INCORPORATED 1896
1333 Park Avenue
Emeryville, California 94608-3517
Tel: (510) 596-4300 | Fax: (510) 596-4389
REQUEST FOR PROPOSALS (RFP)
FOR DESIGN, DEVELOPMENT AND SALE OF
AFFORDABLE HOMEOWNERSHIP UNIT(S)
3602 Adeline Street and 1122 36th Street
I. INTRODUCTION:
The City of Emeryville (“City”) is pleased to announce a development opportunity at 3602 Adeline Street and 1122 36th Street (“Site”). The Site is approximately 2,178 square feet or 0.050 acres, suitable for the development of townhouse style residential units based upon current zoning regulations. The City is seeking a qualified development entity to design, construct, finance, manage development of the property, market each home and sell each home to a low to moderate income homebuyer.
Development teams experienced in high quality; affordable housing development are invited to submit their proposals for the project (“Project”).
Project proposals must include the design, development, financing, management, and proposed sales price of the affordable housing. The Project must conform to the current General Plan, zoning and development standards. The design must also be compatible with the neighborhood character. The Project must include high quality design, materials, and construction, and the sales price must be affordable to households of low and moderate income as defined in the City of Emeryville Affordable Housing Table for 2023 and as applicable at the time of project occupancy.
The City anticipates that the RFP process will take several months, after which time staff will recommend to the City Council one entity for negotiation of the appropriate development agreement. The City’s Housing Committee will also provide input prior to City Council review. While the dates and schedule stated in this RFP represent the City’s preferred timetable, it shall not be considered binding upon the City. In addition, the submission of a proposal in response to this RFP shall not be binding upon the City nor construed as a contract with or commitment by the City.
Release Date: Wednesday, January 18, 2024 at 12:00 PM
Mandatory Preproposal Conference: Tuesday, January 23, 2024 at 11:00 AM Submittal Deadline: Monday, February 26, 2024 at 5:00 PM Exhibit A
II. GOALS AND OBJECTIVES:
The City’s primary goal of the Project is the development of well-designed, for-sale, multiple residential homes to be deed restricted as owner-occupied and affordable to lower income families that can accommodate a family at any stage of their life. The City has identified several objectives undertaking the Project and it is essential that these objectives be met:
• High Quality Development - the Project must include high quality design, materials and construction commensurate with market rate development in the San Francisco Bay Area. Its architectural character must meet community expectations and the project must be consistent with the Emeryville Planning Regulations.
• To select a design/build team that is qualified, experienced, and has the financial capacity to develop homeownership units.
• Maximize the number of units to be developed on the site.
III. SITE AND PARCEL INFORMATION:
A. Property Description
The City owns three contiguous parcels at 3602 Adeline Street, (APN: 005-0480-001-01,
0.029 acres), 1122 36th Street (APN: 005-0480-004, 0.012 acres), and 1122 36th Street, (APN: 005-0480-003, 0.009 acres), together, known as “the Adeline Sites”. See Attachment 1 for the parcel maps for the Property. The property is bounded by singlefamily properties to the north, a multi-family and single-family property to the west, Interstate 580 and 36th Street to the south, and a commercial property occupied by Rising Sun Center for Opportunity to the east. Together the Adeline Sites comprise 0.050 acres.
A map of Emeryville along with photographs of the property may be found in Attachment 2 and the ALTA Study in Attachment 3.
The property will be conveyed on an “as-is” basis.
B. General Plan and Zoning
Land Use Classifications: The City’s General Plan and zoning classifies the Emeryville parcel (APN: 005-0480-003) as Mixed Use with Residential, which is described as allowing “One or more of a variety of residential and non-residential uses, including but not limited to offices, retail and hotels.” The City of Oakland’s General Plan classifies the Oakland parcels (APN: 005-0480-001-01 and APN: 005-0480-004) as Mixed Housing Type Residential.
