriel Rodriguez, Deputy City Clerk Karyl Matsumoto,Mayor Pro Tem City of South San Francisco City of South San Francisco City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-357 Agenda Date:7/16/2018 Version:1 Item #:4. Report regarding interviews of developers for the retired Firehouse located at 201 Baden Avenue,a City of South San Francisco owned site,and selection of a recommended preferred developer and alternate developer. (Julie Barnard, Economic Development Coordinator, Economic and Community Development Department) RECOMMENDATION Staff recommends that the Joint Housing Subcommittee (“Subcommittee”)interview the three developer teams that submitted proposals in response to the Request for Proposals for the Old Firehouse,and make recommendations to City Council for a selected developer and alternate developer. BACKGROUND This report provides background information on the developer solicitation process for the 201 Baden Avenue (otherwise known as the “Old Firehouse”) property. Descriptions of each developer proposal are also presented. Site Description The Old Firehouse is comprised of three contiguous City owned parcels with a combined size of approximately 22,500 square feet.It is located in the heart of the City’s downtown one block from Grand Avenue and two blocks from the new Caltrain Plaza.The site presents Transit-Oriented Development (“TOD”)possibilities that maximize the use on this site. The Old Firehouse was retired from use for some time and has since been used for storage by the neighboring business owner,Giorgi Brothers.The tenant has recently found a new location for storage and plans to vacate by October 2018. The site presents some development challenges,most notably;there is a sewer trunk line that traverses the site. Any development that occurs on the site requires the trunk line to be rerouted. Downtown Station Area Specific Plan The zoning for the site is Downtown Transit Core (“DTC”).This sub-district was established by the Downtown Station Area Specific Plan (“Downtown Plan”)which was adopted by Council in 2015.Earlier this year, Council approved the increase of residential densities on this zoning from 120 dwelling units per acre to 180 dwelling units per acre. The plan supports this upzoning: “The Downtown Transit Core sub-district is intended to provide sites for mixed-use development at high intensities in proximity to the Caltrain Station.It encourages active ground floor uses and high intensity development that will generate pedestrian traffic in the area.The Downtown Transit Core sub-district flanks the Grand Avenue Core sub-district which will be the epicenter of Downtown commercial uses.The Downtown Transit Core District,will provide additional population and activities to support Grand Avenue uses, increase Caltrain transit ridership, and provide housing with high amenity value for new residents.” Active uses encouraged on the ground floor,per the Downtown Plan and other permissible land uses in the City of South San Francisco Printed on 7/11/2018Page 1 of 5 powered by Legistar™ File #:18-357 Agenda Date:7/16/2018 Version:1 Item #:4. Active uses encouraged on the ground floor,per the Downtown Plan and other permissible land uses in the DTC include: ·Multi-unit Residential (rental or condo units)* ·Grocery Store/ Supermarket ·Cultural Institutions ·Commercial Entertainment and Recreation* ·Eating and Drinking Establishments ·Retail Sales ·Offices ·Clean Technologies* ·Handicraft/Custom Manufacturing* ·Research and Development* ·Hotels* (*Requires the approval of a Use Permit) DEVELOPER SELECTION PROCESS In order to dispose of the Old Firehouse,on September 14,2017,the City issued a Request for Qualifications (“RFQ”)for a well-qualified development team to create a high-quality,mixed-use,transit-oriented development on the Old Firehouse (Attachment 1).In November 2017,four development teams responded. Staff conducted a paper screen on the responses and reduced to a shortlist of three finalists.The three RFQ responses submitted in November 2017 are found in Attachments 2-4.The shortlisted teams were invited to respond to a Request for Proposals (“RFP”),in February 2018,which provided an opportunity to refine their proposals and to submit price and terms, see Attachment 5. The City received the responses to the RFP in April 2018.Staff had some follow up questions for two of the three development teams.Staff met briefly,via conference calls,with these two teams and requested that refine their submissions and resubmit within a month of the meetings.The RFP submissions will be discussed in closed session. DISCUSSION Attachment 5 provides an overview of each team’s proposal and responsiveness to the RFQ. Summary of Developer Proposals The full RFQ proposals have been modified slightly by each development team.These revised proposals were submitted with the confidential price and terms and therefore cannot be included as an attachment;however the summaries of the proposals can be outlined in this report and are contained in Attachment 6. City of South San Francisco Printed on 7/11/2018Page 2 of 5 powered by Legistar™ File #:18-357 Agenda Date:7/16/2018 Version:1 Item #:4. Firehouse Live/Work This is a joint partnership with Group 4 Architects and Lawlor Land Use. Proposal concept:Retain the firehouse for office/commercial (for occupancy by Group 4 and other businesses)and develop residential units and some new retail in the current undeveloped space. Ideal tenants:Locally sourced food and beverage establishments or creative new experiences not currently found in the downtown area. Total Number of Units:24 units (studios - 2 bedroom units) BMR Units:Will comply with the Inclusionary Housing Ordinance Retail Space:9,800 square feet The proposed development does not meet the minimum residential densities for the lot size.To meet the minimum density of 80 dwelling units per acre (du/ac)the site would need 40 units.The developer is unable to subdivide the property and still meet minimum lot frontages and comply with the Subdivision Map Act.The developer can pursue the proposal but would require a variance from the minimum density regulation.The variance requires Planning Commission approval if the applicant is able to make convincing findings in accordance with the South San Francisco Municipal Code 20.500.004 Required Findings. Old Firehouse Partners The project team is a joint venture between M² Realty Partners & OTRE Investments. Proposal concept:Rretain the firehouse for office/commercial. Ideal tenant:Co-working space for the office component and café/boutique retail for the ground floor Total Number of Units:No residential proposed BMR Units:No residential proposed Retail/Commercial Space:10,000 square feet The developer has expressed an interest to possibly develop the vacant/parking lot space in a Phase II at a later time. KASA Partners The project team includes KASA Partners, Kennerly Architecture & Planning and DCI Engineers. Proposal concept:Multi-family residential,mid-block paseo that provides Baden Avenue to 2nd Lane, subterranean parking and a roof deck. Ideal tenant:Co-working space for the office component and café/boutique retail for the ground floor Total Number of Units:63 (50% of the units are 2 and 3 bedrooms) BMR Units:Not determined Retail/Commercial Space:3,000 square feet The development proposal includes pedestrian access;open to the public that links the residential neighborhood to the south, to Baden Avenue and South San Francisco’s downtown core. Please note that the proposals submitted on November 14,2017 may have been modified slightly between then City of South San Francisco Printed on 7/11/2018Page 3 of 5 powered by Legistar™ File #:18-357 Agenda Date:7/16/2018 Version:1 Item #:4. Please note that the proposals submitted on November 14,2017 may have been modified slightly between then and the time of writing this report. INTERVIEWS The Subcommittee is requested to interview the three development teams on July 16,2018.Each interview will last approximately 20 minutes and will comprise of a 10 minute presentation by the developers and allow for 10 minutes of question and answer.Developers have been requested to discuss their development concept and team,related experience,community outreach approach,green and environmental strategies,and funding resources. The interview schedule is as follows: 1.Firehouse Live/Work:6.45pm-7.05pm 2.Old Firehouse Partners:7.15pm-7.35pm 3.KASA Partners:7.45pm-8.05pm The interviews will allow the Subcommittee to gauge each teams’probability of performance,based on their team experience with projects similar in size and scope and completed projects. The Subcommittee is reminded that Price and Terms and Total Development Cost (TDC)should not be discussed in open session.Review of the above will take place in closed session only.Developers have too been advised accordingly. NEXT STEPS Following the Subcommittee’s interviews with the three development teams and consideration of the price and terms,the Subcommittee’s recommendation of a selected developer and alternate developer will be forwarded to City Council for final approval.The purpose of selecting alternate developers is that in the event that the preferred developer is unable to successfully negotiate the purchase and sale agreement within 60-90 days,the City may revert to the alternate developer. Following Council’s approval,the City and the selected developer will enter into an Exclusive Negotiating Rights Agreement (ENRA)that will form the basis of a Development Agreement and Purchase and Sales Agreement. FISCAL IMPACT This report is intended to support the developer interviews being held by the Subcommittee.There is no impact to the City’s General Fund at this early stage in the Project. CONCLUSION The Subcommittee is requested to interview the three teams that submitted responses to the RFQ and,in closed session,review the teams’price and terms.The Subcommittee is requested to make a recommendation to the City Council for a selected developer and an alternate developer. Attachments: 1.Old Firehouse Request for Qualifications (September 14, 2017) City of South San Francisco Printed on 7/11/2018Page 4 of 5 powered by Legistar™ File #:18-357 Agenda Date:7/16/2018 Version:1 Item #:4. 2.Firehouse Live/Work RFQ Response (November 14, 2017) 3.Old Firehouse Partners RFQ Response (November 14, 2017) 4.KASA Partners RFQ Response (November 14, 2017) 5.Old Firehouse Request for Proposals (February 14, 2018) 6.RFQ Completeness Checklist City of South San Francisco Printed on 7/11/2018Page 5 of 5 powered by Legistar™ City of South San Francisco REQUEST FOR QUALIFICATIONS FOR THE ACQUISITION AND DEVELOPMENT OF THE OLD FIREHOUSE (201 BADEN AVENUE) IN THE CITY’S DOWNTOWN 0.52 ACRE SITE AVAILABLE - TRANSIT ORIENTED DOWNTOWN CORE The City-owned subject site proximate to the South San Francisco Caltrain Station and Highway 101 is one block from downtown’s walkable main street (Grand Avenue) with international dining, a craft brewery, wine school and retail. The City is served by regional transportation systems including Caltrain, ferries, and BART. Known as “The Birthplace of Biotech,” South City has over 200 biotech firms and a daytime workforce of 50,000. Issued: September 14, 2017 Submittal Deadline: Tuesday, November 14, 2017 at 9:00 a.m. Contact: Julie Barnard, Economic Development Coordinator [email protected] TABLE OF CONTENTS BACKGROUND ............................................................................................................................................ 1 CITY VISION ................................................................................................................................................ 1 SITE DESCRIPTION .................................................................................................................................... 2 Location ................................................................................................................................................... 2 Existing Uses .......................................................................................................................................... 3 Permissible Uses, Development Standards and Zoning ................................................................ 3 Disclosures ............................................................................................................................................. 4 SUBMITTAL REQUIREMENTS .................................................................................................................. 5 Open House & Subsequent Questions ............................................................................................... 5 Submittal ................................................................................................................................................. 6 Deadline Information ........................................................................................................................... 7 DEVELOPER SELECTION PROCESS ......................................................................................................... 7 Selection Committees ........................................................................................................................... 7 Selection Phases .................................................................................................................................... 8 Selection Criteria ................................................................................................................................... 8 ADDITIONAL INFORMATION ................................................................................................................... 8 Limitations and Conditions ................................................................................................................. 8 Related Information ............................................................................................................................. 9 Contact Information ............................................................................................................................. 9 1 | Page BACKGROUND The City of South San Francisco is seeking experienced development teams to submit qualifications for the development of three contiguous parcels (known as the Old Firehouse) with a combined size of approximately 22,500 square feet. The Old Firehouse is located in the historic Downtown area on Baden Avenue. The site benefits from being just one block from Grand Avenue, the area’s primary shopping and dining district and one block from the new Caltrain Plaza. The City of South San Francisco is conveniently accessed by Highway 101, Caltrain, two BART stations, a free shuttle, and numerous bus routes. The City’s up and coming downtown boasts international dining, Michelin restaurants, a craft brewery and wine school, and various retail establishments. Known as “The Birthplace of Biotech,” the City is home to over 200 biotech firms and has a daytime workforce of over 50,000 people. The City’s downtown is currently experiencing significant investment from the public and private sectors. Over 750 new residential units will be built in the next two to three years. More than half are under construction with the remainder in various stages of permitting. Of the 750 units, 643 are market rate rental or condominium units. Two of the new developments include ground floor commercial space totaling 13,000 square feet. Plans to build a public plaza and underpass to the Caltrain station are also underway. The improvements will link the downtown with regional public transit. The City received $55 million in funding for the construction of these improvements in 2015. Furthermore, the City intends to implement streetscape improvements to widen downtown sidewalks to enhancing the urban and pedestrian experience and promoting the City’s walkability. The Old Firehouse is located in the heart of the City’s downtown and presents enormous Transit-Oriented Development (TOD) possibilities. The City is ideally seeking creative uses for the site that will complement and enhance the existing and new developments in the downtown. CITY VISION The vision for the parcels and the Downtown area is set forth in the Downtown Station Area Specific Plan (Downtown Plan), which is available at the link below. The Downtown Plan focuses on the following priorities for the revitalization of the downtown: REVITALIZE Downtown South San Francisco to be a vibrant and successful community resource and a source of local pride. PROMOTE New residential, mixed use and employment uses so as to add a “critical mass” of business patrons and residents to the Downtown, while maintaining a scale and character that is complementary. FOCUS New improvements on Grand Avenue to return this historic corridor to once again being the focus of the community. Encourage retention of existing and local businesses to the Downtown and protect the historic building fabric. IMPROVE Pedestrian and bicycle connections to Caltrain as well as the Downtown with the east of 101 employment area. Ridership at the Caltrain station will increase to be a major hub for visitors and commuters to and from Downtown South San Francisco. 2 | Page ENSURE The build out of the Plan advances the social, cultural, environmental, and physical goals of the community and results in a series of community benefits that address the needs of existing and future Downtown residents. The Downtown Plan is available at: http://www.ssf.net/departments/economic-community-development/planning-division/downtown- station-area-specific-plan SITE DESCRIPTION Location The Old Firehouse is located one block from Grand Avenue and two blocks from the new Caltrain Plaza. The development is bounded by a furniture store to the west and KFC/Taco Bell to the east. To the north lies the heart of the City’s downtown with predominantly residential uses to the south. The site is comprised of 3 parcels. Parcel ADDRESS APN SQUARE FEET CURRENT USE 1 201 Baden 012-335-100 7,310 Retired firehouse / parking / storage 2 201 Baden 012-335-110 8,150 Retired firehouse / parking / storage 3 201 Baden - 7,048 Retired firehouse / parking / storage Combined Site 22,508 0.52 Acres 3 | Page Existing Uses Currently the site is a multi-story, concrete retired firehouse. It has been leased on a temporary basis to the adjacent furniture store that has been using the site for storage. The lease with the furniture store is month-to-month. Permissible Uses, Development Standards and Zoning The zoning for the site is Downtown Transit Core (DTC). This sub-district was established by the Downtown Plan. “The Downtown Transit Core sub-district is intended to provide sites for mixed-use development at high intensities in proximity to the Caltrain Station. It encourages active ground floor uses and high intensity development that will generate pedestrian traffic in the area. The Downtown Transit Core sub-district flanks the Grand Avenue Core sub-district which will be the epicenter of Downtown commercial uses. The Downtown Transit Core District, will provide additional population and activities to support Grand Avenue uses, increase Caltrain transit ridership, and provide housing with high amenity value for new residents.” Active uses are encouraged on the ground floor. Other permissible land uses in the DTC include: • Multi-unit Residential (rental or condo units)* • Grocery Store/ Supermarket • Cultural Institutions • Commercial Entertainment and Recreation* • Eating and Drinking Establishments • Retail Sales • Offices • Clean Technologies* • Handicraft/Custom Manufacturing* • Research and Development* • Hotels* (*Requires the approval of a Use Permit) Development Standards at a Glance Height Restrictions 85’ FAR Minimum 2.0 Maximum 6.0 Maximum with Incentives 8.0 Residential Density (units per acre) Minimum 80 Maximum 100 Maximum with City Incentives 120 Minimum Usable Open Space (sq. ft. per res. unit) 100 For an outline of all development standards in the DTC, visit: http://qcode.us/codes/southsanfrancisco/view.php?topic=20-iii-20_280 4 | Page Disclosures Currently, the City is unaware of any other potentially critical disclosures aside from those listed below. Historical significance The Old Firehouse is not listed as a historical building. However, the City still considers the building to have architectural significance and may, ideally, favor the preservation of the façade. Up-zoning Residential Densities: The City’s Planning Division is exploring the possibility of increasing the maximum residential densities (with City incentives) from 120 to 180 units per acre. Presently, the study is in the early stages of development and is not expected to be considered by the City Council until the first quarter of 2018. Parking While extensive construction occurs in the City’s downtown, it is possible that the City will utilize the subject site for either a staging area or parking. However, this will only occur while the property is still under City ownership. Cypress Avenue: The central parcel is designated as a right of way, Cypress Avenue. It will need to be vacated. The City of South San Francisco will lead this process. 5 | Page Trunk Line: There is a major sewer trunk line that traverses the center of the property, see diagram below. Any development on this property, whether it is a renovation of the existing building or the development of a new building, will require that the trunk line to be extended along Baden Avenue, to meet the existing sewer trunk line on Airport Boulevard. SUBMITTAL REQUIREMENTS Open House & Subsequent Questions Respondents to this RFQ are encouraged to attend a pre-submittal site open house. The open house is scheduled for: Date: October 10, 2017 Time: 10:00 a.m. – 11:00 a.m. Location: 201 Baden Avenue, South San Francisco At the open house, staff will be available to answer questions. All questions will be noted and posted on the City’s website for public review. Additionally, prospective respondents may submit questions to the City in writing and directed to [email protected]. The cut-off date for questions is 5:00 p.m. on November 6, 2017. Periodically, the City’s responses will be posted on the City’s website (http://www.ssf.net/services/rfps-and-bids). Respondents are responsible for checking the website to review the questions and answers. 