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El Cerrito Redevelopment Agency Residential Mixed Use Development Site Request for Qualifications/Proposals Submittals due June 21, 2010 4:00 pm (PST) ---PAGE BREAK--- CONTENTS Page Summary of Offering 1 Invitation 2 Description of the Site 6 Summary of the Development Opportunity 10 Developer Selection Process 12 Submittal Requirements 13 Schedule and Terms/Conditions of the Offer 16 Appendix 1. Additional Background Materials 17 Appendix 2. Conceptual Massing Study 18 ---PAGE BREAK--- El Cerrito Redevelopment Agency – Residential Mixed Use Development Site Page 1 Request for Qualifications/Proposals Residential Mixed Use Development Site El Cerrito Redevelopment Agency SUMMARY OF OFFERING Site Description 10860 & 10848 San Pablo Avenue – between Manila Avenue and Schmidt Lane Adjacent to City Hall Approximately 40,000 square feet in size (0.92 acres) Development Objective Development of a high quality, mixed use development including affordable senior residential apartments. Entitlements Site is zoned Transit-Oriented Mixed Use General Plan designation is Commercial Mixed Use Requested Developer Services Acquire site from Redevelopment Agency Plan, design, finance, construct and operate the mixed use complex Developer Selection Process Submission of proposals Developer interviews Recommendation for selection to Agency Board Exclusive Negotiation Exclusive Negotiation Agreement (ENA), leading to a Disposition and Development Agreement (DDA) Proposals Due Monday, June 21, 2010 by 4 P.M. (PST) at 2nd Floor, El Cerrito City Hall, 10890 San Pablo Avenue, El Cerrito, CA 94530 Agency Contact Hilde Myall, Housing Project Manager, email at [EMAIL REDACTED] and by phone at 510- 215-4358. ---PAGE BREAK--- El Cerrito Redevelopment Agency – Residential Mixed Use Development Site Page 2 INVITATION The El Cerrito Redevelopment Agency (Agency) is requesting proposals to develop a key site adjacent to El Cerrito’s new City Hall. The site is located on San Pablo Avenue between Manila Avenue and Schmidt Lane and consists of two parcels owned in fee by the El Cerrito Redevelopment Agency. The site is currently occupied by vacant buildings. The site is also located in the El Cerrito Redevelopment Project Area. The Agency desires the development of a high quality, mixed use project comprised of commercial and residential uses. It is contemplated that the residential component will include affordable apartments for seniors with services, but the Agency will consider all viable concepts. For development concepts that propose to redevelop the site, the developer would be responsible for any demolition of the existing structures. Any selected project will be subject to environmental review under CEQA. The following are the fundamental objectives of the Redevelopment Agency for development of the site: • Given the high-visibility of the site and adjacency to City Hall, the project will incorporate high quality materials and design compatible with City Hall; • The project will include residential units, either senior housing, or another viable concept; • The project will maximize affordability by providing the maximum feasible number units affordable to very low and low income households; • The selected Developer will maximize the use of non-Agency/City funding sources to develop the project; and • The Agency’s contribution will not exceed the contribution of the development site and potentially assistance for entitlements, but may be less depending upon the gap determined by Agency review of the development pro forma. Within these parameters, the Agency encourages creative responses to this RFQ/P that meet the Agency's fundamental objectives outlined above. ---PAGE BREAK--- i n t r o d u c t i o n J U L Y 2 0 0 9 I 7 I-80 I-80 US-101 US-101 CA-24 CA-4 I-580 C O N T R A C O S T A C O U N T Y A L A M E D A C O U N T Y Berkeley Kensington Albany Oakland San Rafael Richmond San Francisco El Cerrito San Pablo Ave San Pablo Bay San Francisco Bay Figure 1.2: Regional Context Specific Plan Area City of El Cerrito San Pablo Avenue City of Richmond County Boundary Freeway Major Road 0 1 MILES 2 Waterbodies N Map 1: Regional Context Page 3 ---PAGE BREAK--- Map 2: Aerial Map of Site ---PAGE BREAK--- e x i s t i n g c o n d i t i o n s J U L Y 2 0 0 9 I 17 Ohlone Greenway El Cerrito Plaza BART Station El Cerrito del Norte BART Station RICHMOND ST KEY BLVD NORVELL ST SCHMIDT LN NAVELLIER ST SAN JOAQUIN ST S 55TH ST MANILA AVE STOCKTON AVE BLAKE ST SAN MATEO ST PORTOLA DR DONAL AVE BAYVIEW AVE GLADYS AVE LINCOLN AVE POMONA AVE WALDO AVE ALBEMARLE ST SUTTER AVE FRESNO AVE JORDAN A VE SCOTT ST MONTEREY ST S 47TH ST HAGEN BLVD CUTTING BLVD NEVIN AVE CLAYTON AVE HILL ST ALVA AVE KNOTT AVE AVIS DR LAWRENCE ST CARL AVE C E NTRAL A VE VAN FLEET AVE SANTA CRUZ AVE CARQUINEZ AVE HUNTINGTON AVE TAMALPAIS AVE SHASTA ST BERK AVE