SHORELINE UPDATE City Council
Work Session
March 14, 2022
BACKGROUND
2 MONARCH BAY SHORELINE SITE
San
Francisco
Bay
Oyster
Bay
Regional
Park
MONARCH BAY SHORELINE SITE
CURRENT CONDITIONS
5 6
SHORELINE MILESTONES
Over a decade of planning and negotiations
have brought us to the Planning Entitlements Phase.
PROJECT GOALS
• Vision for comprehensive Shoreline master plan
• Complementary amenities for the community
• Connects amenities with current shoreline users
• Recognizes development value and funds public
amenities and services
• Addresses logical phasing of development
• Requires little or no City investment
• Results in self-supporting shoreline
7 COUNCIL APPROVED CONCEPT PLAN (2020)
APPROVED SCOPE
OF DEVELOPMENT
Cal-Coast
210-room hotel
5,000 s.f. restaurant
15,000 s.f. banquet
facility/restaurant
>500 housing units:
o 285 apartments
o 200-215 single-family
townhomes
Market/café/retail
City
Replace library
18 acres of public areas
including 9-acre park
HOTEL,
RESTAURANT,
MARKET
APARTMENTS
GOLF COURSE
& BUTTERFLY
HABITAT
SINGLE-FAMILY
TOWNHOMES
PARK
LIBRARY
8 COUNCIL APPROVED AGREEMENTS
Disposition and Development
Agreement (DDA)
Scope of Development &
Schedule of Performance
Developer/City
Responsibilities
Labor Requirements
Purchase & Sale Agreement –
Single Family/ Townhome Parcel
Based on appraisal
Sale precedents, including
golf course improvements
Lease Agreements – Hotel,
Multifamily, Restaurant, Market
Long term land leases
Minimum rent & % rent
Lease precedents
Schedule of Performance
Maintenance
9 HOTEL,
RESTAURANT,
MARKET
APARTMENTS
GOLF COURSE
& BUTTERFLY
HABITAT
SINGLE-FAMILY
TOWNHOMES
PARK
LIBRARY
Existing Leases
New Long-Term Leases
Purchase & Sale Agreement
PROJECT ENTITLEMENTS
10 ZONING DESIGNATIONS
(APPROVED 2020)
11 GENERAL PLAN DESIGNATIONS
(APPROVED 2020)
REQUESTED
ENTITLEMENTS
Vesting Tentative Tract Map
Subdivides the property into parcels that align with plans Planned Development Project Establishes development standards and approved uses for the site Site Plan Review
Building and landscape designs and
site improvements
Development Agreement Vests entitlements and specifies key requirements and phasing details 12 PARCEL REORGANIZATION – TRACT MAP 13
14 HOTEL, RESTAURANTS & MARKET
HOTEL
15 Hotel with attached
restaurant
210-rooms
5-stories
158,334 sq. ft.
Amenities: bar, dining
buffet, meeting
rooms, fitness center,
business center,
outdoor seating, and
a roof deck
16 17
BUILDING HEIGHT
18 Standard height limit:
50’ for roof
56’ for parapet walls
60’ for elevator towers, covered stair access,
rooftop amenities, etc.
Project will achieve 66’-4”+/- height
to accommodate:
15’-tall lobby with ample glazing and views
10’ floor to ceiling height for remaining floors
Screening parapets
Stair access
19 MATERIALS
20 RESTAURANT/BANQUET
21 Restaurant/banquet
facility
15,000 square feet +/-
Two-story
Roof deck
MARKET
22 Commercial Space
Market/Café/Retail 3,000 sq ft One-story
MULTI-FAMILY
23 285-unit Apartments
183 1BR units
285 2BR units
5-stories
24 BUILDING HEIGHT
Standard height limit: 50’ for roof 56’ for parapet walls 60’ for elevator towers, covered stair access, rooftop amenities, etc.
Project will achieve 63’+/- height to
accommodate: 11’-8” ground floor 10’ floor to ceiling heights on upper floors Screening parapets Stair access Rooftop amenities 25 PARKING
5-story parking garage with 405 spaces proposed
30 on-street spaces
Total of 435 spaces = 1.5 space/unit
Standard RM1800 Zoning would require 1.2-2.25 spaces/
unit = 504 spaces
132 bike parking spaces are proposed
TDM Plan being prepared that will include shuttle and
additional measures
26 MATERIALS
27 28
SINGLE-FAMILY/TOWNHOMES
29 206 “For-sale” homes
144 detached single-family
homes
5 plans
3-4 bedrooms / 2.5-3 bathrooms
2,150 – 2,550 sq. ft.