6 | Page Submittal RFQ responses must include the following: 1. One (1) hard copy presented in a collated binder, 2. Nine (9) unbound, collated copies (8.5” x 11”) with 3 hole punches on the left side, 3. An electronic copy of the submittal on a CD or thumb drive. Please note that this information once submitted will become the property of the City and is subject to public information requests. Responses must include the following materials, in the following order. 1. Primary Contact Provide the name, title, company, direct phone number, and email address for the primary contact for your response. 2. Proposal Concept Clearly outline your proposed concept, development schedule, and schematic plans. 3. Development Team Submit a list of development team members and their role on the team, company affiliation, and contact information. Teams should consist of the following areas of expertise: • Developer • Architect • Engineer Submit information describing the qualifications of each team member, including resumes of the principals and other team members undertaking the project. The information submitted must be sufficiently detailed to allow the City to judge the team’s ability to complete the project. Also provide a description of the ownership entity of the proposed project. Include names of any proposed, general, limited or joint venture partners. The relationship between the ownership entity and the developer should be explained if the developer is not the same as or a member of the ownership entity and is undertaking the project on a fee basis. Finally, clearly identify the principal party/project manager, who will be responsible for representing the team during negotiations, if your team is shortlisted, and include contact details of this party. 7 | Page 4. Past Experience Include a statement of prior relevant development experience of each development team including key individuals from each development team with project descriptions similar to your proposal, as well as visuals of those projects. Past experience should include project names, locations, brief descriptions of the projects, completion dates, and development costs. Include information about any prior development projects that required property acquisition from a government agency. Clearly indicate any projects your proposed development team has completed together. 5. Prevailing Wages Please indicate if prevailing wages will be paid. 6. References Please provide three references. Deadline Information Submittal information is as follows: Deliver responses to: City of South San Francisco: City Hall Economic Development and Housing Division 400 Grand Avenue South San Francisco, CA 94080 Deadline Date: Tuesday, November 14, 2017 Deadline Time: 9:00 a.m. The Economic Development and Housing Division office is open from 8.00am to 5pm. NOTE: NO LATE SUBMISSIONS WILL BE ACCEPTED DEVELOPER SELECTION PROCESS Selection Committees The selection committees that will play a role in the selection of a preferred developer include: • Review Panel – depending on the number of proposals received, a review panel consisting of staff and/or external stakeholders may review the proposals to refine a shortlist of developers. • Joint Housing Subcommittee (JHS) – comprised of two City Council members and three Planning Commissioners. • City Council – comprised of the Mayor, Vice-Mayor and City Council members. City Council will have the final discretion in selecting a developer, and possibly an alternate developer. 8 | Page Selection Phases The anticipated schedule for selection includes: Phase 1: Paper Screen – responses will first be reviewed by staff. Depending on the number of responses, the Review Panel will establish a tentative shortlist to be reviewed by the JHS. Once a shortlist has been confirmed by the JHS, respondents will be selected for the second phase of the selection process. Phase 2: Interviews & Selection - the shortlisted respondents will be required to submit a price offer. The shortlist will then be interviewed by the selection committees and a preferred developer and, possibly, an alternate developer will be considered by the City Council. Should reasonable progress not be made during the Exclusive Negotiating Rights Agreement (ENRA) phase, the City may terminate the preferred developer and elect to proceed with the alternate developer. Selection Criteria The following criteria will be used by the selection committees to evaluate the qualifications of the developers that respond to this RFQ (in no particular order): • Financial capability to obtain project funding, including letters of interest from financial sources. • Proposal concept. • Experience as a team and as individual team members with similar developments. • Completeness of response. • Design quality of prior similar projects. • References, if applicable. ADDITIONAL INFORMATION Limitations and Conditions The City reserves the right to: • Request additional information. • Extend the due date of the RFQ. • Interview none, any or all developers that submit responses to the RFQ. • Reject, in whole or in part, any or all qualifications submittals, and to waive minor irregularities in the submittal. • Seek and obtain additional qualifications beyond the due date if the qualifications received are unsatisfactory. • Cancel, in whole or in part, this Request for Qualifications solicitation. • All RFQ qualifications submittals will become the property of the City and are subject to public information requests. The RFQ is not a contract or a commitment of any kind by the City and does not commit the City to award exclusive negotiating and/or development rights. • No reimbursement will be made by the City for any cost incurred by developers in preparation of the response to this RFQ. • The issuance of this RFQ does not constitute an agreement by the City that the City Council will actually enter into any contract. 9 | Page • Respondent's Duty to Investigate: 1. It will be the sole responsibility of the selected respondent to investigate and determine conditions of the sites, including existing and planned utility connections, and the suitability of the conditions for any proposed improvements. 2. The information presented in this RFQ and in any report or other information provided by the City is provided solely for the convenience of the interested parties. It is the responsibility of interested parties to assure themselves that the information contained in this RFQ or other documents is accurate and complete. The City and its advisors provide no representations, assurances or warranties pertaining to the accuracy of the information. • All responses to this RFQ shall become the property of the City. The City may use any and all ideas and materials included in any submittal, whether or not the respondent is selected as the developer. • Proposals and all other information and documents submitted in response to this RFQ are subject to the California Public Records Act, California Government Code §§ 6250 through 6276.48) (CPRA), which generally mandates the disclosure of documents in the possession of the City upon the request of any person, unless the content of the document falls within a specific exemption category. • Non-Liability: By participating in the RFQ process, each respondent agrees to hold the Successor Agency and City and its and their officers, employees, agents, representatives, and consultants harmless from all claims, liabilities, and costs related to all aspects of this RFQ. • “As-Is” Property Condition: As will be addressed in the ENRA and Disposition and Development Agreement, the properties will be conveyed to the selected developer in an “as-is” condition, without representation or warranty by the City as to physical or environmental conditions of the land or any existing structures. The City makes no representations regarding the character or extent of soil or subsurface conditions or the conditions and existence of utilities that may be encountered during the course of construction of any work, development, construction or occupancy of the properties. Respondents will be responsible for independently reviewing all available information that may be available from the City about existing conditions, and undertaking independent analysis of site conditions, including any environmental, health and safety issues. Related Information Downtown Station Area Specific Plan: http://www.ssf.net/home/showdocument?id=1312 Zoning Code: https://goo.gl/xwUrhQ Construction Activities: http://www.ssf.net/government/construction-679 Contact Information For additional information or questions about this solicitation for qualifications please contact by email: Julie Barnard, Economic Development Coordinator [email protected] City of South San Francisco Old Firehouse Development Statement of Qualifications | November 14, 2017 g:\a2016-001 201 baden\y-contract\ssf rfq 2017-09-14\soq\0-1 l21 2017 11 13.docx 14 November 2017 CITY OF SOUTH SAN FRANCISCO: City Hall Economic Development and Housing Division 400 Grand Avenue South San Francisco, CA 94080 Re: Acquisition and Development of 201 Baden Ave Old Firehouse FHLW FIREHOUSE LIVE WORK Dear Members of the Selection Committees: Fire House Live Work (FHLW) is excited to submit this Statement of Qualifications for the purchase and redevelopment of the old decommissioned fire house at 201 Baden Avenue, South San Francisco. FHLW is a joint collaboration of Group 4 and Lawlor Land Use / Palisade Builders, a mixed-use developer and builder. Group 4 is a successful architectural firm that has been in South San Francisco for over four decades. We have a growing national practice and a proven track record of successfully transforming South San Francisco historic resources into 21st Century workplaces that celebrate the unique character and history of our City. Group 4 is one of the two largest architectural firms in San Mateo County and is continuing to expand on all fronts - our business, our markets and our employees. We have been searching for a new larger home for over three years and we have a strong preference for staying in SSF. Lawlor Land Use (LLU) has built over 300 units in Santa Cruz, and has two major downtown Santa Cruz projects underway. G4 and LLU have been collaborating for years on mixed-use projects and looking forward to continuing our successful collaborations. Palisade Builders has a proven track record of delivering high quality landmark residential projects. Our vision for Fire House Live Work preserves one of the last remaining historic resources in our rapidly transforming downtown – our project will help make the downtown more attractive, unique and a more desirable place to both live and work. The existing fire house is a valuable community asset that should be celebrated and preserved. Our proposed project will ensure that the history and character of SSF is retained while providing valuable workspace and daytime work force that support our flourishing downtown merchants. We have heard stories from long time SSF residents regarding the existing fire house and the firemen who worked there, and the value and our purpose for retaining the building has been substantiated in their recollections. We see the hose tower as an opportunity to commission a mural honoring South San Francisco’s First Responders of the past, present and future. 14 November 2017 City of South San Francisco Page 2 To support city development goals and to increase value to the City we have improved upon earlier development concepts to increase retail opportunities and increase the number of housing units- including family sized units that will add to the new mix of housing stock currently underway. Responding to the need and value of providing a variety of housing unit types the proposed housing creates a balance of options for our residents. In Section 2 of this SOQ we show our updated development concept, including plans, views and an artist illustration of what the redevelopment of the fire house and new housing will look like and are excited about the many opportunities this project has to enhance the downtown. In Section 3 and 4 we describe our development team and experience, in Section 5 an outline of our support and approach to prevailing wages, and in Section 6 our references. We are prepared to move forward to Phase 2 of the selection process, submit a price offer and be interviewed by a selection panel with the goal of being designated by the City as the preferred development team. We will then enter into the Exclusive Negotiating Rights Agreement (ENRA) with City and refine the proposal and purchase terms with the goal of implementing the project and beginning occupancy of the completed project within a year. We believe that our proposed development concept offers the City the optimal balance of an improved downtown, preserved historic resource, and significant financial benefits to the City. Sincerely, Dawn Merkes Owen Lawlor DM/mm Dawn Merkes, Fire House Work, LLC member, will be the primary contact and can be reached at 650-871-0709 and [email protected]. She will coordinate the full team including Fire House Live, LLC member, Owen Lawlor and the other design, technical, and investor members of the project team. 3 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T PROJECT DESCRIPTION Our development proposal for the Firehouse Live Work project is an ideal mix of office, retail, and housing assembled in the optimal balance of historic preservation and new construction. The project proposes the comprehensive adaptive reuse of the Old Firehouse and the construction of apartments and retail around the firehouse on the former tarmac. FIREHOUSE WORK The Old Firehouse will be fully refurbished and adaptively reused for commercial uses. The existing one story administrative wing and the original front fire apparatus bays will serve retail uses or office uses or a combination of both. The upper level living quarters will make an ideal office space. Group 4 intends to be the primary tenant and to meet the firm’s growing space needs, there will be additional room to grow. Additional/common spaces may be developed as a co-working suite where shared flexible resources such as meeting/conference rooms, collaboration spaces, kitchen, and lounge spaces are accessible to Group 4 and other small businesses, startups, and entrepreneurs. FIREHOUSE LIVE Accessed off Baden, a secure common residential courtyard gives access to the elevator and stair lobby. A private garage and secure enclosed bicycle parking area are also on the ground floor. From the second to fourth floors will be residential units – with between 18-24 units total depending on the mix of 2 bedroom, 1 bedroom, and studio apartments. Apartments will have private balconies and high quality kitchens and baths. A Baden Avenue-facing retail space will also be provided complementing the ground floor uses and activating the sidewalk. 4 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T PARKING All parking and vehicular services will be accessed off Second Lane, reducing existing curb cuts on Baden which would improve smooth flowing of traffic along Baden. The Firehouse Work uses will be served by tandem spaces accessed behind the firehouse. Firehouse Live residents will have a secured garage for the housing that will utilize at-grade level spaces as well as hydraulic lifts to make up the balance of parking needs. These parking strategies have a proven track record with similar transit oriented development. Many Group 4 employees presently use bicycle and public transit options which will only increase for new office and residential uses with the closer proximity to the Caltrain station and its upcoming improvements. Electric Vehicle charging stations will likely be provided. PROJECT SUMMARY FIREHOUSE WORK FIREHOUSE LIVE Commercial Office/Retail ~9,200 SF gross rentable area ~630 SF gross rentable area Residential -~19,300 gross area ~18-24 units depending on mix Parking ~13 spaces including 1 ADA ~29 spaces including 1 ADA See 11x17 format drawings at the end of this Statement of Qualifications. 5 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T PRESERVING AN IMPORTANT PIECE OF SOUTH CITY HERITAGE STRATEGY The Old Firehouse, while not presently on the historic register, is most certainly an important and likely eligible historic resource. Its handsome Art Deco design gets its architectural value from its composition of building forms that reflected its function as a firehouse. A one-story portion contained the administration and public access. A two-story portion had firefighter living quarters immediately above the fire engines accessed by two fire poles. Between them is a four- story hose drying tower and stair, topped by a radio aerial tower that together give the building its iconic character. The horizontal banding and modern windows framed with ribbed concrete accents give it a distinct civic quality. While the RFP suggests that preserving only the façade may be considered, demolishing the original building forms would definitely destroy the building’s distinctive and contributing architectural character, and would be a significant loss in historic value. Our proposal is to restore and enhance the original character and bring the building up to 21st century standards with seismic upgrades and all new building systems. The new housing and retail around the Old Firehouse will be complementary with referential architectural details and a more subdued color scheme that leave the Old Firehouse to be visually distinct. THE ROLE OF HISTORIC PRESERVATION IN CREATING A DISTINCTIVE SOUTH SAN FRANCISCO EXPERIENCE While South San Francisco continues to grow and welcome new development, we should also acknowledge our many cherished historic buildings and the potential they hold as economic incubators and cultural ambassadors. The benefits of preserving, adapting, and reusing our heritage buildings are many. Imbued with history, memories, and character, these buildings span past and future. They are popular among businesses, residents, and communities who yearn for a distinctive South City experience. Here are some quotes from Stephanie Meeks, CEO of the National Trust for Historic Preservation and the author of a new book, The Past and Future City: How Historic Preservation Is Reviving America’s Communities. Interviewed by Kai Ryssdal on NPR’s Marketplace national radio show: ▪“As millennials and empty nesters move back into cities, they’re flocking to neighborhoods with historic buildings. People want more authenticity in their lives, in what they wear, in what they eat and in the kind of places they live. That’s the kind of authenticity that historic buildings can bring to a city.” ▪“It takes progressive public policy in order to make sure that our cities continue to work for everyone.” ▪“Historic buildings are great incubators for small businesses and play an important role for women- and minority-owned businesses.” 6 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T ▪We understand that historic buildings need to evolve over time and meet the needs of their community.” ▪“If something gets torn down, it’s gone. And that’s why we advocate that demolition should always be the option of last resort.” Group 4 has been integrally involved in South San Francisco’s historic architecture for decades. ▪City Hall is the grand dame of local historic resources, and is a Group 4 modernization. ▪Grand Ave Carnegie Library: Group 4 designed two major renovations of the library. ▪Bank of South San Francisco building was Group 4’s home for over two decades and we had hoped to purchase and restore that building 15 years ago. ▪The Royal Theater, South City’s original silent picture movie house has seen many uses over its nearly 100 year history – most recently purchased and renovated as Group 4’s current home. ▪Magnolia Senior Center was a Group 4 adaptive reuse design. ▪201 Baden – Old Firehouse: Group 4’s next SSF Historic project as developer and architect. 7 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T CITY VISION The Downtown Station Area Specific Plan focuses on the following priorities for the revitalization of the downtown and our proposed project will meet these goals as described below: CITY VISION FIREHOUSE LIVE WORK PROPOSAL Revitalize Downtown SSF to be a vibrant and successful community resource and source of local pride. Distinct architectural character will be a beloved source of local identity and pride. Promote new residential, mixed use and employment uses so as to add a “critical mass” of business patrons and residents to the Downtown, while maintaining a scale and character that is complementary. New workforce, residents and retail opportunities will add to the critical mass of Downtown. The varied scale of the Old Firehouse and new housing will complement the other new development while still being sensitive to the adjacent residential neighborhood. Focus new improvements on Grand Ave, protect the local fabric. The firehouse will be visible on-axis down Cypress Avenue, making Baden an integral part of the Grand Avenue anchored Downtown. The varied scale of this project will be a relief to the height and bulk of other recent developments that will protect the local fabric. Improve pedestrian and bicycle connections. Already the primary tenant, Group 4 employees are heavy bicycle, public transit, and electric vehicle users and this will only be enhanced. Protected bicycle storage will further encourage ridership amongst new residents. Ensure the build out advances the social, cultural, environmental, and physical goals of the community and provides community benefits that address needs of existing and future Downtown residents. New Firehouse Live Work residents, daytime employees, and retail opportunities will continue to strengthen Downtown for today and into the future. Avoiding Poorly Balanced Development Building up to the maximum height or density would loom over the adjacent residential neighborhood and diminish the rich and attractive character of Downtown. The Firehouse Live Work project strikes the optimal balance required to support Downtown life while being a good neighbor. 