City of San Ramon Redevelopment Agency Development Teams RFQ REQUEST FOR QUALIFIED DEVELOPERS Mixed Use Affordable Family Housing Development Opportunity in San Ramon Project Site City of San Ramon Redevelopment Agency Submittals Due: November 24, 2008
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City of San Ramon Redevelopment Agency
Development Teams RFQ
REQUEST FOR QUALIFIED DEVELOPERS
Mixed Use Affordable Family Housing Development
Opportunity in San Ramon
Project Site
City of San Ramon
Redevelopment Agency
Submittals Due: November 24, 2008
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TABLE OF CONTENTS
I. Introduction ...........................................................................................................1
A. Agency Goals and Objectives
B. The Developer Role
II. Description. .............................................................................................................4
III. City Demographics, Current Projects and Market Environment .....................5
A. Northwest Specific Plan
B. City Center Project
C. Dougherty Valley Development
D. Valley Vista Affordable Housing Project
E. Median Home Prices
F. Market Rate Apartment Rents
IV. 2009-2014 Housing Element and Median Income Breakdown .........................7
V. Development Criteria and Conditions ................................................................8
A. Development Criteria
B. Development Conditions
VI. Loan/Lease Agreement Requirements and Agency Participation ....................9
A. Affordability
B. Non-Residential Space
VII. RFQ Process ........................................................................................................10
VIII. Submittal Schedule ..............................................................................................10
IX. Submittal requirements ......................................................................................11
A. Deadline for Submission
B. Transmittal Cover Letter
C. Identification of Development Team
D. Relevant Development Experience and Development Capacity
E. Financial Capacity of the Developers
F. Proposed Project Concept
G. References
X. Evaluation and Selection Process ......................................................................15
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SAN RAMON REDEVELOPMENT AGENCY REQUEST FOR
QUALIFIED DEVELOPERS MIXED USE, AFFORDABLE FAMILY
HOUSING DEVELOPMENT
I. INTRODUCTION
The San Ramon Redevelopment Agency (“Agency”) issues this Request for Qualified
Developers (RFQ) to select a development team to design, finance and build an
affordable family rental or affordable for sale housing mixed-use development on an
Agency owned 1.3 acre site at 2231 and 2239 Omega Road, (APNs-208-451-002 and
208-451-001) (“Site”) (Exhibit A) located in the Crow Canyon Specific Plan (CCSP)
area.
The (CCSP) area is a contiguous area of approximately 130 acres (90+ parcels) located in
an area that combines manufacturing/warehousing, retail and office uses. The project area
is bounded by the San Ramon/Danville city limit line to the north, I-680 to the east, Crow
Canyon Road. to the south, and the San Ramon city limit line and the Northwest Specific
Plan area to the west. The CCSP area is located entirely within the San Ramon
Redevelopment Project Area, established in 1986.
The goal of the CCSP is to create a vision for an area of San Ramon that is currently
underutilized but has potential to develop into an active mixed use neighborhood for the
immediate community. The vision is for a Mixed Use District that provides a destination
and gathering place for the community; offers a diversity of workforce housing
opportunities for San Ramon residents; preserves viable businesses as an integral part of
the district; and provides a compact and pedestrian friendly townscape.
The CCSP plan calls for use of the Redevelopment Agency owned Site at the corner of
Deerwood and Omega Roads for an early-term catalyst project that can initiate
development in the core of the Crow Canyon Neighborhood, demonstrate the
attractiveness of mixed-use development, and provide needed affordable workforce
housing opportunities for area residents. All environmental reports have been completed
for the CCSP. (CCSP and associated environmental documents can be obtained from the
City’s website at http://www.sanramon.ca.gov/ccspec/default.html).
A. Agency Goals and Objectives
The primary goal of the Agency is to work with an experienced development team
(Developer) that will successfully develop a well designed mixed use project. The
Agency seeks to maximize value of the Agency owned 1.3 acre project area for
development of an extremely low, very low, low and moderate income affordable
housing project having a viable mixed use component.
The Agency’s objectives are to assist in the development of affordable multifamily
rental or for sale housing having a mixed use component which will:
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Provide family housing that is affordable to extremely low, very low, low,
and moderate income households
Take advantage of access to jobs in San Ramon as well as retail and services
Enhance the neighborhood of the proposed project
Maximize the number of affordable housing units at mixed income levels on
the site and the depth of affordability
Provide exceptional property management services
Provide safe, secure housing that does not create any barriers between it and
the neighborhood
Minimize the need for Agency subsidy by leverage of other public and private
funding sources
Expand retail opportunities or services.
The Agency encourages (commercial or mixed use) market rate developers, which may
include a joint venture with an experienced affordable housing developer, to submit a
proposal.
B. The Developer Role
The Agency seeks an experienced and capable developer to carry out the following roles:
Assemble the development team, consisting of the architect, civil and
architectural engineer(s), general contractor, property management firm and
marketing and leasing firm(s) (as appropriate), and others as needed. Key
members of the team may be subject to separate Agency review and approval.