BUTTE ST SAN JOSE AVE S 52ND ST KEARNEY ST FALL AVE GANGES ST ISABEL ST CYPRESS AVE GATELY AVE PIERCE ST YOSEMITE AVE S 56TH ST MERCED ST S 45TH ST GATTO AVE EL DORADO ST MARIPOSA ST MONO AVE ALAMEDA AVE CREELY AVE HARPER ST J ACUZZI S T S 59TH ST L A GUNI T A S A VE CONLON AVE S 58TH ST SAN BENITO ST HARTNETT AVE BELMONT AVE MENDOCINO ST AVILA ST FERN ST S 50TH ST JEFFERSON AVE OVEREND AVE WILSON AVE MADISON AVE TULARE AVE SNOWDON AVE COLU MBIA AVE M IR A V ISTA D R FALLON AVE CARLSTON ST GLEN MAWR AVE CARLOS AVE RYDIN RD KING DR S 57TH ST LIBERTY ST ELLS ST WESLEY AVE LASSEN ST PI NE HU RST SCHOOL AVE HUDSON ST SANTA CLARA AVE FRAY AVE STATE AVE OSCAR ST TAFT AVE TERRACE DR WALNUT ST ORCHARD AVE JULIAN DR OAK ST RIVERA ST LUDWIG AVE CAMPBELL ST KENILWORTH AVE PLANK AVE SEAVIEW PL WALL AVE KENT DR S 49TH ST EASTSHORE BLVD SAN LUIS ST LEXINGTON AVE SP Y G LASS SCENIC ST PLACER ST PANAMA AVE CEDAR ST DIMM ST CABRILLO ST ALTA PUNTA ST MADERA DR TEHAMA AVE WENK AVE F ST SANTA CLARA ST EUREKA AVE 46TH ST 45TH ST REID CT BISSELL AVE EDITH ST WALDO LN MOUND AVE A R N O CT DOW NEY P L MODOC AVE M A D E RA CIR PLUMAS AVE BEHRENS ST VICTORIA ST YOLO AVE FAIRVIEW AVE GLORIA ST S 46TH ST CASTILLA AVE HOTCHKISS AVE SACRAMENTO AVE CORONADO ST GORDON AVE BURLINGAME AVE JUL I A N C T MANOR CIR STATE CT BELL CT MORRIS AVE P E B B L E BEA C H DR MADERA CT NAPA ST PRATHER AVE PLAZA WY HERSHEY CT MC LAUGHLIN ST TAHOE PL WALL AVE ESCUELA CT WILLOW ST MAIDEN LN HARVARD ST POMONA CT PINEHURST BREWSTER CT SACRAMENTO AVE SANTA CLARA ST MADISON AVE S 47TH ST MARIPOSA ST S 49TH ST VAN FLEET AVE KEARNEY ST LEXINGTON AVE EVERETT ST KEARNEY ST PANAMA AVE S 49TH ST LEXINGTON AVE SAN JOSE AVE MERCED ST SAN LUIS ST PLUMAS AVE EUREKA AVE MODOC AVE HARVARD ST H U N T I N G TO N AVE EUREKA BURLINGAME AVE BAYVIEW AVE S 57TH ST LIBERTY ST HIGHLAND AVE JUNCTION AVE COLUMBIA AVE ELM ST NORVELL ST FRESNO AVE COLUSA AVE S 45TH ST EVERETT ST LIBERTY ST TEHAMA AVE MIRA VISTA DR LIBERTY ST KEARNEY ST S 45TH ST SANTA CLARA AVE SANTA CLARA ST CYPRESS AVE S 56TH ST WALL AVE SAN PABLO AVE SAN PABLO AVE CARLSON BLVD POTRERO AVE POTRERO AVE CENTRAL AVE MOESER LN CUTTING BLVD AR LI NG TON BLVD ASHBURY AVE FAIRMOUNT AVE BART - Richmond Line MACDONALD AVE Hillside Natural Area Mira Vista Country Club & Golf Hillside Natural Area Castro Park Booker T. Anderson, Jr. Park Cerrito Vista Park Canyon Trail Park Eastshore State Park Casa Cerrito Rec Center Point Isabel Regional Shoreline San Francisco Bay C e rrito Cr e ek B ax t er C reek I-580 I-80 Figure 2.2: Bicycle and Transit Routes Project Area Parks Waterbodies BART Station Freeway ! BART Line 0 FEET 1000 2000 N San Francisco Bay Trail Bus Route Existing Bicycle Route Ohlone Greenway Future Richmond Greenway Map 3: Bicycle & Transit Routes Page 5 ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 6 SITE a. Description The City of El Cerrito is a well-educated community of 24,000 residents located on the eastern shore of the San Francisco Bay, between Richmond and Berkeley. With two BART stations in the City, major bus lines and direct access to Interstate 80, residents, employers and businesses enjoy easy access to San Francisco and the entire Bay Area. Additionally, residents enjoy abundant park and open space recreational areas and facilities, including a City-operated Senior Center. The City has a long-standing commitment to environmental sustainability and to providing a healthy, walkable, bikeable community and a transportation environment that supports the selection of non- motorized transportation options-such as biking and walking- and the use of public transportation. San Pablo Avenue is well served by buses, Bus Rapid Transit (BRT) lines, and BART. The City encourages developers and property owners to capitalize on these significant transit amenities. The subject site is approximately 0.92 acres in size and is located on San Pablo Avenue between Manila Avenue and Schmidt Lane. The two parcels that comprise the site (APNs 503-010-003-5 and 503-010- 014-2) are owned by the El Cerrito Redevelopment Agency. The Agency purchased the site with a combination of tax-exempt Tax Increment Bond proceeds and Low/Mod Housing Set-Aside Funds, therefore the project will have to include a component of affordable housing. One parcel is currently improved with a +-45,000 square foot concrete, steel, and wood building, while the second is improved with two wood-frame structures totaling approximately 2,000 sq. ft. All of the buildings are vacant. The selected Developer would be responsible for any demolition of these buildings. All utilities are available to the site. The site is located in the City of El Cerrito Redevelopment Area. Among the goals listed in the Agency’s Five Year Implementation Plan FY 2007/08 - FY 2011-12 are: • Intensify and diversify the existing retail, service and entertainment area surrounding San Pablo