Zoning Districts: The zoning designation for the Emeryville parcel (APN: 005-0480-003) is Mixed Use with Residential South (MURS), which requires a mix of uses, one of which must be residential, on sites of over one acre, but which does allow development with a single use on parcels less than one acre. The parcel is also within the Transit Hub Overlay
zone, which reduces parking maximums by 50%. The Oakland zoning designation (APN:
005-0480-001-01 and APN: 005-0480-004) is RM-4 Mixed Housing Type Residential Zone, which states that the intent of the RM-4 zone is to “create, maintain, and enhance residential areas typically located on or near the City’s major arterials and characterized by a mix of single-family homes, townhouses, small multi-unit buildings at somewhat higher densities than RM-3 and neighborhood businesses, where appropriate.” This zoning designation does limit residential care, service enriched permanent housing, transitional housing or emergency residential activity to be no closer than 300 feet from any other such activity. The parcels are also located within a Transit Accessible Area, and the West Oakland Priority Development Area.
Development Standards: The development standards for the Adeline Sites are illustrated below in Table 1.
Table 1: Development Standards
Parcel 1 2 3
APN 005-0480-001-01 005-0480-004 005-0480-003
Jurisdiction Authority Oakland Oakland Emeryville
Parcel Size .029 acres .012 acres .009 acres
Permitted Density 1 unit on lots < 4,000
sq ft
1 unit on lots < 4,000
sq ft
1 unit
Maximum Height 35 ft 35 ft 40 ft
FAR NA NA 1.5
Maximum Lot
Coverage
40% 40% NA
Min. Front Setback Same as adjacent
developed lot if < 20
ft, otherwise 20 ft.
Same as adjacent
developed lot if < 20
ft, otherwise 20 ft.
None
Minimum Interior
Setback
3 ft 3 ft None
Min. Street Side
Setback
3 ft 3 ft None
Min. Rear Setback 15 ft 15 ft None
Minimum Parking 1 1 None
Additional Parking for
Secondary Unit
1 1 None
Transportation Access: The site is served by AC Transit Route 36, which provides service south to the West Oakland BART Station via Adeline Street, and north to Downtown Berkeley and University of California Berkeley via 7th Street and Dwight Way. The site is approximately ¼ mile from AC Transit Route F, which provides express service via 40th Street to the San Francisco Market Transbay, and approximately a ¼ mile from a free local bus service provided by Emery Go-Round’s Shellmound/Powell route, which connects to the Macarthur BART Station via 40th Street.
Utility Service: Electric service to the site is provided by PG&E. The City is part of East Bay Community Energy (EBCE) through community choice aggregation which allows
for the selection of “greener” electricity. Water and sewer service are provided by East Bay Municipal Utility District.
IV. DESIGN AND DEVELOPMENT CONSIDERATIONS:
A. Design Considerations
Design Guidelines: The Emeryville Design Guidelines
(https://www.ci.emeryville.ca.us/519/Plans-Programs) provide guidance for achieving high quality design. Applicants should note the specific recommendations and requirements for the Transit Hub, Neighborhood Retail and Pedestrian Priority Zone Overlays, Objective Standards, as well as the residential design guidelines.
Energy Standards: In 2022 the City adopted local building energy standards to ensure that all new construction in the City of Emeryville is healthier for occupants, has limited impact on the environment, reduces demand for energy, and results in cost savings from building operation over the life of the building. The requirements for residential projects include:
• All electric construction (i.e. no gas appliances or gas plumbing) • Meets or Exceeds 2019 Building Energy Efficiency Standards • Install solar photovoltaic panels on entire Solar Zone, as specified in Planning Regulations
Concept Requirements:
• 2-3 Residential Units marketable for homeownership
• 3 Bedroom, 2 bathroom minimum per unit
• High-quality finishes and details
• The home plans submitted should take into account, and be compatible with, the physical and design context of the existing neighborhood housing stock. • Attractive, durable landscaping in accordance with code requirements and best practices
• Each plan submitted must include perspective renderings, a site plan, dimensioned floorplan, elevations of all four sides, a list of standard features, and construction specifications.
