HomeMy WebLinkAboutReso 24-1988 RESOLUTION NO. 24-88
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION AMENDING RESOLUTION NO. 15-87
CONCERNING THE SALE OF SURPLUS REAL PROPERTY
(NORTHWEST CORNER GRAND AVE. AND CHESTNUT AVE.)
WHEREAS, by Resolution No. 15-87 the City of South San Francisco declared
certain real property at the northwest corner of Grand Ave. and Chestnut Ave.
surplus and expressed its intent to sell the property; and
WHEREAS, the real property has been offered for sale to public agencies,
pursuant to Government Code Section 54222 but none of the agencies has elected
to purchase the property; and
WHEREAS, the real property has been reappraised and the new appraisal has
set the value of the real property at one million three hundred thirty thousand
dollars ($1,330,000.00); and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San
Francisco that private sector purchase and develop proposals shall be sought in
accord with the specifications set forth in Exhibit "B", which revises and re-
places the Exhibit "B" attached to Resolution No. 15-87.
I hereby certify that the foregoing Resolution was regularly introduced and
adopted by the City Council of the City of South San Francisco at a regular
meeting held on the 24th day of February
, 19 88 by the following vote:
AYES: Councilmembers Mark N. Addiego, Roberta Cerri Teglia, and
Jack Drago
NOES: None
ABSTAIN: None
ABSENT: Councilmembers Richard A. Haffey, and Gus Nicolopulos
Exhibit "B" to
Resolution No. 24-88
REQUEST FOR PROPOSALS
TO PURCHASE AND DEVELOP 5.3 ACRE SITE
ON NORTHWEST OF GRAND AND CHESTNUT AVENUES
The City of South Francisco is offering for sale and development
a 5.3+ acre parcel of surplus land located on the northwest
corner of Grand and Chestnut Avenues. This offering is in
accordance with Resolution No. 24-88 adopted by the City Council
on the 24th day of February, 1988.
The site is available for a residential development of
approximately 32-35 dwelling units under R-2-G-P zoning.
Responses to this request for proposals must be submitted to the
Planning Division, City of South San Francisco, 400 Grand Avenue,
P. O. Box 711, South San Francisco, California 94083 by 5:00
p.m., April 22, 1988. If you have any questions, please call the
Planning Division at (415) 877-8535.
Revised 2/88
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I. DEVELOPMENT PACKAGE
The following is a description of the development opportunity for
surplus City-owned property located on the northwest corner of
Grand and Chestnut Avenues.
A. General Description
1. The Site
The site is vacant and contains approximately
5.311 acres and is located on the north side of
Grand Avenue and the west side of Chestnut Avenue.
2. Purchase Price
The minimum acceptable full cash bid is based on
the appraised value of $1,330,000.
3. Desired Use
The City desires that this site be developed
entirely for a single-family residential
development.
4. City Responsibility
The City is selling the site in an "as-is"
condition, and the City has no further obligation
with respect to site preparation.
5. Developer Responsibilities
Ail required on and off-site improvements
including underground utilities, street lighting,
curbs, gutters, sidewalks, drainage and traffic
improvements shall be the sole responsibility of
the developer.
The Land Disposition Agreement will specify the
developer's responsibilities in detail.
The selected developer will be required to submit
complete applications for a planned unit
development permit, a tentative subdivision map
and an environmental analysis within 75 days after
selection.
B. Development Goal and Objectives
1. Goal
The City's goal is to promote the highest quality
of residential development on this site. The site
is particularly significant due to its size,
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prominent location in the neighborhood and its
relationship to adjacent developments. The site,
with an allowable density of 10 dwelling units per
net acre is intended as a transition between high
density development to the west and low and medium
density to the east.
Objectives
To meet or exceed the appraised property
value.
To be compatible with neighborhood needs and
character of surrounding neighborhood.
To utilize innovative design concepts and
achieve consistency with the City's Planned
Unit Development standards.
d. To create a financially feasible project.
Site Related Information
Parcel description: The site is an irregular shape
consisting of 5.3± acres located at the northwest
corner of Grand Avenue and Chestnut Avenue. The
site has 350 feet of frontage on Chestnut Avenue
and 450 feet of frontage on Grand Avenue.
