Route 238 Corridor Lands Development Parcel Group 6: Carlos Bee Quarry RFQ Pre-Submittal Meeting Jennifer Ott, Deputy City Manager Monica Davis, Community Services Manager
Meeting Agenda 1. Introductions 2. Request for Qualifications Process 3. Site Overview and Opportunity 4. Development Requirements and Priorities 5. Selection Process 6. Timelines 7. Questions and Answers
Request for Qualifications Process
RFP vs. RFQ In December, the City issued a The RFQ is an alternative approach Request for Proposals with a that: detailed list of requirements for project: Allows flexibility to collaborate with a Received two responses qualified developer to resolve Project and all the requirements were uncertainty and negotiate a mutually complex and uncertain agreeable term sheet Proposals did not meet City’s financial Provides more upfront certainty for goals developer and allows City to evaluate City decided not to proceed with potential project tradeoffs either proposal
RFP vs. RFQ The RFQ includes development The RFP included a number of requirements, as well as development development requirements for submitted priorities for future discussion and proposals negotiation
RFQ Process • The selected developer will enter into an Exclusive Negotiating Rights Agreement (ENRA) with the City: • Phase 1: Initial 6-month period to negotiate a mutually agreeable term sheet, meet with third-party entities and community stakeholders to resolve uncertainties and evaluate potential tradeoffs • Phase 2: If successful, then an extension of an additional 12- month period to negotiate DDA and obtain entitlements and third-party agreements (with two 3-month administrative extensions)
Site Overview & Opportunity
Parcel Group 6: Overview Assets and Opportunities • View corridors • Large developable land areas • Close proximity to CSUEB (~.3 miles) • Hayward Foothill Trail loop • Broad planning envelope (740- 1,630 units) Constraints • Steep slopes surround site • Lack of access • No existing infrastructure • PGE easement
Parcel Group 6: Carlos Bee Quarry • Approved Master Development Plan and certified addendum to General Plan EIR. • Provides developers with a streamlined process and level of certainty Development Vision • Up to 500 townhome/multifamily units and 500 student beds • Foothill Trail • Neighborhood park space
Land Use and Development Conceptual Planning • Townhomes • Student Housing • Multi-Family Housing Environmental Review • Maximum Unit/Bed Counts • 500 Multi Family/ Townhomes • 500 Student Beds* *Student housing impacts less than a housing unit; potential for less units and greater beds.
Other Site Aspects • Street and utility infrastructure needed. • Connection to and new intersection at Carlos Bee Blvd. will be required for any development. • MDP excludes northern bridge and access to Highland neighborhood at this point.
Zoning & Flexibility of Product Types • Sustainable Mixed-Use zoning applies: • 25-55 units per acre • 55-foot maximum building height • Multi-family dwelling units (2 or more units) • Individual parcels within the development may be developed at higher or lower densities than allowed by the General Plan, provided that the net density of the entire development is within the allowed density range and housing confirms with allowed housing types
Net Density • Per the Hayward General Plan, residential density is calculated by dividing the number of housings units on the site (excluding second units on single-family lots) by the net acreage of the site • Net acreage excludes land required for public and private streets, parks, and other public facilities. In this case, the areas that can be excluded for the purposes of calculating density, would be the public or private streets within the development, area for parks and would extend to any public trail areas, and other public facilities. • Areas that would not be able to be excluded include steeply sloped areas based on this definition, unless perhaps those areas would be utilized for either streets, parks/trails or public facilities and infrastructure.
Anticipated Entitlements Site Plan Review Tentative Map Final Map
Development Requirements and Priorities
Development Requirements 1. Plan Consistency • Developers will be required to develop projects consistent with Master Development Plan and existing General Plan and zoning 2. Foothill Trail and Parkland Dedication Requirements • Developers will need to construct the 16-foot wide multi-use trail throughout their proposed development and minimum of 1.5 acres of park space. 3. Affordable Housing Requirements • Developers will be required to develop on-site affordable units in accordance with the Affordable Housing Ordinance requirements. 4. Green Development • Developers must incorporate green building and landscaping elements that reduce use of energy, water, and natural resources. • Includes making each home solar powered to meet new CA Building Standard Commission’s requirement. • No gas utilities.
Development Requirements, 2 5. Infrastructure Upgrades • Developers will be required to construct all of the necessary water, stormwater, sewer, and street improvements to serve the new development. 6. Transportation Demand Management (TDM) • Developers must propose and implement a robust TDM program that details strategies on how the development will promote walking, biking, and taking transit to reduce trips in single occupied vehicles. A minimum of 10% trip reduction is required for this development. • TDM Plans may include: • Transit access to Downtown Hayward/BART • Car share • Electric Bike Share • Strict on-street parking regulations and enforcement
Development Requirements, 3 7. Financing Mechanism for Ongoing Expenses • The City will require the future development to establish a financing mechanism to provide funding for the on-going maintenance and protection of the Hayward Foothill Trail segment and neighborhood park and the ongoing implementation of the approved TDM program. 8. Hayward Resident Priority Preference Plan • Developers will need to include a plan which grants a priority preference for Hayward residents to purchase or lease market rate units in instances where all other financial considerations are equal, if possible. • Must be pursuant to applicable state and federal Fair Housing laws.
Development Priorities 1. Diversity in product types and student housing - there is a desire for a mix of product types and densities, especially for much-needed student housing given 0.3-mile proximity to CSUEB 2. Community Workforce Agreement (CWA) - there is a priority to negotiate a CWA with the Building Trades Council 3. HAPA Bayview Village project understanding - the City acknowledges and supports the Bayview Village concept and its sustainable values
• Cover Letter Statement of • Description of Project Team Qualifications • Relevant Development Project Experience • Comparable projects • Public land transactions and public entity collaboration • Inclusionary affordable housing • Infrastructure development • Community engagement and outreach • Relevant Financial Capacity • Project Understanding and Approach • Acceptance of Conditions • Due June 25, 2020 by email
Selection Process • City will evaluate each Statement of Qualifications • Evaluation based on the following components: • Technical capability and relevant experience of team • Developer Experience with complex projects with public/private partnerships • Demonstrated experience in addressing stakeholder feedback • Evidence of financial capacity, resources, relationships, and organizational structure • City will also conduct additional due diligence and reference checks outside of criteria listed in the RFQ.
Timelines Pre-Submittal Meeting June 11, 2020, & June 18, 2020 Statement of Qualifications Due Date June 25, 2020 Review of Proposals July 2020 Short List Interviews July/August 2020 Recommendation & ENRA Authorization September 2020 ENRA Period – Phase 1 September 2020 – March 2021
Questions & Comments?
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