B. Development Considerations
Target Population: Development concepts should target moderate-income households (120% Area Median Income (AMI)) seeking affordable homeownership opportunities. It is anticipated that income eligible households will apply to utilize available down payment assistance programs to assist in ensuring the mortgage is affordable. The current income limits and maximum affordable sales prices can be found in Attachment 6. Note that these income limits and maximum sales prices are subject to adjustment annually.
Marketing & Sale Requirements: Development teams must include a real estate agent that will make a good faith effort to market the homes and abide by the City’s marketing requirements, which includes the following:
• A listing agreement that provides a maximum 3% commission of the sale price for the seller’s agent and a minimum of 3% commission to the buyer’s agent. • Listing the homes on the Multiple Listing Service (MLS) so that real estate agents know about the listing.
• Agent shall make the homes available for showings including a broker’s open, weekend open houses, and individual showings with interested buyers and agents representing interested buyers.
Additionally, the home will be sold through a lottery process managed by the City of Emeryville, or a third-party consultant. Eligible applicants must be income qualified, complete a certified HUD- approved Homebuyer Education counseling, and be preapproved for a first mortgage.
The sales price of the homes will be based on the current mortgage interest rates, applicable income limits at the time the houses are ready to be sold, and available down payment assistance, to ensure the homes are affordable to Moderate Income households.
Regulatory Agreement: The selected Developer will be required to enter into an Agreement on Affordable Units with the City. The terms of the Agreement will include the resale restrictions and marketing and sale requirements for the developer, as well as resale restriction requirements for the homebuyers.
C. Financial Considerations
Previous Local Investment: The Adeline Sites were acquired using Low and ModerateIncome Housing Funds (LMIHF) by the former Emeryville Redevelopment Agency. On April 10, 2012, these properties, along with all the other housing assets of the former Redevelopment Agency, were approved by the Emeryville Oversight Board for transfer to the City of Emeryville in its capacity as Housing Successor. Additionally, on August 1, 2012, pursuant to Health and Safety Code Section 34176 (a), the City submitted a housing assets transfer form to the California Department of Finance (“DOF”), which included the Adeline Sites as housing assets transferred to the City. On August 31, 2012, the DOF indicated it was “not objecting” to the items on the form.
Due to the Adeline Sites’ status as a former redevelopment “housing asset”, California Health and Safety Code (“HSC”) Section 33334.16 applies. This law requires activities to develop the properties for affordable housing to be initiated within five years from the date of transfer to the Housing Successor, otherwise the properties must be sold and the proceeds deposited in the City’s Low-Moderate Income Housing Fund. This five- year time limit may be extended one time only by five years if the legislative body, by resolution,
affirms its intent that the properties be used for the development of affordable housing.
For the Adeline Sites, the time periods described in HSC Section 33334.16 commenced on the date that the California Department of Finance approved the property as a housing asset, or August 31, 2012. On July 25, 2017, the Emeryville City Council adopted Resolution No. 17-130, which extended the time period to initiate development by five years, to September 1, 2022. The City initiated development for these properties through the issuance of a previous developer solicitation in July 2022.
City Subsidy: The City intends to sell the land to the developer for $1.00. The City will financially support the project by providing gap financing by using local housing funds available to assist in meeting the project’s development needs. Currently, the City has allocated $240,000 towards the development of this project. Additional funding may be made available to the project upon City Council approval, if needed for project feasibility.
Additionally, the City plans to commit Homebuyer Assistance funding for income eligible homebuyers to purchase the homes. The amount of Homebuyer Assistance is to be determined.