Assessor's Parcel No. 011-262-390
General Plan Designation: Medium Density
Residential (maximum of 10 units per acre)
Existing Land Use: Vacant
Zoning: R-2-G-P, Duplex Residential - 10 units per
net acre - Planned Unit Development Permit process
required. Minimum lot size is 4000 square feet
unless smaller lot sizes are allowed through the
PUD process.
Adjacent Land Uses:
North - Agricultural/Vacant/
Residential
South - Medium Density
Residential
West - High Density
Residential
East - Low/Medium Density
Residential
Special Study Zone: No ALUC Area: 60-65 CNEL
Zoning History: The property was zoned R-2-G-P
which became effective on December 12, 1986.
ADplicable Regulations
A Planned Unit Development Permit is required for
a residential planned development under the
provisions of South San Francisco Municipal Code
Chapters 20.78 and 20.84.
A tentative and final subdivision map will be
required for any division of land creating 5 or
more lots in accordance with Title 19 of the South
San Francisco Municipal Code.
An environmental analysis will have to be
conducted to determine any environmental impacts
of the project.
As required by law, pursuant to an accepted
development application, the City must notify
residents within 300 feet of the affected site.
In this way, residents will be made aware of
impending development and have the opportunity to
present support or opposition to a development
proposal at a public hearing. It is highly
recommended that input from neighborhood residents
be incorporated into the earliest stages of
planning for the site. The Planning Division will
provide some names and phone numbers of neighbor-
hood representatives upon request.
Develo~nent Guidelines
Prior to design concept development, the applicant
or architect should obtain and become familiarized
with the City's Zoning and Subdivision Ordinances
and Design Review Guidelines. The Zoning
Ordinance establishes minimum quantitative
standards, the Subdivision Ordinance sets forth
various public improvement standards and describes
the format and processing of subdivision maps,
while the Design Review Guidelines provide
direction on the visual and functional aspects of
proposed development. The guidelines which follow
are not comprehensive but are provided to amplify
major development parameters or suggest additional
guidelines not included in the Zoning Ordinance or
Design Review Guidelines.
The guidelines represent a synthesis of the City's
General Plan policies for Planning Area 5, the
Zoning Ordinance, and the Design Review Guidelines
as well as preliminary requirements of the City.
Detailed conditions of approval will be finalized
after a complete application has been submitted,
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public hearings held and the necessary formal
actions taken.
The applicant/developer and architect should
arrange to meet with the Planning Director prior
to initiation of site planning to ensure under-
standing of these guidelines and to discuss
general approaches to matching the City's and
developer's goals. Questions of interpretation of
the guidelines should be directed to the Planning
Director at 877-8535.
a. Site Planning Guidelines
The following guidelines address only major
site planning considerations - further
specifications are provided in the Design
Review Guidelines and in Chapter 20.85 of the
Zoning Ordinance.
Building Type - Single-family detached or
semi-detached dwelling units on individual
lots are preferred. If attached, they are
recommended to be connected on one side only,
preferably between two adjacent garages. A
clustered development with common facilities
may be considered acceptable if it improves
the overall design and functioning of the
project.
Density - The Zoning Ordinance designation of
R-2-G-P permits a maximum of ten (10)
dwelling units per net acre of land area
(exclusive of streets). This should result
in about 32-35 units (assuming 3.6 acres of
developable land, an average lot size of
about 4500 square feet and about 1.7 acres of
public street right-of-way.)
Building Setbacks - Conventional setbacks for
detached single-family dwellings include 15
foot frontyards (20 feet from garage doors to
sidewalks), 5 foot sideyards and 20 foot rear
yards. Lesser setbacks may be allowed under
the planned unit development process if they
result in more usable open space and create a
more desirable land use pattern.
Building Orientation - Site planning for
building orientation should take into
consideration favorable exposures to the
south and southwest for passive solar gain,
yet provide protection from strong cold winds
from the west.