8 FI R E H O U S E L I V E W O R K 2. P R O P O S A L C O N C E P T PROPOSED DEVELOPMENT PROCESS AND SCHEDULE DEVELOPMENT PROCESS After Phase 2 of the selection process and upon entering into an Exclusive Negotiating Rights Agreement (ENRA) with City, the Firehouse Live Work team will work to complete the due diligence investigations, refine the project design, and refine the purchase terms with the goal of beginning construction as soon as possible, with occupancy of the Firehouse in less than six months of closing and the housing within another twelve months. The steps anticipated include but are not limited to: (a) Work with the City to redraw parcel boundaries for the Commercial Parcel and the Residential Parcel as separate legal parcels by lot-line adjustment or lot split of the existing legal parcels comprising the Property. (b) Obtain zoning, design and other approvals from the City as required for rehabilitation and improvement of the existing firehouse structure and the Commercial Parcel for commercial office use (the “Commercial Project”). (c) Obtain zoning, design and other approvals from the City as required for improvement of the Residential Parcel with a multifamily residential structure containing 18 to 24 units plus retail space (the “Residential Project”). (d) Closing of Buyers’ purchase of the Property will occur within 45 days after granting of all required approvals on terms agreeable to both the City and Buyers and expiration of applicable appeals periods without filing of any appeal. 9 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M DEVELOPMENT TEAM Firehouse Live Work (FHLW) is a joint collaboration of Group 4 Architecture Research + Planning, Inc., Lawlor LandUse, and Palisade Builders, Inc. Group 4 and LLU have been collaborating for years on mixed-use projects and looking forward to continuing their successful collaborations. Lawlor LandUse and Palisade Builders have collaborated on multiple projects for over 245 units and have multiple projects in various stages of planning and development. The purchasers and developers will be organized as the following two business entities: Firehouse Work, LLC (“FHW”), a limited liability company to be formed by the principals of Group 4 Architecture, Dawn Merkes, David Schnee, Jonathan Hartman, and Andrea Gifford (the “FHW Members”). Resumes follow. Dawn Merkes will be the primary contact for both the combined FHLW team and the FHW development component. Dawn Merkes, member Firehouse Work 211 Linden Avenue, South San Francisco, CA 94080 [email protected] 650-871-0709 Firehouse Live, LLC (“FHL”), a limited liability company to be formed by Lawlor LandUse, Owen Lawlor and David Ross, owner of Palisade Builders, Inc. (the “FHL Members”). Resumes follow. Owen Lawlor will be the primary contact for the FHL component Owen Lawlor, member Firehouse Live 612 Spring St, Santa Cruz, CA 95060 [email protected] (831) 457-1331 JON WORDEN ARCHITECTS 33-B HEALDSBURG AVENUE • HEALDSBURG • CALIFORNIA • 95448 t: 707 . 395 . 0944Content © 2010 Jon Worden Architects, Inc. All Rights Reserved the esprit project is a mixed use urban infill project on 1.967 acres of land in san francisco’s dog patch district. the project involves the restoration and adaptive reuse of two brick and timber warehouse buildings dating from the early 20th century. the northern end of the site will contain two 5 story steel frame residential buildings grouped around a landscaped courtyard constructed over a two level subterranean concrete parking garage. the project will contain 5.5K sf office, 800 sf fitness center, and 142 residential condominiums. project team: barry watkins william forrest timothy bowen eduardo perez mabe ng shirley perez complete: spring 2009 esprit park san francisco, california72 upa / 169 car garage / 15% bmrdeveloper:900 minnesota LLCcontractor:palisades builders, inc. Esprit Park – Palisade Builders + JWA 10 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M FIREHOUSE WORK Firehouse Work members are all principals at Group 4 Architecture, Research + Planning, Inc. Group 4 is a successful architectural firm that has been in South San Francisco for over four decades. They have a growing national practice and a proven track record of successfully transforming South San Francisco historic resources into 21st Century civic and commercial workplaces that celebrate the unique character and history of the City. Group 4 is one of the two largest architectural firms in San Mateo County and is growing in markets, business volume, and company size. Group 4 will be the primary tenant of the commercial portion of the project. Group 4 has been looking for a new larger home for over two years and has a strong desire to stay in SSF Downtown if at all possible. The Royal Theater Group, an LLC composed of Group 4 principals Dawn Merkes and David Schnee was formed in 2002 to purchase, develop, and manage the adaptive reuse of the historic silent picture movie house at 211 Linden Avenue as commercial office space. This distinctive brick and timber property will be leased to a new tenant, bringing new business tenants to the heart of South City Downtown. Group 4 will be the Architect of Record for the firehouse adaptive reuse portion of the project. An experienced team of structural, civil, mechanical, electrical, and plumbing engineers will be subconsultants to Group 4. Financing The Firehouse Work portion of the development will be financed by private equity of the FHW LLC members and also through the federal Small Business Administration (SBA) programs for owner occupied small businesses (see Section 7 for letters from potential lenders). FIREHOUSE LIVE Lawlor LandUse (LLU) has built over 300 units in Santa Cruz, and has two major downtown Santa Cruz projects underway. They have just received entitlements and strong community support for a new multi-family development in Moss Beach. Doug Ross and Palisade Builders have been building in the greater San Francisco area for over 25 years. Over that time, they have constructed a diversified portfolio consisting of commercial, retail, historic building renovation projects, and multiple forms of housing with over 12,000 units built. Jon Worden Architects (JWA) of Healdsberg, CA will be the Architect of Record for the residential mixed use portion of the project. JWA has a proven track record of successful mixed use projects and has designed the Esprit Park and 800 High Street projects for Palisade Builders. An experienced team of structural, civil, mechanical, electrical, and plumbing engineers will be subconsultants to JWA. Financing The Firehouse Live portion of the development will be financed by private equity of the FHL LLC members, other investors and also through private commercial lending. (see Section 7 for letters from potential lenders). 11 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M INTRODUCTION TO GROUP 4 FIREHOUSE WORK ARCHITECT Group 4 Architecture, Research + Planning, Inc., is a full-service architecture firm dedicated to creating vibrant places that cultivate dynamic communities. For more than four decades, our inspired and talented staff has provided quality services to public and private clients and the cities, districts, and neighborhoods they serve. Our distinctly inclusive design process engages diverse public, city, and stakeholder groups in shaping the future of their communities. Exceeding our clients’ expectations and designing facilities that create and communicate a vision for their communities are key reasons behind the success of our projects and the fact that more than half of our business is for repeat clients. Group 4’s priorities of excellence in planning and design result in many long-term relationships with our clients. Our staff includes planners, architects, interior designers, and technical and construction support specialists. We are active in professional organizations such as the American Institute of Architects and the Environmental Design Research Association. Most of our professional staff are LEED accredited. 12 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M DAWN MERKES aia leed FIREHOUSE WORK, LLC, MEMBER Award-winning architect Dawn Merkes has excellent experience planning and designing a wide range of projects for public clients. As a member of the Royal Theater Group, LLC, Dawn successfully acquired and redeveloped South San Francisco’s historic Royal Theater into a downtown office. The foundation for the success of Dawn’s projects is her commitment to active communication with client project management at every project phase. She is highly skilled at helping clients build the foundation for successful projects through pre-design services including initial assessments, feasibility studies, master planning, comprehensive project budgeting, implementation planning, and funding strategies. Dawn’s design projects are characterized by a high degree of functionality and operational efficiency, and excellent budget and schedule performance. Her projects have won honors at the local and national levels for design excellence and community impact. EDUCATION AND REGISTRATION Bachelor of Architecture, Montana State University, Bozeman Registered Architect, State of California, C24206 LEED Accredited Professional bd+c REPRESENTATIVE PROJECTS ▪Royal Theater Group, LLC Member – 211 Linden Adaptive Reuse ▪South San Francisco Measure W Facilities Planning ▪South San Francisco Library + Community Center Programming ▪South San Francisco Conference Center ▪Scotts Valley Library adaptive reuse ▪Milpitas Public Library adaptive reuse ▪Palo Alto Library Facilities Planning ▪Palo Alto Mitchell Park Library + Community Center ▪Palo Alto Rinconada (Main) Library ▪Palo Alto Downtown Library ▪Daly City Libraries Master Planning ▪Woodside Library ▪Menlo Park City Hall ▪Burlingame Recreation Center ▪San Mateo Recreation Facilities Master Plan Dawn Merkes 13 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M DAVID SCHNEE aia leed FIREHOUSE WORK, LLC, MEMBER David Schnee is a recognized leader in the planning and design of innovative, technology-oriented, sustainable, and beautiful public architecture. As a member of the Royal Theater Group, LLC, David successfully acquired and redeveloped South San Francisco’s historic Royal Theater into a downtown office. David’s designs are as diverse as the clients he serves, as each project reflects and celebrates unique qualities of site, program, and community. In each he artistically combines space and light with a keen sensitivity to how people use and experience their environments. He has been incorporating sustainable practices into his projects for more than 25 years including more than a dozen LEED projects to date. His approach to planning and architectural projects is highly collaborative, creative, and solution-oriented. David is one of the top public meeting facilitators in the Bay Area, and was chosen by San Francisco to lead the public outreach process for the design of the Harvey Milk Memorial Plaza. EDUCATION AND REGISTRATION Master of Architecture/City Planning, UC Berkeley Bachelor of Architecture, Cornell University Program in Environmental Design, Harvard GSD Registered Architect, State of California, C27893 LEED Accredited Professional bd+c REPRESENTATIVE PROJECTS ▪Royal Theater Group, LLC Member – 211 Linden Adaptive Reuse ▪Oyster Point Marina Plaza Seismic & Accessibility Upgrades ▪South San Francisco Caltrain Relocation Study ▪Santa Cruz METRO Pacific Station mixed use ▪San Pablo Library adaptive reuse ▪Pleasanton Firehouse Arts Center adaptive reuse ▪Scotts Valley Library adaptive reuse ▪Milpitas Library adaptive reuse ▪Chula Vista Public Library Otay Ranch Branch conversion ▪Contra Costa Water District Center Bldg. modernization ▪Santa Clara Valley Water Dist. Winfield Campus renovation ▪Dayton, OH, Main Library renovation and expansion ▪Palo Alto Mitchell Park Center ▪San Lorenzo Library renovation + expansion ▪San Francisco Ingleside Branch Library David Schnee 14 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M JONATHAN HARTMAN ra leed FIREHOUSE WORK, LLC, MEMBER Jonathan Hartman leads Group 4’s technical design and construction administration team, helping clients and designers evaluate and incorporate innovative and proven architectural strategies. Jonathan’s projects are characterized by excellent budget and schedule performance, and he builds effective and collaborative partnerships with consultant and construction teams. He has also managed projects with innovative and complex sustainable design elements, such as the multiple award-winning LEED-NC Gold Roosevelt Community Center in San Jose and the LEED-NC Platinum Mitchell Park Community Center in Palo Alto. Jonathan is currently leading the sustainable renovation of 1950s-era Building 19 for Skyline Community College in San Bruno. EDUCATION AND REGISTRATION Master of Architecture, University of California, Berkeley Bachelor of Architecture, Cal Poly Pomona Registered Architect, State of California, C30361 LEED Accredited Professional bd+c REPRESENTATIVE PROJECTS ▪211 Linden Ave. Tenant Improvements, So. San Francisco ▪Oyster Point Marina Plaza Seismic & Accessibility Upgrades ▪San Jose Environmental Innovation Center adaptive reuse ▪Contra Costa Water District Center Bldg. modernization ▪Santa Clara Valley Water Dist. Winfield Campus renovation ▪Burlingame Community Center ▪San Mateo Community College District Skyline B19 Renovation ▪San Mateo Community College District On-Call ▪Palo Alto Mitchell Park Library + Community Center ▪Palo Alto Rinconada Library ▪Palo Alto Downtown Library ▪San Jose Environmental Innovation Center ▪Santa Cruz Public Libraries Facilities Condition Assessments ▪Carlsbad Dove and Georgina Cole Library renovations Jonathan Hartman 15 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M ANDREA GIFFORD ra leed FIREHOUSE WORK, LLC, MEMBER Group 4 Principal Andrea Gifford is instrumental in the transformation of projects from architectural vision to articulated buildings aligned with client and community goals. Andrea has a keen understanding of functional building use, fluid user circulation, and simple aesthetic design solutions. She has developed unique and elegant designs for many award-winning projects, including the Mitchell Park Center in Palo Alto and the West Sacramento Community Center. Andrea excels at working with staff, stakeholders, and community members of all ages. EDUCATION AND REGISTRATION Bachelor of Science, Architectural Studies, University of Illinois, Urbana-Champaign Registered Architect, State of California, C32830 LEED Accredited Professional id+c REPRESENTATIVE PROJECTS ▪South San Francisco City Hall Annex ▪South San Francisco Grand Ave Library renovation ▪South San Francisco Main Library Interiors ▪Milpitas Public Library adaptive reuse ▪Scotts Valley Library adaptive reuse ▪Chula Vista Public Library Otay Ranch Branch conversion ▪Santa Clara County 70 W. Hedding 7th & 9th Flr. Space Planning ▪Delta Diablo Water District Administrative Space Planning ▪San Mateo County Library Administrative Office Interiors ▪Santa Clara County Berger Campus Space Feasibility Study ▪Santa Clara County Department of Revenue Programming ▪San Mateo County Library Administrative Office Interiors ▪Millbrae Community Center ▪Woodside Library ▪Palo Alto Mitchell Park Library + Community Center ▪Palo Alto Rinconada (Main) Library ▪Palo Alto Downtown Library ▪Brookfield Boulevard Recreation Center, Dublin, CA ▪San Jose Environmental Innovation Center ▪Carlsbad Dove and Georgina Cole Library renovations Andrea Gifford 16 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M OWEN LAWLOR, LAWLOR LANDUSE FIREHOUSE LIVE, LLC, MEMBER PROFESSIONAL EXPERIENCE 2013 - Present – Managing Member SC RiverFrontLLC, LHH Partners, LLC, Moss Beach Associates, LLC 2002-Present – Principal, Lawlor LandUse Present Land Use & Real Estate Development Consulting/Brokerage Services Provide Land Use Consulting & Brokerage services to land owners and developers in throughout California. Developed or Entitled projects throughout Bay Area in excess of $100 Million in value. 2004-2005 – Vice President, Waters Fund, Real Estate Development Oversaw the land entitlement process for $30 million in equity. Lead a 5 member team responsible for the land use entitlement process for 25 projects throughout California. 1993-2004 – Sr. Project Manager/Partner, Green Farm LP Real Estate Development Overall responsibility for strategy and implementation of all phases of projects: Financial feasibility and pro-forma analysis, construction supervision, acquisition, securing financing, negotiation with governmental authorities and lending institutions project design/engineering, public relations, and legal issue review. EDUCATION MS Real Estate Development, Columbia University BA Environmental Design, UC Santa Cruz Minor in Architectural History, UC Santa Cruz CA Department of Real Estate Broker’s License #01805817 Nationwide Mortgage Licensing System #274835 CLIENTS AND PARTNERS ▪Devcon Investments, LLC (JV Partners) ▪Palisades Builders/Douglas Ross Construction, Inc. ▪The Pacific Companies ▪AMCAL Housing ▪Mid-Pen Housing ▪Santa Cruz County RDA (formerly) SELECTED PROJECTS ▪LHH Partners (JV with LHH LLC Pacific Avenue, Santa Cruz CA – 204 Mixed Unit TOD adjacent to Transit Center ▪SC RiverFront LLC – 145 Unit Mixed-use project fronting the San Lorenzo River ▪Western Drive Co-Housing, Santa Cruz CA – 16 units ▪The Farm, Soquel CA – 45 units ▪350/344 Ocean – 63 Unit Family affordable housing 17 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M DOUG ROSS, PALISADE BUILDERS FIREHOUSE LIVE, LLC, MEMBER Palisade Builders (PBI) and Douglas Ross Construction (DRC) have been building in the greater San Francisco area for over 35 years. Over that time, we have constructed a diversified portfolio consisting of commercial, retail, historic building renovation projects, and multiple forms of housing. Douglas Ross, the CEO and founder, has worked diligently over the years to establish an esteemed reputation for our companies. MISSION Our primary mission is to provide our clients with both a high quality product and an exceptional level of service. We pride ourselves on being able to take on projects that pose significant challenges, turning high-risk situations into opportunities and the transformation of buildings from vision into remarkable reality. We achieve these outcomes with the dexterity of our creative, dynamic and tenacious employees. Hiring is based on: honesty and integrity, the ability to be industrious, engaging, respectful, and innovative. These qualities allow our team to be creative and flexible in approaching problem solving and conflict management in the fast paced and multi-faceted world of construction. VALUES We believe that the value of our people is what propels us forward. Holding high standards from beginning to end, we expect honesty, integrity, grit, and respect from every employee related to our offices. We believe these values transcend from a personal value system to a corporate value system giving our clients a higher level of product and service than our competitors. 6 2000 S. DELAWARE | SAN MATEO, CA Joint Venture with Mid-Peninsula Housing Coalition of 120 units of affordable and workforce housing. Type five wood framed units over an on-grade podium parking garage. Completed October 2015. Project Valuation $32,000,000. MERCER 7 ESPRIT PARK | SAN FRANCISCO, CA 142 unit development and retail space – five and six story structure over two levels of underground parking. Historical rehab and retrofitting of two brick and timber buildings along with three ConXtech steel towers over a below-grade structured parking garage. Completed November 2008. Project Valuation $120,000,000. 18 FI R E H O U S E L I V E W O R K 3. D E V E L O P M E N T T E A M JON WORDEN ARCHITECTS FIREHOUSE LIVE ARCHITECT Jon Worden architects is an architectural and planning firm located in Healdsburg, California. JWA specializes in mixed use and multi-family projects including adaptive reuse. Mixed Use Projects include: ▪Esprit Park, San Francisco 5 story 142 Units - with Palisade Builders ▪Peninsula Station, San Mateo 4 story, 68 units with Doug Ross Construction ▪800 High Street, Palo Alto, 4 story, 60 units with Palisade Builders Multifamily Projects include: ▪Olive Grove, Santa Rosa 128 units ▪550 Moreland, Santa Clara, 430 Units with Palisade Builders ▪Sunnyvale Seniors, Sunnyvale, 124 units JWA prides itself on being pragmatic idealists, both artistically and technically capable. We endeavor to make our projects useful, buildable, sustainable, economical and so filled with meaning that they enrich the lives of their users and enhance the environments in which they stand. We view the creation of architecture as a highly collaborative process. It involves the client, contractor, users, neighbors and the surrounding community. We feel that good architecture is responsive. It is not composed of static objects, but evolving environments that age gracefully and grow more beautiful and finely tuned to their users and uses in the process. We feel that good architecture is contextual. Its design and character should be rooted in the specifics of its site taking into consideration climate, orientation, history, local patterns and traditions. each project should reach out to its neighbors to create a collective whole greater than the sum of its parts. We feel that good architecture is responsible. Each project should be designed, detailed and constructed to maximize resource efficiency, minimize energy dependence and ensure a long life without excessive maintenance. JON WORDEN ARCHITECTS 33-B HEALDSBURG AVENUE • HEALDSBURG • CALIFORNIA • 95448 t: 707 . 