Leveraging: The selected developer will be required to seek and obtain additional funding from other funding programs (private, state, and/or federal) to leverage any City assistance and improve the financial feasibility of the project. The City will assist the developer in applying for any development resources available from Alameda County Department of Housing and Community Development or the California Department of Housing and Community Development.
V. PROPOSAL:
A. Cover Letter:
Provide a cover letter identifying proposed development team members, describing your interest in the site, and summarizing the major points contained in the development proposal.
B. Experience, Qualifications & Capacity
• Describe the development team’s relevant project experience, with a particular focus on single-family developments in urban residential locations. Provide up to five examples that demonstrate successful projects in urban environments.
Please include the following information for each past project identified:
a. Location and no more than three sheets of photographs per property. b. Identify the type of units, the mix of units, the unit sizes, the number of square feet and any customer survey/satisfaction information.
c. For residential projects identify whether a “for sale” or rental development, and whether below market rate units were included.
d. Present the total development cost; identify the amount of debt and the amount of equity used to finance project, and economic return(s) achieved. e. For ownership projects, identify the sales price, affordability requirements, resale requirements, sales period, targeted marketing, and any other relevant information.
f. Describe the role that the respondent played in the project, identify any unique challenges associated with the project, and identify community outreach and working relationships with the neighborhood, and identify ways in which the project benefited the surrounding community. g. Describe the involvement, if any, of the public sector, including name and telephone number of a contact person.
h. Identify the key development team members.
• Provide three (3) client references with contact information. • Indicate proposer’s normal construction time for a single home from permitting to Certificate of Occupancy, what proposer’s production capacity is (i.e., how many homes can you have under construction at one time), and how normal build time would be impacted if proposer did have multiple homes underway simultaneously.
• Provide corporate financial statements, letters of credit and/or other evidence that demonstrates proposer’s financial strength and capacity to participate in this Project.
C. Project Concept
Proposers shall thoroughly describe the conceptual design for the Project. Please note that more than one concept can be submitted and will be considered. The following information shall be provided:
• Project Summary: Provide Project data, preferably in tablular form, including lot coverage, gross floor area, uncovered and covered parking provided, and building height. The summary should also contain information regarding the green building/sustainability program and the commitments proposed under this program.
• Site Plan: Include a site plan that identifies property lines, public streets, setbacks, easements, landscaping areas, fences, and parking location. • Floor Plans: Provide dimensioned floor plans for the proposed project that show the arrangement of uses and functions, including parking areas. • Sections: Include section drawings for all building levels, including foundations, attics, and roof forms at appropriate locations.
• Elevations: Include elevation drawings that show the architectural treatment of elevations at a conceptual level of detail, heights of key building elements, and the arrangement of frontage treatments. Include outlines of privately owned building elevations adjacent to the parcel.
D. Pricing and Payment
a. Describe your financial capacity to fund the project through construction and provide any references for existing financial relationship with financing institutions.
b. Provide a pricing sheet for the Plans submitted that includes the following:
• A firm, fixed-price cost for construction of the base/standard Plan, as submitted, and a line item list of all options with option pricing. • An indication that the cost/pricing will remain in effect through the end of 2024 or an escalation factor
• A schedule of values for draws or progress payments during construction.
c. Identify the amount of City subsidy needed to support the project. d. Provide a Development Budget, including sources and
uses(Attachment 5).
e. Identify the proposed sales prices of the homes.
E. Management Plan for the Project
Proposers must provide a narrative statement that describes how they propose to manage the pre-development and construction phase of the proposed units. Proposers should identify their communication plan to the surrounding neighbors as well as security plan for the site. Proposers should describe the proposed team and identify any work to be subcontracted. Additionally, proposers must include a detailed schedule with projected milestones. The project must be completed within two (2) years of the date of contract execution.
F. Marketing and/or Sales Method
Proposers must provide a comprehensive narrative statement that sets out how the proposer intends to market the proposed units (for sale). Proposers should specifically address how they will proactively market to diverse buyers, with respect to race, ethnicity, gender, age, disability status and income. Proposers should also briefly describe the experience of the proposed real estate agent in working with clients utilizing affordable housing programs or restrictions.