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Common Recreation Area - Where rear yards are
minimized as part of the site planning
concept, common recreational amenities shall
be provided. Area designated for common
recreational use should provide adequate open
space, not exceeding 5% in slope and should
be buffered from dwelling units to minimize
objectionable noise. Recreational amenities
may also include, but not limited to, meeting
room (clubhouse), swimming pool with changing
rooms and restrooms, tennis court or other
court games.
Streets - It is required that new access
streets be public. Primary streets shall
conform to City Standards for minor streets
including 36' paved section and 10' parkway
on each side for sidewalks and utilities (56'
ROW).
Parking - A minimum of two parking spaces
(one enclosed) are required for each single-
family unit having less than five bedrooms
and less than 2500 square feet of gross floor
area; and three parking spaces (two enclosed)
for each unit having five or more bedrooms or
with a gross floor area of 2500 square feet
or greater.
Site Grading - Site development should take
advantage of existing site topography and
minimize extensive grading. Existing
elevational variation across the site could
result in views from higher density over
lower density units along Grand Avenue and
Chestnut Avenue.
Site Access - Primary site access shall be
from Grand Avenue.
Public Works - In addition to the normal on
and off-site public improvements, the
following major public works improvements
will be required.
The widening of Chestnut Avenue
approximately 20 feet to provide a
right-turn lane on to Grand Avenue.
The provision of the necessary
sidewalks, paving, utilities,
relocated traffic signal, fire
hydrants, street lights and other
street improvements necessary to
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do
conform the perimeter streets and
any new public streets to City
standards.
A contribution toward the improving
or oversizing the sanitary trunk
lines from the development site to
Colma Creek. The amount will be
determined by the City Engineer
based on estimated sewer discharge
from the project.
A proportional payment toward an
additional 42" storm drain located
in Oak Avenue between Grand and
Mission Road.
Contact the Engineering Division at 877-8542
for more detailed information on public works
improvements.
Building, Fire and Police Requirements
For specific requirements regarding the
Uniform Building Code and related codes,
Uniform Fire Code or the City's Minimum
Security Standards Ordinance, contact the
following offices:
- Building Division - Uniform Building
Code, 877-8545
- Fire Department - Uniform Fire Code,
877-8950
Police Department - Security
Ordinance, 877-8927
Major Fees
Some of the other major fees that will be
imposed on this project include:
Park Dedication or In Lieu Park Fee
(Section 19.24.050 through
19.24.120 of Title 19, South San
Francisco Municipal Code)
School Impact Fee ($1.50 per square
feet - contact the South San
Francisco Unified School District
at 877-8700)
Building Fee (Table 3.A, 1985
Uniform Building Code)
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ee
Sewer Connection Fee ($500 per
unit)
Landscape Guidelines
The following guidelines address only site-
specific landscape considerations - further
specifications are provided in the Design
Review Board Guidelines and in specifications
provided by the City's Landscape Specialist
who can be contacted at 877-8542.
Landscape Buffers - Landscaping must be
provided along Grand Avenue and Chestnut
Avenue to buffer the development from the
adjacent perimeter streets. Additional
landscaping should be provided along site
boundaries adjacent to existing development
to the west and northeast to enhance privacy
of both new and existing residences.
Street Trees - A comprehensive street tree
program shall be developed for the edge of
the site along Grand Avenue and Chestnut
Avenue as well as for internal streets and
drives. Selected trees should be from the
approved street tree list or comparable
suited to environmental conditions of the
site.
Architectural Guidelines
The following guidelines are intended to add
to and amplify those stated in the Design
Review Guidelines.
Architectural Frontage on Public Streets -
Dwelling units along Grand Avenue and
Chestnut Avenue should present an elevation
consistent with the surrounding neighborhood;
garages shall be accessed from within the
development. Garages should not be the
dominant architectural element and shall not
face directly onto any perimeter street.
Architectural Theme - A straightforward,
contemporary architectural expression
employing simple masses and forms is
encouraged.
Materials and Colors - The dominant material
to be employed in the architectural
expression should be wood, or plaster/stucco
to relate to the surrounding neighborhood;
all sides of the dwelling unit and walls for
II.
patios, enclosures, etc., are to be exten-
sions of the basic architecture in material
and coloration. Dominant colors of non-wood
surfaces should be light earth tones;
variations in color may occur from unit to
unit, cluster to cluster, etc., but strong
harmonies must be maintained.
