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Staff Report - PresidioPREPARED BY: MATT MORLEY Director of Parks and Public Works Reviewed by: Assistant Town Manager Town Attorney Finance MEETING DATE: 09/20/16 ITEM NO: 15 COUNCIL AGENDA REPORT DATE: SEPTEMBER 8, 2016 TO: MAYOR AND TOWN COUNCIL FROM: LAUREL PREVETTI, TOWN MANAGER SUBJECT: AUTHORIZE THE TOWN MANAGER TO ENTER EXCLUSIVE NEGOTIATIONS WITH PRESIDIO DEVELOPMENT FOR THE DEVELOPMENT OF A DOWNTOWN MIXED USE PUBLIC PARKING AND RESIDENTIAL DEVELOPMENT AS RECOMMENDED BY THE COUNCIL AD HOC COMMITTEE ON PARKING AND INFRASTRUCTURE. RECOMMENDATION: Authorize the Town Manager to enter exclusive negotiations with Presidio Development for the development of a downtown mixed use public parking and residential development as recommended by the Council Ad Hoc Committee on Parking and Infrastructure. BACKGROUND: At the March 15, 2016 Town Council meeting, the Town Council reviewed the work of the Council Ad Hoc Committee on Parking and Infrastructure specific to the construction of a parking garage in the downtown. The Council report from that meeting is provided for additional background as Attachment 1. The proposed location for the parking garage includes three Town-owned parcels on West Main Street (Attachment 2) and all three parcels are currently utilized for parking. The parcel on the corner of West Main Street and Lyndon Avenue was purchased with the Redevelopment Agency’s Affordable Housing Fund and retains an obligation for six below market units. The Town Council has set aside $1.2M in the Capital Improvement Program to reimburse the housing fund for this portion of the property should development of the Below Market Price (BMP) units not occur. Two developers, Presidio Development (Presidio) and Barry Swenson Builder (Swenson) expressed interest in the project in response to the Town issued Request for Information (RFI). Both have been participating in discussions with staff on potential development opportunities. PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: AUTHORIZE THE TOWN MANAGER TO ENTER EXCLUSIVE NEGOTIATIONS WITH PRESIDIO DEVELOPMENT FOR THE DEVELOPMENT OF A DOWNTOWN MIXED USE PUBLIC PARKING AND RESIDENTIAL DEVELOPMENT SEPTEMBER 8, 2016 BACKGROUND (cont’d): At the March Town Council meeting, the Council provided the following direction:  Include at least six BMP units.  Construct as few residential units as possible.  Utilize paid parking for the garage only (not for other downtown parking spaces).  Achieve a minimum of 300 parking spaces.  Minimize the visual impact by considering the setback on the second level and the use of below grade parking.  Utilize other Town funds to contribute to the project, including the Town’s housing fund and potential revenue sources from the November election. Following up on the guidance from the Council, the Ad Hoc Committee asked staff to identify a scenario that included a minimum of six BMP units, a total of 300 onsite parking spaces, and a Town capital contribution of up to $4M. These funds are derived from the $1.2M set aside for acquisition of the property referenced above and $3M available in the Town’s Below Market Housing Fund. With those parameters, the goal was to identify the number of market rate units required to make the project viable. As staff detailed at the Council meeting, the private developers who engaged through the RFI have diminishing interest in providing additional analysis without gaining assurance that a future project will develop. Both companies maintain an interest in a project should it move forward with definition and with exclusive negotiations. Both companies provided additional information, as outlined below. These scenarios continue to be very preliminary concepts with many assumptions having been made. Because of this, small adjustments in numbers are not likely to accurately reflect a future project. Swenson provided information stating they could provide a project with the following parameters:  18 to 24 residential units of which 6 to 9 would be BMP units (12 to 15 Market Units)  275 to 300 total parking spaces  Design to complement the surrounding community  $4M Town contribution to support to project Presidio provided information in two scenarios as a means of demonstrating that the calculations are not linear in nature. Scenario 1  24 residential units of which 9 would be BMP units (15 Market Units)  300 total parking spaces  Design to complement surrounding community and de-emphasize the building height  $4M Town contribution to support the project PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: AUTHORIZE THE TOWN MANAGER TO ENTER EXCLUSIVE NEGOTIATIONS WITH PRESIDIO DEVELOPMENT FOR THE DEVELOPMENT OF A DOWNTOWN MIXED USE PUBLIC PARKING AND RESIDENTIAL DEVELOPMENT SEPTEMBER 8, 2016 BACKGROUND (cont’d): Scenario 2  20 residential units of which 6 would be BMP units (14 Market Units)  300 total parking spaces  Design to complement surrounding community and de-emphasize the building height by stepping upper levels back from the street  $4M Town contribution to support the project Presidio provided additional information:  Presidio anticipates an agreement with the Town that would regulate the profit at some amount agreeable to both parties.  The timeline for a project includes 12 to 18 months for design and entitlement, 18 months for construction, and 2 to 3 months for property sales. This timeline does not include time to negotiate an agreement for the project with Presidio. The information from both developers is very close and seems to demonstrate the viability of a project of this scope. This project is significantly smaller in terms of the number of residential units (in excess of 50 previously). As previously discussed, paid parking in a garage where surrounding parking is free does not allow for attributing value to the paid parking due to uncertainty in demand. The use of paid parking will be an operational decision the Council can make at a future time. Specific to design, both Presidio and Swenson understand the need to step back upper levels of any structure from the street frontage to minimize the visual impact to the neighborhood. Future iterations of design will begin to explore building layout and design and will incorporate this requirement. Staff urges caution in the scope of project and use of the dollar amounts included in this discussion. These numbers may vary widely based on the actual project requirements as the project is refined in scope and design. CONCLUSION AND RECOMMENDATION: Both Presidio and Swenson have participated in the RFI and subsequent information gathering. Staff believes that the amount of involvement and information provided by Presidio as well as the involvement of a principal with the company demonstrates a higher commitment to the project. Based on this level of participation and expertise, the Ad Hoc Committee concurred with the staff recommendation to enter exclusive negotiations with Presidio Development. The negotiation process will allow staff and Presidio Development to work through terms of an agreement for Council consideration at a future meeting. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: AUTHORIZE THE TOWN MANAGER TO ENTER EXCLUSIVE NEGOTIATIONS WITH PRESIDIO DEVELOPMENT FOR THE DEVELOPMENT OF A DOWNTOWN MIXED USE PUBLIC PARKING AND RESIDENTIAL DEVELOPMENT SEPTEMBER 8, 2016 CONCLUSION AND RECOMMENDATION (cont’d): The terms of a negotiated agreement can be complex. Given existing staff resources, staff recommends the issuance of a Request for Proposal to obtain the services of a company expert in the field of public private real estate transactions. Staff contemplates an initial contract amount not to exceed $20,000 and recommends utilizing the funds for the acquisition of the parking lot within the capital program for this effort (see Fiscal Impact section below). With approval of this item, staff will proceed in this direction under the Town Manager’s contract authority. FISCAL IMPACT: There are sufficient funds available for this project through the Town’s adopted FY 2016/17 - 2020/21 Capital Improvement Program Budget. Adopted Expended/Proposed Budget Encumbered Available Consultant FY 2016/17 Fiscal Impact FY 2016/17 FY 2016/17 Balance Cost 224 West Main Property Acquisition (Parking Lot 6) $1,196,000 $0 $1,196,000 $20,000 TOTALS $1,196,000 $0 $1,196,000 $20,000 224 West Main Property Acquisition (Parking Lot 6) PROJECT 817-0704 ENVIRONMENTAL ASSESSMENT: This is not a project defined under CEQA, and no further action is required. Attachments: 1. March 15, 2016 Town Council Report 2. Town Owned Parcels Diagram ATTACHMENT 1 ATTACHMENT 1 FOR 9/20/16 REPORT March 15, 2016 Town Council Report (with Attachments 1-5) PREPARED BY: MATT MORLEY Director of Parks and Public Works Reviewed by: Assistant Town Manager Town Attorney Finance MEETING DATE: 03/15/16 ITEM NO: 7 COUNCIL AGENDA REPORT DATE: MARCH 3, 2016 TO: MAYOR AND TOWN COUNCIL FROM: LAUREL PREVETTI, TOWN MANAGER SUBJECT: REVIEW THE WORK OF THE COUNCIL AD HOC COMMITTEE ON PARKING AND INFRASTRUCTURE: A. DIRECT STAFF TO BEGIN NEGOTIATIONS WITH BARRY SWENSON BUILDER AND PRESIDIO DEVELOPMENT. B. ESTABLISH A CAPITAL PROJECT AND APPROVE A BUDGET ADJUSTMENT IN THE AMOUNT OF $20,000 FROM FISCAL YEAR 2015/16 YEAR END SAVINGS TO RETAIN CONSULTANT SERVICES FOR NEGOTIATIONS. C. RETURN TO COUNCIL WITH A DRAFT AGREEMENT FOR CONSTRUCTION OF A MIXED USE PARKING FACILITY WITH ONE OF THE PARTIES. RECOMMENDATION: Review the work of the Council Ad Hoc Committee on Parking and Infrastructure: 1. Direct staff to begin negotiations with Barry Swenson Builder and Presidio Development. 2. Establish a capital project and approve a budget adjustment in the amount of $20,000 from fiscal year 2015/16 year end savings to retain consultant services for negotiations. 3. Return to Council with a draft agreement for construction of a mixed use parking facility with one of the parties. BACKGROUND: On August 4, 2015, staff provided a report to the Council (Attachment 1) on the status of the Parking and Infrastructure Ad Hoc Committee (Committee). The Council approved the release of a Request for Information (RFI) to seek input from interested parties on a public private partnership with the Town for the construction of a mixed use facility on Main Street adjacent to Lyndon Avenue. An RFI is a procurement method used to gain information and gauge interest on a subject with very basic high level guidance provided by the Town. The RFI allows for flexibility on pursuing a potential project and allows interested and experienced parties to provide input on feasible projects for the location. The RFI was structured to include several goals, including the Towns interest in entering a ground lease for the PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: REVIEW THE WORK OF THE COUNCIL AD HOC COMMITTEE ON PARKING AND INFRASTRUCTURE MARCH 3, 2016 BACKGROUND: (cont’d): property, the need to achieve a significant increase in the available public parking already provided on the property, and the need to meet the Town’s Below Market Price (BMP) housing requirement as one portion of the property was purchased by the Town with restricted funds. It is important to acknowledge that the structure of the RFI and the responses to the RFI provide a very preliminary look at a potential project. Much work will be done to determine the viability and components of a final project, should the Council decide to pursue this direction. The Committee undertook exploration of this project to identify alternatives to the Town self-funding increased parking through the construction of a parking structure. The latest meeting of the Committee is provided as Attachment 2. All meeting agendas, supporting documents, and minutes for the Committee are available on the Town’s website: http://www.losgatosca.gov/2229/Parking-and-Infrastructure-Ad-Hoc-Commit DISCUSSION: The Town received two submittals in response to the RFI on October 29, 2015. A summary table of the RFI proposals is provided as Attachment 3. The firms that submitted are Barry Swenson Builder (Attachment 4) and Presidio Development (Attachment 5). Both submittals were similar in nature with a reliance on a fairly significant number of residential units to provide the financial viability for the project with modest parking increases and small amounts of retail. The Committee reviewed the responses and interviewed both firms to ask questions and further explore the submittals. The responses are included in the staff report to the Committee as Attachment 3. Through this review process, the Committee expressed interest in additional information, including:  Reducing the density of residential in the proposals.  Increasing the availability of public parking.  Ensuring at least six BMP units are included in the project. Both firms provided follow up information in response to formal inquiries by staff indicating that the additional requests could be met through changes to the project so that the residential units could be for sale units. This would mean a change in the ownership of the underlying property instead of the ground lease as originally put forward by the Town. There are various means to achieve this outcome, which will be explored should the project proceed to the next stage as recommended in this staff report. In their follow up information, one of the firms identified a reduction of about a third in residential units, a potential increase of 75 public parking spaces above the 120 currently available, and the ability to meet the BMP needs of the Town. Although this information continues to be preliminary, in considering this information, the Ad Hoc Committee became sufficiently convinced that a project on the site is viable and therefore should move to the next phase with full Council direction on next steps. PAGE 3 MAYOR AND TOWN COUNCIL SUBJECT: REVIEW THE WORK OF THE COUNCIL AD HOC COMMITTEE ON PARKING AND INFRASTRUCTURE MARCH 3, 2016 DISCUSSION (cont’d): As mentioned above the RFI is a first preliminary look towards the viability of a project. The RFI makes no commitment to the firms that provide submittals and as such, those firms take on the expense and risk of providing information. Both of the firms have committed resources to exploring this project and have been available for multiple Committee meetings to provide input on the potential for a project. Both firms have framed the project in terms of levers. Moving one lever requires another lever to also move. For example, increasing public parking decreases other uses, such as residential, and this affects the financial viability of the project for the developer. The structure of the RFI allowed for several next steps, including issuance of a Request for Proposals (RFP) based on the information received through the RFI, to negotiate with the firms involved with the RFI, or to determine no project meets the needs of the Town and discontinue the process. Because two firms have committed significant resources in responding to the RFI, staff recommends negotiating with those firms at this stage, with the goal of selecting one of the firms with which to enter into a contract, based on the progress of negotiations. By taking this next step, the Council will signal to the developer that, given the known information, the project is desired at this location. By providing this direction, the firms will have greater assurances that the Town is serious and interested in proceeding in good faith. This will result in a greater willingness for the firms to expend additional resources to further the plan. Should this project continue forward, the developer will need to follow the typical development application process of the Town, including environmental studies and clearance, and development permits. Should the developer wish to deviate for Town standards, those exceptions would need to be approved on a case by case basis by the Council in alignment with standard development processes. The staff recommendation includes negotiation with both firms, with the goal of bringing to Council a draft agreement for the site with one of the firms. Negotiating initially with both firms will aid in keeping the terms competitive. Because this next stage includes real estate negotiations, staff recommends that the Council address this through standard property negotiation methods. The nuances and complexity of this project necessitates additional assistance for staff in two areas. The first is in negotiating a draft agreement that appropriately represents the position of the Town, including third party review of proposed financials and recommendations on terms specific to the project. For this work, staff recommends a consultant with experience in representing municipalities in public private partnerships. With direction from the Council, staff will conduct a consultant selection process for this service. Additionally, specific legal services will be necessary to assist with contract documents. Funding of these services can be negotiated into the development agreement. This will require an initial funding outlay by the Town to engage the services, with reimbursement through payments into a Town managed account funded by the developer. This setup will further ensure the developer engagement towards serious negotiation and will protect the Town from the expense of negotiating a draft agreement. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: REVIEW THE WORK OF THE COUNCIL AD HOC COMMITTEE ON PARKING AND INFRASTRUCTURE MARCH 3, 2016 CONCLUSION: Staff recommends that the Council: 1. Review the work of the Council Ad Hoc Committee on Parking and Infrastructure. 2. Direct staff to begin negotiations with Barry Swenson Builder and Presidio Development. 3. Establish a capital project and approve a budget adjustment in the amount of $20,000 from fiscal year 2015/16 year end savings to retain consultant services for negotiations. 4. Return to Council with a draft agreement for construction of a mixed use parking facility with one of the parties. ALTERNATIVES: Alternatively, the Council could direct staff to discontinue exploration of the project as it has materialized or craft and issue and RFP to expand the reach of the project. Staff has not recommended these alternatives as the commitment of the firms engaged and the viability of a project provide the opportunity to move the project forward based on the work the Committee has already completed. FISCAL IMPACT: Staff recommends establishing a capital project and approving a budget adjustment in the amount of $20,000 from fiscal year 2015/16 year end savings to retain consultant services for negotiations. ENVIRONMENTAL ASSESSMENT: This is not a project defined under CEQA, and no further action is required. Attachments: 1. August 4, 2015 Council Agenda Report 2. February 9, 2016 Ad Hoc Committee Report 3. RFI Submittal Summary 4. RFI Submittal – Swenson 5. RFI Submittal - Presidio lowx o MEETING DATE: 08/04/15 ITEM NO: A`o COUNCIL AGENDA REPORT DATE: JULY 23, 2015 TO: MAYOR AND TOWN COUNCIL FROM: LES WHITE, INTERIM TOWN MANAG SUBJECT: PARKING AND INFRASTRUCTURE AD HOC COMMITTEE STAFF RECOMMENDS THAT THE TOWN COUNCIL: A. ACCEPT THE REPORT ON THE WORK COMPLETED BY THE TRANSPORTATION AND INFRASTRUCTURE AD HOC COMMITTEE. B. DIRECT STAFF TO ISSUE A REQUEST FOR INFORMATION FOR A PUBLIC PRIVATE PARTNERSHIP TO DEVELOP A PARKING GARAGE. RECOMMENDATION: Staff recommends that the Town Council: 1. Accept the report on the work completed by the Transportation and Infrastructure Ad Hoc Committee. 