G. Additional Features: Sustainability, Energy Efficiency and Universal Design (Bonus Points)
Proposers are not required to submit anything related to Sustainability, Energy Efficiency and Universal Design. Those proposers interested in receiving bonus points shall identify any additional sustainability, energy efficiency and/or universal design features they will incorporate into the design and construction of the Project, beyond what is required by the CA Building Code utilizing the attached Green Point Checklist
(Attachment 7), Bay Friendly Landscape Checklist (Attachment 8) and Universal Design Checklist (Attachment 9)
VI. EVALUATION CRITERIA AND SELECTION PROCESS
A. Evaluation Criteria
The Staff Review Committee, comprised of City staff and advisors, will carefully review all responses submitted for completeness and compliance with the requirements contained in the RFP and rank the qualified applicants against the following scoring criteria:
CRITERIA Weight
Overall Project Design 20%
Management and Marketing of the Project 15%
Experience, Qualifications and Capacity 35%
Project Cost 30%
Total 100
Additional Consideration: Sustainability, Energy Efficiency, and Universal Design Features
10 points
Staff may elect to request additional information on or refinement of proposals during the evaluation process.
B. Selection Process & Schedule
Upon completion of the evaluation process, staff will make recommendations to the Housing Committee and City Council for development team selection and authorization to enter into an Exclusive Right to Negotiate Agreement (ERN). The City will work with the selected developer to refine the concept into the final design. The term of the ERN will be 180 days. Within the term of the ERN, the City intends to first negotiate a term sheet with the selected developer, followed by a Land Disposition and Development Agreement.
Item Date
Releases of RFQ/P January 18, 2024
Pre-Proposal Conference January 23, 2024
Deadline for interested developers to submit written
questions and requests for clarifications
January 29, 2024
City to email an Addendum including written response to all parties on distribution list and/or who submitted a written inquiry
February 1, 2024
Deadline to Submit Response to RFQ/P February 26, 2024
City Council Award April 2, 2024
*The above time frames are estimates only and subject to change.
VII. APPLICATION DEADLINE
Questions about the RFQ/P shall be submitted electronically to [email protected] no later than Monday, January 29 at 5pm.
The deadline for proposal submittal is 5:00 p.m., Monday, February 26, 2024.
Submissions should be delivered electronically to [email protected].
Late and/or Faxed Proposals will not be accepted.
The RFP is not a contract or a commitment of any kind by the City and does not commit the City to award an exclusive development option. No reimbursement will be made by the City for any cost incurred by developers in preparation of the response to this RFP.
VIII. GENERAL TERMS & CONDITIONS:
All materials submitted become the property of the City of Emeryville, and will not be returned. Any information submitted or generated is subject to public disclosure requirements.
The City reserves the right, at its sole discretion, to - Waive minor irregularities in submittal requirements, - Request additional information,
- Request modifications of the proposal,
- Accept or reject any or all proposals received,
- Extend the due date of the RFP,
- Interview any or all developers,
- Reject, in whole or in part, any or all proposals,
- Obtain additional proposals beyond the due date if the proposals received are unsatisfactory,
- Negotiate with any qualified source,
- Cancel all or part of this RFP at any time prior to awards. - To require the developer to name the project based on City Council direction.
ATTACHMENTS: Available on the City of Emeryville website (https://www.ci.emeryville.ca.us/1299/RFQP):
1) Parcel Map
2) Photographs of Property and Aerial Site Photo
3) ALTA Study
4) City of Emeryville Design Guidelines
5) Sources and Uses Budget Template
6) 2023 Affordable Housing Table
7) Green Point Rated Worksheet
8) Bay Friendly Landscaping Worksheet
9) Universal Design Worksheet