395 . 0944Content © 2010 Jon Worden Architects, Inc. All Rights Reserved the esprit project is a mixed use urban infill project on 1.967 acres of land in san francisco’s dog patch district. the project involves the restoration and adaptive reuse of two brick and timber warehouse buildings dating from the early 20th century. the northern end of the site will contain two 5 story steel frame residential buildings grouped around a landscaped courtyard constructed over a two level subterranean concrete parking garage. the project will contain 5.5K sf office, 800 sf fitness center, and 142 residential condominiums. project team: barry watkins william forrest timothy bowen eduardo perez mabe ng shirley perez complete: spring 2009 esprit park san francisco, california 72 upa / 169 car garage / 15% bmr developer: 900 minnesota LLC contractor: palisades builders, inc. JON WORDEN ARCHITECTS 800 high street palo alto, california 800 high street is a mixed-use infill project on a one acre, transit-oriented, urban site in downtown palo alto. the project contains sixty residential condominiums (a mix of flats and townhouses) and storefront retail in four levels over a two level, 200 car, subterranean parking garage. ground level residences are stoop accessible. upper level residences are elevator-served via exterior balconies. the project went through a difficult year and a half entitlement process and successfully weathered a referendum election. design team: barry watkins completed: fall 2006 33-B HEALDSBURG AVENUE • HEALDSBURG • CALIFORNIA • 95448 t: 707 . 395 . 0944Content © 2010 Jon Worden Architects, Inc. All Rights Reserved 62 upa / 2.26 f.a.r. / 10% bmr developer: high street partners, ltd. contractor: palisades builders 19 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E PAST EXPERIENCE The Firehouse Live Work team has a proven track record of successful mixed use and transit oriented development along with adaptive reuse of historic and existing structures. Examples of Group 4, Lawlor LandUse, and Palisade Builder projects are shown on the following pages. 20 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E ROYAL THEATER ADAPTIVE REUSE 211 Linden Avenue, South San Francisco, CA 94080 Completed: 2003 Project value: ~$2 million Property was obtained from and financed from private sources. Project was developed by Royal Theater Group LLC a company comprised of Group 4 principals. This award winning project converted an historic two story silent picture movie house into a contemporary 4,600 sf office. A new contemporary storefront complements the theater’s historic terracotta arch. Awards ▪AIA San Mateo Merit Award 21 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E PLEASANTON ARTS CENTER STUDY 444 Railroad Ave, Pleasanton, CA 94566 Completed: 2010 Project value: ~$10 million Property is publicly owned and operated with public and private funds. Group 4 did the master plan and conceptual design for the project. Project expanded an historic two bay brick firehouse into a 20,000 SF arts center with art gallery spaces, classrooms and a black box theater. 22 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E MILPITAS PUBLIC LIBRARY 160 N Main Street, Milpitas, CA 95035 Completed: 2009 Project value: ~$30 million Group 4 was the lead design and architect of record Property is publicly owned and operated with public funds. This award winning Project expanded an historic grammar school into a 60,000 sf public library that contrasted and complemented historic preservation with contemporary architecture. Awards ▪AIA East Bay Merit Award 23 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E GRAND AVENUE LIBRARY HISTORIC RENOVATION 306 Walnut Ave, South San Francisco, CA 94080 Completed: 2016 Project value: ~$2.8 million Group 4 was the lead design and architect of record Property is publicly owned and operated with public funds. Thirty years ago this project launched Group 4’s participation in the public library market sector which has grown to over 350 library projects planned or designed across the United States. In 2015 Group 4 was selected for the next generation remodel bringing the library up to 21st century service model and expanded outdoor terrace. 24 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E MAGNOLIA CENTER ADAPTIVE REUSE 601 Grand Ave, South San Francisco, CA 94080 Completed: 1987 Group 4 was the lead design and architect of record Property is publicly owned and operated with public funds. This project is a wonderful conversion and expansion of a former school into a senior community center and residential mixed use project. Awards ▪AIA San Mateo County Chapter Award for Excellence ▪CPRS Environmental Planning Award ▪California Building Officials Honor Award – Rehabilitation 25 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E SOUTH SAN FRANCISCO CONFERENCE CENTER ADAPTIVE REUSE 255 S Airport Blvd, South San Francisco, CA 94080 Completed: 1993 Project value: $6 million Group 4 was the lead design and architect of record Property is publicly owned and operated with public funds. This project is a creative adaptive reuse and expansion of a tilt up warehouse to a state-of-the-art meeting center. Awards ▪AIA San Mateo County Honor Award ▪Pacific Coast Builders Conference Gold Nugget Merit Award ▪SSF Chamber of Commerce Mayor’s Award 26 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E 200 DELAWARE 200 Delaware St., San Mateo CA 94401 Completed: 2015 Project value: $32 million Palisade Builders project Joint Venture with Mid-Peninsula Housing Coalition of 120 units of affordable and workforce housing. Type V wood framed units over an on-grade podium parking garage. 6 2000 S. DELAWARE | SAN MATEO, CA Joint Venture with Mid-Peninsula Housing Coalition of 120 units of affordable and workforce housing. Type five wood framed units over an on-grade podium parking garage. Completed October 2015. Project Valuation $32,000,000. 27 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E CAPITOLA BEACH VILLAS 10466 41st St., Capitola CA 95010 Completed: 2008 Project value: $20 million Palisade Builders project 55-unit rental community with retail space − two and three story wood frame structures. 9 CAPITOLA BEACH VILLAS | CAPITOLA, CA 55 unit rental community with retail space– two and three story wood frame structures. Completed August 2008. Project Valuation $20,000,000. 9 CAPITOLA BEACH VILLAS | CAPITOLA, CA 55 unit rental community with retail space– two and three story wood frame structures. Completed August 2008. Project Valuation $20,000,000. 28 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E ESPRIT PARK 900 Minnesota Street, San Francisco, CA 94107 Completed: 2008 Project value: $120 million Palisade Builders and JWA project 142-unit development and retail space – five and six story structure over two levels of underground parking. Historical rehab and retrofitting of two brick and timber buildings along with three ConXtech steel towers over a below-grade structured parking garage. 7 ESPRIT PARK | SAN FRANCISCO, CA 142 unit development and retail space – five and six story structure over two levels of underground parking. Historical rehab and retrofitting of two brick and timber buildings along with three ConXtech steel towers over a below-grade structured parking garage. Completed November 2008. Project Valuation $120,000,000. 29 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E 800 HIGH STREET 800 High Street, Palo Alto, CA 94301 Completed: 2006 Project value: $50 million Palisade Builders and JWA project 60-unit townhome project with retail space – 4 story steel ConXtech structure over a two level parking garage. 30 FI R E H O U S E L I V E W O R K 4. P A S T E X P E R I E N C E 1 LIST OF DEVELOPMENTS RIVERFRONT APARTMENTS | SANTA CRUZ, CA 140 Apartment Units in downtown Santa Cruz, CA. 10k SF of restaurant space to open onto San Lorenzo River levy. Estimated Start: Q3 2018. Project Valuation $90,000,000. 1 LIST OF DEVELOPMENTS RIVERFRONT APARTMENTS | SANTA CRUZ, CA 140 Apartment Units in downtown Santa Cruz, CA. 10k SF of restaurant space to open onto San Lorenzo River levy. Estimated Start: Q3 2018. Project Valuation $90,000,000. RIVERFRONT APARTMENTS Santa Cruz, CA Estimated start: 2018 Project valuation: $90 million Lawlor LandUse and Palisade Builders project 140 apartment units in downtown Santa Cruz. 10,000 SF of restaurant space to open onto San Lorenzo River levy. 31 FI R E H O U S E L I V E W O R K 5. P R E V A I L I N G W A G E S PREVAILING WAGES We have extensive project experience with prevailing wages and will consider using these on this project. 32 FI R E H O U S E L I V E W O R K 6. R E F E R E N C E S REFERENCES Mike Futrell, City Manager City of South San Francisco 400 Grand Avenue, South San Francisco, CA 94080 (650) 788-8500 | [email protected] Reference for Group 4 Bonnie Lipscomb, Economic Development Director City of Santa Cruz 337 Locust Street, Santa Cruz, CA 95060 (831) 420-5159 | [email protected] Reference for Owen Lawlor and Group 4 Steve Monowitz, Community Development Director San Mateo County 455 County Center, 2nd Floor, Redwood City, CA 94063 (650) 363-1861 | [email protected] Reference for Owen Lawlor 7 ESPRIT PARK | SAN FRANCISCO, CA 142 unit development and retail space – five and six story structure over two levels of underground parking. Historical rehab and retrofitting of two brick and timber buildings along with three ConXtech steel towers over a below-grade structured parking garage. Completed November 2008. Project Valuation $120,000,000. 33 FI R E H O U S E L I V E W O R K 7. F I N A N C I A L S 34 FI R E H O U S E L I V E W O R K 7. F I N A N C I A L S Nov 7, 2017 Mike Futrell City Manager City of South San Francisco 400 Grand Ave South San Francisco, CA 94080 Re: Owen Lawlor, et al in regard to purchase of 211 Baden Street, South, San Francisco Ca 94103. Dear Mr Futrell: The above referenced party is well known to the bank as well as myself.Said banking history extends over 25 years personally with Mr. Lawlorand over 12 years through Santa Cruz County Bank, with all projects being as agreed. This relationship includes multiple projects in which he was the sole borrower and developer; as well as additional larger projects in which he was the developer, land use planner and syndicator with other larger investors. Based on our past and current history with Mr Lawlor I would recommend any offer to purchase to be given ample consideration. If you should have any further questions or concerns with the above, please do not hesitate to contact me. Sincerely, Fred Caiocca, Executive Vice President &Regional Credit Manager Phone: (831) 457 -5003 ext 2119 Cell: (831) 359 -3171 Fax: (831) 457 -5001 [email protected] NMLSID# 63765 F H L W ARTIST RENDERING 1 F H L W AERIAL PERSPECTIVE LOOKING SOUTHWEST 2 F H L W AERIAL PERSPECTIVE LOOKING SOUTHEAST 3 F H L W PERSPECTIVE LOOKING SOUTHWEST 4 F H L W ENHANCED DOWNTOWN STREET LIFE 5 F H L W AIR P O R T B L V D 2ND LANE BADEN AVE RESIDENTIAL PROJECT FIREHOUSE GIORGI BROS. FUTURE DEVELOPMENT PINEFINO APARTMENTS 200 LINDEN DEVELOPMENT LI N D E N A V E N CONTEXT PLANSCALE: 1/16=1-'0"6 CY P R E S S A V E VILLAGE WAY F H L W BADEN AVE FIREHOUSE LIVE FIREHOUSE WORK GIORGI BROS. FUTURE DEVELOPMENT 2ND LANE N SCALE: 1/16=1-'0"SITE PLAN HOSE TOWER & RADIO ANTENNA RESIDENTIAL ROOF TERRACE 7 COMMERCIAL ROOF TERRACE F H L W N SCALE: 1/16=1-'0"FIRST FLOOR PLAN 8 F H L W SECOND FLOOR PLAN SCALE: 1/16=1-'0" N 9 F H L W RESIDENTIAL PROJECT 4 STORIES SITE SECTION LOOKING WEST BUILDING TO THE 85' MAXIMUM ALLOWABLE HEIGHT WOULD CREATE A CANYON ON BADEN AVENUE AND LOOM OVER SINGLE-FAMILY RESIDENCES ON VILLAGE WAY BADEN AVENUE 200 LINDEN 8 STORIES SECOND LANE VILLAGE WAY SINGLE-FAMILY HOMES 10 FIREHOUSE LIVE FIREHOUSE WORK 201 Baden Avenue: The Old Firehouse A Landmark South San Francisco Office Redevelopment Proposal Submitted by “Old Firehouse Partners” A Joint Venture Between M² Realty Partners and OTRE Investments November 14, 2017 Will Marks Old Firehouse Partners (M² Realty Partners) (415) 385-1163 [email protected] Redevelopment of 201 Baden Avenue “The Old Firehouse” Primary Contact Page 1 Proposal Concept Page 2 Development Team Page 3 Past Experience Page 6 Prevailing Wages Page 14 References Page 14 Addendum A: Architect Schematic Plans Addendum B: Financial Letters of Interest 1 Primary Contact Will Marks Old Firehouse Partners (M² Realty Partners) (415) 385-1163 [email protected] 2 Proposal Concept 201 Baden (“The Old Firehouse”) is an attractive building in a prime location, just steps from the center of downtown South San Francisco. Given that it is surrounded by Grand Avenue’s compelling retail corridor, multiple planned and under construction residential projects, Highway 101 and the new CalTrain station, The Old Firehouse presents an unparalleled opportunity to create a unique and landmark office/tech building. We believe that our development will help achieve the City’s vision of revitalizing downtown, by expanding the workforce on the west side of 101 perhaps leading to future projects in the same vein, preserving interesting if not historic architecture, and serving to incubate companies that will demand further expansion within South San Francisco. Specifically, we will renovate the existing approximately 10,000 square foot building within its walls, allowing for single-tenant or multi-tenant use. Our plans (included in Addendum A) detail a design of three separate spaces of 3,500 square feet and 2,000 square feet on the ground floor, and 3,300 square feet on the second floor, each with a separate entry and restrooms. It is very possible that one of the spaces will be a “co-working” space. For one, there is significant demand for this. In addition, a shared space allows the building to help launch small businesses that have the potential to expand outside the property but inside the South San Francisco market. While the parking lot will be repaved with 24 spaces as per our plan, we believe that the building will eventually be expanded into the lot when warranted by demand, not to mention the possibility of lower parking requirements/demand over time. In fact, given the 22,508 square foot lot and a minimum FAR of 2.0, we will continuously be evaluating an expansion. The initial renovation of the Old Firehouse building will be designed so that it can accommodate such an expansion. Our plan assumes that the existing building footprint, exterior façade, watchtower and all associated historical architectural features will be retained. While we note in our plan that the watchtower will be closed off, we will explore the possibility of some level of use by tenants. We will repaint the building exterior largely in the existing color scheme and will replace all existing exterior windows and doors to meet title 24 requirements. We intend to move forward with the project as quickly as possible. Our team in full is available and almost all of us are located in San Francisco. Given the high demand and low supply of contractors, it is helpful that our Architect and General Contractor are an existing team. After receiving any required entitlements and approvals from the City, we estimate that after renovations begin, our project will be completed within four months. Our Development Team has significant leasing expertise with tenant relationships not only in the Bay Area but across the country. We will be working to “pre-lease” the property during the permitting and construction periods so as to have tenants in the building soon after completion. While we are expecting to create a multi-tenant building, during the planning and construction phases of development we will also be exploring single-tenant uses. Lastly, we believe that by officially branding 201 Baden as “The Old Firehouse” (through signage, marketing, etc.) we will add value to the property, and the City. With the powerful name combined with a striking newly renovated Class A office building, we expect this will lead to ongoing prestige for The Old Firehouse and surrounding properties. In addition, the completed landmark building will bring new workers to the west side of Highway 101 which will increase commerce in the area. 3 The Development Team Developer “Old Firehouse Partners” represents a joint venture of two entities, each with two principals who individually have 20-30 years of real estate and finance experience. The development entities are M² Realty Partners (Will Marks and Mike House) and OTRE Investments (Brad Marks and David Boudreau). Will and Brad Marks are brothers and have together worked on numerous projects over the past 20 years. Combined, the team owns more than one million square feet of commercial space. Will Marks Will is a founder and principal of M² Realty Partners, business focusing on development, acquisitions, dispositions, and management of a commercial real estate portfolio, in the industrial and office sectors. From 1994 to 2013, Will was an equity research analyst, first at Montgomery Securities (which became Banc of America Securities) and later at JMP Securities. His focus areas were the commercial real estate and hotel sectors. Will was widely quoted in local and national publications such as the San Francisco Chronicle, Barron’s and the Wall Street Journal, and he was often interviewed on television networks including Bloomberg and CNBC. He was twice ranked as the top real estate or lodging analyst in the Wall Street Journal’s annual Best on the Street survey. Earlier in his career, Will worked for several years as a leasing broker at Iliff Thorn in San Francisco. Will received his Bachelor of Arts from University of California at Davis in 1988 and his MBA from Northwestern University’s Kellogg Graduate School of Management in 1994. Brad Marks Brad is the founder and principal of OTRE Investments, a real estate investment firm established in 2004 that acquires, repositions, and manages retail, industrial, and office properties. Brad’s prior experience includes working for Village Properties, a real estate development company, where he specialized in acquisitions and development of retail properties which included build to suits for national drugstores. Prior to Village Properties, he worked for Olympus, Hicks Muse Tate and Furst’s real estate opportunity fund, based out of Dallas, Texas. Brad also worked for Bank of America in their real estate workout loan group and loan origination departments. Brad received his Bachelor of Arts from Northwestern University and his MBA from Northwestern University’s Kellogg Graduate School of Management. David Boudreau David has been a principal of OTRE Investments since 2006. David’s prior experience includes working for Jones Lang LaSalle as a vice president for three years managing the real estate office portfolios of Cisco Systems, Sprint/Nextel, and Microsoft. During this time, David represented Cisco Systems on all of its domestic leasing and investment sales transactions, including the sale of approximately one million square feet of office and warehouse space. Prior to Jones Lang LaSalle, David practiced corporate, securities, and real estate law with Orrick, Herrington & Sutcliffe. David also worked for Litchfield Advisors, a real estate investment fund, based in Los Angeles, California. David holds a JD degree from U.C. Hastings College of the Law (admitted to CA bar) and a MBA degree from Pepperdine University. 