2. Direct staff to issue a Request for Information (RFI) for a public private partnership to develop a parking garage. s : GIs a On February 17, 2015 the Town Council established an Ad Hoc Committee (Committee) with the goal of advancing a broad variety of infrastructure, transportation, traffic management, and parking strategies for the Town. Subsequently the Mayor appointed Vice Mayor Spector and Councilmember Rennie to the Committee. At its first meeting, among other items of business, the Committee refined its purpose to focus on a downtown parking garage as the number one priority. The Committee also determined that meetings should be open to the public with posted agendas and minutes in keeping with Brown Act requirements for a public meeting. DISCUSSION: The Committee has met six times as of the date of this report. The first two meetings set the goals and the work plan for the Committee, which ultimately led to a focused discussion on options for Parking Lot 6 and adjacent properties (Attachment 1). The main part of the parking lot, identified as Assessor Parcel Number (APN) 510-44 -039, is owned by the Town, as is APN PREPARED BY: MATT MORLEY Director of Parks and Public Works Reviewed by: Town Manager ILtITown Attorney PAGE 2 MAYOR AND TOWN COUNCIL SUBJECT: PARKING AND INFRASTRUCTURE AD HOC COMMITTEE JULY 23, 2015 DISCUSSION (cont'd): 510 -44 -037. The third parcel, APN 510 -44 -069 was purchased by the Town for approximately 1.5M with low income housing funds and retains the obligation for six below market rate units. Because Victory Lane bisects two Town owned parcels, it also became part of the discussion. The Committee reviewed the housing requirement for six below market rate units and determined that this requirement could potentially be met through a mixed use facility on the site, such as a structure that has ground floor commercial, second floor below market rate residential, and parking above and behind these functions. The Committee identified addressing this housing requirement on site as a priority. Another key component of the Committee's discussion was the net addition of parking for the downtown at no cost to the Town, including accounting for any additional parking needs created by a mixed use structure at the site. This component has been included as a priority. The Committee identified the goal of a public private partnership to develop a parking structure on the site of these Town owned properties. The Committee heard three project solicitation methods for achieving that goal. These include: 1. Request for Information (RFI) - The RFI is meant to judge the interest of the private sector and gain information on where that interest lies. Typically this method is used with a very general request, meaning less detail from the Town. The request would ask for information on what a developer believes might be possible at the site, potentially with several key questions for the developer to address. The private sector will provide responses to both demonstrate interest and to help influence which project components may be included in future requests. The RFI is usually followed by a Request for Proposal (RFP). The advantages of the RFI include the opportunity to obtain input from the private sector with no obligation to the Town. Information from this process will educate or inform the content of the RFP. 2. Request for Qualifications (RFQ) — A request for qualifications is meant to establish a pool of qualified developers for the project. To utilize this scenario, the Town would issue a request for qualifications. This typically describes the goal of the project in broad terms and a summary of what the Town would look for in a developer (e.g. relevant experience, financial stability, etc.). The developers would provide information to identify their qualifications. The Town would select one or more of the developers with whom to negotiate terms of an agreement. Because the Town has some unanswered questions, the RFQ process may not serve the needs as well as the RFP process. 3. Request for Proposals (RFP) — A request for proposals is meant to establish a firm list of developers from which to select one or more with whom to negotiate. Typically a proposal would have more detail in a project scope and deliverables, providing both an increased up front commitment from the developer and greater clarity to the Town on the end product. Information obtained from an RFI might provide some of the information included in an RFP. A strong RFP would identify the requirements from the Town in detail. PAGE MAYOR AND TOWN COUNCIL SUBJECT: PARKING AND INFRASTRUCTURE AD HOC COMMITTEE JULY 23, 2015 DISCUSSION (cont'd): To facilitate the discussion, staff presented "issues" associated with a parking structure in the form of issue worksheets (Attachment 2). The issues consisted of information the Committee felt it needed to explore or questions it needed to discuss. These issue worksheets include the recommendations of the Committee with respect to each. During the review of these issues, it became apparent to the Committee that some information was not readily available for a number of issues or that reaching too much specificity on some issues might stifle the creative interest of the development community. As an example, the Committee discussed the construction cost of a garage as one issue. Through the discussion, the Committee identified significant variables to the construction that would make identifying a project cost extremely difficult, including mix of use, height, above ground versus underground parking, etc. The Committee explored options such as conducting a Town funded feasibility study to identify potential costs or allowing for the information to come forward through the project solicitation. In the latter option, the developer would be asked to provide a pro forma cost for the project. Obtaining the information through a project solicitation could address many or all of the issues the Committee identified at no expense to the Town. This led the Committee towards the RFI (Attachment 3) option for soliciting interest. CONCLUSION: Staff recommends accepting the report on activities of the Parking and Infrastructure Ad Hoc Committee, directing staff to issue an RFI for a public private partnership to construct a parking structure downtown. After receipt of the RFI submittals, the Committee will review the responses and determine if the Town is ready to issue a Request for Qualifications or Request for Proposals for the development. Staff further recommends that the Council assign the next project or projects to the Ad Hoc Committee following the Council's Strategic Goals priority setting session scheduled for August 18, 2015. ALTERNATIVES: Alternatively, the Town Council could direct staff to 1. Solicit requests through a Request for Qualifications. This would allow the Town to pre- screen potential development partners based on their qualifications. 2. Issue a Request for Proposals. This would allow the Town to identify the best proposal and move forward with that project. Both of these directions are not recommended as a number of questions remain unanswered and these can best be answered through a RFI process. PAGE 4 MAYOR AND TOWN COUNCIL SUBJECT: PARKING AND INFRASTRUCTURE AD HOC COMMITTEE JULY 23, 2015 COORDINATION: This memorandum report has been coordinated with the Town Attorney, the Town Manager's Office, the Finance Department, and the Community Development Department. ENVIRONMENTAL ASSESSMENT: This is not a project as defined under CEQA, and no further action is required. FISCAL IMPACT: There is no fiscal impact. Attachments: 1. Parking Lot 6 and adjacent properties 2. Parking garage issue worksheets 3. Request for Information (RFI) draft a N y x z y Issue: What are setback requirements? Open Options: Closed 1. Setback as prescribed in Town Code. 2. Modified required setback. Information: I. The Town Code and zoning for the parcels in question would require a setback of 10 feet on front and side streets. This can be waived with the following findings: a. The setback provides for adequate pedestrian circulation; b. The setback is compatible with the adjacent buildings and complements the buildings in the immediate vicinity; and c. The setback provides adequate clear site vision for vehicular traffic. Additionally, because the property abuts or is across the street from a lot in a residential zone, the code requires a 15 foot side setback and a 20 foot rear setback. The rear setback also must increase one foot for each foot of building height over 20 feet. 2. 235 West Main (across the street) has a 10 foot front setback. 3. The building on the corner of Main and North Santa Cruz has no setback (3 N. Santa Cruz). 4. 16 Lyndon (Dance Studio) has no front setback. Timing for Decision: Ideally the decision would be made early to allow for accurate sizing of the structure(s). If no guidance is provided, default will be to the most conservative. Level of Importance: Moderate to High RFI Essential Staff Recommendation: Staff recommends no required front setback and side and rear setbacks to comply with the code. Additional Information Required by Ad Hoc: Decision on building height. Ad -hoc Committee Recommendation: Main Street: no setback; Lyndon: code compliant; back setback: dependent on height Page ( 1 Revised May 15, 2015 ATTACHMENT2 Issue: What is the Housing requirement? Open Options: Closed 1. Pursue Housing on site of current parcel owned by Housing Authority 2. Pay off housing obligation, releasing restriction on property 3. Meet housing obligation across multiple Town owned adjacent parcels Information: The obligation and commitment for low/ moderate income housing appears to be 6 units. This information will be confirmed by the Town Attorney. 1. The Town could choose to develop all of the obligation for housing on the parcel owned by the Housing Authority. 2. The Town could choose to pay off the obligation for housing. This would allow for non -low income housing on the site. a. Options for other funds may include Town reserves, the General Fund Allocated Reserve GFAR), developer contributions to the project, bonds, or other solutions. b. Specific to the developer contribution, this item could be explored during negotiations and might mean the developer would pay the Housing Authority the market rate for the property as part of the total development opportunity. 3. Using the adjacent Town owned property (currently parking lot 6 and potentially Victory Lane and the sliver parcel adjacent to Victory Lane) might provide for more efficient development opportunities, such as providing low income housing across multiple parcels. a. The Town attorney will provide information on whether this is possible and what steps will need to be taken to pursue this. Timing for Decision: If the Council desires an absolute such as absolutely (or absolutely not) developing affordable housing on the site, this determination should be made prior to a feasibility study or RFI/ RFP. Level of Importance: High RFI Essential Staff Recommendation: None. Additional Information Required by Ad Hoc: When to include community input on BMR requirement? Consensus that this will occur as the work of the RFI goes to Council. Ad -hoc Committee Recommendation: 6 BMR minimum with mixed market rate desirable across all Town Owned properties. Page 12 Revised May 15, 2015 Issue: What is the construction cost of a garage? open Options: Closed I. Comparable structures in similar jurisdictions provide examples for the cost of construction. 2. Develop a detailed cost estimate of a proposed project Information: 1. Staff is providing supporting information on mixed use parking structures and the associated costs. This could provide a relative order of magnitude for the size of the project and the work can be completed quickly (see accompanying document). 2. Staff could complete a detailed cost analysis or feasibility study. This work would be done in contract with a consultant with expertise in the field. Depending on the level of accuracy desired, the Council would need to provide guidance on many of the issues in question. There would be a cost for this analysis. Timing for Decision: 1. Comparative costs are provided. 2. A decision to conduct a feasibility study should be made early. Level of Importance: Low Staff Recommendation: Staff recommends utilizing the comparative data provided as a tool with the understanding that Town needs and requirements will have the greatest effect on the project cost. Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Ask for cost information within an RFI. Utilize staff recommendation pre -RFI. Page 13 Revised May 15, 2015 Options: Open 1. Develop around Victory Lane 2. Vacate Victory Lane and use for the project. Closed Information: A discussion with SCC Fire is still pending. Victory Lane provides alley access to the business along N. Santa Cruz and emergency access to SCC Fire. Provision for an ongoing solution will need to occur, depending on the development. A large turn around at a dead end of Victory Lane will impact the size of any structure. Victory Lane could be incorporated into a structure and still allow alley access with a bridging structure over Victory Lane. This could be a good "like to have" for a developer. The required setback along the back of the structure may provide the necessary access. Victory Lane is 20 feet in width. A rear setback may be 35 feet or wider. Timing for Decision: A decision could be based on how developers solve the issue or through a Town funded design. This would put the decision timing after a feasibility study or after an RFI/ RFP. RFI Essential Level of Importance: Low Staff Recommendation: Staff recommends allowing developers or a feasibility study to address this issue with guidelines provided by Council. Guidelines to include: a. provide for continuous through traffic to service the businesses with fronts and rears on Victory Lane b. provide access to Fire per Fire requirements. Hammerhead turnaround or minimum overhead clearance along Victory Lane c. Incorporate potential setback along church property for access Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Leave feasibility and options to developers to research. Ask developers to address easements for utilities, access, etc. Page 14 Revised May 15, 2015 Issue: What does the Town want for additional parking? open Options: Closed 1. Allow or encourage roof level parking. 2. Allow or encourage subterranean parking 3. Provide guidance on how many publicly available spaces are needed to make the project viable. Information: 1. Roof level parking may push the limits on height, depending on limitations set on that item. Roof level parking would maximize the use of the properties. Consider guidelines for screening/ parapet height. Proposed solutions can be solicited through an RFI/ RFP process or prescribed by the Town. 2. Subterranean parking will be very disruptive to surrounding streets during construction. Subterranean parking is much more costly than above ground parking. This may be necessary to maximize parking on the site. Council could provide guidance on whether this is desirable, necessary, or not important (possibly in relation to height and desired spaces). 3. Currently about 136 spaces exist in the combined parcels. A guiding factor either for prescribing or asking a developer through and RFI process, might be the increased number of publicly available spaces expected from the project. To the extent the Council would like to see a particular increase, that number should be identified. Alternatively, the priority of maximizing publicly available parking could be set as a project goal and developers could provide the number through and RFI/ RFP process. Timing for Decision: RFI Essential Level of Importance: High Staff Recommendation: Staff recommends emphasizing the need for increased parking as a primary goal of the project through an RFI/ RFP process. The RFI process should provide ballpark information. The RFP could weight the importance of parking to emphasize or de- emphasize it. Negotiations will ultimately determine the outcome. Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Roof parking OK. Architectural elements to obscure visible parking desired. Options in RFI for underground and roof parking, with no Town requirements. Guidelines to developers to maximize the parking spaces as a goal of the project. Page 15 Revised May 15, 2015 Issue: What is the traffic impact from a mixed use garage at this location? Open Closed Options: Conduct a traffic study in association with a project or assumptions related to a project. Information: A mixed use development will require a traffic study triggered by the traffic generated by the commercial and residential use. This traffic study will predict the volumes of traffic as it affects surrounding intersections and streets. Staff believes that there is a potential for increased neighborhood traffic going to and coming from Highway 9, unless mitigation is provided. A garage by itself does not generate new traffic from an engineering perspective. A garage at 246 West Main may redistribute parking in the downtown area and shift vehicular traffic accordingly. Timing for Decision: Early decision if an independent study based on assumptions is desired. Project will provide a study as part of the requirements. Level of Importance: High Staff Recommendation: Staff recommends the traffic study occur in conjunction with the project development. Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Collect information associated with the RFI and how the developer might address this issue. Page 16 Revised May 15, 2015 How a properties fit into the equation? Open Options: Discuss opportunities with adjacent property owners. Closed Information: Staff has conducted the following outreach- 1) Phone call to leasing agency for 16 Lyndon Ave. No record of property owner telephone information is available. No response to date. 2) Phone conversation with representative from ownership group of 3 North Santa Cruz. Notes from conversation include: a. Current exclusive parking is a big benefit for the 3 N. Santa Cruz building. If that parking is included, some work would need to be done on how to handle that parking allocation. Is it that number of spaces in a parking structure or specific spaces? b. The developer has some question on the massing of a structure, how that would affect ability to develop and how it would fit with surrounding buildings. Expressed a need for guidance or information on thoughts on this subject. c. As a separate entity (McCarthy Ranch) has explored a for - profit parking only structure in Los Gatos. Found that a need for parking from 70 -90% of the time is necessary to make such a structure viable. d. This developer would be interested in exploring the property wrapped with retail. Feels they could make the numbers work with some basic guidelines. e. Inclusion of residential would be a trade -off with parking. Allowing a combined market and below market residential solution may be of interest. F. The inclusion of 16 Lyndon Ave in the project footprint would be helpful but the Town should let the development community pursue this. Timing for Decision: RFI Essential — Town willing or not willing to partner or otherwise include adjacent owners. Level of Importance: n/a Staff Recommendation: n/ a Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Let this item resolve itself through the RFI process. Page 17 Revised May 15, 2015 Issue: What requirements does the Town have on the flt of the buildi into the character of 1 Options: Provide recommendations: 1. Screening of parking along Main Street. a. Allow for entrances on Main Street b. Parapet height on upper level. 2. Architectural Style a. Style should complement adjacent buildings 3. Same questions for Lyndon Avenue and back side of property. Information: Provide general guidance to the developer Timing for Decision: Language should be crafted for a feasibility study or as RFI guidance. Level of Importance: RFI Essential. Staff Recommendation: 7 Staff recommends including language similar to: The structure should fit with the character of the Town and surrounding structures. The proposed structure should not appear like a parking garage from Main Street. Access drives or ramps accessible from Main Street are acceptable. Vehicles should not be visible from the front of the structure on any level (staff recommends being silent on the view from the Lyndon or back side of the property). Additional Information Required by Ad Hoc: none Ad -hoc Committee Recommendation: Use the staff recommendation. Page 18 Revised May 15, 2015 Issue: What requirements are there from the Fire Department for access? Open Options: Closed I. Provide detailed access requirements per the County Fire Department 2. Provide notice to developers that the Town is open to use of Victory Lane as long as the project meets County Fire Department requirements. Information: Staff discussed the project with County Fire. Fire currently has engine access on Victory Lane, but not truck access due to overhead utilities. Fire was generally open to building across Victory Lane with at least access for engine height. Fire has specific requirements for turn radius and height clearance to reference. The use of Victory Lane can be an important part of the project and may become even more important if adjacent property owners enter the discussion. The variables are many and nailing down specifics at this earlyjuncture is difficult. Timing for Decision: At a minimum a reference to working with Fire should be included in an RFI. Level of Importance: High Staff Recommendation: Allow developers to work with County Fire to determine options for construction. Additional Information Required by Ad Hoc: Ad -hoc Committee Recommendation: Direct developers to work with County Fire to determine options for construction. Add: Do whatever we can within the code to minimize the setbacks and let the developer bring that as the boundaries. Page 19 Revised May 15, 2015 Issue: What are height limitations on the structure? Open Options: Closed 1. Allow for code compliant height requirements. 