Avenue; • Pursue housing programs and affordable housing development through partnerships with non- profit and for-profit housing developers; • Continue to implement the Agency’s 15% inclusionary housing policy within the Project Area to generate needed low and moderate-income housing opportunities for El Cerrito residents; and • Improve the transportation and economic development environment of San Pablo Avenue through streetscaping, safety enhancements, gateway features, signage, and transit stop enhancements b. Environmental Conditions Any development project on the site will be subject to review under the California Environmental Quality Act (CEQA). The scope of environmental review will depend upon the nature of the project proposed. Time frames for environmental review can range from 3- 6 months for a negative declaration and 8-12 months for an environmental impact report. The City issues an RFP for an ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 7 environmental consultant and monitors the contract and the analysis. The applicant is required to pay the consultant’s fee as well as a 30% administrative charge. A Phase I report has been completed for the site which indicates that no toxic materials are present on the site. However, a Hazardous Building Material Survey indicates that the buildings on site do contain hazardous materials that require abatement when demolished. The Phase I report and Hazardous Building Material Survey are available for review (see Appendix An historical resources evaluation of the property and associated structures has been completed. The evaluation reviewed the potential historical relevance of the property and reached a preliminary conclusion that it is unlikely that the structures would satisfy CEQA standards for historic structures. Any determination regarding the potential historical nature of the property would be made during the environmental review process. c. Entitlements The subject property is zoned Transit Oriented Mixed Use (TOM) and the General Plan Designation is Commercial Mixed Use. While there are a range of permitted uses in the TOM, what the Agency is looking for is to activate the ground floor San Pablo Avenue frontage as much as possible. In most cases, an affordable housing development will require a Conditional Use Permit depending upon the density bonus and other concessions to development standards that are requested. Residential uses, including affordable rental housing, are allowed in the TOM by right provided no housing is located on the first floor along San Pablo Avenue otherwise a conditional use permit is required. Up to 48 dwelling units per acre are permitted under the State Density Bonus and up to 70 dwelling units per acre for senior/disabled-serving residential use with services under the City Incentives Program. Of the proposed uses, most general retail is allowed by right. A social service use would require an administrative use permit. A conditional use permit may also be required for exceptions to certain development standards as well as pursuing projects through the City’s Incentives Program or State Affordable Housing Density Bonus Program. All new buildings will also require design review. A number of basic design requirements for circulation and parking and building design are located in Section 19.07.030 of the El Cerrito Municipal Code. A typical application that requires a Conditional Use Permit, Design Review and Environmental Review is processed in the following order: 1) Conceptual Design Review with Design Review Board 2) Planning Commission public hearing 3) Design Review public hearing The Conceptual Design Review process can happen prior to a project being determined complete. This conceptual review process is an opportunity for the Design Review Board to give their comments about all aspects of the project – including issues under the purview of the Planning Commission. Comments are relayed to the Planning Commission for their information. ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 8 The cumulative timeline for discretionary approvals is typically 60 to 90 days from application completion – however continued meetings and other appeals can extend that timeline. The timeline for the environmental review runs separately. The subject property is also located within the San Pablo Avenue Specific Plan Area, which is subject to a planning process which is being completed in conjunction with the City of Richmond. The process is ongoing and the purpose is to coordinate planning along that thoroughfare between the two Cities. The TOM zoning will continue to govern any development in the area. The Draft San Pablo Avenue Specific Plan is available on the City’s website. ---PAGE BREAK--- Map 3: Parcel Map ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 10 SUMMARY OF DEVELOPMENT OPPORTUNITY Agency Goals a. Overall Land Use Plan The Agency