Dwelling Unit Identity - Staggered unit plans
and roof lines which emphasize separations
from unit to unit are encouraged. Creation
of a design format which permits individuali-
zation of the entrance areas of each unit is
also encouraged (i.e., physically separated
for doors, landing areas for individualized
landscape treatments, etc.)
Roof Planes - Ail roofs should be pitched,
gabled, hipped, or shed-type in order to
reflect the residential character of the
existing neighborhood; flat roofs are
permissible if the elements are not a major
or predominant roof-form. The roof-scape
should not appear as a homogeneous mass, but
should be broken up with numerous elements of
planes, ridges, loft structures, and tall
elements juxtaposed with low elements. In
addition, all roof-mounted mechanical
equipment other than solar panels shall be
concealed within roof-elements that are
extensions of the basic architecture in
materials and coloration; fences or tack-on
screens surrounding roof-mounted equipment
are not acceptable.
Dwelling Unit Orientation - Individual and
clustered dwelling units should be oriented
to maximize solar access for both the
dwelling unit and exterior spaces; four to
six hours of daily direct sunlight should be
provided to the major activity areas of each
unit.
SELECTION PROCESS
A. Submission of Responses to the Offering
Ail responses to the offering shall be submitted no
later than 5:00 p.m., April 22, 1988. After City
review of the responses to the offering, staff may
request additional clarifying information from
Developers. The City will respond to all proposals
received no later than June 17, 1988.
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A two-step process will be used in the award of the
rights to Exclusive Negotiations on this property, as
described herein.
The City will invite the five top bidders who also
meet the standards outlined for the project,
including the basic design and experience
criteria, to participate in the second round of
negotiations.
These five qualifying bidders will then be given
the opportunity to participate in an open bidding
process, with the highest bidder to be awarded the
exclusive right to purchase the property. If the
successful bidder cannot secure the necessary City
approvals (e.g. PUD permit, tentative subdivision
map) within a reasonable period of time, the next
highest bidder will then be given the right to
purchase the property.
Once a developer has been selected to enter into
exclusive negotiations with the City, it will be
necessary to finalize the details of the Development so
that a completed package can be presented to the City
Council for their approval. The terms and the
conditions of the sale of City property and of the
development will be set forth in a land disposition
agreement. This agreement will contain, amongst other
items, the terms of the sale of the property, the
method by which title will be transferred, the
obligation of the Developer to provide drawings and
construction documents to the City for their approval,
representations by the Developer that the project will
be completed within applicable time frames and budget
constraints, the type and mix of units which are to be
constructed and methods by which the City will retain a
secured interest in the property if applicable.
Minimum Requirements
The following items are considered minimum criteria:
Financial feasibility of the proposal. The
applicant shall provide the City with a breakdown
of the projected carrying cost, construction cost,
land cost, site improvements, off-site
improvements, fees, profit margin and sales price
for a typical unit.
2. Comparable development experience in the Bay Area.
Financial capacity to carry the project through to
completion as evidenced by recent financial
statements and information on available lines of
credit with major banks.
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Ce
De
e
Submission of site plans, typical floor plans and
elevations.
Commitment to submit necessary developer's fees
and construct all required City improvements.
e
Commitment to make applications for a planned unit
development permit, tentative submission map and
environmental analysis.
Selection Criteria
Experiences in providing innovative and affordable
housing.
2. Urban design/build experience
Experience with South San Francisco codes and
planning process.
4. Sales price mix of proposed project
5. Design compatibility with surrounding neighborhood
6. Concepts for parking, open space, etc.
7. Land price and terms to the City
Ability to complete development within time
constraints.
Miscellaneous
Offering Modification and Rejection of Responses
to Offering
The City reserves the unqualified right to modify
or suspend any and all aspects of the Offering, to
obtain further information from the Developer, to
waive any defects as to form or content of the
Offering or any Responses to the Offering
submitted, and to accept or reject Offer to
Negotiate Exclusively or select any Developer
thereto.