2. Provide guidance on height requirements that are more likely to be approved. Information: Town code allows for a building height of 45 feet. The building at 235 West Main Street has a height of 35 feet. The building on the corner of Santa Cruz Ave and Main Street (3 Santa Cruz Ave) has a height of approximately 35 feet with ancillary structures, the spire on the corner, significantly higher. Timing for Decision: Pre RFI Level of Importance: High Staff Recommendation: Set likely height limitations at 35 feet so that the development community understands what it can expect. Provide guidance on elevator or equipment room heights. Additional Information Required by Ad Hoc: None. Ad -hoc Committee Recommendation: Restrict height to 35 feet. Include options of additional height for infrastructure with a possibility of going up to but no higher than 45' for the supporting infrastructure, including a preference to move anything over the parapet height back from the street. Page 110 Revised May 15, 2015 Issue: Is paid parking an option or must the parking he free? Options: Open 1. Paid parking Closed 2. Free Parking Information: Initial information from developers demonstrates that paid parking where substantial free parking already exists will not be a successful business model on its own. When the addition of residential and commercial development on the site is added, there may be alternative business models with both paid and free parking that developers would want to explore. Timing for Decision: Pre -RFI for limitations. Level of Importance: High Staff Recommendation: Require information through the RFI on whether the preferred proposal includes free parking or paid parking. Additional Information Required by Ad Hoc: Ad -hoc Committee Recommendation: Accept the Staff Recommendation to require information through the RFI on whether the preferred proposal includes free parking or paid parking. Add: include consideration of reserved parking as a revenue stream and consider limited time options. Page 1 11 Revised May 15, 2015 Issue: Is the Town willing to invest in a project? Open Options: Closed 1. Allow the development community to fund the project. 2. Contribute financially to increase the community benefit in some definable way. Information: A development that takes advantage of a low or no cost ground lease, commercial, and residential construction fronting parking may be a viable project financially. However, the Town could choose to contribute to the project to increase the benefit to the community. Staff recommendation is to leave this open ended for the development community to respond to, including describing the community benefit an investment by the Town would create. Timing for Decision: n/ a Level of Importance: Low Staff Recommendation: Allow the development community to fund the project. Additional Information Required by Ad Hoc: None Ad -hoc Committee Recommendation: The proposals and information requests should focus solely on a developer funded project with the Town contribution limited to the value of the property. Page 1 12 Revised May 15, 2015 Request For Information (RFI) DRAFT Downtown Parking Introduction The Town of Los Gatos prides itself in a vibrant and historic downtown. The downtown succeeds as a destination for shopping and dining for the region, the state, and the world. This success has led to a long standing and increasing need for off street parking. The Town Council has recently reemphasized the importance of this topic. The Town seeks information from qualified private sector firms on public — private partnership opportunities that meet the demand for parking and which may also address other Town priorities. The Town is open to a breadth of solutions and provides guidance in this RFI as to particular areas of interest. The information provided through this RFI will be presented to the Town Council for review and consideration. The initial intent includes the use of information gathered through the RFI to further guide the Council in viable opportunities. The information will likely provide insight to the Council and help the Council to prioritize the Town needs, with the goal of issuing a follow up request for proposals (RFP). The Council may limit the RFP submittals to the companies that submit in response to this RFI or may open the RFP process to additional participants. The Council may also modify the process to add additional steps or to move more directly to negotiations with one or more qualified partners. This RFI shall in no way limit the options available to the Council. The most qualified development team will have significant urban mixed -use experience and a demonstrated ability to develop successful, high quality civic and /or mixed use projects, including parking structures. Experience working in public — private partnerships is desired. The Project I. The Town has focused this RFI on the potential for development of three adjacent Town owned parcels on West Main Street (attachment X). The RFI is structured to provide information in a format of Town "must haves" and Town "like to haves." The Town requests that respondents address each of these items, including commentary on how each item inhibits or increases the viability of a project. 2. The Town envisions a multi -story parking structure on existing Town owned parking lots with a mix of uses, including commercial and residential. 3. Parcel 510 -44 -069 was purchased with Town Redevelopment Agency funds for the construction of below market rate housing. The housing use will include these below market rate housing requirements. 4. The Town's list of required elements or "must haves" include: 4-1. The project must substantially increase the available parking in the downtown. 4.2. The project must include at least 6 below market rate residential units. May 15, 2015 ATTACHMENT 4.3. The structure must fit with the character of the Town and surrounding structures. 4.3.1. The proposed structure should not appear like a parking garage from Main Street. 4.3.2. Access drives or ramps accessible from Main Street are acceptable. 4.3.3. Vehicles should not be visible from the front of the structure on any level. 4.4.The structure must not exceed 35 feet in height. 4.5. The project must be consistent with existing land use requirements. 4.5.1. The Main Street frontage may allow for zero setback. Side and rear setbacks must comply with the Municipal Code. 4.6. Prevailing wage will be required. 5. The Town's list of optional elements or "like to haves" include: 5.1. Ground level commercial 5.2.Additional below market residential units and/ or market rate residential units (beyond 6 minimum). 5. 3. Underground parking as a part of the solution 6. The Town provides the following additional information for consideration: 6.1. The Town expects to enter a long term ground lease with the developer for the project. 6. 2.The Town is open to incorporating a portion of Victory Lane into the project boundary. Developer must coordinate feasibility with County Fire, address easements, and comply with land use requirements. 6.3.The development team will be responsible for obtaining all environmental clearances, entitlements and permits at the development team's expense. 7. Submittal Requirements Provide information on the following topics: 7.1. Statement of Interest 7.2. Development team 7.3. Experience of the team and comparable projects completed by the team 7.4. Proposed project description. 7.5.Conceptual Design 7. 5.1. Project Height 7. 5.2. Mix of uses 7.5.2.1. How will the use address the Town's BMR requirement 7.5.2.2. Square foot size of each space category 7.5.2.3. Total number of parking spaces expected 7.5. 3. Conceptual design, either verbally or illustrated, for the Main Street elevation 7.5.4. Additional design documentation as necessary to convey the intent of the project 7.6. Financing Strategy — 7.6.1. Overview of financing strategy 7.6.2. Preliminary project pro -forma documentation 7.6.3. Information on the development team's financial capacity for the project 7. 7. Properties included in the proposal, including incorporating adjacent properties not owned by the Town. 7.8. Easements, access rights, public safety access. 7.9. CEQA May 15, 2015 7.9.1. Traffic mitigation ideas especially around traffic and neighborhood streets 7.10. Community Outreach Plan 7.11. Sustainability elements that could be a part of the project. 7.12. Operations plan to include: 7.12.1. Property management 7.12.2. Free or paid parking 7.12.2.1. Reserved parking 7.12.2.2. Time Limitations 7.13. Identify any development and building code issues requiring resolution 7.14. Additional information relevant to this project. 8. Instructions to proposers 8.1. Pre - proposal teleconference will be held 2015. Attendance is strongly recommended. 8.2. Questions or comments must be submitted to the Town by 2015. Responses will be communicated in writing to all recipients. 8.3. Proposals shall be submitted by 2015. All submittals shall be electronic in PDF or DOC format. 8.4. The Town may schedule interviews with proposers subsequent to review of submittals. 3 May 15, 2015 THIS PACE INTENTIONALLY LEFT BLANK MEETING DATE: 02/09/16 COUNCIL PARKING AND INFRASTRUCTURE AD HOC COMMITTEE REPORT DATE: FEBRUARY 4, 2016 TO: COUNCIL AD-HOC COMMITTEE ON PARKING AND INFRASTRUCTURE FROM: MATT MORLEY, DIRECTOR OF PARKS AND PUBLIC WORKS SUBJECT: DOWNTOWN PARKING GARAGE – FOLLOW UP QUESTIONS FROM REQUEST FOR INFORMATION (RFI) INFORMATION: At the December 18, 2015 meeting, the Committee reviewed submittals from two companies in response to the Town’s RFI for a downtown parking garage and received verbal presentations from the two companies that provided responses. The Committee requested additional information as follow up in the following areas: 1. Explore ideas for increasing parking available for public use. 2. Provide documentation on the benefit of selling the property versus renting the property. 3. Provide an analysis of BMP units. The staff questions and responses are provided as Attachment 3 to the agenda. Both companies believe that additional work is necessary to further develop the idea and to refine numbers of parking spaces, residential units, mix of use, and other variables. This work will require an investment in time and money by both the Town and the involved company or companies. All of the information provided to date is very preliminary and conceptual in nature – none of the information is absolute. A project that develops from this effort will likely include many variations from the already provided information as a result of negotiations. NEXT STEPS: The use of the RFI process is intended to explore the project at a high conceptual level. At this stage, identifying specifics is premature. The goal is to get enough information about potentials for the site to provide direction on next steps or more generally, this type of project could work or this type of project will not work. Based on the information provided to date, the Committee may wish to discuss the following: 1. Does the potential increased number of parking spaces warrant continued pursuit of additional parking through a public private partnership? 2. Is the type of development necessary to deliver the parking reasonable for the location? 3. Are the below market rate units enough to meet the needs of the Committee? ATTACHMENT 2 PAGE 2 COUNCIL AD-HOC COMMITTEE ON PARKING AND INFRASTRUCTURE SUBJECT: DOWNTOWN PARKING GARAGE – FOLLOW UP QUESTIONS FROM REQUEST FOR INFORMATION (RFI) FEBRUARY 4, 2016 NEXT STEPS (cont’d): 4. Are there other solutions the Committee would like staff to explore? 5. Does the Committee have enough information to provide direction to staff for next steps? The RFI process has served its purpose to this point and staff recommends that the Committee recommend to the full Council one of the following: 1. Refine Town requirements and direct staff to formulate a Request for Proposals (RFP). 2. Develop a structure for and negotiate directly with one or more of the current respondents. 3. Develop a report to the full Council based on input from the Committee, recommending or seeking input on next steps. 4. Recommend to the Council not pursuing a public private partnership to develop a parking structure at the site with supporting reasoning. CONCLUSION AND RECOMMENDATION: Staff recommends that the Ad Hoc Committee review and comment on the attached documents and based on the discussion, determine the next steps for the project. ATTACHMENT 2 1 ATTACHMENT 3 Responses to Town Questions provided by Swenson – As a result of that meeting, we’re looking for help with the following information. We’re not asking for schematics or layouts at this point, with the intention of helping minimize the work involved. Introductory information provided by Swenson: If we were to purchase the property for "X" amount with a Development Agreement with the Town that includes building out a certain amount of parking stalls (possibly condo-out the garage) alone with a certain amount of BMR* units, the financials definitely move in a positive direction. When we speak about doing a Garage Condo, we're doing this to create the ability for new home owners to buy units and take title to a condo, and not to deliver ownership of a garage condo to the Town. The Garage Condo will still remain in the ownership of the Developer, but part of the Developer Agreement would be to provide a certain number of stalls; then, the developer could charge for parking / not be restricted from this perspective. 1. Remove the limitations on a ground lease and look at sale of the property with the following needs- a. 6 BMP units and b. 12 BMP units (6 additional) c. Maximized public parking (use condo model for public parking) If you were to increase the amount of BMRs to be included in the project, the land sale price will decrease. Another idea would be for the Town of Los Gatos to reinvest the funds from the sale of the property in subsidizing additional BMR units. Leveraging the funds from the sale could potentially add an additional 6 BMR units to the development. 2. Under the guidelines in number 1, what do for sale units look like in terms of density and size? a. Is it feasible to reduce the density from this number? If you were to increase the number of stalls required, the sale price of the property will decrease. Under the guidelines of Question 1, most likely the density of the project would decrease (think town home style condos compared with micro unit apartments). * The Town uses Below Market Price (BMP) instead of BMR, but for the purpose of this work the terms are interchangeable. ATTACHMENT 2 2 ATTACHMENT 3 3. Under this scenario, what revenue to the Town would you expect from the sale of the property? Depends on total number of units. When considering the project revenue on a per unit basis, for example, the offer would be based on an approved number of condos, and would fluctuate based on what actually gets approved. (A true public-private partnership) 4. How many total dedicated public parking spaces would be reasonable? a. Are there other ways to increase this number? As far as the number of stalls, the feasibility depends on the number of market rate units that can be approved including their type and size. An idea would be to increase the number would be to allow the maximum amount of town home style condos and reduce the amount of BMRs required. Both "levers and pulleys" are interconnected. 5. We’d like your perspective on a pay for parking model for this location only, assuming all other locations remain free. We can categorize this as informed estimates and that actual price sensitivity will need to be determined. a. What rate would be reasonable? b. What revenue could be expected annually? A pay for parking model would need to be studied. Perhaps the Town can commission this study and present to the Town Council the findings of such a report. As of now, we do not have data for the Town of Los Gatos that supports a pay for parking model, rates, or expected annual revenue. ATTACHMENT 2 3 ATTACHMENT 3 Responses to Town Questions provided by Presidio Development– As a result of that meeting, we’re looking for help with the following information. We’re not asking for schematics or layouts at this point, with the intention of helping minimize the work involved. 1. Remove the limitations on a ground lease and look at sale of the property with the following needs- a. 6 BMP units and b. 12 BMP units (6 additional) c. Maximized public parking (use condo model for public parking) 2. Under the guidelines in number 1, what do for sale units look like in terms of density and size? We believe we can achieve approximately 34 for-sale units over a podium consisting of 24 2- story TH's and 10 three BR family-sized flats. 6 BMPs would equate to 17.6% affordability and 12 would equate to 35.3%, the latter of which would make the economics of the project less feasible without some form of subsidy, although this depends on the level of subsidy; more info is needed to fully vet this point. a. Is it feasible to reduce the density from this number? Yes, per above, we would be reducing the number of units from 59 apartments (51 DUA) to 34 TH's/three BR flats (30 DUA) - so a reduction of approximately 25 units. 3. Under this scenario, what revenue to the Town would you expect from the sale of the property? Assuming 6 BMP's, and if the replacement parking were not required, we would estimate that the land value for each for-sale unit would be worth approximately $250k/unit, therefore a land value of approximately $8.5M. Given that an additional 180 parking spaces would need to be constructed in addition to the 68 for the residential and assuming an average blended (surface parked and below grade) cost of a parking space of $35k/space that would equate to an additional $6.3M in added project costs, leaving $2.2M of land value. Once you factor in additional BMP's beyond the six, much of any residual land value would likely diminish, again subject to the level of subsidy with the BMPs. ATTACHMENT 2 4 ATTACHMENT 3 4. How many total dedicated public parking spaces would be reasonable? If we assume we can provide the same parking as before, we would be providing 248 spots of which 80 would be at grade and 168 below grade. Assume each TH unit needs 2 parking spots, that would be 68 parking spots for the residential, leaving 180 (100 below grade + 80 at grade) for the public and commercial. a. Are there other ways to increase this number? While TH's usually require 2 spots/units, if the market accepted 1.5/unit,that would open up an additional 17 spots. In addition, we could work with our parking consultants to further study mechanical parking efficiencies. 