desires the development of a high quality, mixed use complex that includes residential, commercial, and/or social service uses. In assessing the land uses for the site, the Agency has prepared a conceptual massing study in which it has been estimated that the project could potentially consist of a 15,000 sq. ft. Senior or Community Center or social services use on the ground floor and in the range of 50 studio and one-bedroom residential units above (see Appendix These plans are included for reference only. Developers are encouraged to bring creative ideas for building concepts that satisfy the Agency’s fundamental goals and would be optimal for the subject site. b. Affordable Housing As noted previously, the Redevelopment Agency purchased the subject site with a combination of tax-exempt bond proceeds and Low/Mod Housing Set-Aside Funds which will necessitate a component of affordable housing. The Agency is open to both the number of affordable units and levels of affordability provided that the project maximizes the number of units serving very low- and low- income persons. The preferred mix would consist of at least one-third very low-income Agency-restricted units and two-thirds low- income Agency-restricted units. In considering the mix and type of affordable housing, developers may wish to note that the City of El Cerrito has Article 34 authority for up to 100 units of housing serving senior or disabled households. The City does not have Article 34 authority for other types of multifamily housing. In the case of multifamily developments that are not restricted to senior or disabled households, the City’s practice has typically been to require no more than 49% of the units to be occupied by very low- and low- income households. In order to minimize the need for financial assistance from the Agency, it is expected that the Developer will seek funding from federal, state, and county programs to the maximum extent possible. c. Possible other Land Uses The Agency will consider all viable ground floor uses, such as a medical clinic, services, or retail provided that the Developer has tenants for the space and the space contributes to the financial feasibility of the project. The Agency will also consider flex-space uses which allow for future conversion of ground floor space to commercial use. If the non-residential use does not add to the economic viability of the project, the Agency will consider an entirely residential project. d. Primary Expectations of the Developer The Agency is looking to the selected Developer to: 1. Negotiate a Disposition & Development Agreement (DDA) with the Agency that will define the development program (including size of the non-residential component), a schedule of performance and land purchase price. 2. Secure remaining entitlements for the development of the site; 3. Demolish the existing improvements on site and prepare the site for development; and 4. Finance, construct, and operate the proposed project. e. Role of the Agency One of the Agency’s goals for development of the site is to limit the amount of financial assistance needed for the project. However, the Agency realizes that development of the ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 11 project will likely require some level of financial assistance in order to render the project financially feasible. To help facilitate the desired development, the Agency has the ability to provide financial assistance as follows: 1. Write-down of all or a portion of the value of the site (maximum of $3.9 million); 2. Financial assistance with cost of entitlements; Any financial assistance provided by the Agency will be supported by a financial pro forma documenting the need for such assistance for financial feasibility of the project. ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 12 DEVELOPER SELECTION PROCESS The Agency contemplates that the Developer selection will occur through this RFQ/P process, as follows: 1. Interested Developers will submit responses to this RFQ/P; 2. The Agency will evaluate complete proposals pursuant to the evaluation criteria. (see Developer Selection Criteria section below); 3. Following an initial review of the submitted proposals, the Agency may seek additional clarification information and will interview respondents. 4. The Agency intends to select a top-ranked Developer and a second-ranked Developer. 5. The top-ranked Developer will enter into an exclusive negotiation agreement (ENA) to negotiate a Disposition & Development Agreement (DDA) with the Agency. If, however, the Agency and the top-ranked Developer are not able to agree on the terms of a DDA within the term of the ENA, the Agency intends to initiate discussions with the second-ranked Developer. 