Work in collaboration with Agency and City staff and Agency consultants on
the proposed development program, site layout and design, incorporating
approximately 55 or more units of 1, 2, and 3 bedroom affordable housing units
and other mixed uses as proposed by the Developer.
Work with the community to gain public support for the Development. It is
anticipated that the developer will present their proposal at a series of public
meetings.
Secure all development level review approvals for development of the Site.
Secure financing to construct and operate the Development.
As applicable, provide financial guarantees to construction and permanent
lenders and Agency. Provide net worth, operating deficit and credit adjuster
guarantees to limited partners, as appropriate. The terms and conditions of the
construction and permanent loans for the development will be subject to Agency
approval.
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Enter into appropriate Affordable Housing Agreements meeting Redevelopment
Law requirements for operation of the affordable housing units for a minimum
55 year period for rental or 45 years for sale.
Operate the property directly or contract with a professional property
management firm. The Agency reserves the right to approve the property
management entity and management plan.
Lease or sell the affordable housing units pursuant to the City’s Preference
System which gives preference to certain employment and household classes.
Certify operation of the property with the City’s Crime Free Multifamily
Housing Program prior to initial occupancy lease up, if applicable.
II. THE SITE
The Crow Canyon Specific Plan (CCSP) 1.3 acre parcel was acquired by the
Redevelopment Agency for purposes of developing an affordable housing project
consistent with Agency goals. The project site is illustrated on Exhibit A and is located
at the corner of Deerwood and Omega Roads. The current zoning for the parcel is Mixed
Use with a minimum density of 22 dwelling units per acre or a 0.40 floor area ratio
(FAR), and a maximum density of 50 dwelling units per acre or a 1.25 FAR. In addition
to multi-family residential and attached single family residential, allowable uses include
retail, park and recreation facilities, eating and drinking establishments, food and
beverage sales, offices, and day care. The Site is anticipated to produce up to 55 units of
housing and the Agency prefers a mixed affordable income site serving household
income ranges from extremely low – moderate incomes as financing sources permit. The
site allows for approximately 13,000 square feet of ground level commercial space and
parking.
The CCSP foresees gradual redevelopment of individual parcels, as well as preservation
and enhancement of existing properties. It envisions the introduction of new housing that
will create a vibrant day and nighttime district that can support a range of neighborhood-
serving shops and restaurants and offer San Ramon residents a greater diversity of
affordable housing choices. It calls for a compact pattern of development that is
comfortable for pedestrians, one that can be efficiently served by transit, and one that is
not wholly dependent upon the automobile. It imagines the area evolving into a vibrant
mixed-use district that, because of its unique environment, will become a natural
gathering place for area residents and workers as well as the surrounding community.
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III. CITY DEMOGRAPHICS, CURRENT PROJECTS AND
MARKET ENVIRONMENT
Incorporated on July 1, 1983, the City of San Ramon is located on 14 square miles of the
San Ramon Valley approximately 25 miles east of the City of Oakland in the San
Francisco Bay Area. The City of San Ramon is located in southern Contra Costa County,
surrounded by the communities of Danville, and Dublin, as well as the unincorporated
lands in both Alameda and Contra Costa Counties. The City’s location along the
Interstate 680 corridor links it to other parts of the San Ramon Valley and the Tri Valley,
Central Contra Costa County to the north, and Alameda County to the south. This
location, combined with the proximity of the intersection between Interstates 680 and
580, makes San Ramon an integral part of the Bay Area economy. The San Ramon
Valley has long been considered one of the most desirable living areas in the Bay Area
because of its scenic beauty, good climate, excellent schools and parks, and proximity to
the Bay Area's major employment centers.
San Ramon is governed by a City Council/City Manager form of government and has an
elected Mayor. The City's population is approximately 59,002 with an expected build-
out population of approximately 90,000. There are approximately 17,219 single family
residences and 6,340 multi-family housing units with an average 2.59 persons per
households.
The City is a major regional employment center. Bishop Ranch is home to over 200
companies, including Global 500 companies such as Chevron, Toyota, IBM and,
AT&T. Over 27,000 office workers commute daily to the employment center, and
16,000 jobs are expected to be added over the next 15 years.
Northwest Specific Plan
To the west, the Northwest Specific Plan (NWSP) area borders the Crow Canyon
Specific Plan Area where the catalyst project site is located. The Northwest Specific Plan
is approximately 354-acres, and is served by Crow Canyon Road, Deerwood Road, and
Purdue Road; as well as Bollinger Canyon Road, which bisects the Plan Area in a north-
south direction.
This NWSP provides the vision for creating a balanced community composed of public
facilities, open space, and residential neighborhoods within an overall 354 acres.
Northwest Specific Plan Area (Plan Area). The Plan provides guidance for the creation of