5. We’d like your perspective on a pay for parking model for this location only, assuming all other locations remain free. We can categorize this as informed estimates and that actual price sensitivity will need to be determined. a. What rate would be reasonable? While it would make sense to do a more thorough market survey and bring on a parking consultant upon selection to move forward, looking at similar town garages, such as Menlo Park Parking Plaza and other similar Silicon Valley towns, a fair assumption could be to charge $1/hour (note: Menlo Park also issues daily permits for $10/day, annual passes for $600/year and limited overnight passes so there exist multiple potential parking revenue streams). b. What revenue could be expected annually? If you assume $1/hr for 180 city spots and an average occupancy of 65% from 7 am to 10 pm (15 hours) that would equate to $1,755/day or $641k/year in gross income. Assuming a rough estimate of operating expenses at 30%that would equate to $450k/year, $1229/day in net operating income. ATTACHMENT 2 revised 12/15/2015 Swenson Presidio Comment Density Residential 68 Units 59 Units Commercial 11,500 4,500 Affordable 6 6 Additional units affect project financials but possible. Parking Development Total 312 248 Total on site parking in submittal Required Commercial 38 15 1 per 300sf Required Residential 102 89 1.5 per unit Public Spaces 172 145 Total minus required Existing 125 125 verified & adjusted since last meeting Spaces Gained 47 20 Public Spaces minus existing Use of Space Size 173,000 SF 163,000 SF Height 35' minimum 41.5' maximum Mix Commercial, residential, parking Commercial, residential, parking Financials Term 99 Year Ground Lease 99 Year Ground Lease ROI to Town $150,000/ year TBD Deposit Yes Yes $50-100K negotiated Schedule Negotiate 6 mth 6 mth Entitlements 12 mth 12 mth Ground Break 24 mth 24 mth Topic Downtown Parking Garage RFI Data Points ATTACHMENT 3 Imagine the Possibilities Response to the Request for Information (RFI) for Los Gatos Downtown Parking Structure ATTACHMENT 4 ATTACHMENT 4 Content 7.1. Statement of Interest 7.2. Development Team Summary 7.3. Experience of the team and comparable projects completed by the team 7.4. Proposed Project Description 7.5 Conceptual Design 7.5.1 Project Height 7.5.2 Mix of Uses 7.5.2.1 How will the use address the Town’s BMR requirement 7.5.2.2 Square foot size of each space category 7.5.2.3 Total number of parking spaces expected 7.5.3 Conceptual Design, either verbally or illustrated, for the Main St. Elevation 7.5.4 Additional design documentation as necessary to convey the intent of the project 7.6 Financing Strategy 7.6.1 Overview of financing strategy 7.6.2 Preliminary project pro-forma documentation 7.6.3 Information on the development team’s financial capacity for the project 7.7 Properties included in the proposal, including incorporation adjacent properties not owned by the town 7.8 Easements, access rights, public safety access, including a description of how to address each 7.9 CEQA 7.9.1 Traffic mitigation ideas especially around traffic and neighborhood streets 7.10 Community Outreach Plan 7.11 Sustainability elements that could be a part of the project 7.12 Operations plan to include: 7.12.1 Property Management 7.12.2 Free or Paid Parking 7.12.2.1 Reserved Parking 7.12.2.2 Time Limitations 7.13 Identify any development and building code issues requiring resolution 7.14 Additional information relevant to this project ATTACHMENT 4 7.1 Statement of Interest ATTACHMENT 4 Development Team Summary ATTACHMENT 4 7.2 Development Team Summary Developer Barry Swenson Builder Case Swenson President Josh Burroughs Senior Development Manager Scott Connelly Senior Development Manager Cam Schwab Development Manager / Financial Analyst Mandy Brown Development Manager / Financial Analyst Architect Barry Swenson Builder Architectural Daniel Sell, AIA, LEED AP Director of Architecture Lawrence De Santis Project Designer David E. Meads Project Designer General Contractor Barry Swenson Builder David Gibbons Senior Vice President ATTACHMENT 4 Tamien Place Condominiums Our Team Builder Case Swenson President Prior to joining Barry Swenson Builder in 2013, Case managed his own construction company, Swenson Development & Construction (SDC) for over two decades. Throughout his career, Case has successfully managed the construction of all building types, including residential, commercial, educational, financial projects and multiple public works jobs. As president of BSB, Case is responsible for the operations as well as project development and construction, real estate development, property management and accounting. He provides executive support throughout the life cycle of each project from contract negotiations, pre-construction planning and design with clients and project team to construction feasibility, monitoring cost and schedule through the final stage of project completion. He graduated from the University of Colorado and is an active member of various community organizations such as San Jose/Silicon Valley Chamber of Commerce, First Tee of San Jose and is chairman of the Metro A Trust. Barry Swenson Builder Vendome Apartments ATTACHMENT 4 Our Team Development Josh Burroughs Senior Development Manager Barry Swenson Builder Josh Burroughs has worked with Barry Swenson Builder since 2006 and has carved a niche for himself within the company as a Senior Development Manager. Mr. Burroughs is a graduate of Cal Poly with a degree in Business Administration. His background includes managing land acquisitions, lease and contract negotiations, financing, liaisons with governmental agencies, neighborhood communities, client relationships, permits and construction/development contracting. He has directed numerous project teams and is proficient in collaboration and orchestration of lenders, contractors, and design professionals. A strong focus of his career has been on Downtown Community Activation and Transit Oriented Development, for which he has a personal passion having grown up in the area. He has personally entitled approximately 1500 multi-family dwelling units in numerous Silicon Valley jurisdictions many of which have been mass transit opportunities in downtown locations. Some of his most recent project accomplishments include the approval of North San Pedro (a three phased, three tower project), Park View Towers (a multi-phase condominium project site totaling 220 units with a $10M historic community rehabilitation component), and the 4th Street Homes (an urban infill mixed use project in San Jose). Mr. Burroughs is on the board of the Urban Land Institute Silicon Valley and the Rotary Club of San Jose. 4th Street Homes San Jose Park View Towers North San Pedro Towers ATTACHMENT 4 Our Team Development Scott Connelly Senior Development Manager Barry Swenson Builder Scott Connelly has 10 years of experience in real estate development at Barry Swenson Builder. His experiences include: managing land and building acquisitions, lease and contract negotiations, financing, liaison with governmental agencies, managing community and client relationships and obtaining planning entitlements and permits. Mr. Connelly was born and raised in Silicon Valley, and is a graduate of Oregon State University with a degree in Business Administration. While at BSB, he has been involved in the acquisition of more than 700,000 square feet of industrial, office and retail buildings located in and around Silicon Valley. In addition to land acquisition, he has received approval for The Ohlone project, an 800 unit mixed-use transit oriented development with 30,000 square feet of commercial retail space located in San Jose, CA. The Century Towers mixed-use project comprised of 376 residential units with 15,000 square feet of commercial space on the ground floor has just completed construction of it’s twelfth vertical floor. Not only did this project top off at twelve floors on budget, but it was also completed ahead of schedule and with zero change orders. This Summer 2015, Mr. Connelly completed Meridian at Midtown, a 200 unit mixed-use project with 30,000 square feet of commercial retail space also located in San Jose. Plaza Condominiums Midtown Mixed Use ATTACHMENT 4 Our Team General Contractor David Gibbons Senior Vice President Barry Swenson Builder Lofts on the Alameda Carneros Village Lofts David is currently licensed as both a general contractor and a real estate broker. For over 32 years, he has been responsible for hundreds of projects with BSB, totaling in excess of $1 billion. He has developed expertise in historical renovation and new construction of commercial, industrial, residential, retail and medical facilities. David manages a team of skilled project managers and superintendents.. He graduated with honors from Cal Poly, San Luis Obispo with degrees in construction and structural engineering. ATTACHMENT 4 Vendome Place Apartments Our Team Architecture AIA, LEED AP Director of Architecture BSB Architectural Dan joined the staff of Barry Swenson Builder-Architectural in 1991 after designing and managing projects in the Midwest and Southern California. Dan has significant experience in successfully integrating the design concepts of complex projects into a coordinated set of production drawings. His skills in project management, documents & administration during construction are keys to his ongoing success. Dan is in charge of the day-to-day management of the architectural department. Since joining BSB – Design, Dan has been involved with numerous commercial, residential and medical projects of various scale. From Project Manager on the Ryland Mews Condominiums in San Jose (131 Units) to the Phase One and Two Fresno Herndon Medical Plaza, Dan is accomplished at achieving an extremely high quality of finished product. His other recent experience includes: Echelon Corporate Office Building, 75,000 square feet Koret Athletic Training Facility, San Jose State University, 15,000 square feet TownePlace Suites San Jose, Redwood Shores & Campbell (100 room hotels) The Plaza Condominiums, San Jose – (56 units) Midtown Townhomes, San Jose – (66 units) Parkview Senior Homes, San Jose - (140 units) Osio Plaza, Monterey – Mixed Used apartments and six screen Movie Theater. Vendome Place, San Jose, (High Rise – 77 unit apartment) Daniel Sell Education: University of Wisconsin, Milwaukee - Bachelor of Science in Architectural Studies University of Wisconsin, Milwaukee - Master of Architecture Professional: Registered Professional Architect Licenses: California License No: C19629 Wisconsin License No: 5422 National Council of Architectural Registration Boards, (NCARB) American Institute of Architects, (AIA) LEED AP Parkside Villas Townhomes Osio Plaza Mixed Use ATTACHMENT 4 7.3 Experience of the Team and Comparable Projects Completed by the Team and Development Capacity ATTACHMENT 4 Location 350 Alvarado Street, Monterey, California 93940 Project Type Downtown Mixed-Use Osio Plaza Data 6 Theaters: 48 – 185 seats per theater Concession / Café: 2,141 s.f. / Retail: 2,246 s.f. 30 Apartments: 407 to 557 s.f. per unit General Contractor Barry Swenson Builder Developer Green Valley Corporation Architects Barry Swenson Builder Architectural Thatcher & Thompson (Conceptual Design) ATTACHMENT 4 Completed in 1999, Osio Plaza is a fine example of design satisfying multiple requirements within a tightly designed set of parameters. Osio Plaza satisfies downtown Monterey’s needs for entertainment, meeting space, causal dining and retail space along with affordable housing in a single building of Spanish style design consistent with Old Monterey. Its thirty affordable apartments enhance the employment offerings in the city. The bi-level pedestrian plaza connects two major downtown thoroughfares, creating an inviting environment that welcomes tourists and local residents alike. Green Valley Corporation partnered with the Housing and Property Management department of the City of Monterey to provide the development with low interest rate financing. Osio Plaza I. Description / Quality / Amenities II. Community Outreach III. Current Status Barry Swenson Builder responded to a RFP to design and develop a City owned parcel that had been vacant for nearly 20 years. This project was widely accepted by the community. The project was completed in 1999 and has been a welcomed addition to the Old Monterey district since that time. The thirty affordable apartments are currently 100% leased. ATTACHMENT 4 Osio Plaza IV. Project Team V. Development Cost & Financing Summary VI. Equity & Debt City of Monterey Housing and Property Management 669 Van Buren Street Monterey, CA 93940 Attn: Rick Marvin Phone: (831) 646-3995 Marvin@ci.monterey.ca.us Total Costs: $5,564,871 Rabobank Debt: $2,065,000 City of Monterey Debt: $2,100,000 Green Valley Corporation, dba Barry Swenson Builder provided the equity for the project. Bank of Salinas provided the debt. Bank of Salinas has since been acquired by Rabobank, NA. The City of Monterey provided additional debt for the project. City of Monterey Redevelopment Agency 580 Pacific Street City of Monterey City Hall Monterey, CA 93940 ATTACHMENT 4 Osio Plaza XI. Ground Lease X. Business Relationship w/ Public Agency Yes, there is a land lease with the City of Monterey. Yes, the City of Monterey and Green Valley Corporation have a land lease agreement in place. VIII. Lenders Rabobank, N.A. Attn: Stan Wright Relationship Manager 301 Main Street, Salinas, CA 93901 (831) 737-1475 VII. Primary Sources of Cash Barry Swenson Builder provided the cash required during the pre-development process of this project. ATTACHMENT 4 XI. Site Plan Osio Plaza ATTACHMENT 4 Lofts on the Alameda Location 925 The Alameda, San Jose, California 95113 Project Type Residential Live / Work Lofts Data 40 New Loft Condominiums Units: 1 Bedroom and 1.5 Bathrooms plus Bonus Room General Contractor Barry Swenson Builder Developer Green Valley Corporation Architect Barry Swenson Builder Architectural ATTACHMENT 4 The Lofts on the Alameda are a one-of-a-kind for sale residential live / work gated community located on the prestigious Alameda Avenue in San Jose. The live / work lofts are approximately 1,100 square feet in size. The community is located near many specialty shops and restaurants. The 40 unit development boasts high end finishes including granite counter tops, stained concrete floors and stainless steel appliances. Parking is addressed through a two level parking structure which provides 109 parking spaces for the residents. The project is comprised of four stories and has a height of 65 feet. The project provides 40 dwelling units to the acre. The Lofts on the Alameda is a great example of using sensitive architecture that maintains the existing feel of the streetscape. I. Description / Quality / Amenities II. Community Outreach III. Current Status Lofts on the Alameda Barry Swenson Builder worked closely with the surrounding neighbors to gain their approval and support for the project. In addition to working with the neighbors, the developer held a larger workshop with the community at large. The project was completed in 2008. We sold approximately 28 units and have rented the balance of the units until market conditions turn around. ATTACHMENT 4 IV. Project Team V. Development Cost & Financing Summary VI. Primary Sources of Equity & Debt Lofts on the Alameda Green Valley Corporation, dba Barry Swenson Builder was the developer, architect and general contractor. The San Jose Redevelopment Agency provided 12% of the equity for 12% of the profits. They also attended all neighborhood meetings and were influential with the project approvals. Total Cost: $13,000,000 Amount Financed: $10,000,000 Green Valley Corporation, dba Barry Swenson Builder and the Redevelopment Agency were responsible for the equity in the project. Bank of America provided for the debt. VII. Primary Sources of Cash Green Valley Corporation, dba Barry Swenson Builder provided the cash required during the pre-development process of this project. ATTACHMENT 4 Lofts on the Alameda VIII. Lenders Bank of America Attn: Anna Chambers 530 Lytton Avenue, 3rd Floor, Suite 301 Palo Alto, CA 94301 (650) 853 4543 XI. Ground Lease X. Business Relationship w/ Public Agency There is no ground lease in place. The Redevelopment Agency of the City of San Jose was involved in the project. The SJRDA provided 12% of the equity through land contribution. ATTACHMENT 4 Lofts on the Alameda XI. Site Plan ATTACHMENT 4 Healdsburg Plaza Location 112 Matheson Street, Healdsburg, California Project Type Residential Retail Data Units: 1 Bedroom and 1.5 Baths Bonus Room General Contractor Barry Swenson Builder Developer Green Valley Corporation Architect Barry Swenson Builder Architectural ATTACHMENT 4 Healdsburg Plaza is located in the Sonoma County wine country of Northern California. The project is located within the historic district of Healdsburg, directly across from the town square. This is a busy and trendy tourist area with a strong mix of retail and dining establishments. The project had to conform to the local and historic flavor, but also be modern and efficient. While the design is reminiscent of historic storefront buildings of the mid 1800’s, it is actually two large structures. The facades are broken into many surfaces and give the illusion of being several small, independent buildings. The project is one of mixed use; tenants are mostly retail on the first level and office on the second. Both Phase I and II have been awarded top ten honors for design and environmental fit. The project has been praised for mixing modern and historic elements to create a unique presence. Healdsburg Plaza I. Description / Quality / Amenities II. Community Outreach III. Current Status Barry Swenson Builder held a series of community meetings as required by the City of Healdsburg to explore architecture and urban planning. The first phase of the project was completed in 1988 and the second phase of the project was completed in 1998. The property is leased and is a property that contributes to the economic vitality of downtown Healdsburg. ATTACHMENT 4 Healdsburg Plaza IV. Project Team V. Development Cost & Financing Summary VI. Equity & Debt Green Valley Corporation, dba Barry Swenson Builder was the developer and architect. Deeton and Stanley was the General Contractor. The City of Healdsburg Redevelopment Agency participated in the project by entering into a land lease with the developer. Total Cost: $5,500,000 Amount Financed: $3,100,000 Green Valley Corporation, dba Barry Swenson Builder was responsible for the equity required by the project. Luther Burbank Savings provided the debt for the project. VII. Primary Sources of Cash Green Valley Corporation, dba Barry Swenson Builder provided the cash required during the pre-development process of this project. ATTACHMENT 4 Healdsburg Plaza VIII. Lenders Luther Burbank Savings Attn: Dennis Lucas 804 Fourth Street Santa Rosa, CA 95404 (707) 578-9216 XI. Ground Lease X. Business Relationship w/ Public Agency The City of Healdsburg Redevelopment Agency has entered into a land lease with Green Valley Corporation. The lease term is for 40 years and Green Valley Corporation has the right to purchase the land at the conclusion of the 40 year term. The monthly lease payment is based upon the amount of income being generated by the property. To help protect the Redevelopment Agency, there is a minimum monthly rent due, regardless of the income that is generated by the property. ATTACHMENT 4 XI. Site Plan Healdsburg Plaza ATTACHMENT 4 Neighborhood Parks & Public Plazas •Del Monte Park Master Plan – San Jose, CA •Bestor Art Park – San Jose, CA •Canyon Creek Park – San Jose, CA •O’connor/Saddlerack Park – San Jose, CA •Buena Vista Park – San Jose, CA •Great Oaks Park – San Jose, CA •Greystone Park – San Jose, CA •Watson Dog Park – San Jose, CA •Pfieffer Park – San Jose, CA •Meadowfair Park – San Jose, CA •Evergreen Park – San Jose, CA •Thunderbird Park – San Jose, CA •San Jose Christian College Park – San Jose, CA •Santa Cruz Harbor Plazas- Santa Cruz, CA Commercial and Retail Projects •Monterey Bay Aquarium Research Institute - Moss Landing, CA •Hyundai International Headquarters - San Jose, CA •Seagate Technologies Corporate Headquarters - Scotts Valley, CA •CTB McGraw Hill - Monterey, CA •Salvation Army Outlet Center - Gilroy, CA •Paloma Medical Center - San Jose, CA •Stevens Creek Center - San Jose, CA •Santa Teresa Medical Office Center - San Jose, CA •The Alameda Office Complex - San Jose, CA •Ultratech Building - San Jose, CA Project Experience A Barry Swenson Builder Project * * * Multi-Family & Senior Housing (Medium to High Density) •Madrone Plaza - Morgan Hill, CA •Royal Court Townhomes - Morgan Hill, CA •Jasmine Square - Morgan Hill, CA •Harvest Park - Gilroy, CA •Vista Meadows - Hollister, CA •Canterbury Townhomes - Aptos, CA •Seacliff Highlands - Aptos, CA •Pacific Grove Senior - Pacific Grove, CA •Nuevo Amanecer - Pajaro, CA •Monticelli Apartments - Gilroy, CA •Parkhurst Terrace - Aptos, CA •Minto Road Housing - Watsonville, CA •Via Del Mar Apartments - Watsonville, CA •Midtown Family & Senior Apartments - San Jose, CA •Plaza - San Jose, CA •Century Center Apartments - San Jose, CA •Saratoga Retirement Community - San Jose, CA * * * * ATTACHMENT 4 7.4 Proposed Project Description ATTACHMENT 4 7.4 Proposed Project Description Barry Swenson Builder plans to create a walkable mixed-use environment to replace the existing parking lot. In doing this Los Gatos will gain a vibrant project adding to the community and allowing for six additional BMR housing units, added retail, and more public parking stalls on an underutilized site. Along with site programming Barry Swenson Builder has identified four themes and concepts that we feel are necessary to incorporate in order to make this mixed use development a success. The four themes include the following: •Downtown Revitalization and added public parking facilities •Mixed -Use & Active Retail opportunities. •Pedestrian friendly design & build-out. •Affordable Housing by design. We feel these aforementioned themes are crucial to the success of revitalizing and enlivening Los Gatos’ unique and beautiful downtown. It is our goal to incorporate all of these themes and values into the development if we are chosen as a site Developer. ATTACHMENT 4 7.5 Conceptual Design 7.5.1 Building Height •35 Feet minimum 7.5.2 Mix of Uses 7.5.2.1 BMR Requirement •6 BMR Housing Units 7.5.2.2 Square Footage of Each Category •Total Residential Gross Square Footage: 53,040 •Total Commercial Gross Square Footage: 11,458 •Total Parking Gross Square Footage: 109,200 •68 Residential Units •Average Square Footage of 650 SF 7.5.2.3 Total number of Parking Spaces •312 Total Parking Stalls •39 Retail Parking Stalls •102 Residential Parking Stalls •171 Public Parking Stalls ATTACHMENT 4 7.5.3 Conceptual Design From the North/East – North of the site is a fitness studio and a Catholic School, we would like to remain close to the city’s height restrictions at 35 ft. in order to not interfere or overshadow the existing buildings of the neighborhood. To the East is the “La Canada Building” which represents the historic architecture prevalent in Downtown Los Gatos. By creating something new that blends with the old we hope to compliment this original building from 1891. From the South/West – South of the site sits a mixed-use building at 223 W Main St. with traditional and sea-side architecture. Just past that, sitting further west of the site, 190 W. Main St. incorporates a more Mediterranean architecture style that is often associated with Los Gatos. We hope to blend our building into the existing streetscape to create a cohesive vision moving from bustling Santa Cruz Avenue into residential neighborhoods. 