6. If, in the Agency’s discretion, it determines that no submittal response adequately meets the Agency’s goals or objectives, the Agency may, at its sole election, reject all responses. DEVELOPER SELECTION CRITERIA 1. Developer’s track record of successfully developing similar mixed use projects on time and on budget, and successfully operating such projects; 2. Ability, experience, and track record of the proposed Developer to obtain the proposed financing for the development of the project; 3. Financial strength of the Developer; 4. The desirability of the conceptual land use plan, including the size and robustness of the mixed-use component; 5. The general physical, market, and financial feasibility of the proposed development program; 6. Proposed quality of the project as indicated by proposer’s list of existing projects of similar quality; 7. The feasibility of the conceptual financing plan for the project; 8. The amount of Agency/City financial assistance being requested. The Agency will look at how well the proposed project meets Agency goals in order of priority: 1. Feasibility of project & leveraging of Agency investment 2. Maximum number of very low and low income units 3. Senior-serving project 4. Presence and robustness of mixed-use component ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 13 SUBMITTAL REQUIREMENTS Interested developers are asked to provide 10 hardcopies and one electronic CD copy of the information requested below: 1. Cover Letter Identify person who will be representing the Developer and the contact information for that person. 2. Development Entity a. Identify the entity with the legal authority to contract directly with the Agency, including all joint venture/ limited partners and their percentage ownership interest if applicable. b. Include resumes of key individuals and their roles. c. Identify person who has the legal authority to enter into a contractual agreement with the Agency on behalf of the Developer. 3. Financial Statements In order to assess the financial soundness of the proposed Developer, the submittal is to include a copy of the most recent financial statement(s) of the Developer and each joint venture partner if applicable. If the Applicant wishes financial information to remain confidential, please send the information in a separate package labeled “confidential” to: Ms. Debbie Kern Keyser Marston Associates, Inc. 55 Pacific Avenue Mall San Francisco, CA 94111 The information will be kept confidential to the extent that it is permitted by law. 4. Experience a. Provide evidence of past project experience, particularly with developing and operating mixed use affordable housing projects. For up to five projects, include a brief narrative description and photographs of the project, the developer’s role, the date the project was completed, the cost of the project, and sources of funds (including amounts) used to finance the project. b. For each of the projects identified above, provide a reference with the applicable city or redevelopment agency including the name and phone number. 5. Description of Proposed Project Concept a. Provide a written description of the proposed development concept, scale of development (stories, type of construction, size, use and proposed tenant of mixed-use component, occupancy restrictions, number and size of units, number of parking spaces, types of amenities, other ground floor space, etc.). Please include a description of the proposed property management arrangement and any proposed tenant services. b. Proposers may also submit alternative development concepts for the Agency’s consideration. If alternative concepts are proposed, please describe the rationale behind the concepts. Please describe the impact, if any, that the limit on the amount of available Agency/City funding has on your proposed development concept. c. Provide a graphic depiction of the proposed project consisting of a preliminary site plan and elevation. Overly detailed architectural ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 14 renderings or glossy materials are not requested or desired in response to this RFQ/P. d. Provide available market information in support of the proposed development concept. e. Provide a list of existing developments (and addresses) that represent the level of quality and design that is being proposed and represented in the preliminary cost estimates. 