62 townhomes
3 plans
3-4 bedrooms / 3.5 bathrooms
1,725 – 2,050 sq. ft.
30 SINGLE-FAMILY SAMPLE FLOOR PLAN
31 TOWNHOME SAMPLE FLOOR PLAN
32 33
2021 Income Levels
100% AMI = $ 125,600
(4-person household)
2015-2023 RHNA Permits Issued
2015-2020
% Progress
Permits Issued
Very Low Income
(<50% AMI) 504 132 26%
Low Income
(50-80% AMI) 270 126 47%
Moderate Income
(80-120% AMI) 352 0 0%
Above Moderate
(>120% AMI) 1,161 83 7%
Total 2,287 341 15%
ALIGNMENT WITH HOUSING GOALS
13 Workforce Units <135% AMI
470 Above-Mod Units >120% AMI
8 Moderate Units (for-sale) at
<120% AMI
Affordable Housing Trust Fund
Contribution: $2.2M
SHORELINE PROJECT PROVIDES
Mix of densities and product
types (for-sale and rental)
ENVIRONMENTAL REVIEW
2015 Environmental Impact Report (EIR) analyzed
potential environmental impacts of previous
concept plan
Determined potential impacts and developed
appropriate mitigation measures to lessen impacts
Updated plan analyzed by City’s third-party EIR
consultants – 2020 Addendum
Concluded that the 2015 EIR adequately
identified potential impacts and mitigations
KEY MITIGATION MEASURES
AIR: Dust mitigation, special EPA certified equipment for construction emissions BIO: Monarch butterfly roosting habitat protection program, special status fish and aquatic life controls, nesting birds, wetlands
GEO: Geotechnical engineer recommendations incorporated into building design to address sitespecific soil conditions, foundation designs, etc. GHG: Electric vehicle charging, energy-efficient buildings 15% above code, energy-star appliances HYDRO: Sea level rise and FEMA flood zone requirements NOISE: Construction vibration and noise mitigations
TRAFFIC: On and off-site improvements (new signal, signal optimization, etc.) and Transportation Demand Management (shuttle, bike parking, transit passes, etc.)
38 BIKE & PED IMPROVEMENTS
COMMUNITY BENEFITS & NEXT STEPS
39 40
NEGOTIATED COMMUNITY BENEFITS
AMENITIES & RECREATION
• 9-acre public park – grey to green
• Bay Trail extension
• Separated (Class I) bike lane
• Remodeled 9-hole golf course
• Public art • New Mulford-Marina Library
• Access for non-motorized watercraft • Hotel & banquet space for community & businesses • Fiber Optic Internet
SUSTAINABILITY
• Transportation Demand Management (TDM) • LEED Certified hotel and apartments • Recycled water for SF landscaping • 15% more energy-efficient than building
code
• EV parking above code
• Solar panels on Single-Family and
townhomes • Electric heating and appliances
SKILLED LABOR
• Project Labor Agreement • Union craftworkers • Labor Peace Agreement • Hotel workers • Local Hiring • Good jobs, support local economy
• Up to 35% increased costs
SIGNIFICANT REVENUE GENERATION
~$400M
Financial investments
$350M private investment
$40M public investment
(funded by $29M sale of
property & fees)
~$2.3M
Long-term annual revenues
$1.4 M/year lease payments (min)
$900,000/year TOT
Increased annual property tax
Community Facilities District will
contribute to ongoing maintenance
costs for Shoreline area
41 ~$17M
Impact & permit fees
21 affordable units
$2.2M Affordable Housing Fee
$8.8M Park Fees
$2.8M School Fees
$2M Public Art
PROCESS OVERVIEW TENTATIVE SCHEDULE
we are here
Due Diligence
&
Entitlements
Coordination
Plan Revised
Agreements
Negotiated &
Prepared
Agreements
Adopted
Planning & Development
Entitlements
Regional
Agency
Review and
Permitting
Construction
2017 2019 2020 2021 2022 2023
Park Design & Outreach
42 NEXT STEPS Private Development: Shoreline Advisory Group – 3/16 Public Hearings on Tentative Map and Entitlements – Spring/Summer ‘22 City Park: Update park concept plan and present to Council Community engagement on land/aquatic park design to begin soon! o Community design workshops o Interactive neighborhood pop-ups o Meet with stakeholder groups and organizations o Website and social media engagement o Collaborate with BCDC to ensure environmental justice requirements are met
43 WORK SESSION
No formal action this evening
Opportunity to familiarize the Council and community with the progress made on the private development elements
Time for clarifying questions ahead of future public hearings Staff, applicant, and design team are available for questions Thank you!
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