4 Mike House Mike House is a founder and principal of M² Realty Partners and House Properties, a private real estate investment company established in 1989 to acquire, reposition, and develop commercial, residential, retail, hotel, self-storage and industrial real estate. Mike is also founder and Managing Partner of Wayfare Tavern, which opened in 2010 and is one of the most exciting restaurants on the San Francisco dining scene. Prior to launching House Properties and M² Realty Partners, Mike completed Union Bank’s Uniform Credit Training Program, where he specialized in Commercial Real Estate Lending. Mike graduated from the University of Southern California in 1985 with a Bachelor’s of Science degree in Real Estate Finance and earned his Masters in Business Administration from Santa Clara University in 1987. Mike is also a licensed California Real Estate Broker, a member of the Urban Land Institute, the USC Associates, the NAIOP Commercial Real Estate Development Association, and a Board Trustee for San Francisco University High School. Architect/Design Builder BCCI is a full-service design builder with offices in San Francisco and Palo Alto. For 31 years, the company has worked to support its clients’ visions through the built environment by providing a range of professional services including preconstruction, architecture, construction management, structural renovation, historic restoration, seismic upgrade, commercial interiors, sustainable construction and LEED management. Naveen Mathur Naveen brings over 24 years of experience in the field of architecture to his role as a senior member of Professional Services Group (PSG) at BCCI. He is a licensed architect in the state of California and has extensive experience with preparing, reviewing and coordinating construction documents at various stages of design and construction. Naveen has been a lead architect on several successful ‘design-build’ tenant improvement projects that required developing a coordinated set of documents based on Owners’ Program Requirements (OPR) and Basis of Design (BOD) criteria. Naveen combines years of construction expertise with his in-depth knowledge of the California Building Code, which makes him a valuable resource at BCCI. His commitment to design excellence and a keen eye to details and quality control ensures client’s design goals are not only met but exceeded. Engineer (Mechanical and Electrical) Gary Tetrault Gary is a Senior Mechanical Engineer with Innovative Mechanical who has over 20 years of design experience. Innovative Mechanical is a 30-year old Bay Area company focused on heating, AC and indoor air quality repair and installation. Gary’s expertise includes the design of HVAC systems for commercial buildings, retail centers, hotel/motel and multi-family housing. Recent office building projects include a 44,000 square foot renovation and an 11,000 square foot renovation, both located at 650 California Street in San Francisco. His expertise encompasses equipment selection and layout, specifications and drafting. Gary received his Bachelor’s degree in Mechanical Engineering from Rochester Institute of Technology in Rochester, NY. 5 Bradley Onstad Bradley is a Senior Project Manager at CBF, which he joined 10 years ago. CBF is a 65-year old Bay Area company which specializes in tenant improvement design/build projects for commercial office buildings. Bradley holds a Construction Engineering degree from Cal Poly and has been managing electrical projects for over 15 years. His diverse management experience spans from highly detailed multi-million dollar projects to time sensitive service projects. His vast knowledge of lighting controls and systems integration has been one of the key elements to the company success in the highly competitive LED driven market. Ownership Entity The ownership entity will consist of the four listed developers (Will Marks, Brad Marks, David Boudreau, Mike House) who will be the “general partners” and who will each be contributing a significant amount of capital. The general partners may raise some amount of third party equity and have a history of working with multiple limited partners. In addition, the ownership entity will seek construction financing for the project. Principal Party/Project Manager Will Marks will represent the Development Team during negotiations. (415) 385-1163 [email protected] 6 Past Experience The Development Team has been responsible for numerous commercial property renovations during the past 20 years. The Developer has completed renovation work on San Francisco properties including 132 Hawthorne Street, 558 Sacramento Street, 221 Pine Street and 332 Pine Street. The Architect’s renovation work has included 436 Bryant Street and 1045 Bryant Street. We have highlighted two projects that the Developer has completed followed by two projects that the Architect and Engineer together have completed. 132 Hawthorne Street In 2012, the Developer began the renovation of a 14,250 square foot warehouse in San Francisco that had most recently been used as a martial arts studio. Approximately $1.5 million was invested in the project, to create the headquarters for Automattic, the parent company of WordPress, most known for its website design tools. The building was essentially brought back to “shell” condition and this was followed by construction of a distinctive lobby, a large open work area and mezzanine space that included private offices. The tenant began occupying the space in March 2013. In 2013, Automattic chose to consolidate (employees almost exclusively work from home) and the space is now leased to Sentry Software. 132 Hawthorne façade before and after renovation 7 132 Hawthorne interior before renovation 132 Hawthorne interior after renovation 8 558 Sacramento Street/Wayfare Tavern In early 2009, the Developer began the renovation of a 12,000 square foot office and restaurant building in San Francisco. Approximately $2 million was invested in the project, essentially transforming the property into 3 floors of new restaurant space with the top floor creative office. Wayfare Tavern opened for business in 2010 and is one of the most successful restaurants in San Francisco. Last year, the Developer converted the top floor’s office space into a new “high end” lounge that is part of the restaurant. 558 Sacramento façade before and after renovation 9 558 Sacramento interior before renovation 558 Sacramento interior after renovation 10 We have highlighted two renovation projects that the Architect and Engineer have completed. 436 Bryant Street The redevelopment project at 436 Bryant encompasses a complete building renovation down to the original concrete structure which dates back to 1908. The new interior finishes create an industrial- chic space with plenty of natural light and all the benefits of a completely new electrical and mechanical infrastructure. The renovation included seismic retrofit work to bring the structure up to current building code, making it infinitely safer in the event of an earthquake. Additionally, new energy efficient windows, an insulated roof, a new elevator, and new building systems to provide enough power distribution and cooling for dense office space were installed. The new entryway and lobby feature exposed concrete and unique Indonesian timber cladding. Access controls provide flexibility for single-tenant or multi-tenant building occupancy, while the new side-loaded core provides expansive, open space for future tenants as well as room for private offices or meeting spaces. The repositioning project has completely transformed this industrial property into a creative commercial office building. 436 Bryant façade before and after renovation 11 436 Bryant interior before renovation 436 Bryant interior after renovation 12 1045 Bryant Street BCCI completed the renovation of a three-story brick and timber building with a first floor mezzanine. The building was repositioned to accommodate both retail and office tenants. BCCI utilized a reverse engineering approach, designing to the developer’s pre-set budget and taking into consideration code requirements to best position the property for asset return. BCCI provided turn-key design- build services including construction management, project management, architectural, and general contractor services. The existing Bryant Street exterior façade was removed to expose the original masonry brick elevation and new storefront windows were installed at all four ground floor elevations. The renovation includes a new elevator, interior stairs, roof access stairs, mechanical shafts, ADA compliant restrooms on each floor, heating and ventilation systems, electrical systems, rear patio, landscaping, and parking lot. Additionally BCCI completed the tenant build-outs for all of the tenant improvements in the building. 1045 Bryant façade before and after renovation 13 1045 Bryant interior before renovation 1045 Bryant interior after renovation 14 Prevailing Wages We plan to pay prevailing wages. References Bill Banker (real estate partner in multiple projects) [email protected] (510) 604-6080 Kenneth Mesker (broker) [email protected] (415) 865-6107 Margo Maxey (banker) [email protected] (415) 396-6149 West Coast Commercial Lending Division/Business Banking 333 Market Street, San Francisco, CA 94105 © Wells Fargo Bank, N.A. All rights reserved. Member FDIC. Credit Proposal for William C. Marks and Bradford F. Marks William Marks and Bradford Marks 1037 CHURCH ST San Francisco, CA 94114 RE: Commercial Real Estate Loan – 201 Baden Ave, South San Francisco, CA 94080 To whom it may concern: Wells Fargo Bank, National Association is pleased to present the following letter of interest to provide financing for the renovation, as well as the potential expansion of 201 Baden Ave, South San Francisco, CA 94080. Should there be any questions regarding William Marks and Bradford Marks financial capability and industry experience to support, oversee and complete such a project, please contact me directly to validate their financial wherewithal and credibility. By: Gio Mahmoud Date: November 10th , 2017 Gio Mahmoud Senior Commercial Loan Officer The undersigned hereby confirms its interest in pursuing further discussion of the above preliminary credit proposal: Borrower or Borrower’s Representative: __________________________________________ By: ______________________________________ (signature) Name: ____________________________________ Title: _____________________________________ Date: _____________________________________ 201 BADEN AVENUE, SOUTH SAN FRANCISCO RESPONSE TO DEVELOPER REQUEST FOR PROPOSAL NOVEMBER 13, 2017 R E A L E S T A T E D E V E L O P M E N T I N V E S T M E N T P R O J E C T M A N A G E M E N T [BACK OF COVER – DO NOT PRINT] ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 November 13, 2017 Julie Barnard Economic Development Coordinator City of South San Francisco: City Hall Economic Development and Housing Division 400 Grand Avenue South San Francisco, CA 94080 REQUEST FOR PROPOSAL RESPONSE FOR 201 BADEN AVENUE, SOUTH SAN FRANCISCO Dear Ms. Barnard, KASA Partners is pleased to submit qualifications for the purchase of 201 Baden Avenue. We feel this site affords an excellent opportunity to take advantage of its TOD location and proximity to Grand Avenue. We believe our project’s Vision will greatly enhance South San Francisco’s transformation and expanding downtown urban fabric. KASA PARTNERS is a real estate development and investment company based in San Francisco with expertise in ground-up residential and mixed-use projects in California. The Partners of KASA have built over $1 billion of real estate assets to date with institutional development experience rooted with some of the most preeminent global real estate firms in the industry. KASA was formed with the vision to create high quality institutional-grade buildings and places of lasting quality for people to live, work, learn and play with a focus in California. Relevant completed projects are shown on the following pages. KASA is proud to have assembled Kennerly Architecture & Planning and DCI Engineers for this project. Each designer’s resumes are attached with their portfolios showcasing relevant expertise and proven track record in this building type. All consultants will be contracted directly to KASA. Thank you. Sincerely, KASA PARTNERS James Suh, Principal Andrew Kawahara, Principal ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 PROJECT Development Concept PROJECT VISION As South San Francisco undergoes its urban transformation, our Vision for this project is to expand the revitalization of downtown beyond Grand Avenue and address the needs of existing and future residents by doing the following: • Creating a vibrant mixed-use experience that promotes a critical mass of residents and businesses to downtown; • Retaining the history and character of downtown while redefining its future; and, • Stitching the existing urban fabric to expand downtown and link adjacent neighborhoods. KASA believes the highest and best use for this site is a multi-family residential building. We envision a development of at least 80-units with ground floor retail. The proposed density of at least 156 DU/acre assumes the City will complete the planned rezoning which we understand is being pursued to 180 DU/acre. We are proposing to have more than two-thirds of the residential total be two- and three- bedroom residences to promote family occupancy. Our scheme attempts to balance many factors including site context, design guidelines, market demand, financial viability, and maximizing land value to the City. 201 Baden anchors the end of Cypress Avenue with a generous design that connects and activates a reborn neighborhood. Double height retail spaces terminate the vista down Cypress, and flank a midblock Paseo that links through to 2nd Lane and the walk south to Village Way beyond. The Paseo is the building’s front door with access to the main lobby and townhomes that wrap back along 2nd Lane. Two bars of housing span the Paseo above with 3-story portals and bridges. The court between them brings sunlight to private gardens above the garage and down to the Paseo itself. The two housing bars step from eight levels to six along the alley, acknowledging the lower density neighborhood to the south. Along Baden and the 2nd Lane, the mass of the building is visually broken into multiple volumes. A subtle rotation of the center volume gestures toward the Paseo and amplifies the angle of Cypress Avenue as it intersects Baden. The façade is modulated with two story groupings of deep window recesses that offer Juliet balconies at alternate floors. Generous useable open spaces include private patios and a large common roof-deck atop the southern lower housing bar with southern views. The garage will be on two levels: a conventional garage for retail, residents and visitors’ will be a half level below grade, and a puzzle-lift garage would be used exclusively for residents above. We feel the approximately 94 parking spaces is market appropriate given the TOD nature of the site. This reduction of parking would require a variance. ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 Depending on the results of future physical due diligence of the existing firehouse, we may propose to retain the two-story structure and adaptively reuse it. It could serve to inspire an interesting retail or commercial concept that could be part of the branding of the building. A proposed development schedule is below which is subject to change based on initial meetings with the City’s Economic Development Coordinator, City Planners, and the community. Due Diligence 60 days Execute PSA 60-90 days CEQA/Entitlements 6-9 months depending on results of Initial Study Design/Permits 6-9 months depending on permit duration Construction 18 months 201 Baden Avenue South San Francisco NSite Plan Ba d e n A v e Cypress Ave Gr a n d A v e 3r d L a n e 2n d L a n e Linden Ave Co m m e r c i a l A v e 3r d L a n e 2n d L a n e Vi l l a g e W a y Airport Blvd Rail w a y E G r a n d A v e Caltran Plaza 201 Baden 201 Baden Avenue South San Francisco N Diagram Massing / Site Strategy Townhouse off 2nd Lane Residential Apartment Residential Apartment Townhouse off 2nd Lane and Paseo Ba d e n A v e Air p o r t B l v d Grand A v e 2n d L a n e V i l l a g e W a y Co u r t Roof D e c k Link t o E x i s t i n g Walk w a y t o V i l l a g e Way Con n e c t i o n t o Gra n d A v e Garage Entrance from 2nd Lane Cyp r e s s Ret a i l Ret a i l 201 Baden Avenue South San Francisco A B B A 37 ' - 0 " 15 9 ' - 0 " 97 ' - 0 " Level 1 Ground Floor 0 10 20 30 N GIORGI BROS FURNITURE STORE AU T O S E R V I C E AP A R T M E N T B U I L D I N G FAST FOOD BA D E N A V E N U E 2N D L A N E Retail Retail Retail Lobby Parking Service Bike Parking Service Bike Parking Paseo CYPRESS AVE To Grand Avenue Parking Lot Ramp Up Ramp Dn Ramp Up Elev Elev Stair Stair 2 TH 2 TH 2 TH 2 TH 2 TH 3 TH 3 TH Townhouse Stoop St o o p s St o o p St o o p St o o p Stoop BA D E N A V E N U E Existing Walk to Village Way 201 Baden Avenue South San Francisco 10 ' - 0 " A B B A 15 9 ' - 0 " 25'-0"16'-0" 34 ' - 0 " 37 ' - 0 " 140'-0" 48 ' - 0 " 37 ' - 0 " 97 ' - 0 " 5'-0" 0 10 20 30 NLevel 2 Townhouse + Garage Open to Retail Below Parking Mechanical Lifts Service Ramp Dn Open to Below Open to Retail Below Open to Ramp Below Ramp Dn Stair Elev Elev Stair Stair 3 TH 3 TH 2 TH 2 TH 2 TH 2 TH 2 TH BA D E N A V E N U E 2N D L A N E 201 Baden Avenue South San Francisco 15 9 ' - 0 " 47'-6"40'-0"47'-6" 34 ' - 0 " 37 ' - 0 " A B B A 140'-0" 5'-0" 88 ' - 0 " 37 ' - 0 " 97 ' - 0 " Level 3 Residential Level + Court Yard 0 10 20 30 N Elev Elev Stair Stair Stair Tr a s h Open to Paseo BelowOpen to Paseo Below Br i d g e Courtyard 1B 3B 2B 2B +1B1B1B 2B 2B 3B 1B 1B 1B 3 TH 3 TH Open to Paseo Below BA D E N A V E N U E 2N D L A N E Corridor Co r r i d o r Co r r i d o r 201 Baden Avenue South San Francisco A B B A 15 9 ' - 0 " 47'-6"40'-0" 34 ' - 0 " 37 ' - 0 " 140'-0" 88 ' - 0 " 37 ' - 0 " 97 ' - 0 " Level 4-5 Typical Residential Floor 0 10 20 30 N 3B3B Elev Elev Stair Stair Stair Tr a s h 1B 3B 2B 2B +1B1B1B 2B 2B 3B 1B 1B 2B 2B 2B 2B BA D E N A V E N U E 2N D L A N E Corridor Co r r i d o r Co r r i d o r 201 Baden Avenue South San Francisco A B B A 15 9 ' - 0 " 47'-6" 140'-0" Level 6-7 Residential Floors + Roof Deck 0 10 20 30 N Roof Deck 3B3B Elev Elev Stair Stair 1B 3B 2B 2B +1B 2B 2B BA D E N A V E N U E 2N D L A N E Co r r i d o r 201 Baden Avenue South San Francisco 20 ' - 6 " 85 ' - 0 " ROOF LEVEL-7 LEVEL-6 LEVEL-5 LEVEL-4 LEVEL-3 LEVEL-2 LEVEL-1 PR O P E R T Y L I N E PR O P E R T Y L I N E Section A-A North-South 0 10 20 30 Section B-B East-West Parking Mechanical Lift Parking Courtyard Re s i d e n t i a l Roof Deck Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l To w n h o u s e Parking Mechanical Lift Parking Retail Courtyard BADEN AVENUE 2nd LANE201 BADEN AVENUE 201 BADEN AVENUE EXISTING PARKING LOT GIORGI BROS FURNITURE STORE Roof Deck To w n h o u s e Paseo ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 TEAM Development Team OWNER/DEVELOPER KASA Partners Qualifications attached James Suh, Principal One Embarcadero Center, Suite 1020 San Francisco, California 94111 650.773.2557 www.kasa-partners.com ARCHITECT Kennerly Architecture & Planning Qualifications attached Owen Kennerly, Principal 375 Alabama Street, Suite 440 San Francisco, CA 94110 415.420.9890 www.kennerlyarchitecture.com STRUCTURAL ENGINEER DCI Engineers Qualifications attached Jeff Brink, Principal One Post Street, Suite 1050 San Francisco, CA 94104 415.781.1505 www.dci-engineers.com OWNERSHIP ENTITY KASA Partners will be the owner and developer of the property. A special purpose entity will be formed specific to the property under which KASA will operate as the developer. Additional information can be provided upon request. PRIMARY CONTACT The primary contact for this project will be James Suh who is authorized to represent the purchaser in all negotiations and transactions. Contact information: James Suh, Principal KASA Partners Ph: 650.773.2557 [email protected] KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL James Y. Suh is co-founder and a Principal of KASA Partners. His 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. James was a Development Manager with Wilson Meany in San Francisco, where he was responsible for leading and managing all aspects of development focusing on mixed-use development and specialty projects in San Francisco. He managed the entitlement, design, permitting and construction of the new Exploratorium museum and a 41-unit residential-retail project in San Francisco. He is experienced in condominium mapping, managing a marketing, leasing, and property management team for residential projects, and understanding the financial analytics of a deal. He has a proven track record for conducting successful community outreach in the most challenging areas of San Francisco. From 1994 to 2003, James was Project Architect at Kohn Pedersen Fox Associates in New York and Ellenzweig Associates in Cambridge, Massachusetts. James is a member of the Urban Land Institute, San Francisco Planning and Urban Research Association and Royal Institute of Chartered Surveyors and serves as a Board Member of the San Francisco Korean American Chamber of Commerce. James is a registered Architect in California and New York. James was born in Seoul, South Korea and grew up in New York City. Columbia University Tufts University Master of Science in Real Estate Development Bachelor of Arts in Art History University of Pennsylvania Choate Rosemary Hall Master of Architecture KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL Andrew K. Kawahara is co-founder and a Principal of KASA Partners. His experience in development, corporate and public sector real estate, architecture and urban planning spans over 20 years. As a developer, Andrew has been involved in some of the most complex real estate projects and transactions in the Bay Area. Andrew serves a Principal role in KASA’s on-going development projects. He led the 14-member development team for KASA in providing development and project management services for salesforce.com’s proposed 1.9 million square foot, $2 billion headquarters in Mission Bay, San Francisco. His team managed over 100 architects, engineers, consultants and construction professionals and was the primary liaison between the development team and the senior real estate executive team at salesforce.com. From 2003 to 2009, Andrew was Senior Vice President of Myers Development Company in San Francisco, where he led and managed the day-to-day development of residential and office projects totaling in excess of $600 million. Myers Development Company is widely known as the pioneering developer to build the first Class-A office building in South of Market in San Francisco after more than a decade, igniting the growth of South of Market as it is today. 