6. Financing Plan and Pro forma The proposal should include a narrative description of the proposed method of financing the proposed project including all sources of debt and equity. If the proposal includes alternative development concepts, please provide financing plans and pro forma information for each alternative scope of development. Given the competitive nature of many of the available federal and state funding programs, the narrative should describe the Developer's approach to alternative financing scenarios as a contingency to the preferred plan. Please address the availability of each funding source and the level of risk associated with securing the funding for the proposed project. The proposal should also include a complete preliminary financial pro forma of the proposed project including: a. Development cost budget for each component of the project, identifying estimates of land acquisition and site preparation costs (if applicable), direct construction costs (for each component) and all indirect and financing costs; b. An estimate of project income and operating expenses for each land use component, including rents for each unit type, vacancy rate, operating expenses, debt service, and all distributions of remaining cash flow. The table should clearly detail assumptions on rents for all unit types including utility allowance factors, and sources of other income. If Agency assistance in excess of the value of the land is being requested, please provide a detailed discussion and financial assessment as to why the additional assistance is necessary in order for the project to be feasible c. A twenty-year operating projection including assumptions for out-year escalations. d. A complete sources and uses of funds table for both construction and permanent financing for each component of the project. The table should clearly indicate the amount of requested Agency financial assistance and the proposed repayment terms of such assistance. 7. Project Schedule Provide a preliminary project schedule identifying the estimated date of achieving key milestones including securing of all financing commitments, acquisition of site from Agency, start of construction, complete construction, and stabilization of residential and commercial operations. 8. Agency Contact Responses should be submitted to: Ms. Hilde Myall Housing Project Manager Redevelopment & Housing City of El Cerrito 10890 San Pablo Avenue ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 15 El Cerrito, CA 94530 Questions should be directed to Hilde Myall at (510) 215-4358, or [EMAIL REDACTED] ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 16 SCHEDULE AND TERMS/CONDITIONS OF THE OFFER Schedule The Agency contemplates the following schedule: Site tour on April 20, 2010 at 10:00am; Responses to RFQ/P due Monday, June 21, 2010 at 4:00 PM (PST) at 2nd Floor of El Cerrito City Hall; Developer interviews during the week of July 19, 2010; Staff recommendation of Developer to Agency Board late August, 2010; Agency selection and entering into an exclusive negotiation agreement (ENA) with a Developer by September, 2010; Execute Disposition and Development Agreement (DDA) in Summer of 2011. Terms/Conditions of the Offer This RFQ/P is not a contract or a commitment of any kind by the Agency or City and does not commit the Agency or City to award an exclusive development option or to pay any cost incurred in responding to or in the submission of a response. The Agency, at its sole discretion, reserves the right to accept or reject in whole or in part submittals received in response to this request, or to cancel in whole or in part this RFQ/P. All submittals will become the property of the Agency. Failure to provide any requested data within the specified submission period may cause the Agency, at its sole discretion, to reject the submittal or require that the data be submitted forthwith. The Agency reserves the right to modify, suspend, or terminate at its sole discretion any and all aspects of the RFQ/P process. ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 17 APPENDIX 1: ADDITIONAL BACKGROUND MATERIALS Additional information on the subject site is available upon request. The additional information includes the following: Phase I Report Hazardous Building Materials Survey Historical Resources Evaluation Draft San Pablo Avenue Specific Plan and other planning documents (available on City’s website at http://www.el-cerrito.org/planning/Avenue.html ) Redevelopment Agency Five-Year Implementation Plan (available on City’s website at http://www.el-cerrito.org/redev/pdf/ecrda_imple_plan.pdf ) Please contact Hilde Myall, Housing Project Manager at [EMAIL REDACTED] to receive copies of these documents. ---PAGE BREAK--- [Page left intentionally blank.] ---PAGE BREAK--- El Cerrito Redevelopment Agency – Mixed Use Development Site Page 18 APPENDIX 2: CONCEPTUAL MASSING STUDY ---PAGE BREAK--- El Cerrito Senior Center Preliminary Design Concepts: Building Prototypes Project Description 15,000 sqft. ground-floor senior center 100 sqft. open space per dwelling unit 48 senior housing units 25 sqft. open space per 1000 sq.ft of building area 53 on-site parking spaces 2000 sq.ft. senior center meeting hall 7200 sqft. Private rooftop open-space 1 Parking Space / 50sq.ft meeting area (40 spaces) 3-4 stories Surface Parking for Senior Center Continuous San Pablo Avenue frontage 0.5 Parking Spaces/dwelling unit Separate entrance lobby for residents on San Pablo Ave. Podium Parking for Residents Studios and 1-bedroom