7.5.3 Conceptual Design Our conceptual plans are in close alignment with the Town of Los Gatos’ goals and objectives. Barry Swenson Builder is proposing a development that will generate outcomes that are desired by the Town . A strong team focus for this project is ensuring the development blends with the existing character of the neighborhood. With 68 new residential units in downtown Los Gatos these new affordable by design product types will help attract young people and families to the downtown. This critical mass will create a core of residents to support the proposed retail. This mixed use master planned vision will help generate a greater tax base and decrease the number of daily car trips. The major components have been selected based on information provided in the RFI; however further refinement of all of these elements needs to take place once community outreach begins. Design Considerations To the North of the Site To East of the Site To the South of the Site To the West of the Site ATTACHMENT 4 7.5.3 Conceptual Design 7.5.4 Additional Design ATTACHMENT 4 7.5.3 Conceptual Design 7.5.4 Additional Design ATTACHMENT 4 7.5.3 Conceptual Design 7.5.4 Additional Design ATTACHMENT 4 7.5.3 Conceptual Design 7.5.4 Additional Design ATTACHMENT 4 7.6 Financing Strategy 7.6.1 Overview of Financing Strategy Santa Cruz County Bank – Mixed Use I. Project Team Green Valley Corporation, dba Barry Swenson Builder will act as the developer, general contractor, and architect. The Town of Los Gatos will participate in the project by entering into a ground lease with the developer. II. Development Cost & Financing Summary III. Equity & Debt IV. Primary Sources of Cash Green Valley Corporation, dba Barry Swenson Builder will provide the cash required during the pre-development process of this project. Green Valley Corporation, dba Barry Swenson Builder will be responsible for the equity required by the project. Total Cost: $29M Amount Financed: $17.7M Standard Construction Loan / Permanent Financing w/ Developer Equity ATTACHMENT 4 7.6.2 Preliminary Project Pro-Forma Description The Saint George 833 Front street Santa Cruz, California Residential over retail Completed 1993 7.6 Financing Strategy DIRECT COSTS: $22.3 M INDIRECT COSTS: $5M FINANCING COSTS: $1.7M LAND COSTS: $0 / GROUND LEASE ($150k / year) TOTAL PROJECT COST: $29M PROJECT LEVEL RETURN ON COST (BASED ON NOI BEFORE DEBT SERVICE) ASSUMING NO PARKING REVENUE AND MARKET RENTS FOR COMMERCIAL AND RESIDENTIAL: 5.5% PROJECT LEVEL RETURN ON COST W/ $100 / stall / month public parking revenue: 6% *Assumes $35-40k / stall for underground parking *Assumes 15% global cost delta increase for Prevailing Wage / Commercial Rates due to City Owned Land (as compared to a typical development) ATTACHMENT 4 Apartments 1525-1541 Almaden Road San Jose, California Residential over podium 7.6 Financing Strategy Completed 2006 Mr. Kevin Herr Vice President Wells Fargo Bank 121 Park Center Plaza San Jose, CA 95113 Phone: (408) 277-6185 e-mail: zherr@wellsfargo.com Mr. Matthew A. Doerr Senior Loan Associate iStar Loans LLC 2727 East Imperial Highway Brea, CA. 92821 Phone: (714) 961-4727 e-mail: mdoerr@istarfinancial.com Mr. Guy J. Steffens Senior Vice President Bank of the West 1 Almaden Blvd., Ste. 200 San Jose, CA. 95113 Phone: (408) 299-1633 e-mail: guy.steffens@bankofthewest.com Construction Lenders/Permanent Financing Mr. Mike LeBrun Senior Vice President, Managing Director Overland Realty Capital 33 Arch Street Boston, MA. 02110 Phone: (781) 848-7251 e-mail: mlebrun@overlandcapital.com Mr. Aaron Giovara Principal Pacific Coast Capital Partners, LLC 150 California Street, 22nd Floor San Francisco, CA. 94111 Phone: (415) 732-7646 e-mail: Giovara@pccpllc.com Equity Partners 6 Almaden Road “Over the years Barry Swenson Builder has responded to numerous Requests for Qualifications and have successfully been awarded a number of them. Their efforts to revitalize key downtown infill properties and create a vibrant and active community are commended. As the Director of Transactions and Real Estate with the former Redevelopment Agency of the City of San Jose I have had the pleasure of working with them on many of the downtown developments. Their can do attitude is exactly what is needed to get the job done.” - Pete Larko 7.6.3 Information on the Development Team’s Financial Capacity for the Project – Financial Contacts ATTACHMENT 4 7.7 Properties Included in the Proposal After Properties to be Included in the Proposal: APN 510-44-039; 28,466 SF APN 510-44-037; 6,034 SF APN 510-44-069; 11,501 SF Total Lot Size: 1.056 Acres / 46,001 Square Feet ATTACHMENT 4 7.8 Easements, access rights, public safety access, including a description of how to address each •Easement on Victory Lane •The project will essentially widen Victory Lane at the site of parcel 510-44-037 in order to mitigate added traffic due to the project and provide accessible ingress and egress of the garage. There will also be a pedestrian route including stairs and an elevator as well as a loading zone •We will keep the cars that are entering and exiting off of Main Street which will add to the pedestrian-friendly feeling that the project strives to create •The project will also include two levels of underground parking which extends under Victory Lane to maximize public parking facilities for the town •Access Rights •The right to access the garage on Victory Lane will be for the public, the residents, and the customers of the retail component of the project •Public Safety Access •Public Safety can access the entrance to the project either via Victory Lane or on Main St. ATTACHMENT 4 7.9 CEQA •7.9.1 Traffic mitigation Ideas especially around traffic and neighborhood streets •In our plans, the widening of Victory Lane will take the ingress and egress of the garage off of public property and bring it onsite, this will allow any backfill of cars to stay off of Main Street •Included in the project are $527,400 in Traffic Mitigation Fees to account for the 600 new average daily trips generated [at $879 per new average daily trip generated per Master Fee Schedule] ATTACHMENT 4 7.10 Community Outreach Plan It is our goal to engage the community in the development process of these sites. As we have learned in our previous developments this aspect of the development process is extremely important to ensure that what we are creating fits within the cities and the communities needs. We would hold community meetings as necessary to reach out to the community for their input on numerous aspects of the developments and would encourage their support for the various project sites. This outreach program will provide an open forum for the development team to become fully educated on all of the key issues associated with the development. These discussions will also provide an opportunity for each of the key stakeholders to express their desired outcome for the project sites. It is our goal to create a downtown that the city and the community desire. Community Engagement and Involvement Lofts Bar and Bistro – San Jose (on the left) Lofts Bar and Bistro – San Jose Lofts Bar and Bistro – San Jose ATTACHMENT 4 7.11 Sustainability Projects that Could Be Part of the Project Barry Swenson Builder has been an innovator in the concept of using natural building practices and has applied sustainable building practices to our projects over the past three decades, even when it was not popular to do so in the early years. Our goal is to create a truly energy efficient development with the lowest carbon footprint. Some of the features we envision for these Morgan Hill sites would be: •70-80% of all construction debris will be recycled. •Cabinets made of recycled content without formaldehyde and VOC free. •Low emission paint. •Flooring made of recycled content. •Window rated for efficiency and located for solar orientation. •Weather sensitive irrigation control. •High efficiency water fixtures using less than 1.6 gallons per flush. Green Valley Corporation will make every possible effort to ensure that all of the buildings included in this development are built to Build It Green or LEED standards. Green Building Features Westcliff Townhomes, Santa Cruz Santa Cruz Water Department LEED Certified - Gold ATTACHMENT 4 7.12 Operations Plan 7.12.1 Property Management • Barry Swenson will manage all aspects of the property including retail and residential components 7.12.2 Free or Paid Parking • It is our goal to o ffer free parking available for all users of the parking garage. This will need to be reviewed further as the city feedback takes shape with the proposed project. Depending on the economics, the project may need to broach the 35 foot height proposed and elevate the parking above ground in order to financially allow for free parking. 7.12.2.1 Reserved Parking • There would be a restricted area of parking reserved for the residential component of the project, whereas the remaining parking would be open to the public. 7.12.2.2 Time Limitations • The goal will be to offer free unlimited parking in this lot as there is in the six public lots within one or two blocks of the downtown area. Overnight parking will be limited to residents of the residential component ATTACHMENT 4 7.13 Identify any Development and Building Code Issues Requiring Resolution •In order to meet all of the Town’s goals for free additional parking, BMR units, and a ground lease, an exception may be needed to the Town height ordinance to allow enough density to cover the costs of the aforementioned items. •Project will need zero development setbacks on all sides. •Project will need to limit the height of the retail / commercial space 15’ or less in clear height on the ground floor. •Project will ultimate flexibility on the use for the commercial / retail in order to be financially viable (aka, no limit by the Town on the types of commercial / retail use on the site). •Project will require no stepping back on upper levels of the development to maximize every rentable square foot to cover the costs of the non-revenue generating portions of the project •Exceptions may be needed for width requirements of alleys / drive aisles, etc to maximize usable area on the property and to maximize the amount of parking. •Project will need to verify any prevailing wage requirements •Project may need to request a reduction in required parking ratio for the residential portion of the project ATTACHMENT 4 7.14 Additional Information Relevant to this Project Based on issues in the Housing Element of Los Gatos, we believe that this project addresses many needs for the town in addition to addressing the parking demand. •The smaller units address the need for affordable housing in Los Gatos by: •Adding to the rental market in Los Gatos and preventing the 38% of renters currently overpaying for housing; classified as >30% of a person’s income •Providing 6 Below M arket Rate dwelling units toward the 619 units that need to be created in Los Gatos before 2023 •The smaller units also create an opportunity for younger people to get into the Los Gatos market therefore diversifying an aging community with a median age of 45 years •Applicant would be willing to provide additional BMR units if it can work with the Town on the height limit for this property ATTACHMENT 4 ATTACHMENT 4 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(1( Response to RFI for Los Gatos Main Street Parking Lots October 29, 2015 Presidio(Development(Partners,(LLC(( ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(2( October 29, 2015 Matt Morley Director of Parks and Public Works Town of Los Gatos mmorley@losgatosca.gov Re: Response to RFI and Statement of Interest for Los Gatos Main Street Parking Lots Dear Mr. Morley and the Town of Los Gatos review team, We are pleased to present our response to a Request for Information (RFI) to re-develop the Los Gatos Main Street Parking Lots and work in partnership with the Town of Los Gatos to redevelop this under-utilized infill site to its highest and best use. As outlined throughout this document, we believe that Presidio Development Partners, LLC is the most suited developer and has put together the right team - Dahlin Architects, and parking and transportation consultant Traffic Patterns – to maximize the potential opportunity, the project viability and the parking capacity for the town of Los Gatos. We believe our proposal is attractive for the following key reasons: Increased Parking Capacity – Our proposed concept increases the Town’s parking capacity by approximately 40% from 135 spots to 189 (109 below grade and 80 at grade) dedicated and secure town parking spots. This significant increase would help the Town’s long-standing need for off-street parking. In addition, as described later in the document, there are additional opportunities to further increase capacity by additional shared parking and demand response analysis/study. Significant Place-making Opportunity – This best-in-class new project will further activate West Main Street with a well-designed mixed-use and walkable project that will bring additional residents and energy to downtown. The envisioned design aesthetic – “a contemporary expression of small town character” will compliment and enhance Los Gatos’ vibrant and historic downtown and design attention will be focused on making sure the parking is appropriately screened from West Main Street. Lastly, the project will increase the supply of housing stock within Los Gatos including at least 6 below market rate units. Long-Term Revenue Generating Asset – The proposed ground lease structure would provide for the potential for an annual ground rent payment as well as allow the Town to ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(3( generate significant parking revenue from its 189 parking dedicated spaces. Furthermore, the Town’s tax base would increase via potential for increased property and retail taxes. We are excited to discuss our ideas for the project with you. Upon your review, we look forward to meeting to hear your thoughts and discuss our vision in more depth. Sincerely, Benjamin Grinnell Presidio Development Partners, LLC ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(4( 1. Development Team (see Attachment 2 – Development Team) We feel the Presidio Development Partners team is best suited to responsibly re-develop this very important property given our thirty plus year local Bay Area development history. Below please find a summary of our development team’s key competitive advantages: Proven Local Developer and team: The principals of Presidio Development Partners (“PDP”) have designed, entitled and built hundreds of high quality real estate projects over the past 30 years. CEO Mark Conroe has over 30 years of experience in developing residential and retail projects and has a perfect record in obtaining entitlements for the over 20 projects that he has entitled in the SF Bay Area alone. Benjamin Grinnell has over 10 years of experience developing and investing in urban- infill residential projects in high-barrier to entry markets with challenging entitlement regimes such as San Francisco. Together, Mark and Ben and the company’s other principals have over 60 years’ of real estate development experience in the Bay Area and Silicon Valley across residential, commercial, hospitality and mixed use projects. In addition, the Dahlin Group, an internationally renowned local architect, is headquartered in the Bay Area and specializes in place-making and tackling challenging infill sites and finding solutions that unite community, site and structure. Lastly, our parking and transportation consultant, Traffic Patterns, is a local specialist who has deep expertise with public sector transportation and parking management and operations. Bay Area Headquarters: PDP has been headquartered in San Francisco for over 15 years. PDP is locally based and focused on urban-infill, redevelopment opportunities in the San Francisco Bay Area – specifically in San Francisco and Silicon Valley. PDP targets opportunities that improve the built environment, enrich the community and achieve superior risk-adjusted returns. Long-standing Expertise: Entitlements and the development process in the Bay Area is inherently challenging, lengthy and very local. In addition, the current real estate market is at an interesting point in the cycle where rational underwriting often is overridden by exuberant optimism and unrealistic expectations. Given the current market environment, as well as the desired transaction structure of the Town of Los Gatos (public-private partnership/ground lease) and the timing associated with the approvals and entitlement, requires that the Town select a developer with whom it can confidently work in a long- term partnership to achieve its objectives in as timely a manner as possible. It is important that the Town of Los Gatos select a developer that can perform and execute over a multiple year timeline; a developer and team that is invested in the community and has a record of successfully collaborating with local municipalities and one that will provide principal level project oversight and attention to detail. ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(5( 2. Proposed Project Description (see Attachment 1 – Conceptual Plans) Our proposed conceptual plan is to develop a best-in-class mixed-use project consisting of residential above one level of underground parking and at grade parking with active ground floor commercial and retail uses along West Main Street. As shown in the conceptual plans (following section), we are proposing to utilize all the city parcels and anticipate one integrated four-story building of 59 units including 6 affordable units (10%). The building will have a maximum height of 41.6’ to the typical fourth level plate height, and utilize a 15’ set-back to minimize the appearance of mass. The building consists of one level of subterranean parking with areas of mechanically stacked parking to increase parking efficiency and get the total parking count to 248 spots (of which 189 spots would be reserved for Town use). The main residential entrance would be located along West Main Street with the entrance to the below grade garage located off of a re-aligned Victory Lane. The ground floor commercial/retail spaces will be located along West Main Street closest to Victory Lane and the leasing and amenities (fitness center) will be located at the corner of Lyndon Avenue and West Main Street. The common courtyard will be divided into different pockets of outdoor retreat. The location of common open space is strategically placed adjacent to neighboring open space to maximize sun exposure. The unit mix would be approximately 6% studios, 41% one bedroom, and 41% two bedroom and 12% upper level, two-story townhomes. As shown in the following plans, reference images and renderings, the architectural character of the proposed project is envisioned to be a contemporary expression of the small town character of Los Gatos where design inspiration and reference would be drawn from the historic architecture of downtown. The proposed architectural character would incorporate sensitivity to the existing context while thoughtfully crafting a pedestrian-scaled building with clean lines and utilize modern materials and construction practices to deliver a timeless project that all stakeholders (Town, community and development team) can be proud of. ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(6( 3. Financing Strategy and Potential Public Private Structure [Confidential] Because we view this type of ground lease structure as a long-term partnership with the Town of Los Gatos (as opposed to a more straight-forward fee simple land transaction), in order for the proposed development to work and be realized, the process and the structure of the agreement needs to be clear about the economic drivers for the project. It is in the Town’s best interest for a project to go forward as that represents how the Town will receive on-going ground rent for the site as well as additional parking and the only way for that to happen is to ensure that the project underwrites to financeable returns. We believe for a project of this size and this location to be successfully financed and developed at this point in the market cycle and knowing that it will not likely be delivering until 2019/2020, the project currently needs to underwrite to at least a 7.0 % Return on Cost (defined as first year stabilized Net Operating Income divided by total project cost). This ROC metric is based on spreads to current Treasuries and as discussions advance and the project proceeds through pre-development, entitlements and development, prior to close, the ground lease payment amount would be adjusted to maintain this ROC spread if interest rates, costs and/or revenue change. Upon review and as the process advances, we are happy to provide more insight into our underwriting. With that as background, below please find conceptual terms for a public private partnership ground lease structure: Term: In order to successfully finance this project, we would propose a ninety-nine (99) year ground lease. We would consider a seventy-five (75) year ground lease with extensions. Anything shorter than this would be challenging to finance. Periodically Paid Ground Lease Proposal: We would be willing to pay an annual ground rent starting at commencement of construction defined as having all building permits in hand, having an executed Guaranteed Maximum Price (GMP) construction contract and having closed on construction financing. With regard to periodic adjustments we would be willing to bracket increases such that the ground lease payment indexes to Consumer Prices Index (CPI) with a minimum increase of 2%/year and a maximum of 4%/year. Such periodic adjustments would be made on an every five-year basis (therefore a minimum increase of 10% and a maximum increase of 20% every five years). To supplement any ground rent payment and increase potential revenue, we would encourage the Town to consider hourly fee parking for its 189 dedicated spaces. ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(7( Participation: We would consider providing participation such that the Town gets a certain percentage of the net residual income (defined as net of all expenses including the ground lease, debt service, and a 20% annual preferred return on the equity) derived from the property. Pre-Ground Lease Payment Deposits: Commencing upon being selected as developer for the site and signing an option/ground lease agreement, we would be willing to post the following pre-ground lease payment deposits: o Initial Deposit: We would be willing to post an initial deposit in escrow upon execution of an Exclusive Negotiating Agreement (ENA). Upon execution of the ENA, we propose a one hundred and twenty (120) day due diligence period. At expiration of due diligence, this deposit would be non-refundable. o Additional Deposits: Upon signing of the Option to Ground Lease Agreement, we would post an additional non-refundable deposit in escrow. o Both the Initial Deposit and Additional Deposits would be applicable to the ground lease payments. Other: We would request a developer’s right of first refusal for the fee simple interest as a term within the ground lease. In addition, we would require the ability to assign the ground lease. Any tax increases that the property incurs over the life of the ground lease above a certain pre-determined tax base, would need to be borne by the ground lessor. Capital Structure PDP brings on an equity partner on each deal it works on ranging from institutional banks, private equity firms, pension funds and life insurance companies to family offices/trust and high net worth individuals. Additionally, the principals of PDP co- invest in every deal. Given the size and scope of this project, we anticipate partnering with an institutional capital partner. In such a scenario, the financial partner/limited partner would provide approximately 80 – 95% of the equity required and the general partner (an affiliated entity of PDP) would co-invest approximately 5 – 20% of the equity. Such financial partners that PDP has worked with in the past include Angelo Gordon, Concierge Asset Management, RREEF, Stockbridge, Archstone (now EQR/Avalon Bay), Encore Capital and many more. We would anticipate financing the project with approximately 35% equity and 65% debt. Financial statements for PDP are available upon request. ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(8( 4. Other Assumptions and Strategies Easements: Our site organization and vehicular circulation allows for our neighbor at Mint Condition Fitness to still maintain a one-way driveway off of Lyndon Ave. Mint’s vehicular circulation can still take advantage of the ground and basement level parking stalls without creating a dead-end drive aisle. Keeping this connection between Lyndon Ave and Victory Lane allows for thru circulation, but also provides an opportunity to reduce the depth of our proposed building to the rear setback along-side St. Mary’s School. Our observations revealed the likelihood of a four story building would impact the schools day-lighting if placed within the minimum rear setback adjacent to the black-top and classrooms. Our solution is to increase the rear setback to +43’-0” to reduce shadowing and visual impacts while maintaining through connections without concerns about adequate head clearances for larger vehicles/trucks. Victory Lane re-alignment: APN 510 44 037 is a difficult, narrow parcel. Our proposal would be to re-align Victory Lane and relocate the right edge of the lane to the east, approximately 8 feet from the property line to try and preserve the existing trees located along the adjacent neighbor’s property line. This adjustment would get closer to alignment with the driveway to the south of W. Main St and also allow for a more contiguous site for development. Sustainable Elements: The proposed community location offers a very walkable downtown site location with easy access to public transportation, multiple services and public amenities. Our proposal may include such “green’ features as: full recreational amenities on site with possible resident business center with Wi-Fi and conference facilities, providing work-at-home capabilities; energy-efficient design and construction; durable building materials; Energy Star appliances; native landscaping; water-conserving measures; on-site bicycle storage; electric vehicle charging stations; and, naturalistic storm-water treatment.(((( Land Use Approvals/CEQA: We anticipate pursuing a Planned Development (PD) Overlay for this site. We anticipate that the effort will take approximately 15 -18 months and will require an Environmental Impact Report (EIR), or potentially a Mitigated Negative Declaration (MND). We envision the rough project schedule as follows: ¥ March 2016: Agreement Execution ¥ April 2016 – June 2017: PUD approvals achieved including CEQA approval ¥ July 2017 – Dec 2017; Complete Design Development and Construction Drawings ¥ Jan 2018: Execute Ground lease and begin construction ¥ July 2019: Construction Complete ¥ Sept 2019: Project leasing completed Affordable Housing: The current assumption is that we would provide 6 BMR units (10%) within the project. If the Town wanted a higher affordability component, we would consider that, but note that it would likely impact the eventual ground rent ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(9( payment to the Town. Community outreach and civic engagement plans: Much like the entitlement and development process we go through for all of our other projects, we intend to engage the community and civic leaders early and often in the process. We would propose submitting preliminary applications and plans within the first 45 days of being selected as the developer of the site. This would allow us to get relatively real-time (within 90 days) feedback from town planning and staff to give us a better sense of how the Town would look at the proposed project. Upon feedback from the Town, we would engage community leaders and adjacent neighbors and hold regular and on-going community open houses. As part of our outreach program, we will provide an extensive outreach with the adjacent Almond Grove Historic District. We would participate in implementing traffic calming measures approved by the Town including minor traffic humps or static sign restrictions. We have extensive experience in building partnerships with resident and commercial neighborhoods to help identify projects as opportunities for preservation rather than division of a community. Parking and Transportation We recommend a Shared Parking Management Strategy to help support the proposed new land uses on the site and to continue to make available parking for Downtown Los Gatos visitors. As part of the planning process for the project, our team will conduct a Shared Parking Analysis that will help to estimate parking demand from the new uses against the proposed parking supply. The site currently has 135 existing parking spaces. The project proposes to build a 5-story building, one level of underground parking, ground level parking and retail, and three levels of above ground residential units starting on the second level. The two levels parking supply will provide a combined 248 parking spaces, an initial increase of 113 parking spaces. Parking supply will include a combination of traditional marked parking spaces, electric-managed lift parking spaces that may protrude an additional half-story below grade, electric vehicle parking spaces, and managed parking spaces for retail building visitors. How much parking can be available over the existing parking supply during daytime operations though is the true measure of parking supply increase for the project. The project includes 59 residential units and ground floor commercial/retail to help the town in expanding downtown service offerings to the community. We anticipate that approximately 59 electronic lift-managed parking spaces will be shared by residents and retail employees during the daytime. The demand of retail parking will be included within the Shared Parking Analysis. The remaining 189 parking spaces will be managed using a combination of traditional static and dynamic signage. The Town’s preferred hourly parking strategies can be maintained in the new parking supply to ensure turnover and avoid parking squatters. We will include parking occupancy managed tools to track individual parking spaces occupancy and display the overall parking supply at the exterior of the building entry points to help inform motorists regarding supply. Parking occupancy data can be integrated in the cloud with the Town’s existing data sets to help ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(10( make parking data for the entire downtown region available to mobile device application developers and data integrators. Transportation Demand Management and Neighborhood Preservation We understand the sensitivity amongst the Los Gatos community regarding new development and the concerns projects can raise with traffic and preservation of neighborhood character. We will include as part of this project a comprehensive Transportation Demand Management (TDM) toolset help reduce trips generated by the project and we will work with the community to ensure that the project integrates well with adjacent historic buildings helping to make the project feel like an extension of the community rather than an addition to it. As part of its TDM strategies, we envision developing a comprehensive TDM Plan to highlight strategies that the project will implement to reduce vehicle trips and allow residents and future employees of the building to take advantage of adjacent transit and other active travel modes. Strategies that could be implemented will i include: • VTA EcoPass: Residents will get access to VTA EcoPasses allowing unrestricted access to VTA bus and light rail routes including the VTA Routes 48 and 49 with links to the Winchester LRT Station. • Resident Bike Share Program: Residents will have unrestricted access to electric pedal assist bicycles with baskets to help them conduct their local shopping and retail needs without adding new vehicle trips to the roadway • Car Share Program: The site will include a Car Share Partner Program with companies such as ZipCar that will allow residents and other downtown employees to have quick access to a vehicle to encourage other active travel modes to the site. When a vehicle is needed the car share will be there to support emergency travel needs. • Ride Share Priority Parking: Employees ride sharing to work at the site will receive priority parking at the building to guarantee parking. • Parking Occupancy Management: The site will include access to online parking occupancy tools to highlight available parking spaces and display parking availability on-site to reduce trips within the neighborhood. ATTACHMENT 5 Presidio(Development(Partners,(LLC( Los(Gatos(Main(Street(Parking(Lots(Request(for(Information(10.29.2015(11( List of Attachments Attachment 1: Conceptual Plans, 10.29.15 Attachment 2: Development Team ATTACHMENT 5 -CONFIDENTIAL- LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE C-1 DOWNTOWN PARKING REIMAGINED PROJECT DATA DEVELOPMENT SUMMARY:Proposed Site APN 510-44-037, 039 & 069 Zoning C-2 Commercial PD Overlay Zone Site Area (acres / sf)1.15 51,000 Gross Bldg Area 163,410 Building Footprint (sf)34,250 FAR 3.20 Lot Coverage 67.2% Number of Units / Density (du/a)51 Max number of Stories 3 to 4 4 Max Bldg. Ht.(+/-)45'-0"41'-6" PARKING REQUIREMENTS: Residential space / unit Proposed Studio 1 4 1 Bed 1 24 2 Bed 1 24 2 Bed Townhome 1 7 Total Residential Parking Provided 59 Public Parking Basement 109 At Grade 80 Total Public Parking Provided 189 Total Parking Provided 248 SETBACKS: Front (W. Main St)0'-0" Front (Lyndon Ave)0'-0" - 10'-0" Sides 5'-0" Rear 43'-0" Note: Residential visitor spaces to share Public parking PROJECT TEAM: Developer: Presidio Development Partners, LLC 1390 Market Street, Suite 303 San Francisco, CA 94102 Tel 415.431.6509 Contact : Benjamin W. Grinnell Architect: Dahlin Group 5865 Owens Drive Pleasanton, CA 94588 Tel 925.251.7200 Contact : Padru C. Kang Traffic & Transportation Consultant: Traffic Patterns, LLC P.O. Box 25 Danville, CA 94526 Tel 408.916.8141 Contact : Jaime O. Rodriguez SHEET INDEX: ARCHITECTURAL DRAWINGS C-1 Cover / Project Data A-0 Neighborhood Map Plans A-1 Ground Level A-2 Basement Level A-3 Second Level A-4 Third Level A-5 Fourth Level Section / Perspectives A-6 Section A-A & Perspectives A-7 Aerial Perspectives Imagery A-8 Architectural Character PROJECT DATA: ATTACHMENT 5 -CONFIDENTIAL- LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-0 N NEIGHBORHOOD MAP W. MAIN ST BROADWAY U N I V E R S I T Y A V E M O N T E B E L L O W A Y L Y N D O N A V E V I C T O R Y L N N S A N T A C R U Z A V E 1 - RFP SITE 3 - ST. MARY’S SCHOOL 5 - APPLE STORE 7 - TOWN PLAZA PARK EVENTS 2 - MINT COND. FITNESS 4 - LOS GATOS CINEMA 6 - LA CANADA BLDG SMALL TOWN 7 6 5 4 3 2 1 ATTACHMENT 5 -CONFIDENTIAL- V LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-1 N PROPOSED PARKING @ GRADE SURFACE STALLS: = 12 SP PARKING WITHIN GARAGE: Standard Stalls = 61 SP Compact Stalls = 4 SP Accessible Stalls = 3 SP PARKING TOTAL = 80 SP EXISTING PARKING LOT SURFACE STALLS: = 135 SP GROUND LEVEL (+/- 0’-0”) W. MAIN ST RAMP DOWN FITNESS 1600 SF LEASING 600 SF COMMERCIAL 2350 SF TRASHBIKES W. MAIN ST L Y N D O N A V E L Y N D O N A V E R E - A L I G N M E N T O F V I C T O R Y L N V I C T O R Y L N UNDER-UTILIZED ATTACHMENT 5 -CONFIDENTIAL- V LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-2 N BASEMENT GARAGE Standard Stalls = 78 SP Compact Stalls = 8 SP Accessible Stalls = 2 SP Tandem Puzzle lifts = 80 SP BASEMENT TOTAL = 168 SP RAMP UP MECH/ UTILITY STORAGE BIKES TANDEM PUZZLE LIFTS (3 LEVELS) BASEMENT LEVEL (- 13’-4”) EXPLORE OPTIONS ATTACHMENT 5 -CONFIDENTIAL- V LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-3 N 1- BED 1- BED 1- BED 1- BED 1- BED 1- BED 1- BED 1- BED 1- BED 1- BED STUDIO STUDIO 2- BED 2- BED2- BED 2- BED 2- BED 2- BED 2- BED 2- BED 1- BED 1- BED UNIT SUMMARY PER LEVEL Studios = 2 1-Bed = 12 2-Beds = 8 SECOND LEVEL TOTAL = 22 SECOND LEVEL (+12’-6”) AMENITIES ATTACHMENT 5 -CONFIDENTIAL- V LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-4 N 1- BED 1- BED 1- BED STUDIO STUDIO 2- BED 2- BED2- BED 2- BED 2- BED 2- BED 2- BED 2- BED 1- BED 1- BED THTHTHTHTHTHTH THIRD LEVEL (+22’-6”) UNIT SUMMARY PER LEVEL Studios = 2 1-Bed = 5 2-Beds = 8 2-Bed Townhome = 7 THIRD LEVEL TOTAL = 22 VARIETY OF CHOICES ATTACHMENT 5 -CONFIDENTIAL- V LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-5 N 1- BED 1- BED 1- BED 1- BED 1- BED 2- BED 2- BED2- BED 2- BED 2- BED 2- BED 2- BED 2- BED 1- BED 1- BED THTHTHTHTHTHTH FOURTH LEVEL (+32’-6”) UNIT SUMMARY PER LEVEL 1-Bed = 7 2-Beds = 8 FOURTH LEVEL TOTAL = 15 OUTDOOR LIVING ATTACHMENT 5 -CONFIDENTIAL- LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-6 N 12 W. MAIN ST LOOKING WEST - 1 SECTION A - A A A W. MAIN ST LOOKING EAST - 2 MAIN STREET ATTACHMENT 5 -CONFIDENTIAL- LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-7 N 12 SOUTHEAST AERIAL - 1 WEST AERIAL - 2 MASSING ATTACHMENT 5 -CONFIDENTIAL- LOS GATOS - DOWNTOWN PARKING STRUCTURE (RFI) PRESIDIO DEVELOPMENT PARTNERS, LLC 5865 Owens Drive Pleasanton, CA 94588 925-251-7200 51-197 10-29-15 JOB NO. DATE A-8 COLOR AND MATERIAL PALETTE INSPIRED BY NATURE STEP-BACK UPPER LEVEL FOR OUTDOOR DECKS “CONTEMPORARY EXPRESSION OF SMALL TOWN CHARACTER”ARCHITECTURAL CHARACTER INSPIRED ATTACHMENT 5 ! MARK GUSTAV CONROE President/CEO, Presidio Development Partners, LLC Mark founded PDP in 2000 and founded Urban Communities, PDP’s affiliated residential land development company, in 2009. Mark has 27 years of diverse real estate development experience and has built and run a number of real estate development and investment companies over the past two decades. Under his leadership, PDP has managed office, retail, residential and industrial projects totaling over $500 million. Prior to founding PDP, Mark was the Co-Founder and President/CEO of City Center Retail Trust, a $500 million full-service commercial real estate company with 50 employees and 30 projects nationwide, a company which he built from the ground up; City Center Retail Trust was considered one of the top firms in the U.S. focused on urban/”main street” retail projects. Also, Mark built and managed the 75-person team that developed over 100 hotels throughout the U.S. for Homestead Village. Mark was a Vice President at (the predecessor company to) Archstone Smith in charge of apartment acquisitions and development on the East Coast (City Center Retail, Homestead Village and the predecessor company to Archstone Smith were all subsidiaries of Security Capital Group, for whom Mark worked nearly seven years). Prior to joining Security Capital Group, Mark was a General Partner at The Mozart Development Company for nearly nine years where he specialized in the development of office buildings and was the Co-founder and President of Classic Communities (a builder of high quality homes), both well-respected companies in Silicon Valley. Prior to this, Mark worked at McKinsey and Company and Sohio Petroleum Company. Mark is a guest lecturer at Stanford University’s Graduate School of Business and active on a variety of non-profit boards addressing homelessness and education. He has traveled extensively internationally and is an avid collector of photography. Mark received his B.S. and M.S. degrees in Civil Engineering from Stanford University as well as his M.B.A. from Stanford University’s Graduate School of Business where he won the Shidler Grant. Mark also attended the U.S. Military Academy at West Point. Mark has been published in the Real Estate Review ATTACHMENT 5 ! BENJAMIN GRINNELL Principal, Presidio Development Partners, LLC Ben has over 10 years of experience overseeing acquisitions and development of mixed-use, residential and commercial real estate in high barrier-to-entry urban markets including San Francisco, Washington D.C. and London, UK. Prior to joining PDP, Ben worked in acquisitions and development at Sares Regis Group of Northern California where he was responsible for site acquisition, capital relationships, feasibility analyses, project programming, design and entitlements, construction oversight, financing, and project operations for residential and mixed-use projects throughout the Bay Area. Earlier in his career, Ben worked at private equity investor and developer The JBG Companies, where he focused on the development and acquisition of urban infill, smart growth and adaptive re-use residential and commercial real estate and where he became the company's first LEED Accredited Professional and led its green-building initiatives. Ben received a Bachelor