2. Claims Against the City
The Developer shall not obtain any claim against
the City or City property by reason or any aspect
of this Offering, any informalities or defects in
the selection process, the rejection of any Offer
to Negotiate Exclusively, entering into Exclusive
Negotiations, terminating Exclusive Negotiations,
entering into any disposition agreement, any
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statements, representations, act or omissions of
the City, the exercise of any City discretion set
forth in or with respect to any of the foregoing,
and any and all other matters arising out of all
or any of the foregoing.
Automatic Rejection
Responses which do not include or comply with
items A, B, C, and D of Section III - Submission
Requirements, in the manner requested will be
automatically rejected by the City.
III. Submission Requirements
A. Narrative Description
On the Developer's team, responsibilities of
principals, the legal entity with whom the City
would contract, the interest of all participants,
and other relevant information on the legal
entity, e.g., sole developer, joint venture,
partnership, principals, etc. The development
entity contact, address, and phone number must be
included.
A general description of the development including
the proposed number of units and size of the lots
and units, the amount of parking, the range of
sale prices, the design of new streets, the
exterior design of the project, landscaping
treatment, setbacks and any other significant
design components of the project.
The Developer's experience, including a list of
developments in which the company or individual
has been involved, showing the size, dollar value,
location and the Developer's participation (i.e.,
contractor, architect, developer, consultant) in
such developments.
The Developer's approach to providing both equity
and mortgage and construction financing necessary
to undertake this development. In addition, a
financial statement is required (audited is
preferred if available) in order to evidence
capacity to carry the project through to
completion. Also include information on available
lines of credit.
Architectural team and design consultants,
including a list of relevant experience.
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Be
A general development budget using standard
estimating techniques (i.e. gross square foot
values) including a preliminary summary of all
anticipated development costs (such as site cost,
financing cost, architect's fees and construction
costs) and anticipated sales and rental ranges.
Costs should be in current dollars.
Timetable for development - including design
period, construction and completion dates.
Narrative should include such additional details
as may be available about the development team
including but not limited to:
- General Contractor
- Civil Engineer
- Soils, structural, landscaping and
other proposed consultants
9. A bid price for the land.
Basic Concept Drawings
Basic concept drawings are required to be submitted
with the Response to the Offering and shall include the
following:
Site Plan at a scale of 1" = 30' showing general
relationships of buildings, open space, walks,
streets, and parking areas. Adjacent existing and
proposed streets shall be shown. Phasing, if
anticipated, shall be included.
Typical Floor Plans at a scale of 1" = 8' (similar
floor plans need not be duplicated).
Elevations at a scale of 1" = 8' of all street
frontages, sufficient to show doors, windows,
balconies, bay windows, and other major
architectural details.
Seven sets of all drawings must be submitted at the
scale indicated. In addition, twenty-five sets of all
drawings reduced to 11" x 17" must be submitted.
Additional drawings, explanatory sections, renderings
or models may be submitted with the approval of the
City.
Deposit
Responses to the offering must be accompanied by a
cashier's check or money order payable to the City of
South San Francisco in the amount of 1/2 of 1% of the
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amount of permanent financing required by the
Developer. This fee will be refunded to the Developer
if not selected by June 17, 1988. If selected, the 1/2
of 1% will be credited to the commitment fee. The
balance of the fees will be required in accordance with
the terms of the Land Disposition Agreement.
D. Financial Statement
A financial statement is required as part of this
submittal, and it is desired that it be an audited one,
if available. If an audited statement is not
available, a certificate by the Developer shall be
included stating that the information is accurate.
E. Miscellaneous Items
1. Additional Information
If more than one acceptable Response to the
Offering is received, the Agency reserves the
right to request additional information to clarify
the Responses made.
2. Mailed Responses to the Offering
If Responses are mailed, they should be addressed
to:
Planning Division
City of South San Francisco
P. O. Box 711
South San Francisco, CA 94083
Attachments
Attached are maps relating to this site including site planning
guidelines and Parcel Map No. 86-244 recently recorded for this
property.
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