units Parking is decoupled from units 10' setbacks along San Pablo, Kearney, and City Hall Parking areas for residents and senior center are separated Density Proposed 35-45 du/ac (42-54 du/ac with Senior Affordable Housing Bonus) Possible shared parking lot with City Hall during after hours Permanent senior center employees may park in residential lot Land Use Product/Type SF/unit # of Units Total SF Senior Center Senior Center 15,000 Studio (12 units) 500 6 3,000 525 2 1,050 550 16 8,800 600 24 14,400 Residential Podium On-Site Parking 24 Senior Center Surface On-Site Parking 29 Senior Center Street Parking 11 Senior Center / DMV Shared Parking Total Land (Acres) = 0.92 Total # of Dwelling Units = 48 Housing Density = 52 Residential Parking Ratio = 0.50 Land Use Product/Type SF/unit # of Units Total SF Senior Center Senior Center 15,000 Studio (12 units) 500 6 3,000 550 2 1,100 585 16 9,360 600 28 16,800 Residential Podium On-Site Parking 26 Senior Center Surface On-Site Parking 27 Senior Center Street Parking 13 Senior Center / DMV Shared Parking Total Land (Acres) = 0.92 Total # of Dwelling Units = 52 Housing Density = 57 Residential Parking Ratio = 0.50 Program: 3-4 Story Building 1 bedroom (36 units) Parking Housing Parking Prototype 1: L-SHAPED BUILDING Program: 3-Story Building 1 bedroom (36 units) Housing 9/23/2008 Prepared By Bay Area Economics and MIG, Inc. ---PAGE BREAK--- Senior Center Senior Housing Open Space Parking Sidewalk El Cerrito Senior Center P R O T O T Y P E 1 : 3 S T O R I E S GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW NORTH EAST WEST SOUTH Senior Housing Units Senior Center Senior Housing Entrance Lobby Shuttle Stop / Loading San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall City Hall City Hall Village at Town Center Village at Town Center Village at Town Center San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall Village at Town Center Village at Town Center Village at Town Center Podium Parking for Residents Surface Parking for Senior Center Rooftop Garden ---PAGE BREAK--- Senior Center Senior Housing Open Space Parking Sidewalk El Cerrito Senior Center P R O T O T Y P E 1 : 3 - 4 S T O R I E S GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW NORTH EAST WEST SOUTH Senior Housing Units Senior Center Senior Housing Entrance/ Lobby Shuttle Stop / Loading San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall City Hall City Hall Village at Town Center Village at Town Center Village at Town Center San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall Village at Town Center Village at Town Center Village at Town Center Podium Parking for Residents Surface Parking for Senior Center Rooftop Garden ---PAGE BREAK--- El Cerrito Senior Center Preliminary Design Concepts: Building Prototypes Project Description 43,945 sqft total building floor-area Studios and 1-bedroom units 4,950 sqft. ground-floor retail Density Proposed 35-45 du/ac (42-54 du/ac with Senior Affordable Hous 47 senior housing units (51 du/ac) 46 surface parking lot spaces for residents 46 on-site parking spaces Parking is decoupled from units 6025 sqft.ground-floor open space (including courtyard and arcade) Street parking for retail 3 stories 10' setbacks along San Pablo, Kearney, and City Hall Continuous San Pablo Avenue frontage Separate entrance lobby for residents on San Pablo Ave. Land Use Product/Type SF/unit # of Units Total SF Retail Ground-Floor Retail 4,950 Studio (16 units) 500 16 8,000 525 2 1,050 550 7 3,850 575 14 8,050 600 8 4,800 0 Residential surface on-site 46 Retail surface on-site 0 Retail Street Parking 15 Total Land (Acres) = 0.92 Total # of Dwelling Units = 47 Housing Density = 51 Residential Parking Ratio = 0.98 Parking Prototype 2: RETAIL AND SENIOR HOUSING Program Housing 1 Bedroom (31 units) ---PAGE BREAK--- Senior Center Senior Housing Open Space Parking Sidewalk El Cerrito Senior Center P R O T O T Y P E 2 : G R O U N D - F L O O R R E TA I L / S E N I O R H O U S I N G GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW NORTH EAST WEST SOUTH Senior Housing Units Courtyard Senior Housing Entrance Lobby and Shared Facilities Shuttle Stop San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall City Hall City Hall Village at Town Center Village at Town Center Village at Town Center San Pablo Avenue Kearney Street Kearney Street Kearney Street City Hall City Hall Village at Town Center Village at Town Center Village at Town Center Senior Housing Units Retail Surface Parking for Senior Housing ---PAGE BREAK--- El Cerrito Senior Center Preliminary Design Concepts: Building Prototypes Project Description 57,400 sqft. Building 100 sqft. open space per dwelling unit 15,000 sqft. ground-floor senior center 25 sqft. open space per 1000 sq.ft of building area 48 senior housing units 2000 sq.ft. senior center meeting hall 53 on-site parking spaces 1 Parking Space / 50sq.ft