of Arts from Dartmouth College and a Master's Degree in Regional and Urban Planning from the London School of Economics where he was a Reynolds’ Fellow and is as an active member of the Urban Land Institute and SPUR. ATTACHMENT 5 Presidio Development Partners, LLC ("PDP") is a real estate investment and development firm focused on urban infill real estate projects primarily in the Western United States with a concentration in the San Francisco Bay Area. PDP brings more than 80 years of experience to the office, industrial, retail, hotel, residential and mixed-use properties which it acquires, develops and re-develops. The principals of PDP have been responsible for the acquisition and development of over 10 million square feet of real estate projects in over 30 major U.S. cities. Development projects have included land development, ground-up construction, rehab/re-positioning, historic preservation, and brownfield projects. PDP also acts in an advisory role to individual, corporate and institutional owners for the development and management of office, retail, industrial and mixed-use properties. The principals of PDP have the advantage of broad expertise and experience gained through successfully executing on numerous real estate projects across a number of market cycles. We believe the success of our investments and projects depends upon: • Our extensive and unique industry relationships with local brokers and other sales channels to uncover excellent buying opportunities; • Our focus on timely market research to provide in-depth knowledge of our markets to underwrite supply, demand and other metrics driving investment performance; • Our relationships with the best design and construction teams along with our insistence on attention to detail and high quality results; • Our direct involvement of the experienced company principals in all aspects and phases of our projects from acquisition through development to disposition; • Our experience in public/private partnerships to achieve mutually beneficial outcomes; • Our in-depth understanding of complex entitlement environments and regulatory requirements; • Our knowledge and application of sustainable and green building practices in both commercial and residential projects; • Our belief and experience in creating pedestrian-friendly, walkable and transit-oriented projects that provide great people places. • Our commitment to demonstrate the highest level of service, innovation and integrity in all of our interactions with tenants, partners and community stakeholders. The following projects give a snapshot of some of PDP’s current Bay Area urban infill development portfolio (renderings on following pages). • 260 California Avenue, Palo Alto, CA - 30,000 square foot office building recently completed and fully leased with ground floor restaurant. The first Class A, mixed-use project to be developed on California Avenue in decades. • 1598 Bay Street, San Francisco CA – 28 unit residential development in San Francisco’s historic Marina district. Currently finalizing entitlements and expected to be under construction in early 2016. • 1699 Market Street, San Francisco, CA – 162 unit urban infill multifamily development with ground floor restaurant on Market Street in San Francisco. Currently finalizing entitlements and expected to be under construction in early 2016. • Aventine, Hercules, CA – 147 unit multifamily development with 10,000 sf of ground floor retail. Currently under construction. ATTACHMENT 5 ATTACHMENT 5 © S E I D E L A R C H I T E C T S I N C , 2 0 1 4 15 9 8 B A Y S T R E E T SA N F R A N C I S C O , C A L I F O R N I A A4 . 0 CO N C E P T U A L 3 D M A S S I N G 8/ 1 9 / 2 0 1 5 ATTACHMENT 5 MA R K E T S T R E E T VI S I O N G L A S S PO R C E L A I N C L A D D I N G MU L L I O N S PL A S T E R © 2 0 1 5 S o l o m o n C o r d w e l l B u e n z MA R K E T S T R E E T E L E V A T I O N 16 9 9 M A R K E T S T R E E T R E S I D E N C E S , S A N F R A N C I S C O , C A L I F O R N I A Ur b a n C o m m u n i t i e s L L C 20 1 5 . 1 0 . 2 6 5 SC H E M E 2 ATTACHMENT 5 ATTACHMENT 5 DISTINCT PLACES ARCHITECTURAL INNOVATION SIGNATURE DESIGN LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | OCTOBER 2015 ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM ABOUTDAHLINGROUP ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 3 FIRM PROFILE Dahlin Group is an architecture and planning practice of 150+ professionals with offices throughout California and the People’s Republic of China. Our international teams of architects and planners craft memorable public and private places for companies, communities and individuals. We tackle the challenges of urban development, large planned communities, small neighborhoods and individual building sites with a passion for the spaces and lives within. We use our skills to generate definitive environmental solutions that unite community, site and structure, and we focus our efforts on effective and positive collaboration with the clients for the betterment of our global community. For four decades, Dahlin Group’s community planning and urban design work has shaped much of the San Francisco Bay Area’s growth, providing innovative and environmentally sensitive community plans throughout the U.S., as well as Canada, China, Dubai, Iraq, Libya, Russia, South Africa and Spain. More than 100,000 homes have been built in these communities from Dahlin Group designs ranging from custom and single-family homes, townhomes, condominiums and apartments, to mixed-use urban lofts and high-rise urban centers. Our commercial architecture practice ranges from retail interiors to hotels, restaurants, corporate campuses and high-tech laboratories. We are also highly recognized for our institutional and recreational architecture, ranging from educational facilities, places of worship and civic buildings, to health clubs, country clubs, community centers and town centers. Dahlin Group has received over 200 design awards and continues to have its work published regionally, nationally and globally. We continue our commitment to real, achievable sustainability in our professional practice and our own investments. Our LEED Silver certified headquarters and nearby adjacency to regional transit of all Dahlin Group offices demonstrates our devotion to the practices that we constantly deliver to our clients. ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 5 Placemaking is the core of all we do. It defines our design and execution, our philosophy, and our internal culture. Our design philosophy is simple—it is about people first; successful places then follow. Every project starts with the wants, needs, perceptions and desires of the users. Without them, our work is simply large sculpture. Our design approach is truly a synthesis of people and data. Programming and understanding the needs and functions of the end users, is a critical facet to the design process and an opportunity to explore value-added ideas. Our design commitment to people is also mirrored by our commitment to the land. Sustainable design is not LEED, it is as old as architecture itself. There is a reason the Chinese have required south-facing homes for 4,000 years. We design each project with an intimate understanding and integration of its site—maximizing its potential, while minimizing its impact. Our design process does not allow us to separate the two, as we have always believed that good design by its very definition considers issues such as resource conservation and sustainability. The commitment to sustainable design is a cornerstone of our belief that placemaking is at the heart of everything we do. Our core areas of expertise include services in planning and urban design, architecture, sustainability and design visualization. Because an idea is only as good as its been communicated, we value design visualization as a key tool to our design process. From concept to completion, graphic presentation using models, renderings, presentation books, multimedia packages and other such visual tools, are integrated at every step of the experience to capture and communicate the essence of a project’s vision and design. It is the art of placemaking—shaping the idea of a place. OUR EXPERTISE ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM SERVICES Planning + Urban Design EVERY GREAT PLACE STARTS WITH A PLAN. OUR APPROACH TO LAND PLANNING AND URBAN DESIGN IS BASED ON OUR EXPERIENCE WITH REAL ARCHITECTURAL PROTOTYPES AND PROVEN COMMUNITY DESIGN SOLUTIONS. // COMMUNITY VISION AND LAND USE PROGRAM // LARGE-SCALE MASTER PLANNING AND NEIGHBORHOOD SITE PLANNING // COMMUNITY LANDSCAPE DESIGN // SPECIFIC PLANS AND DESIGN GUIDELINES // ENTITLEMENTS // COMMUNITY WORKSHOPS AND OUTREACH // 3D SITE MODELING AND GRADING ANALYSIS Architecture SOLID DESIGN THAT STIRS THE SOUL AND ADDS VALUE TO THE BOTTOM LINE. WE PROVIDE A FULL RANGE OF ARCHITECTURAL SERVICES TO BRING YOUR PROJECT TO COMPLETION ON TIME AND ON BUDGET. // SITE DESIGN AND BUILDING PROGRAM // CONCEPTUAL AND SCHEMATIC ARCHITECTURAL DESIGN // INTERIOR DESIGN // DESIGN DEVELOPMENT AND CONSTRUCTION DOCUMENTS // FULL SERVICE CONSTRUCTION ADMINISTRATION // SUSTAINABLE AND LEED CERTIFIED DESIGN // BUILDING INFORMATION MODELING [BIM] // 3D SITE MODELING AND BUILDING DESIGN Sustainability DAHLIN GROUP HAS AN ENDURING COMMITMENT TO REAL, ACHIEVABLE SUSTAINABILITY THROUGH THE DESIGN OF AUTHENTIC AND HEALTHY COMMUNITIES. OUR ATTITUDE RESULTS IN THE DEVELOPMENT OF ENVIRONMENTALLY APPROPRIATE STRATEGIES AND SOLUTIONS. // EFFICIENT USE OF LAND THAT PROTECTS THE NATURAL ENVIRONMENT AND SIGNIFICANT RESOURCES // PEDESTRIAN-FRIENDLY AND TRANSIT-ORIENTED DESIGN // WATER CONSERVATION AND WASTE REDUCTION // BUILDING MATERIALS THAT UTILIZE RAPIDLY RENEWABLE RESOURCES // NATURAL LIGHTING AND INDOOR AIR QUALITY Design Visualization A STORY AND ITS IDEAS ARE ONLY AS COMPELLING AS THEIR VISUAL ASSETS. DESIGN VISUALIZATION IS A KEY COMPONENT OF OUR DESIGN PROCESS AND EXPERTISE. WE USE MULTIPLE TECHNIQUES TO COMMUNICATE THE STORY BEHIND A GREAT IDEA. // HAND DRAWN PLAN ILLUSTRATIONS // WATERCOLOR RENDERINGS // 3D SKETCHUP MODELING // 3D PHOTOREALISTIC RENDERINGS // ANIMATION // BUILDING INFORMATION MODELING [BIM] // GRAPHICS PRESENTATION AND PACKAGING ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 7 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 7 ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 9 Sustainable design has become mainstream for architects, especially in California, and we are no exception. We whole-heartedly endorse these efforts and are very proud of the LEED certified buildings we have designed. All of our design teams are led by LEED Accredited Professional (AP) Architects. We have a “green wall” in the office that displays all of our staff who have become LEED AP—33 to date. It is a continuing encouragement for others to do so. Along with the LEED buildings we have designed, we have had the unique opportunity to be in the role of a client. While constructing our own office as LEED Silver, we had to make the same value decisions as our clients when faced with the various environmental choices, but limited finances. This experience and knowledge allows us to truly empathize with our clients and to better guide them on honest environmental stewardship. Our commitment for sustainable working environments was set before any design was considered. The key site selection criteria for all of our offices was walking distance to public transit. Our corporate headquarters is immediately adjacent to the Dublin / Pleasanton BART station and we have numerous employees who take advantage of it. We also have significant business in China and this allows our staff and clients in both Beijing and Shanghai to use all public transportation between their offices and ours—it has truly become a small world. One value added piece of our LEED certification process was a simple program to produce thermal images of our interior day lighting patterns. These images turned out to be unexpectedly beautiful. We enlarged them and printed them on canvas as the focal art in our lobby. Not only are they colorfully attractive, but they help educate our clients and staff about important passive environmental elements. SUSTAINABLE DESIGN ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM LOCATIONS We partner with our clients on over 200 projects every year around the world. Our team of leaders, thinkers and designers serve from eight offices across the Pacific Rim, with corporate headquarters located in Pleasanton, California. We combine localized expertise with global perspectives on projects of all scales and types. We’ve grown over the last decade—expanding our resources, diversifying our expertise, and bridging new and existing partnerships with new opportunities, new ideas and new technologies. The global reach keeps us on the forefront of good design. Pleasanton Irvine Solana Beach ELAINE MOAL +1-925-251-7200 pleasanton@dahlingroup.com IKE BALMASEDA +1-949-250-4680 irvine@dahlingroup.com REBECCA BATES +1-858-350-0544 solanabeach@dahlingroup.com Beijing Hangzhou Chengdu Shanghai WANG HAORAN +86-10-8551-0636 beijing@dahlingroup.com.cn ZHANG YU +86-571-8763-3791 hangzhou@dahlingroup.com.cn WANG ZHIPENG +86-28-8553-8537 chengdu@dahlingroup.com.cn ZHANG YU +86-21-6075-1039 shanghai@dahlingroup.com.cn PLEASANTONBEIJING CHENGDU SHANGHAIHANGZHOU SOLANA BEACHIRVINE ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 11 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 11 ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM MEETOURTEAM ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 35 OUR TEAM It’s not just our quality of work or our client partnerships, the key to our success is our most valuable resource—our team. For 40 years, Dahlin Group has been crafting unique architecture and planning solutions. Guided by senior leadership, their breadth of knowledge and experience support the vision and strategic directions that lead project teams to effectively serve clients on a global basis. Our team is composed of more than 100 thinkers, leaders and designers in our California staff—of which—40 percent are licensed architects, certified planners and LEED accredited professionals. By discipline, over three-quarters of our staff is made up of architects and planners, supported by teams of creative media specialists and administrative staff members. Our regional, national and global practice creates diversity and opportunities for our work, our staff and for strategic alliances. We are widely noted for our sustainable design; integration of architecture, interiors and planning; and digital imaging. These skills, their combination, and our commitment to seeing our work built, distinguishes us from many competitors. Our team is built from around the world with staff from 16 different countries, speaking over 20 different languages. Understanding and experiencing different cultures is key to our design philosophy and success. We continue to promote a culture of teamwork, community and environmental consciousness where owners and employees can learn, grow and advance. We provide an atmosphere of support and mentorship that acknowledges and rewards individual motivation, initiative and achievement. To provide the best opportunities for individual professional advancement, we continue to grow a regional, national and global practice that quickly and intelligently responds to emerging opportunities. ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G JOHN M. THATCH AIA, LEED AP SENIOR PRINCIPAL NEW THINKING. PUSH THE ENVELOPE OF DESIGN TO CREATE THOUGHTFUL, LIVABLE AND ECONOMICALLY VIABLE COMMUNITIES. REGISTRATIONS LICENSED ARCHITECT IN ARIZONA, CALIFORNIA, IDAHO, NEVADA, TEXAS, WASHINGTON LEED ACCREDITED PROFESSIONAL AFFILIATIONSEDUCATION BS, ARCHITECTURE, CALIFORNIA POLYTECHNIC STATE UNIVERSITY, SAN LUIS OBISPO As employee number one at Dahlin Group, John Thatch paced himself early to lead design excellence into the future. He is a passionate creative who thrives on the opportunity to design at a variety of scales for a variety of project types. He is known for challenging each project team to develop the most innovative and economically viable solutions, often increasing buildable area for a client while improving a community’s quality of life with fresh thinking. John often gains inspiration for design through travel and walking (or sometimes jogging) the great cities of the world— Paris, Philadelphia, Beijing—always with an eye on its detail. He leads the direction in each of his projects by guiding his team through an understanding of the context and essence of the place. He is a veteran judge of design competitions and sought after speaker at national conferences on such topics as urban design emerging markets, active adult communities and trends in community design. AMERICAN INSTITUTE OF ARCHITECTS BUILDING INDUSTRY ASSOCIATION NATIONAL ASSOCIATION OF HOME BUILDERS NATIONAL COUNCIL OF ARCHITECTURAL REGISTRATION BOARDS URBAN LAND INSTITUTE JOHN M. THATCH AIA, LEED AP SENIOR PRINCIPAL DAIRY HILL San Jose, California, USA Lennar / SummerHill Homes EVERGREEN SPECIFIC PLAN San Jose, California, USA City of San Jose NANYAN BAY RESORT COMMUNITY Wanning County, Hainan, China Hainan Wanning Huakai Property Company RIVERMARK Santa Clara, California, USA Centex Homes / Lennar / Shea Homes ROBERTSON RANCH Carlsbad, California, USA Shapell Homes TUSTIN LEGACY Tustin, California, USA Tustin Legacy Community Partners UNIVERSITY DISTRICT Rohnert Park, California, USA Brookfield Homes WINDING WALK Chula Vista, California, USA Brookfield Homes YALONG BAY RESORT COMMUNITY Sanya, Hainan, China Huakai Investment Group PLANNING + URBAN DESIGN AZURE Petaluma, California, USA Trammel Crow BAYPOINTE San Jose, California, USA Fairfield Residential 800 NORTH 8TH STREET San Jose, California, USA Regis Homes of Northern California CIENEGA Long Beach, California, USA Brookfield Homes CRESCENT VIEW AT DUBLIN STATION Dublin, California, USA The Hanover Company METROPOLITAN AT CUPERTINO Cupertino, California, USA Menlo Equities SLATER 116 Kirkland, Washington, USA Main Street Property Group THE 104 Bothell, Washington, USA Main Street Property Group VIDRIO Pittsburg, California, USA City of Pittsburg CLASSICS AT MIRAMONTE Mountain View, California, USA Classic Communities CLASSICS AT STATION 361 Mountain View, California, USA Classic Communities THE LANDINGS San Jose, California, USA Shea Homes MADISON LANE Newport Beach, California, USA California Pacific Homes COMMUNITY RESIDENTIAL URBAN RESIDENTIAL + MIXED-USE GRAND METROPARK HOTEL Sanya, Hainan, China Huakai Investment Group OLD MAN ROCK RESORT HOTEL Qingdao, Shandong, China Qingdao Yijing RE Development NANYAN BAY CONDOTEL Wanning County, Hainan, China Hainan Wanning Huakai Property Company HOSPITALITY + FITNESS CIELO CLUBHOUSE Rancho Santa Fe, California, USA Rancho Cielo Company ESCALA RECREATION CENTER San Diego, California, USA Shea Homes LIGHTHOUSE MARINA CLUBHOUSE Sacramento, California, USA Lighthouse Marina & Riverbend Development NANYAN BAY CREEK CLUBHOUSE Wanning County, Hainan, China Hainan Wanning Huakai Property Company RECREATIONAL FACILITIES + AMENITIES HAYWARD SENIORS Hayward, California, USA Eden Housing PALOMA CANYON San Ramon, California, USA Shapell Homes MAGNOLIA COURTS La Verne, California, USA Hsientein La Verne Investment ORINDA SENIORS Orinda, California, USA Eden Housing TAIPING SHENSHI Shanghai, China Taiping Senior Industry Investment TIANMU LAKE INT’L HOLIDAY RESORT Liyang, Jiangsu, China Liyang Yadong Industrial Development SENIOR LIVING SENIOR LIVING (CONTINUED) ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G JOHN M. THATCH AIA, LEED AP SENIOR PRINCIPAL NEW THINKING. PUSH THE ENVELOPE OF DESIGN TO CREATE THOUGHTFUL, LIVABLE AND ECONOMICALLY VIABLE COMMUNITIES. REGISTRATIONS LICENSED ARCHITECT IN ARIZONA, CALIFORNIA, IDAHO, NEVADA, TEXAS, WASHINGTON LEED ACCREDITED PROFESSIONAL AFFILIATIONSEDUCATION BS, ARCHITECTURE, CALIFORNIA POLYTECHNIC STATE UNIVERSITY, SAN LUIS OBISPO As employee number one at Dahlin Group, John Thatch paced himself early to lead design excellence into the future. He is a passionate creative who thrives on the opportunity to design at a variety of scales for a variety of project types. He is known for challenging each project team to develop the most innovative and economically viable solutions, often increasing buildable area for a client while improving a community’s quality of life with fresh thinking. John often gains inspiration for design through travel and walking (or sometimes jogging) the great cities of the world— Paris, Philadelphia, Beijing—always with an eye on its detail. He leads the direction in each of his projects by guiding his team through an understanding of the context and essence of the place. He is a veteran judge of design competitions and sought after speaker at