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 developed adaptive re-use warehouses in San Francisco’s South of Market neighborhood into live-work residential lofts with a boutique development and construction company in San Francisco. Previously, as Project Manager with Jones Lang LaSalle, Andrew managed campus developments and major tenant improvements projects for Sun Microsystems totaling over $500 million. Andrew is a registered architect in California and New York and practiced architecture and urban design from 1990 to 1999 at Kohn Pedersen Fox (KPF) and Hardy Holzman Pfeiffer in New York. His experience at KPF included mid and high-rise office, residential and mixed-use towers, corporate headquarters, institutional campuses and “new city” master plans throughout the US, Asia and Europe totaling over 50 million square feet. Andrew is an active member of Urban Land Institute (ULI), where he serves as an UrbanPlan School Champion, and Belden Club. Andrew was born in Tokyo, Japan and grew up in Los Angeles. Harvard University Master of Architecture in Urban Design (concentration in Real Estate Development) California Polytechnic State University, San Luis Obispo Bachelor of Architecture KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL Betsy Sandidge is a Project Manager with KASA Partners. Betsy has over twenty-five years of experience covering all aspects of design and construction. Having worked in both architecture and construction, this varied background gives Betsy a unique perspective that adds significant insights to her work as a project manager. She is an expert at understanding client needs and translating these into efficient, timely building solutions. Her proficient management skills, versatility as an architect, and her construction management background make her a valuable resource to clients and project team members alike. From 1997-2015, Betsy was a Senior Associate at Gensler where she oversaw a large variety of projects that included master planning, entitlements, corporate campus design and development, corporate interiors, building renovation and repositioning, hospitality, retail and adaptive reuse of historic buildings. Her most notable projects included the design and development of the PeopleSoft (now Oracle) corporate campus in Pleasanton, California. This campus included 1.5 million square feet of office space, associated parking garages and a data center; master planning and strategy for a major manufacturer’s existing campus and manufacturing facilities, design and construction of a new 160,000 square foot office building for the campus, the restack/renovation of the existing office buildings and new parking garages; the renovation of the Fairmont San Francisco which included all public spaces, over 600 guest rooms, restaurants, meeting rooms and ballrooms. The Fairmont project included documentation for placing the building on the National Register of Historic Places and as well as a successful application for historic tax credits. From 1993-1997, Betsy was a Construction Manager for Associated Project Control (APC) in Boston, Massachusetts. APC projects focused on retail properties, specifically large department stores. While at APC, Betsy’s duties included early coordination with architects, designers and owners reviewing documents for constructability, phasing of the project if needed, long lead items, early pricing and value engineering, bidding, permitting, negotiating construction contracts and scheduling. During construction she managed the general contractors and their sub-contractors and acted as the liaison between the construction site and the owner. The majority of her projects were construction sites within fully operational facilities therefore, noise, dust control, access to the site and general site logistics were all critical to a successful project. Her most significant project involved building a three story atrium within an existing department store while the remainder of the store remained operational. Proper planning, phasing, logistics and communication with the store manager were critical to the success of this project. Betsy is a licensed architect in Washington and is pursuing her licensure in California Betsy is an active member of the San Francisco AIA where she is the chairwoman for the Historic Resources Committee, Association of Preservation Technology, California Preservation Foundation and the National Trust. Betsy was born in Indianapolis, Indiana and grew up in Seattle, Washington. Washington State University Bachelor of Architecture Bachelor of Science in Construction Management. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: The Peninsula Mandalay, South San Francisco PROJECT OWNER: Myers Residential Ventures, LLC ARCHITECT: MBH Architects & LDA Architects CONTRACTOR: Webcor Builders PROJECT SIZE: 112 luxury condominiums and 221 parking spaces DATE COMPLETED: 2005 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 building is a concrete structure with a combination glass curtainwall and window wall systems. This project was constructed under highly constrained conditions with an adjacent residential townhouse development under construction and road access for both projects of only 20 feet. Regulatory oversight played a major role on this project due to environmental, cultural and community issues. This was a project of Myers Residential Ventures, LLC. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: 1168 Folsom Street (Folsom Lantern), San Francisco PROJECT OWNER: 1168 Folsom LLC ARCHITECT: Hauser Architects CONTRACTOR: The Baumeister Collective PROJECT SIZE: 20 Multi-Family Units over Two Retail Spaces 1168 Folsom Street (aka Folsom Lantern) is a five-story building featuring 20 multi-family residences and two retail spaces in the heart of the hip residential neighborhood in San Francisco's South of Market. The Folsom Lantern has two and three-bedroom units with large windows, high ceilings, and private balconies. The project features a secure garage parking, elevator, and a common rear deck overlooking a quiet tree-lined street. The project was entitled, designed and constructed within three years and was completed on time and within budget. This was a project of 1168 Folsom LLC. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: 1595 Pacific Avenue, San Francisco, CA OWNER: 1595 Pacific Avenue LP DEVELOPER: Wilson Meany PROJECT SIZE: 65,000 square feet, 41 Apartments over 2 retail spaces DATE COMPLETED: 2013 Pacific Terrace is a newly constructed 41-unit mixed-use apartment building located at 1595 Pacific Avenue in the Russian Hill neighborhood of San Francisco, California. The building consists of four stories of residential apartments over a ground floor podium of retail and 35 parking spaces in a secure ground- level parking structure. The unit mix includes one studio unit, 23 one-bedroom units, 16 two-bedroom units, and one three-bedroom unit. The architecture is a traditional design that is compatible with the existing buildings in the neighborhood. The project involved acquiring CEQA clearance and full entitlements, negotiations with neighborhood community stakeholders, and management of large teams of architects, engineers and contractors in due diligence, design and construction. This was a project of Wilson Meany for which James was a Project Manager. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: 60 Rausch Street at The Mullin Buildings, San Francisco PROJECT OWNER: 60 Rausch LLC ARCHITECT: Hauser Architects CONTRACTOR: The Baumeister Collective PROJECT SIZE: 39 Luxury Live/Work Lofts in a Historic Warehouse 60 Rausch Street at The Mullin Buildings is an adaptive re-use of a historic warehouse structure built in 1920 that was converted into 39 luxury live/work lofts in the heart of the South of Market neighborhood. Each loft unit has a unique floor plan with most units possessing exposed concrete walls and columns from the original historic structure. Seismically retrofitting and modernizing the existing concrete structures proved to be very challenging and required attention to each detail and condition. The unit mix was a combination of studios, one, two and three bedrooms in a loft configuration. A semi- subterranean parking garage provided parking spaces at a 1-to-1 ratio plus 5 guest parking spaces. This project required full entitlements including a discretionary review with the Planning Commission along with intense public meetings and negotiations with neighborhood groups. 60 Rausch was completed in 2002 and was developed and mapped as a condominium project. This was a project of 60 Rausch LLC. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: 73 Sumner Street at The Mullin Buildings, San Francisco PROJECT OWNER: 73 Sumner LLC ARCHITECT: Hauser Architects CONTRACTOR: The Baumeister Collective PROJECT SIZE: 16 Luxury Live/Work Lofts in a Historic Warehouse 73 Sumner Street at The Mullin Buildings is an adaptive re-use of a historic warehouse structure built in 1920 that were converted into 16 luxury live/work lofts in the heart of the South of Market neighborhood. Each loft unit has a unique floor plan with most units possessing exposed concrete walls and columns from the original 1920s structure. Seismically retrofitting and modernizing the existing concrete structures proved to be very challenging and required attention to each detail and condition. The unit mix was a combination of studios, one, two and three bedrooms in a loft configuration. A semi- subterranean parking garage provided parking spaces at a 1-to-1 ratio plus 4 guest parking spaces. This project required full entitlements including a discretionary review with the Planning Commission along with intense public meetings and negotiations with neighborhood groups. 73 Sumner was completed in 2002 and was developed and mapped as a condominium project. This was a project of 73 Sumner LLC. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: 150 Hooper Street, San Francisco OWNER: SFMade/PlaceMade ARCHITECT: Pfau Long Architects and Forge Architects CONTRACTOR: DPR Construction PROJECT SIZE: 56,185 square feet COMPLETION DATE: In-Construction The 150 Hooper Project was developed and is being constructed as part of the 100 Hooper Project by Kilroy Realty. PlaceMade, a subsidiary of SFMade, will become owner of the 150 Hooper building and will lease the space to various PDR companies that are members within SFMade’s large network. PlaceMade hired KASA to be their owner’s representative providing oversight of the developer’s architectural and construction team. KASA’s real estate industry knowledge is also used to advise PlaceMade on making value based decisions on the base building. KASA continues its involvement today, providing project management for the industrial tenant improvements. KASA performs an ongoing advisory role to PlaceMade on future real estate endeavors. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: Pier 29, San Francisco OWNER: Jamestown ARCHITECT: ASD SKY CONTRACTOR: Plant Construction Company PROJECT SIZE: 24,000 square feet COMPLETION DATE: Active - Entitlements Pier 29 is an existing historic building in the vibrant northeast waterfront of San Francisco adjacent to the new SF Cruise Terminal. The project will be an adaptive reuse to house San Francisco beverage retailers. The vendors will produce and sell coffee, beer, and wine to showcase local fermentation manufacturing. The space will be integrated with a retail shop that will sell SFMade member’s goods and wares. KASA was retained by Jamestown as a Project Manager for the entitlements, design oversight and to assist in lease negotiations with the Port of SF. KASA was retained due to our experience with waterfront entitlements, over-water construction, the Port of SF process, and historic rehabilitation experience. KASA is responsible for CEQA approvals and acquisition of a BCDC regulatory permit. Future phases will entail building permits and construction management. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: Treasure Island Redevelopment, San Francisco OWNER: Treasure Island Community Development (Wilson Meany/Fivepoint) ARCHITECT: CMG, AECOM, OCB, ACLA, Hood Design, DE+, Page & Turnbull, Hart Howerton CONTRACTOR: Multiple PROJECT SIZE: 500 Acres COMPLETION DATE: 1st Horizontal Phase in Construction or Permits The Treasure Island & Yerba Buena Island Redevelopment is a Public Private Partnership entitled for 8,000 residential units, 450,000 sq. ft. of commercial, 300 room hotels, and 300 acres of park and open space. KASA was retained in 2013 to join the senior project management team of Wilson Meany to oversee the first phase of the development. Responsibilities included design and cost management of five new parks, streetscape and infrastructure, and a new ferry terminal all of which is currently being permitted. KASA was also tasked to analyze and run the due diligence of the three historic administration and hanger buildings for future adaptive reuse. KASA was successful in acquiring regulatory permits for the master plan including those for BCDC, RWQCB, and the Army Corps of Engineers. Current responsibilities include senior project management of the first 300 units of housing on Yerba Buena made up of townhomes and podium buildings on difficult sloping sites. This first vertical build-out will set the stage and brand for the overall project. The project involved management of large teams of architects, engineers and consultants and working in partnership with the Treasure Island Development Authority. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: Centennial Towers – South Tower, South San Francisco PROJECT OWNER: Myers Peninsula Venture, LLC ARCHITECT: Skidmore, Owings & Merrill LLP CONTRACTOR: Hathaway Dinwiddie Construction Company PROJECT SIZE: 305,000 net square feet The development of the South Tower of Centennial Towers is part of a 665,000 square foot campus nestled on a 21-acre site at the foot of San Bruno Mountain fronting US-101. Designed by Skidmore, Owings & Merrill LLP (SOM), the total project consists of two asymmetric towers to be built in two phases. The South Tower is a twelve-story building including a shared-use 200-seat Performing Arts Facility, a childcare facility for up to 100 children and just over 12,000 square feet of ground level retail space. A typical floor plate is about 27,000 square feet. The Project was designed to take full advantage of the high visibility aspects of the site by incorporating a very elegant curtainwall system that features dramatic diagonal translucent glass fins with soaring glass pediments punctuating the Project’s preeminence as a landmark on the Peninsula. The project was constructed by Hathaway Dinwiddie Construction Company and was completed on-time in February 2009 and under budget by approximately $3 million. This was a project of Myers Peninsula Venture, LLC and work undertaken included feasibility, entitlements, design management, sourcing financing, construction management and close-out. KASA PARTNERS | ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 CONFIDENTIAL PROJECT: Salesforce Tenant Improvement at Salesforce Tower, San Francisco PROJECT OWNER: Salesforce ARCHITECT: Mark Cavagnero Associates and Interior Architects CONTRACTOR: Hathaway Dinwiddie Construction Company PROJECT SIZE: Approximately 900,000 rentable square feet of tenant improvement KASA is Salesforce’s project manager and strategic real estate advisor for its 900,000 square foot headquarters campus expansion in its namesake Salesforce Tower in downtown San Francisco. This is the largest lease and tenant improvement project in the history of San Francisco. In its role, KASA’s team advises Salesforce on strategic and tactical real estate issues and manages all its project management responsibilities. This includes identifying obstacles and developing solutions to complex real estate issues, obtaining internal stakeholder and Board-level decisions, developing project plan schedules and budgets, collaborating on corporate finance objectives as they relate to real estate, obtaining entitlements and permits, design and construction management and facilitating the transition from construction to first-day-of-business operations. KASA’s main responsibility is to ensure that approximately 4,500 employees are able to start working without a hitch on the exact date outlined in Salesforce’s project plan. Salesforce will occupy 36 floors in the Tower including the top two floors, which are the highest office floors west of Chicago. While most of the space will be employee workspace, much of the space will be allocated to collaboration areas, social spaces (coffee bars, kitchens, flex rooms), meeting and training rooms and a town hall space. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco C. Personnel Sarina Bowen Kennerly, AIA Principal Sarina Kennerly has 20 years of experience in architectural design and joined partner Owen Kennerly in 2005. Through a combination of strong management and communication skills combined with her thoughtful approach to the design process, Ms. Kennerly successfully leads project teams as well as the firm’s operations. She is particularly interested in exploring issues of tectonics, materiality, and sensory experience as well as sustainable design. Prior to 2005, Ms. Kennerly worked with noted San Francisco Bay Area architects, Daniel Solomon, Adele Naude Santos, Robert Swatt and Kava Massih, on projects ranging in scale from distinct custom single family homes to larger commercial and multi-unit housing facilities. She also worked in France for a couple of years where she had the opportunity to explore the intersection of contemporary design within an historic urban fabric, while appreciating the challenges of working in a foreign culture and language. Ms. Kennerly received a Master of Architecture degree as well as a Bachelor of Architecture from the University of California at Berkeley and is a licensed architect in the state of California. Mr. Kennerly has worked in architecture in the San Francisco Bay Area since 1992. His innovative design and professional achievements have been recognized through numerous awards and published articles. Mr. Kennerly’s passion for architecture has led to a complex and varied collection of completed works grounded in a sensitive yet progressive attitude toward context. His approach is collaborative and rigorous, emphasizing communication and the thorough evaluation of ideas, materials and assemblies. Craft and cost effectiveness are not seen as mutually exclusive. To achieve both, Kennerly works closely with builders and craftsmen to achieve timeless results within tight budgets. Prior to founding Kennerly Architecture & Planning in 1999, Kennerly was a Senior Associate with Solomon Architecture & Urban Design in San Francisco where he was a project architect and designer working on numerous residential and mixed-use developments in San Francisco, Hong Kong and Los Angeles. Mr. Kennerly received a Bachelor of Arts degree in Fine Arts from Northwestern University and a Master of Architecture degree from the University of California at Berkeley. Mr. Kennerly is a licensed Architect in the Satate of California, and continues to lead design and execution of the firm’s projects. Owen Kennerly, AIA Principal Infill: 1020 Pine Interiors: 149 Albion KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco A. Firm Overview FIRM EXPERIENCE Founded in 2000, Kennerly Architecture & Planning, Inc. has made the design and construction of innovative, mixed-use and multi-family buildings a cornerstone of its practice. Working primarily in San Francisco, the work reconciles the sensitivities of context with the high level of design and amenity which developers and end-users demand in this City. Starting with smaller multi-unit infill buildings, the projects have grown to include complex multi-family and mixed-use projects on challenging infill and brown-field sites throughout the City, utilizing a range of construction types including Type-1 concrete, and Type-3 metal framing. Starting in 2004, we completed the 201 Guerrero Street mixed-use development that re-invented the corner building type with vertical town- homes in the Mission District. Followed by 1020 Pine Street in San Francisco’s Nob Hill that inserted stylish, efficient flats into a glowing lantern of a building with elegant, well-proportioned interiors. Since 2013, Kennerly has completed six new mixed-use, multi-family projects with several more under construction or on the boards. Highlights include 300 Cornwall Street which cantilevers 6 interlocked townhomes above gardens and retail near the Presidio; 1180 Fourth, a new city block in Mission Bay with 150 affordable family dwellings, retail space and a community center. Avalon Hayes Valley was a collaborative effort with other architecture firms, using Revit modeling for the design and construction of two larger buildings which bookend townhouses and to bring 180 units, retail and parking to the one-acre parcel ojn the site of the old central freeway off-ramp. Left to Right: 300 Cornwall and 2290 Third Mixed-Use KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco A. Firm Overview The two most recently completed projects include: the 116 units at 660 Indiana Street that bring an urbane street presence and a rich matrix of courts, lofts and flats to the Dogpatch Neighborhood; and the ten-story, mixed-use building at 200 Sixth Street developed by Mercy Housing for 67 low-income families will also finish in March. Complimenting the multi-family / mixed-use work, the firm’s portfolio of custom residential, comercial interiors and high-end townhome buildings provide an opportunity to develop new design ideas and finishing methods that cross-fertilize the larger projects. The office utilizes both AutoCAD and Revit, depending on the needs of the project and the qualifications of the design and construction team. SUSTAINABLE DESIGN Sustainable design is not merely an overlay of products and systems, but a way of thinking about buildings and their design that users can appreciate with their bodies and their wallets. It begins with a concept of value and efficiency that minimizes material and embodied energy. Specialized areas of focus within the firm include Building Sciences / Passive design, Rain-water harvesting and retention, Renewable energy, and Healthy Building as it relates to materials, assemblies, and methods. Optimizing the interior experience including ventilation, day-lighting, and air-quality further endears a building to its users, thereby reducing obsolescence and the need for alteration or replacement. Currently, 200 Sixth Street is on track to be Green-point rated with 156 points; 660 Indiana is Green-point rated with 151 points certified Platinum level; 1180 Fourth Street is a LEED for Homes Mid-rise pilot project; and Avalon Hayes Valley is certified LEED Platinum. A current custom home project is rooted in the Healthy Building movement using the Living Building Challenge as a template. The firm is working with specialized materials consultants, specification writers, and mechanical engineers to develop a toxin-free environment. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio On a gateway site in the emerging Mission Bay neighborhood, 1180 4th Street is a new mixed-use development consisting of affordable rental housing for 150 families, retail space and a community center. The design reconciles the realities of affordable housing with the civic obligations of its site. With retail frontage along 4th Street, a glass community room facing Channel Park and town-homes wrapping the other sides, this block-sized project proposes a fine-grained yet bold, and cost-effective response. Project Type: Affordable Rental and Retail Year of Completion: May 2015 Scope: 150 units with Townhouses, Flats, Retail + Garage Size and Cost: 216,000sf and $55 million Software Used: AutoCAD Client Referral: Mercy Housing California Jennifer Dolin, Regional Vice President of Operations 415.355.7100 1180 4th Street San Francisco, CA Kennerly Architecture & Planning acted as Associate Design Architect with Daniel Solomon Design Partners (now Mithun- Solomon) as Executive Architect. Green Design: This housing project is on track to achieve a Gold rating in the LEED for Homes mid-rise housing pilot program. The methodology for reaching this goal is an interdisciplinary approach requiring design integration at all scales and phases. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 1180 4th Street San Francisco, CA KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 660 Indiana Street San Francisco, CA The 660-690 Indiana Street project transforms a block along the neighborhood’s western edge with two unique mixed-use residential buildings set above a destination Arts Café, and weaves a series of new courtyards and gardens into the urban fabric. The entire Project consists of 116 new apartments including 16 on-site BMR units. Set kitty-corner from Esprit Park, the design proposes the future Dogpatch Arts Plaza at the stub-end of 19th Street, designed by CMG landscape architects. Project Type: Multi-Family Rental + Garage Year of Completion: Completion March 2017 Scope: 61 townhomes and flats for M-building Size and Cost: 52,300sf and $20 million Software Used: AutoCAD Client Referral: Build Inc Lou Vasquez, Principal/ Managing Partner 415.551.7610 Each of the two buildings is designed by a separate architect. Kennerly is the Architect for the 61-unit “M” Building, extending down Indiana to 18th street with vertical bars of glass & corten steel, rolling wave-form roofs, and finished off by a crisp white tower that signals the lobby and a roof top party space with downtown views. Dwellings are a mix of flats and townhomes, with studios, one-bedroom and two bedroom units. Green Design: The proposed project is on track to be Green-point rated with 151 points certified Platinum level. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 660 Indiana Street San Francisco, CA KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio This new 9-story mixed-use building will re-animate the abandoned corner of Sixth and Howard streets with 67 affordable family apartments, including 14 for developmentally disabled adults, over restaurant, retail, and community space. To resonate with the rhythms of the surrounding historic district, the design begins with a double-height commercial space above which the building breaks into 200 6th Street San Francisco, CA Project Type: Rental/Retail Year of Completion: March 2017 Scope: 67 Flats, Retail + Garage Size and Cost: 70,700sf and $29 million Software Used: AutoCAD Client Referral: Mercy Housing California Barbara Gualco, Director of Real Estate Development 415.355.7100 two brick-clad volumes, the taller marks the intersection as a tower; the other steps down with a roof terrace. Residential amenities include private balconies, two common roof gardens, day-lit corridors, and flexible spaces for community gathering, offices, and exercise. Green Design: On track to be Green-Point rated, 200 Sixth will provide an ambitious combination of energy efficiency, air- quality, storm-water management, and grey water re-use. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 200 6th Street San Francisco, CA KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio In the years after the Loma Prieta earthquake, the Hayes Valley neighborhood fought to demolish the elevated Central Freeway and stitch their community back together. A grand tree-lined boulevard was built in its place with mixed-use housing planned on the parcels once occupied by the freeway. Octavia Boulevard - Parcel P San Francisco, CA Project Type: Rental/Retail Year of Completion: Fall 2014 Scope: 41 units - Townhouses, Flats, Retail + Garage Size and Cost: 34,000sf Software Used: Revit BIM Client Referral: Lou Vasquez, Build Inc., 415.551.7610 Meg Spriggs or Joe Kirchofer, Avalon Bay, 415.284.9080 Following our initial successful bid for the site in an RFP process in 2007, Kennerly Architecture & Planning continued working with Avalon Bay Communities to develop the design for a 182 dwelling unit mixed-use rental community based on the original successful proposal. Working with executive architect, Pyatok Architects, and consulting architect, Jon Wordon, the current scheme consists of six different buildings that define a series of mid-block courts and public passages. Kennerly’s scope as Design Architect includes the design of the 41-unit, 34,000 square foot mixed-use Octavia Building that fronts the new boulevard. The design features ground floor retail, expansive roof decks, and a dramatic 24- foot tall portal that links the inner courtyards to the street life beyond. The design process is a collaborative one with the developers and other architects where all design team members contributing to a master Revit BIM model that is the basis of all regulatory submittals, design review, and cost estimating. WORDEN PYATOK PYATOK KENNERLY Response to Request for Qualifications 201 Baden, South San Francisco Octavia Boulevard - Parcel P San Francisco, CA KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio A 700-foot long parcel in the once industrial Dogpatch neighborhood, where once stood the San Francisco Opera’s set-building warehouse, three new multifamily buildings are now rising. The site borders Interstate 280 to the west and the 20th Street overpass to the north. Placing circulation along the west and north buffers traffic noise; the 330 market-rate apartments 800 Indiana - Avalon Dogpatch San Francisco, CA Project Type: Rental/Retail Year of Completion: Fall 2017 Scope: 85 units - Townhouses, Flats, Retail + Garage Size and Cost: 115,000sf and $50M Software Used: Revit BIM Client Referral: Joe Kirchofer, Avalon Bay, 415.284.9080 face Indiana Street and internal courtyards. Kennerly Architecture & Planning, Pyatok Architects, and Mithun | Solomon master-planned the site collaboratively; each designed one building. Our 85-unit structure curves along an abandoned rail easement and includes three-bedroom townhomes facing a pedestrian mews. The design process is a collaborative one with the developers and other architects where all design team members contributing to a master Revit BIM model that is the basis of all regulatory submittals, design review, and cost estimating. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio AVALON BAY COMMUNITIES, INC. & BUILD INC. PLANNING DEPT. LPA PRESENTATION NOVEMBER 13, 2013 Ground Floor Plan Building C KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 2290 3rd Street San Francisco, CA Project Type: Rental/Retail Year of Completion: Fall 2018 Scope: 71 units - Townhouses, Flats, Retail + Garage Size and Cost: 71,000sf and $30M Software Used: Revit BIM Client Referral: Mark Macdonald, DM Development, 415.692.5069 Having been stuck in the entitlement process for five years with previous developer/ architect teams, we reconceived this mixed-use project and won Planning Department approval. We clarified the design and added 5,000 rentable square feet through enhanced internal efficiency, and the addition of large bay windows veiled with perforated panels. The seven- level building includes 71 apartments ranging from studios to three-bedroom units, retail space, parking garage, and a rooftop deck with bay views. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio Project Honors: 2010 AIA San Francisco Design Awards, Merit Award 2010 Golden Nugget, Award of Merit Published in Architectural Record 2010 Building Type Study 1020 Pine Street San Francisco, CA Project Type: Rental Year of Completion: 2010 Scope: 8 units Client Referral: Buena Vista Builders Gerry Agosta 415.863.6550 [email protected] Inspired by San Francisco’s fine grain urbanism and the spirited Pre-War apartment buildings found therein, 1020 Pine inserts 8 modern dwellings into a postage-stamp parcel on the south slope of Nob Hill. Accessed through a double- height lobby, the dwellings above draw daylight and views through prismatic bay windows of clear & silk-screened glass. Penthouses emerge from the top of the building with double-height spaces, mezzanines and roof decks with views across downtown. Green Design: Although the owner did not pursue LEED Certification, Kennerly Architecture & Planning made conscientious decisions to enhance Water Conservation, Material & Resources and Indoor Environmental Quality to achieve a positive result without a premium to the cost. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 895 sf 2-bedroom, 2 bath flat. Double aspect, with private roof deck access KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio Project Honors: 2014 AIA San Francisco Design Awards, Merit Award 300 Cornwall San Francisco, CA Project Type: Mixed-Use Condominium Year of Completion: July, 2013 Scope: 6 Townhomes, Garage, and Retail Client Referral: Buena Vista Builders Gerry Agosta 415.863.6550 [email protected] Here was a hiccup in the fabric where two broad streets slide together at an awkward angle, creating a mini district with unrealized potential as an urban place. The narrow rhomboidal parcel is spanned by 3 wide bays that each holds two interlocked 3-bedroom townhomes. The building is cleaved by landscaped courts to soften the transition from city to home. Suspended between these gardens each of the six homes is clearly expressed as a 2-story box of wood, stucco and glass. A retail storefront space and parking garage are tucked beneath. Interlocked in section, the living spaces of each townhouse stretch from street to street and open directly to private patios. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 3-bedroom 2-level townhomes starting at 1,175 sf. Interlocking townhomes allow all entry and vertical circulation to be centralized with virtually no hall- ways. The result is surprisingly spacious homes in very small floor areas. All units are triple- aspect. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio Project Honors: AIA California Council Design Awards, Honor Award Published in Architecture Magazine Published in Architectural Record Online 14th & Guerrero Street San Francisco, CA Project Type: Condominium/Retail Year of Completion: 2004 Scope: Townhomes, Garage, and Retail Client Referral: Werner and Associates Jan Werner 415 990 9496 The project proposes a new corner building type that responds to the inherent lack of privacy and open space on corner lots. The design up-ends the front-back relationship of the typical row house to create three vertical homes flowing from a formal entry court to roof gardens with panoramic views. Retail space activates the corner below with private garages tucked behind. The corner dwelling is a copper boomerang extending over the property lines within allowable bay- window contours. The other dwellings are fronted with glass alternating with recessed planes of black stucco that confer a rhythm sympathetic with the older urban fabric. KENNERLY ARCHITECTURE & PLANNING Response to Request for Qualifications 201 Baden, South San Francisco B. Portfolio 1,350 sf 3 bed- room 2-1/2 bath townhomes on 3 levels. Flexible layout for families or unrelated adults. Private roof decks, and two-car parking 1 Pr o j e c t T e a m TITLE: Principal EDUCATION: M.S., Structural En- gineering; Illinois Institute of Tech- nology, 2001; B.S., Civil Engineering; Michigan State University, 1998; M.S. Civil Engineering; Washington State University; 1999 REGISTRATION: Structural: CA, WA Civil: CA, WA PROFESSIONAL SOCIETIES: Ur- ban Land Institute (ULI); Structural Engineers Association of California (SEAOC); Council on Tall Buldings and Urban Habitat (CTBUH); American Concrete Institute (ACI) PUBLICATIONS: High-Tech High Rise; Modern Steel Construction (2005) Bast, William D.; Brink, Jeff D.; Performance Based Design; Structural Engineer (2009) Brink, Jeff D.; Talati, Anish K.; The Bravern – A World-Class Superblock for Seattle’s East Side; Structure Magazine (2009) Brink, Jeff D.; Talati, Anish K. Jeff Brink has nearly 20 years of experience in the design of high-rise, residential, office and mixed-use developments. His technical expertise in structural system design, along with his comprehensive knowledge of construction costs and preferred construction techniques, ensures that the structural solution best suited for the project goals and architectural demands is incorporated. Jeff’s integrated design approach allows him to understand issues and concerns facing the entire design team and provide proactive structural solutions. His focus on team collaboration ensures constructibility, sustainability, and value are achieved. JEFF BRINK, PE, SE, LEED® AP SAN FRANCISCO, CALIFORNIA DCI ENGINEERS | Yerba Buena Island Project BLOCK 48 - 2-5 STORIES, San Francisco, CA, FivePoint, Pyatok Architecture Mixed-use, multi-family residential project over 300 units of Type V construction spread over 12 buildings. The buildings range from two to three story townhomes and wood-framed podium structures over Type I parking garages. 1500 MISSION TOWERS, San Francisco, CA, Related Companies, SOM 38-story residential tower and 18-story office tower over a common podium. Two-stories of below-grade parking and retail included within the podium. 923 FOLSOM, San Francisco, CA, Solomon Cordwell Buenz Nine-story and five-story residential buildings situated over a common podium with 115 residential units and one-story of below-grade parking. This design-build delivery system utilized a highly efficient cast-in-place post-tensioned concrete system to reduce building mass / number of piles. SAN JOSE TOWERS, San Jose, CA, Steinberg Architects Two, 28-story residential towers utilize Performance Based Design to take advantage of non-code compliant design and maximize efficiencies. 1321 MISSION, San Francisco, CA, Panoramic Interests 11-story, 88,000 square foot, residential tower with 187 units. Post-ten- sioned concrete slabs designed at only 6 ½” thick to reduce scale and cost of the building’s shear walls, columns, and the foundation system. 250 FOURTH STREET HOTEL, San Francisco, CA, Paradigm Hotels 12-story, 220 key, 110,000-sf hotel directly across from Moscone Center, this square foot project utilizes an efficient concrete shear wall layout to minimizes fabrication and forming costs and reduce seismic design forces. 350 SECOND STREET, San Francisco, CA, SOM 21-story hotel utilizes 7” thin post-tensioned concrete slabs and a small central core to maximize floor-to-ceiling height and usable square footage. 1545 PINE, San Francisco, CA, Trumark Urban 12-story condominium tower with 105 residential units, two stories of below-grade parking with stackers. A highly efficient central core provides architectural flexibility for the unit layouts. 3 Pr o j e c t T e a m TITLE: Project Manager EDUCATION: M.S., Civil Engineering, Structural Engineering & Engineering Education, Washington State Univer- sity, 2010; B.S., Civil Engineering, Structural Engineering, 2008 REGISTRATION: Structural: CA, WA Civil: CA, WA PROFESSIONAL SOCIETIES: Structural Engineers Association of Northern California (SEAONC); San Francisco Bay Area Planning & Urban Research Association (SPUR); San Francisco Housing Action Coalition (SFHAC); National Association for Industrial and Office Parks (NAIOP); American Institute of Architects (AIA); Structural Engineers Association of Washington (SEAW) DEAN LEWIS, PE, SE SAN FRANCISCO, CALIFORNIA DCI ENGINEERS | Yerba Buena Island Project BLOCK 48 - 2-5 STORIES, San Francisco, CA, FivePoint, Pyatok Architecture Mixed-use, multi-family residential project over 300 units of Type V construction spread over 12 buildings. The buildings range from two to three story townhomes and wood-framed podium structures over Type I parking garages. 1314 FRANKLIN - 8 STORIES, San Francisco, CA, Carmel Partners, SCB Architects Mixed-use, multi-family residential project. Type III, wood-framed podium over a Type I parking garage. The wood-framed residential portion of the project will include approximately 205 units within 155,000-gsf. 1298 VALENCIA - 6 STORIES, San Francisco, CA, Ian Birchall and Associates Five stories of residential units, Type III-B, over one level of retail and park- ing, Type I-A. The building will be mixed-use with 35 total residential units, nine (9) parking stalls, retail and utility spaces at the ground level, and a roof terrace. The approximate total gross square footage is 42,500-gsf. 103RD AVE NE APARTMENTS - 6 STORIES, Seattle, WA, GGLO A 175-unit, 127,000-sf residential complex with five levels of wood frame construction over a one-story concrete parking podium of 99,390-sf. 777 TENNESSEE - 5 STORIES, San Francisco, CA, Axis Development Group A 96,000-gsf. multi-family development with four residential levels with one level of at-grade amentity area/parking utilizing stackers. 3355 GEARY - 4 STORIES, San Francisco, CA, Ian Birchall and Associates Four-story, 59,000-gsf. mixed-use project with 23 total residential units [seven (7) three-bedroom units, 13 two-bedroom units and three (3) one-bedroom units], 33 parking stalls, and retail at the ground level. RICHARDSON HALL- 3 STORIES, San Francisco, CA, Van Meter Pollack Retrofit and sesimic upgrade of a historic, 80-year old, 47,500-sf to provide 40 affordable housing units for Seniors. Dean has over 6 years of experience in the design and management of a wide array of residential and mixed-use projects. His knowledge of wood, steel, masonry, and other building systems, along with his construction administra- tion experience, gives him the expertise to mitigate potential issues before they arise. Dean consistently demonstrates the ability to communicate effectively with others throughout project development, while emphasizing teamwork, proactive communication, and the application of the latest technologies. Each project is approached with a commitment to excellence. His focus on team col- laboration ensures that constructability, sustainability, and value is achieved. DCI ENGINEERS | 201 Baden 3 Fi r m P r o f i l e FIRM PROFILE DCI Engineers provides client-focused structural engineering services. Over the course of 30 years, our office locations have expanded from Seattle up and down the West Coast from Alaska to Washington, Oregon to Northern and Southern California, across the Mountain States of Colorado and Montana; as well as into Texas. These fourteen offices employ over 340 engineers and technical support staff. Throughout our geographic growth, DCI’s offices remain highly connected. As a result of close collaboration and shared resources, our team has the assets and leverage necessary to successfully complete large-scale projects. DCI’s core value is to provide Service, Innovation, and Value to our clients and teammates: • Service – Comprehensive understanding of project goals and challenges, that go beyond a structural standpoint, distinguishes the level of service DCI provides. Our engineers function as a proactive part of the design and construction team. • Innovation – DCI’s depth of experience, combined with our breadth of company-wide technical knowledge, allow us to provide efficient and creative structural systems. We offer our clients opportunities to incorporate new products or strategies in order to add value to their projects. • Value – DCI strives to positively affect construction costs, project schedules, and the long term value for our projects. By establishing transparent communication throughout the design proccss we are able to help the project team meet and often exceed the goals necessary to ensure a highly successful outcome. • Operating from 14 offices with projects throughout the US • Licensed in all 50 States as well as several Canadian Provinces DCI ENGINEERS | 201 Baden 4 Re l e v a n t Ex p e r i e n c e RELEVANT EXPERIENCE SF SHIPYARD HOUSING PACIFIC POINTE HUNTERS VIEW 5 & 6 BILL SORRO COMMUNITY | 200 6TH, San Francisco, CA, Kennerly Architecture, Mercy Housing 150 AIRPORT BOULEVARD, South San Francisco, CA, DNA Architecture HUNTERS VIEW HOUSING - BLOCKS 5 & 6, San Francisco, CA, Paulett Taggart Architects HUNTERS VIEW HOUSING - BLOCK 4, San Francisco, CA, Mithun | Solomon (WRT/Solomon) PACIFIC POINTE APARTMENTS, San Francisco, CA, David Baker Architects MISSION BAY BLOCK 7, San Francisco, CA, David Baker Architects AVALONBAY DUBLIN STATION, Dublin, CA, AvalonBay Communities COLISEUM TRANSIT VILLAGE, Oakland, CA, Pyatok Architects JACK LONDON SQUARE PARCELS F2 & D, Oakland, CA, CIM Group, SCB Architectss 1001 TEXAS, San Francisco, CA, Ian Birchall and Associates 1298 VALENCIA, San Francisco, CA, Ian Birchall + Associates 1301 SIXTEENTH, San Francisco, CA, Wood Partners, BDE Architecture 1601 MARIPOSA, San Francisco, CA, Related California, Ankrom Moisian Architects 1601 LARKIN, San Francisco, CA, Ian Birchall + Associates 2301 LOMBARD, San Francisco, CA, Handel Architects LLP 2465 VAN NESS, San Francisco, CA, Handel Architects LLP 280 SEVENTH, San Francisco, CA, :orNshop1 'ragonć\ ,nYestments 2800 SLOAT | OCEAN PARK, San Francisco, CA, ATI Architects + Engineers 345 6TH STREET, San Francisco, CA, SST Investments, LLC, domusstudio 363 SIXTH STREET, San Francisco, CA, SST Investments, LLC 3701 NORIEGA STREET , San Francisco, CA, 3701 Noriega Street, LLC 600 20TH, San Francisco, CA, Workshop1, Mindful Investments 645 TEXAS | THE KNOX, San Francisco, CA, BDE Architecture 72 ELLIS, San Francisco, CA, Handel Architects 777 TENNESSEE, San Francisco, CA, Axis Development Group 923 FOLSOM, San Francisco, CA, SCB Architects, Align Real Estate 975 BRYANT, San Francisco, CA, CRP/Maple Bryant Street, LLC 1314 FRANKLIN STREET, Oakland, CA, Solomon Cordwell Buenz (SCB) 1500 SAN PABLO, Berkeley, CA, Pyatok Architects 16TH & MLK, Oakland, CA, Oakland, CA, Wood Partners, BDE Architecture 2711 SHATTUCK MODULAR, Berkeley, CA, Panoramic Interests, Lowney Architecture 3706 SAN PABLO AVENUE, Emeryville, CA, KTGY Group, Inc. CRESCENT COVE APARTMENTS, San Francisco, CA, David Baker, Related California ST. ANTHONY HOUSING, San Francisco, CA, Mercy Housing, St. Anthony Foundation, HKIT ARNETT WATSON APARTMENTS - 650 EDDY, San Francisco, CA, HKIT Architects CURRAN HOUSE - 145 TAYLOR, San Francisco, CA, David Baker Architects, TNDC MARY HELEN ROGERS SENIOR COMMUNITY, San Francisco, CA, HKIT Architects RICHARDSON APARTMENTS - FULTON & GOUGH, San Francisco, CA, David Baker Architects ARMSTRONG SENIOR HOUSING, San Francisco, CA, Bridge Housing, David Baker Architects HUNTERS VIEW 4 ONE EMBARCADERO CENTER, SUITE 1020, SAN FRANCISCO, CA 94111 SUPPLEMENTAL Experience, Wages, References PAST EXPERIENCE Completed mixed-use projects similar in scale to KASA’s vision for this project site are shown on the KASA, Kennerly, and DCI portfolios. PREVAILING WAGE KASA will comply with all municipal codes, local hiring ordinances, and conditions of approval as part of the project. KASA will also honor agreements that are negotiated as part of local hiring initiatives. REFERENCES Jack Myers President & Chief Executive Officer Myers Development Company Email: [email protected] Phone: (415) 644-8330 Chris Meany Principal Wilson Meany Email: [email protected] Phone: (415) 905-5300 George Kreitem Senior Vice President, Global Real Estate Salesforce Email: [email protected] Phone: (415) 536-7125     City of South San Francisco REQUEST FOR PROPOSALS FOR THE ACQUISITION AND DEVELOPMENT OF THE OLD FIREHOUSE  (201 BADEN AVENUE) IN THE CITY’S DOWNTOWN    0.52 ACRE SITE AVAILABLE ‐ TRANSIT ORIENTED DOWNTOWN CORE   Issued: February 14, 2018 Submittal Deadline: Monday, April 9, 2017 at 9:00 a.m Contact: Julie Barnard, Economic Development Coordinator [email protected] 1 | Page    Table of Contents  1. Background ............................................................................................................................................ 