meeting area (40 spaces) 7200 sqft. Private rooftop open-space Surface Parking for Senior Center 3-4 stories 0.5 Parking Spaces/dwelling unit Continuous San Pablo Avenue frontage Podium Parking for Residents Separate entrance lobby for residents on San Pablo Ave. Parking is decoupled from units Studios and 1-bedroom units Parking areas for residents and senior center are separated 10' setbacks along San Pablo, Kearney; 0' setback along City Hall side Possible shared parking lot with City Hall during after hours Density Proposed 35-45 du/ac (42-54 du/ac with Senior Affordable Housing Bonus) Permanent senior center employees may park in residential lot Land Use Product/Type SF/unit # of Units Total SF Senior Center Senior Center 15,000 Studio (12 units) 500 6 3,000 550 2 1,100 585 16 9,360 600 28 16,800 Residential Podium On-Site Parking 26 Senior Center Surface On-Site Parking 27 Senior Center Street Parking 14 Senior Center / DMV Shared Parking Total Land (Acres) = 0.92 Total # of Dwelling Units = 52 Housing Density = 57 Residential Parking Ratio = 0.50 Prototype 3: 3-4 Story Tower Program 1 bedroom (36 units) Parking Housing 10/30/2008 ---PAGE BREAK--- Senior Center Senior Housing Open Space Parking El Cerrito Senior Center P R O T O T Y P E 3 : 3 - 4 S T O R I E S GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW Senior Housing Units Senior Center Senior Housing Entrance/Lobby Shuttle Stop / Loading San Pablo Avenue Kearney Street City Hall Village at Town Center Podium Parking for Residents Surface Parking for Senior Center Rooftop Garden City Hall ---PAGE BREAK--- El Cerrito Senior Center Preliminary Design Concepts: Building Prototypes Project Description 43,518 sqft total building floor-area Studios and 1-bedroom units 5,523 sqft. Lobby Parking is decoupled from units 52 senior housing units (51 du/ac) 10' setbacks along San Pablo, Kearney, and City Hall 52 on-site parking spaces Continuous San Pablo Avenue frontage 4,225 sqft.courtyard Muliple Entries from San Pablo, Parking, and Courtyard. 3 stories Land Use Product/Type SF/unit # of Units Total SF Retail Ground-Floor Retail 500 21 10,500 525 27 14,175 550 4 2,200 Residential surface on-site 52 On-Street Parking 15 Total Land (Acres) = 0.92 Total # of Dwelling Units = 52 Housing Density = 57 Residential Parking Ratio = 1.00 Parking Prototype 4: 3-STORY SENIOR HOUSING COMPLEX Program Housing Studio and 1-Bedroom Units 10/30/2008 ---PAGE BREAK--- Senior Center Senior Center Senior Housing Senior Housing Open Space Open Space Parking Parking El Cerrito Senior Center El Cerrito Senior Center P R O T O T Y P E 4 : 3 - S T O R Y R E S I D E N T I A L C O M P L E X P R O T O T Y P E 4 : 3 - S T O R Y R E S I D E N T I A L C O M P L E X GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW Senior Housing Units Senior Housing Entrance/Lobby Senior Housing Units Central Courtyard Shuttle Stop / Loading San Pablo Avenue Kearney Street Village at Town Center Surface Parking City Hall San Pablo Avenue Kearney Street Village at Town Center City Hall ---PAGE BREAK--- El Cerrito Senior Center Preliminary Design Concepts: Building Prototypes Project Description (4 Stories ) Project Description (5 Stories) 83,652 sqft building (4 stories) 108,336 sqft building (5 stories) 90 senior housing units 120 senior housing units 64 on-site podium parking spaces 3,700 sqft senior housing lobby 5,400 sqft retail space 7,716 sqft rooftop open space Continuous San Pablo Avenue frontage 10' setbacks along San Pablo, Kearney, and City Hall Upperfloors' configuration is flexible and can accommodate stepbacks if desired Land Use Product/Type SF/unit # of Units Total SF Retail Ground-Floor Retail 5,400 550 18 9,900 600 66 39,600 875 6 5,250 Residential podium on-site 64 On-Street Parking 14 Total Land (Acres) = 0.92 Total # of Dwelling Units = 90 Housing Density = 98 Residential Parking Ratio = 0.71 Land Use Product/Type SF/unit # of Units Total SF Retail Ground-Floor Retail 5,400 550 24 13,200 600 88 52,800 875 8 7,000 Residential podium on-site 64 On-Street Parking 14 Total Land (Acres) = 0.92 Total # of Dwelling Units = 120 Housing Density = 130 Residential Parking Ratio = 0.53 Parking Prototype 5: 4-5 STORY RESIDENTIAL COMPLEX Program for 4-Story Prototype Housing 1 bedroom (90 units) Program for 5-Story Prototype Housing 1 bedroom (120 units) Parking 10/30/2008 ---PAGE BREAK--- Retail Senior Housing Senior Housing Open Space Open Space Parking Parking El Cerrito Senior Center P R O T O T Y P E 5 : 4 - 5 S T O R Y R E S I D E N T I A L C O M P L E X P R O T O T Y P E 5 : 4 - 5 S T O R Y R E S I D E N T I A L C O M P L E X GROUND-FLOOR PLAN VIEW UPPER FLOORS PLAN VIEW Senior Housing Units Senior Housing Lobby & Common Area Retail Podium Parking Shuttle Stop / Loading San Pablo Avenue Kearney Street Village at Town Center City Hall San Pablo Avenue Kearney Street Village at Town Center City Hall