2  2. City Disposition Standards ...................................................................................................................... 2  3. Information and Disclosures .................................................................................................................. 2  4. Proposal ................................................................................................................................................. 4  a. Financing & Fiscal Benefit ................................................................................................................. 4  b. Development Schedule and Escrow .................................................................................................. 5  c. Total Development Cost ................................................................................................................... 5  d. Proposal Clarifications & Revised Schematics .................................................................................. 5  5. Submittal ............................................................................................................................................... 5  6. Next Steps .............................................................................................................................................. 6  7. Limitations and Conditions ..................................................................................................................... 6           2 | Page    1. Background  Following review of submittals in response to a Request for Qualifications (RFQ) issued on September 14,  2017, the City has reviewed responses received and invites the following three shortlisted developers to  respond to this Request for Proposals (RFP): KASA Partners, FireHouse Live Work and Old Firehouse  Partnership. This RFP is accompanied by a Request for Information (RFI) letter issued to each developer,  based on questions raised during the City’s paper screen of the submittals in response to the RFQ.     The City has established best practices and procedures for the disposition of its properties. The objective  of this Request for Proposals is to outline the aforementioned best practices and elaborate on some terms  for your proposal consideration.    For the full background on the City’s vision for the downtown please visit the full RFQ on the below link:  http://www.ssf.net/Home/ShowDocument?id=3690     2. City Disposition Standards  The following terms are to be considered when structuring your response:    Developer selection: Approval of sale of property will be at the discretion of the City Council who will take  into consideration the developer’s concept, price offer and, long term fiscal and community benefits to the  City.    Exclusive Negotiating Rights Agreement: The Exclusive Negotiating Rights Agreement (ENRA) is an  agreement by and between the City and the selected developer. The purpose of the ENRA is to establish  procedures and standards for the negotiation of the sale, conveyance, and development of the property.  The ENRA is usually set to expire when entitlements are approved, if applicable, or not less than 3 months  following execution of the document. Options to extend the ENRA term are usually granted for 60 days at  a fee of $25,000.     Escrow: Escrow will not close and the property will not be conveyed until building permits are issued to the  Developer.    Cost recovery deposit(s) and terms: A deposit will be taken shortly after the ENRA is executed to cover the  City’s costs associated with Economic Development and Housing (EDH), City Attorney and Planning staff  time. If/when this deposit has been exhausted a further deposit will be required.    Similarly, a deposit will be taken at the Disposition and Development Agreement (DDA) stage for Staff,  Consultant, and City Attorney cost recovery.    In the event of a City default, the deposit will be refundable less any administrative costs. In the event of a  developer default the deposit will be retained by the City.    3. Information and Disclosures   Currently, the City is unaware of any other potentially critical disclosures aside from those listed below.    Applicable Fees  The City’s Master Fee Schedule is available at the link listed below. Developers will be subject to all  applicable permit fees. Additionally, the following impact fees are applicable to the west of 101 region.  3 | Page     Sewer Capacity Fee   General Plan Maintenance Fee   Childcare Impact Fee   Public Safety Impact Fee   Parkland Acquisition and Construction Fee (Ch 8.67) or   Quimby Act fee (Ch 19.24)    Please see http://www.ssf.net/home/showdocument?id=3698     Environmental Phase I Report  The Phase I Environmental Site Assessment found no evidence of a recognized environmental condition in  connection with the Site. The full report is available on the below link:  https://sftp.ssf.net/Web%20Client/Share/ShareDetails.htm?Command=FileShareInfo&ShareToken=1D82F6D8FA253B36A1959F106454AD104A2497B1     Inclusionary Housing Ordinance  Currently, the City’s Inclusionary Housing Ordinance only applies to for‐sale residential development.  However, with the recent adoption of AB1505, the City Council will hold a study session on February 14,  2018 to consider a requirement for inclusionary housing in residential rental developments. At this study  session, both rental and ownership projects, and their respective inclusionary requirements, will be  evaluated.    State Density Bonus  Those developers proposing residential or mixed‐use developments may consider using the state density  bonus to achieve a higher density on the site.    Historical significance  The Old Firehouse is not listed as a historical building. However, the City still considers the building to have  architectural significance and may, ideally, favor the preservation of the façade.    Potential Increased Density for Residential Projects:  On February 1, 2018, the Planning Commission voted to recommend amendments to the City’s Zoning  Ordinance, which would increase the maximum residential density available with community benefits in  the Downtown Transit Core from 120 to 180 dwelling units per acre. City Council is expected to consider  the Zoning Ordinance Amendment on February 28, 2018.     Parking  While extensive construction occurs in the City’s downtown, it is possible that the City will utilize the subject  site for either a staging area or parking. However, this will only occur while the property is still under City  ownership.    Cypress Avenue:  The central parcel is designated as a right of way, Cypress Avenue. It will need to be vacated. The City of  South San Francisco will lead this process at an appropriate time.       4 | Page    Trunk Line:  As disclosed in the RFQ, there is a major sewer trunk line that traverses the center of the property. Any  development on this property, whether it is a renovation of the existing building or the development of a  new building, will require that the trunk line to be extended along Baden Avenue, to meet the existing  sewer trunk line on Airport Boulevard.    4. Proposal     Responses to this RFP must include the following materials, in the order listed below.     a. Financing & Fiscal Benefit  1. Land Price Offer:  Clearly indicate the land price offer.  2. Deposit Amount(s) and Terms:  Deposit amount(s) proposed (to secure the Property)  When the deposit will be paid  3. Developer’s Equity Stake:  State Developer’s anticipated equity contribution as a percent of the Total Development Cost.  Please provide confirmation/evidence of any equity contribution.  4. Developer’s Estimated Return on Cost:  Please indicate the Developer’s estimated and (if different) required Return on Cost.  5. Long Term and Community Benefits:  In order to best evaluate the highest and best use for the Property, the City will consider the  fiscal and non‐fiscal benefits of each proposal. Responses should outline the medium to long‐ term benefit (5, 10 and 20 years) of the proposed project. Some fiscal benefits respondents  should consider include:   Sales tax   Property tax   Transfer tax, if applicable   Impact fees   Community benefits, if proposed (or required to achieve higher densities)    Reponses should also discuss the non‐fiscal benefits that the proposal would offer the City and  the downtown.        5 | Page    b. Development Schedule and Escrow   Please outline your proposed development schedule. Reponses must indicate the following:  1. Due Diligence Period;  2. Planning entitlement by City, if applicable;  3. Formulation of construction drawings;  4. Permitting;  5. Start and completion of construction; and  6. Open and close of escrow.    c. Total Development Cost  Provide a summary of the estimated total development costs in today’s dollars for the project,  including:  a) acquisition/land costs,  b) hard costs (one with the payment of prevailing wage, one without the payment of prevailing  wage) and,  c) soft costs including:  a. Architecture and engineering,   b. Permits and fees,   c. Developer fees,   d. FF&E,  e. Marketing,   f. Property taxes and insurance,   g. Legal and accounting,   h. Financing costs, and   i. Any other projected soft costs (identify the nature and amount).      d. Proposal Clarifications & Revised Schematics  The information requested in the RFI should be addressed in this section. All respondents should  confirm that the use complies with the Downtown Transit Core zoning and indicate the ideal  tenants for proposed commercial space(s). Developers should also provide revised schematics,  including 3D renderings.    5. Submittal    RFP Proposals must be submitted in the following manner:    1. One (1) hard copy presented in a collated binder.  2. Nine (9) unbound, collated copies (8.5” x 11”) with 3 hole punches on the left side.  3. An electronic copy provided on a thumb drive/CD.        6 | Page    Proposals must be received by Monday, April 9, 2017 at 9:00 a.m delivered to:     Att: Julie Barnard  City of South San Francisco: City Hall  Economic Development and Housing Division  400 Grand Avenue  South San Francisco, CA 94080  [email protected]    In order to ensure that your price offer and terms remain confidential, please mark your submittal envelope(s)  with: Confidential Real Property Negotiations: 201 Baden    Please note respondents will need to sign‐in and response packets will be time stamped.    6. Next Steps  It is anticipated that some or all of the developer teams will be interviewed by the Joint Housing Subcommittee,  potentially in May. The Joint Housing Subcommittee will review the development team’s qualifications and  experience, as well as information respondents provide relating to Section 4 of this RFP. The Joint Housing  Subcommittee may make a preferred developer and alternate recommendation to the City Council. Council will  approve, amend or reject the Subcommittee’s recommendation. An alternate developer may be selected, which  can be called upon to develop the site should the preferred developer not perform or opt to not move forward  with the proposal.     Subsequent to the City Council’s developer selection, the City and selected developer will negotiate and prepare  an Exclusive Negotiating Rights Agreement (ENRA) to be presented for City Council approval.    The purpose of the ENRA is to provide the negotiating parties time to set the standards and procedures for the  development and conveyance of the property. The ENRA agreement will most likely culminate in a Disposition  and Development Agreement (DDA).     7. Limitations and Conditions   The City reserves the right to:   Request additional information.    Extend the due date of the RFP.    Interview none, any or all developers that submit responses to the RFP.    Reject, in whole or in part, any or all qualifications submittals, and to waive minor irregularities in  the submittal.   Seek and obtain additional qualifications beyond the due date if the qualifications received are  unsatisfactory.    Cancel, in whole or in part, this Request for Proposals solicitation.   All RFP qualifications submittals will become the property of the City. The RFP is not a contract or  a commitment of any kind by the City and does not commit the City to award exclusive negotiating  and/or development rights.   No reimbursement will be made by the City for any cost incurred by developers in preparation of  the response to this RFP.   7 | Page     The issuance of this RFP does not constitute an agreement by the City that the City Council will  actually enter into any contract.   Respondent's Duty to Investigate:  1. It will be the sole responsibility of the selected respondent to investigate and determine  conditions of the sites, including existing and planned utility connections, and the suitability  of the conditions for any proposed improvements.  2. The information presented in this RFP and in any report or other information provided by  the City is provided solely for the convenience of the interested parties. It is the responsibility  of interested parties to assure themselves that the information contained in this RFP or other  documents is accurate and complete. The City and its advisors provide no representations,  assurances or warranties pertaining to the accuracy of the information.   All responses to this RFP shall become the property of the City. The City may use any and all ideas  and materials included in any submittal, whether or not the respondent is selected as the  developer.    Proposals and all other information and documents submitted in response to this RFP are subject  to the California Public Records Act, California Government Code §§ 6250 through 6276.48) (CPRA),  which generally mandates the disclosure of documents in the possession of the City upon the  request of any person, unless the content of the document falls within a specific exemption  category, in this case, Real Property Negotiations.    Non‐Liability: By participating in the RFP process, each respondent agrees to hold the Successor  Agency and City and its and their officers, employees, agents, representatives, and consultants  harmless from all claims, liabilities, and costs related to all aspects of this RFP.    “As‐Is” Property Condition: As will be addressed in the ENRA and Disposition and Development  Agreement, the properties will be conveyed to the selected developer in an “as‐is” condition,  without representation or warranty by the City as to physical or environmental conditions of the  land or any existing structures. The City makes no representations regarding the character or extent  of soil or subsurface conditions or the conditions and existence of utilities that may be encountered  during the course of construction of any work, development, construction or occupancy of the  properties. Respondents will be responsible for independently reviewing all available information  that may be available from the City about existing conditions, and undertaking independent  analysis of site conditions, including any environmental, health and safety issues.   Firehouse RFQ: Completeness Checklist FHLW Old Firehouse Partnership KASA Partners Dawn Merkes Group 4 [email protected] 650.871.0709 Will Marks Old Firehouse Partners [email protected] 415.385.1163 James Suh, Principal KASA Partners jsuh@kasa‐partners.com 650.773.2557 concept ‐ live/work ‐ 9,800 sq.ft (retail/office) ‐ parking (34 spaces) ‐ commercial (10,000 sq.ft) ‐ possible co‐working space ‐ multi‐family residential  ‐ 3,000 sq.ft. g/f retail ‐ mid‐block paseo from baden‐ 2nd lane ‐ subterranean parking ‐ roof deck addresses  goals of DSASP yesyesyes housingyes ‐ not dependent on  upzoning ‐ 24 units ‐ studio‐2b/r ‐ balconies ‐ 2nd‐4th floor not in Ph I may opt to build a Ph II in the  future that includes housing yes ‐ dependent on upzoning ‐ 63 units ‐ ground floor two story  townhomes ‐ 50% units will be 2 and 3  b/room ‐ balconies BMRwill comply with inclusionary  housing policy No housing proposedundetermined dev scheduleDue diligence: 90 days PSA: 60‐90 days Entitlements: 6 months CD formulation: 5 months Permits: 3 months Construction: 6‐12 months entitlements TIs: 4 months Due diligence: 45 days ENRA: 4 months PSA: 60‐90 days Entitlements: 9 months CD formulation: 6 months Permits: 2 months Construction: 18 months schematic  plans yesyesyes DeveloperGroup 4 (commercial) &  Lawlor Land Use (residential)Joint Venture: M² Realty  Partners & OTRE Investments KASA Partners ArchitectGroup 4 (commercial) &  Jon Worden Architects  (residential) BCCIKennerly Architecture &  planning Engineersubconsultants (not yet  selected) Innovative Mechanical & CBFDCI Engineers Financing/  ownership private equity/ Small Business  Administration programs/  debt 4 listed developer team  members with own equity and  financing KASA Partners Developer Commercial ‐ the company  and all team members have  demonstrated adaptive reuse  experience Residential ‐ adequate  demonstrated residential  experience Developer team demonstrates  some experience with  renovation of historic buildings  into commercial The KASA company and all  team members assigned to  this project have  demonstrated experience with  live/work and medium size  residential projects Architect Commercial ‐ the company  and all team members have  demonstrated adaptive reuse  and TOD experience Residential ‐ adequate  demonstrated residential and  TOD experience Have not indiciated who their  architects would be Kennerly and all team  members assigned to this  project have demonstrated  experience with live/work and  medium size residential  projects Engineersubconsultants (not yet  selected) partnered with architect above  on the same examples DCI Engineers and all team  members assigned to this  project have demonstrated  experience with live/work and  medium size residential  projects yesyesyes yesyesyes will consideryeslocal hiring incentives yesyesyes ‐ Joint venture : one developer  for commercial and the other  for the residential ‐ Does not meet minimum  densities and would require a  Conditional Use Permit Offers an opportunity to  activate the property in the  near future. Proposal will activate the  street and provide pedestrian  access to the residential  neighborhood behind. Team Primary Contact Summary/Comments Bay Area experience Development Team ‐ relevant  experience visuals Proposal  Concept Development  Team Development  Team ‐  experience Prevailing Wage 3 References City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-358 Agenda Date:7/16/2018 Version:1 Item #:5. Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Property: 201 Baden Avenue Agency Negotiators: Alex Greenwood, Nell Selander, and Julie Barnard Negotiating Parties:City of South San Francisco and Firehouse Live/Work,Old Firehouse Partners,and KASA Partners Under Negotiation: Price and Terms City of South San Francisco Printed on 7/12/2018Page 1 of 1 powered by Legistar™