national conferences on such topics as urban design emerging markets, active adult communities and trends in community design. AMERICAN INSTITUTE OF ARCHITECTS BUILDING INDUSTRY ASSOCIATION NATIONAL ASSOCIATION OF HOME BUILDERS NATIONAL COUNCIL OF ARCHITECTURAL REGISTRATION BOARDS URBAN LAND INSTITUTE JOHN M. THATCH AIA, LEED AP SENIOR PRINCIPAL DAIRY HILL San Jose, California, USA Lennar / SummerHill Homes EVERGREEN SPECIFIC PLAN San Jose, California, USA City of San Jose NANYAN BAY RESORT COMMUNITY Wanning County, Hainan, China Hainan Wanning Huakai Property Company RIVERMARK Santa Clara, California, USA Centex Homes / Lennar / Shea Homes ROBERTSON RANCH Carlsbad, California, USA Shapell Homes TUSTIN LEGACY Tustin, California, USA Tustin Legacy Community Partners UNIVERSITY DISTRICT Rohnert Park, California, USA Brookfield Homes WINDING WALK Chula Vista, California, USA Brookfield Homes YALONG BAY RESORT COMMUNITY Sanya, Hainan, China Huakai Investment Group PLANNING + URBAN DESIGN AZURE Petaluma, California, USA Trammel Crow BAYPOINTE San Jose, California, USA Fairfield Residential 800 NORTH 8TH STREET San Jose, California, USA Regis Homes of Northern California CIENEGA Long Beach, California, USA Brookfield Homes CRESCENT VIEW AT DUBLIN STATION Dublin, California, USA The Hanover Company METROPOLITAN AT CUPERTINO Cupertino, California, USA Menlo Equities SLATER 116 Kirkland, Washington, USA Main Street Property Group THE 104 Bothell, Washington, USA Main Street Property Group VIDRIO Pittsburg, California, USA City of Pittsburg CLASSICS AT MIRAMONTE Mountain View, California, USA Classic Communities CLASSICS AT STATION 361 Mountain View, California, USA Classic Communities THE LANDINGS San Jose, California, USA Shea Homes MADISON LANE Newport Beach, California, USA California Pacific Homes COMMUNITY RESIDENTIAL URBAN RESIDENTIAL + MIXED-USE GRAND METROPARK HOTEL Sanya, Hainan, China Huakai Investment Group OLD MAN ROCK RESORT HOTEL Qingdao, Shandong, China Qingdao Yijing RE Development NANYAN BAY CONDOTEL Wanning County, Hainan, China Hainan Wanning Huakai Property Company HOSPITALITY + FITNESS CIELO CLUBHOUSE Rancho Santa Fe, California, USA Rancho Cielo Company ESCALA RECREATION CENTER San Diego, California, USA Shea Homes LIGHTHOUSE MARINA CLUBHOUSE Sacramento, California, USA Lighthouse Marina & Riverbend Development NANYAN BAY CREEK CLUBHOUSE Wanning County, Hainan, China Hainan Wanning Huakai Property Company RECREATIONAL FACILITIES + AMENITIES HAYWARD SENIORS Hayward, California, USA Eden Housing PALOMA CANYON San Ramon, California, USA Shapell Homes MAGNOLIA COURTS La Verne, California, USA Hsientein La Verne Investment ORINDA SENIORS Orinda, California, USA Eden Housing TAIPING SHENSHI Shanghai, China Taiping Senior Industry Investment TIANMU LAKE INT’L HOLIDAY RESORT Liyang, Jiangsu, China Liyang Yadong Industrial Development SENIOR LIVING SENIOR LIVING (CONTINUED) ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G PADRU C. KANG VINEYARDS AT MARSH CREEK Brentwood, California, USA CARRAMERICA CORPORATE CAMPUS MASTER PLAN Pleasanton, California, USA ZEKA RANCH COMMUNITY MASTER PLAN Antioch, California, USA NEIGHBORHOOD REVITALIZATION FEASIBILITY STUDY East Palo Alto, California, USA COYOTE VALLEY SPECIFIC PLAN San Jose, California, USA RESIDENCES AT CALIFORNIA CENTER Pleasanton, California, USA LUXE HILLS COMMUNITY BUILDINGS Chengdu, China XINDU PARK 198 COMMUNITY BUILDINGS Chengdu, China NEIGHBORHOOD-6 POOL & REC BUILDING San Ramon, CA, USA RESIDENCES AT CALIFORNIA CENTER Pleasanton, California, USA CLASSICS AT REDWOOD CITY Redwood City, California, USA CLASSICS AT SAN MATEO San Mateo, California, USA 500 EL CAMINO REAL Menlo Park, California, USA AFFORDABLE MIXED-USE Oakland, California, USA BUTCHER’S CORNER Sunnyvale, California, USA WARM SPRINGS - PHASE ONE Fremont, California, USA DAZHOU BAY CITY Dazhou, Sichuan, China GALE RANCH VILLAGE CENTER San Ramon, California, USA SHOPS AT CALIFORNIA CENTER Pleasanton, California, USA PLANNING + URBAN DESIGN RECREATION FACILITIES + AMENITIES URBAN RESIDENTIAL + INFILL RETAIL OLESON PROPERTY Danville, California, USA NUNN RESIDENCE Clayton, California, USA LOMBARD MIXED-USE PROJECT San Francisco, California, USA 490 EL CAMINO REAL Belmont, California, USA 4546 EL CAMINO REAL Los Altos, California, USA MARINA PLAZA Cupertino, California, USA MAIN STREET RESIDENCES El Cajon, California, USA PARK RIDGE APARTMENTS Temecula, California, USA BLUE DIAMOND Las Vegas, California, USA SPENSER 68 Kenmore, Washington, USA VISTA TULOCAY Napa, California, USA WESTLAKE CHRISTIAN TERRACE EAST Oakland, California, USA Christian Church Homes PALOMA CANYON San Ramon, California, USA Shapell Homes ROBERTSON RANCH Carlsbad, California, USA Shapell Homes PRIVATE RESIDENCES MIXED USE APARTMENTS SENIOR LIVING NEIGHBORHOOD-6 TOWNS San Ramon, California, USA CORSIA AT GALE RANCH San Ramon, California, USA CORSIA COMMONS ROW TOWNS Livermore, California, USA SIENA VILLAGE Brentwood, California, USA ROBERTSON RANCH Carlsbad, California, USA EVERGREEN ROW HOMES San Jose, California, USA RESIDENTIAL DESIGN VISUALIZATION IS AN INTEGRAL COMPONENT OF OUR DESIGN PROCESS. As an integral resource and leader for every project team, Padru Kang bridges his architectural background with the power of technology. He has proficiently and successfully integrated the design process with the digital world, as visible in his work where projects are designed in 3D from inception. This skill is valuable at every point of the process from early conceptual design through a project’s final development package, and to a periodic review of working drawings. His design leadership ensures a higher level and quality of design, efficiency in development and construction, and most importantly, allows for effective communication of a project’s vision and design details. Many projects both domestically and abroad in the areas of urban residential, community planning and commercial architecture, have benefitted from Padru’s expertise and commitment to quality. PADRU C. KANG ASSOCIATE / SENIOR PROJECT MANAGERASSOCIATE / SENIOR PROJECT MANAGER EDUCATION BARCH, ARCHITECTURE MINOR IN INTERIOR ARCHITECTURE, UNIVERSITY OF OREGON, EUGENE ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G PADRU C. KANG VINEYARDS AT MARSH CREEK Brentwood, California, USA CARRAMERICA CORPORATE CAMPUS MASTER PLAN Pleasanton, California, USA ZEKA RANCH COMMUNITY MASTER PLAN Antioch, California, USA NEIGHBORHOOD REVITALIZATION FEASIBILITY STUDY East Palo Alto, California, USA COYOTE VALLEY SPECIFIC PLAN San Jose, California, USA RESIDENCES AT CALIFORNIA CENTER Pleasanton, California, USA LUXE HILLS COMMUNITY BUILDINGS Chengdu, China XINDU PARK 198 COMMUNITY BUILDINGS Chengdu, China NEIGHBORHOOD-6 POOL & REC BUILDING San Ramon, CA, USA RESIDENCES AT CALIFORNIA CENTER Pleasanton, California, USA CLASSICS AT REDWOOD CITY Redwood City, California, USA CLASSICS AT SAN MATEO San Mateo, California, USA 500 EL CAMINO REAL Menlo Park, California, USA AFFORDABLE MIXED-USE Oakland, California, USA BUTCHER’S CORNER Sunnyvale, California, USA WARM SPRINGS - PHASE ONE Fremont, California, USA DAZHOU BAY CITY Dazhou, Sichuan, China GALE RANCH VILLAGE CENTER San Ramon, California, USA SHOPS AT CALIFORNIA CENTER Pleasanton, California, USA PLANNING + URBAN DESIGN RECREATION FACILITIES + AMENITIES URBAN RESIDENTIAL + INFILL RETAIL OLESON PROPERTY Danville, California, USA NUNN RESIDENCE Clayton, California, USA LOMBARD MIXED-USE PROJECT San Francisco, California, USA 490 EL CAMINO REAL Belmont, California, USA 4546 EL CAMINO REAL Los Altos, California, USA MARINA PLAZA Cupertino, California, USA MAIN STREET RESIDENCES El Cajon, California, USA PARK RIDGE APARTMENTS Temecula, California, USA BLUE DIAMOND Las Vegas, California, USA SPENSER 68 Kenmore, Washington, USA VISTA TULOCAY Napa, California, USA WESTLAKE CHRISTIAN TERRACE EAST Oakland, California, USA Christian Church Homes PALOMA CANYON San Ramon, California, USA Shapell Homes ROBERTSON RANCH Carlsbad, California, USA Shapell Homes PRIVATE RESIDENCES MIXED USE APARTMENTS SENIOR LIVING NEIGHBORHOOD-6 TOWNS San Ramon, California, USA CORSIA AT GALE RANCH San Ramon, California, USA CORSIA COMMONS ROW TOWNS Livermore, California, USA SIENA VILLAGE Brentwood, California, USA ROBERTSON RANCH Carlsbad, California, USA EVERGREEN ROW HOMES San Jose, California, USA RESIDENTIAL DESIGN VISUALIZATION IS AN INTEGRAL COMPONENT OF OUR DESIGN PROCESS. As an integral resource and leader for every project team, Padru Kang bridges his architectural background with the power of technology. He has proficiently and successfully integrated the design process with the digital world, as visible in his work where projects are designed in 3D from inception. This skill is valuable at every point of the process from early conceptual design through a project’s final development package, and to a periodic review of working drawings. His design leadership ensures a higher level and quality of design, efficiency in development and construction, and most importantly, allows for effective communication of a project’s vision and design details. Many projects both domestically and abroad in the areas of urban residential, community planning and commercial architecture, have benefitted from Padru’s expertise and commitment to quality. PADRU C. KANG ASSOCIATE / SENIOR PROJECT MANAGERASSOCIATE / SENIOR PROJECT MANAGER EDUCATION BARCH, ARCHITECTURE MINOR IN INTERIOR ARCHITECTURE, UNIVERSITY OF OREGON, EUGENE ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM VIEWOURWORK ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 13 OUR EXPERIENCE Celebrating 40 years of design achievements, Dahlin Group is active in virtually every type of real estate development in the U.S. and internationally. CREATE DESIGN VALUE—that is the cornerstone of our work, and an attitude that translates well with our client’s fiscal and corporate goals and responsibilities. Dahlin Group has a record of success in architecture and planning. We have long—and intentionally—offered both services under one roof, because we believe that architecture can inform the community’s design as much as a community’s design dictates its architecture. Many of our builder clients come to us to design their communities and the homes within them precisely because they trust that our work will result in practical, yet memorable communities. Approximately 90 percent of our work is generated from repeat clients and referrals. A large number of regional and international clients engage us to design most or all of their projects knowing they can rely on quality and delivery that meets or exceeds expectations. We continue to build on this reputation, diversifying and expanding our community project base into large-scale land planning, urban and community residential, mixed-use, retail, commercial and recreational architecture around the world. We maintain the principle that the places we make must serve our clients’ needs, while enhancing the overall quality of their community. Our collective body of work demonstrates a compelling exhibition of experience and expertise in project types including: community planning; urban design; infill and redevelopment; hospitality and fitness; retail, commercial and office; institutional and municipal; community amenities; golf clubhouses; community residential; private residences; urban residential and mixed-use; apartments and affordable housing; and senior living. ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM LOS GATOS EXPERIENCE Knowles Drive Los Gatos and Blossom Hill National Avnue Los Gatos Glen LOS GATOS, CALIFORNIA, USA | TAYLOR MORRISON LOS GATOS, CALIFORNIA, USA | CHL VENTURES LOS GATOS, CALIFORNIA, USA | LG NATIONAL LOS GATOS, CALIFORNIA, USA | SUMMERHILL HOMES A unique infill project designed to mirror the adjacent established neighborhood. Highly articulated and richly detailed these homes reflect authentic details and embellishments of the past. Elevations include: Craftsman, Colonial New England and Folk Victorian. While the exteriors reflect history the interiors deliver all the modern details that is important to this buyer. Gourmet kitchens, spacious master suites and well-zoned formal and informal living spaces along with elegant details create memorable homes. A charming compact lot infill community located near jobs, shopping and transit links. The challenge for this project was to create enough density to make the homes more affordable while navigating a challenging approval process. The result, a private enclave of Mediterranean inspired homes that provide private open space for each owner and a lovely common open space and community garden. Development studies for a large corner parcel at the site of a former car dealership and parking area. Proposed designs included retail shops and commercial space along three street frontages. Layered residential buildings filled the balance of the rear portion of the site further away from the streets. This included 3-story condos in the central areas, and 2-story townhomes along the rear borders. In-fill development of seven homes built at the corner of National Avenue and Drakes Bay on the site of a former church and parking lot. The project featured three 2-story homes in English, French and Monterey imagery along National Avenue, and four 1-story homes on Sequoia Court adjacent to the existing neighborhood. ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 15 Clifton Avenue LOS GATOS, CALIFORNIA, USA | MARK TERSINI North 40 LOS GATOS, CALIFORNIA, USA | SUMMERHILL HOMES North 40 features a mix of housing opportunities tailored to meet the Town’s unmet needs for places for young professionals, empty nesters, and seniors to live. The residences are tied together with an open space plan that embraces the site’s agricultural history through functioning community gardens and orchard treatments. The heart of the project comes alive with a specialty market and neighborhood retail where neighbors, friends and families can gather and celebrate the Los Gatos quality of life. Custom Tuscan Villa home design development study for a fabulous 6-acre view lot in the Hillside zone of Los Gatos. The site features panoramic views of the valley and surrounding mountains, as well as private road and gate access. DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOS GATOS - DOWNTOWN PARKING STRUCTURE | PRESIDIO DEVELOPMENT PARTNERS, LLC | 15 ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G REMINISCENT OF 1930s LOS ANGELES COURTYARD HOMES, THE SPANISH-INSPIRED ARCHITECTURE OF CIENEGA RELATES TO THE OLDER SURROUNDING SINGLE-FAMILY NEIGHBORHOODS. THE WHITE STUCCO TOWNHOMES HAVE UNIQUE FLOOR PLANS THAT INCLUDE TWO LEVELS OF LIVING OVER TUCK-UNDER GARAGES. DETAILED DESIGN FEATURES INCLUDING DEEP-SET WINDOWS, ORNAMENTAL TILE ACCENTS AND LIGHT FIXTURES, AND CUSTOM DESIGNED WROUGHT IRON GATES AND RAILINGS, CREATE A TRULY AUTHENTIC ARCHITECTURAL EXPERIENCE. PROJECT INFORMATION AWARDS 2006 BALA PLATINUM AWARD, BEST ATTACHED HOME 2005 MAME GRAND AWARD, BEST ATTACHED PROJECT SITE: 3 ACRES BUILDING: 1284-2028 SQFT PLANS UNITS: 79 TOWNHOMES DENSITY / FAR: 26 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION CIENEGA LONG BEACH, CALIFORNIA, USA | BROOKFIELD HOMES DAHLIN GROUP ARCHITECTURE | PLANNING CIENEGA ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G REMINISCENT OF 1930s LOS ANGELES COURTYARD HOMES, THE SPANISH-INSPIRED ARCHITECTURE OF CIENEGA RELATES TO THE OLDER SURROUNDING SINGLE-FAMILY NEIGHBORHOODS. THE WHITE STUCCO TOWNHOMES HAVE UNIQUE FLOOR PLANS THAT INCLUDE TWO LEVELS OF LIVING OVER TUCK-UNDER GARAGES. DETAILED DESIGN FEATURES INCLUDING DEEP-SET WINDOWS, ORNAMENTAL TILE ACCENTS AND LIGHT FIXTURES, AND CUSTOM DESIGNED WROUGHT IRON GATES AND RAILINGS, CREATE A TRULY AUTHENTIC ARCHITECTURAL EXPERIENCE. PROJECT INFORMATION AWARDS 2006 BALA PLATINUM AWARD, BEST ATTACHED HOME 2005 MAME GRAND AWARD, BEST ATTACHED PROJECT SITE: 3 ACRES BUILDING: 1284-2028 SQFT PLANS UNITS: 79 TOWNHOMES DENSITY / FAR: 26 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION CIENEGA LONG BEACH, CALIFORNIA, USA | BROOKFIELD HOMES DAHLIN GROUP ARCHITECTURE | PLANNINGCIENEGA ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G WINNER OF MULTIPLE AWARDS FOR BEST ATTACHED PROJECT, CELSIUS 44 BORROWS FROM THE INDUSTRIAL AND AGRARIAN AESTHETICS OF THE REGION TO REVITALIZE DOWNTOWN PETALUMA WITHIN ITS EMERGING RIVERFRONT WAREHOUSE DISTRICT. SET ALONG A HISTORIC TROLLEY LINE, BUILDING DESIGNS RESPOND TO THE STREETSCAPE, AND RESPECT THE SCALE AND CHARACTER OF ITS NEIGHBORING USES. EACH HOME IS CREATIVELY INTEGRATED WITH ITS OWN PRIVATE DECK SPACE. PROJECT INFORMATION AWARDS 2009 GOLD NUGGET GRAND AWARD, BEST ATTACHED PROJECT 2009 BALA GOLD AWARD, BEST ATTACHED INFILL PROJECT SITE: 1.5 ACRES BUILDING: 1460-1960 SQFT PLANS UNITS: 48 TOWNHOMES/CONDOS DENSITY / FAR: 33 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION CELSIUS 44 PETALUMA, CALIFORNIA, USA | ST. JAMES PROPERTIES DAHLIN GROUP ARCHITECTURE | PLANNING CELSIUS 44 ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G WINNER OF MULTIPLE AWARDS FOR BEST ATTACHED PROJECT, CELSIUS 44 BORROWS FROM THE INDUSTRIAL AND AGRARIAN AESTHETICS OF THE REGION TO REVITALIZE DOWNTOWN PETALUMA WITHIN ITS EMERGING RIVERFRONT WAREHOUSE DISTRICT. SET ALONG A HISTORIC TROLLEY LINE, BUILDING DESIGNS RESPOND TO THE STREETSCAPE, AND RESPECT THE SCALE AND CHARACTER OF ITS NEIGHBORING USES. EACH HOME IS CREATIVELY INTEGRATED WITH ITS OWN PRIVATE DECK SPACE. PROJECT INFORMATION AWARDS 2009 GOLD NUGGET GRAND AWARD, BEST ATTACHED PROJECT 2009 BALA GOLD AWARD, BEST ATTACHED INFILL PROJECT SITE: 1.5 ACRES BUILDING: 1460-1960 SQFT PLANS UNITS: 48 TOWNHOMES/CONDOS DENSITY / FAR: 33 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION CELSIUS 44 PETALUMA, CALIFORNIA, USA | ST. JAMES PROPERTIES DAHLIN GROUP ARCHITECTURE | PLANNINGCELSIUS 44 ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOCATED IN THE HEART OF DOWNTOWN HAYWARD WITH THE CONVENIENCES OF SHOPPING AND ACCESS TO BART TRANSIT ACROSS THE STREET, THIS URBAN INFILL SITE PROVIDES AN IDEAL LOCATION FOR SENIOR LIVING. SOCIAL FUNCTIONS AND RESIDENT INTERACTION ARE ENCOURAGED AND SUPPORTED BY TWO LARGE COMMUNITY SPACES, SMALL MEETING ROOMS, AND OUTDOOR COURTYARDS AND DECKS. TENANT IMPROVEMENTS FOR THE COMMERCIAL SPACE ON THE GROUND LEVEL SERVE AS THE NEW OFFICES FOR EDEN HOUSING. PROJECT INFORMATION FEATURES COMMUNITY SPACES MEETING ROOMS COURTYARDS AND DECKS COMMERCIAL OFFICE SPACE ACROSS FROM BART TRANSIT SITE: 1.5 ACRES BUILDING: 12,000 SQFT COMMERCIAL, 48,000 SQFT RESIDENTIAL UNITS: 60 DENSITY / FAR: 40 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION HAYWARD SENIORS HAYWARD, CALIFORNIA, USA | EDEN HOUSING DAHLIN GROUP ARCHITECTURE | PLANNING HAYWARD SENIORS ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOCATED IN THE HEART OF DOWNTOWN HAYWARD WITH THE CONVENIENCES OF SHOPPING AND ACCESS TO BART TRANSIT ACROSS THE STREET, THIS URBAN INFILL SITE PROVIDES AN IDEAL LOCATION FOR SENIOR LIVING. SOCIAL FUNCTIONS AND RESIDENT INTERACTION ARE ENCOURAGED AND SUPPORTED BY TWO LARGE COMMUNITY SPACES, SMALL MEETING ROOMS, AND OUTDOOR COURTYARDS AND DECKS. TENANT IMPROVEMENTS FOR THE COMMERCIAL SPACE ON THE GROUND LEVEL SERVE AS THE NEW OFFICES FOR EDEN HOUSING. PROJECT INFORMATION FEATURES COMMUNITY SPACES MEETING ROOMS COURTYARDS AND DECKS COMMERCIAL OFFICE SPACE ACROSS FROM BART TRANSIT SITE: 1.5 ACRES BUILDING: 12,000 SQFT COMMERCIAL, 48,000 SQFT RESIDENTIAL UNITS: 60 DENSITY / FAR: 40 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION HAYWARD SENIORS HAYWARD, CALIFORNIA, USA | EDEN HOUSING DAHLIN GROUP ARCHITECTURE | PLANNINGHAYWARD SENIORS ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G WHAT WAS ONCE AN OLD WAREHOUSE SITE IN DOWNTOWN SAN JOSE HAS BEEN REVITALIZED INTO A NEIGHBORHOOD FOR URBAN LIVING. 800 NORTH 8TH IS A MIX OF SPACIOUS CONDOS ORIENTED AROUND CENTRAL COURTYARDS AND CONNECTED BY EXTERIOR BREEZEWAYS AT ALL LEVELS. BUILT ON A PODIUM, PARKING IS TUCKED UNDERGROUND WITH SOME UNITS FEATURING LOFT-STYLE MEZZANINE LEVELS AND HIGH CEILINGS. PROJECT INFORMATION AWARDS 2005 MAME WINNER, BEST ARCHITECTURAL DESIGN FOR ATTACHED COMMUNITY 2005 MAME WINNER, BEST INTERIOR MERCHANDISING FOR ATTACHED HOME SITE: 1.6 ACRES UNITS: 66 CONDOS DENSITY / FAR: 40 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION 800 NORTH 8TH SAN JOSE, CALIFORNIA, USA | REGIS HOMES DAHLIN GROUP ARCHITECTURE | PLANNING 800 NORTH 8TH ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G WHAT WAS ONCE AN OLD WAREHOUSE SITE IN DOWNTOWN SAN JOSE HAS BEEN REVITALIZED INTO A NEIGHBORHOOD FOR URBAN LIVING. 800 NORTH 8TH IS A MIX OF SPACIOUS CONDOS ORIENTED AROUND CENTRAL COURTYARDS AND CONNECTED BY EXTERIOR BREEZEWAYS AT ALL LEVELS. BUILT ON A PODIUM, PARKING IS TUCKED UNDERGROUND WITH SOME UNITS FEATURING LOFT-STYLE MEZZANINE LEVELS AND HIGH CEILINGS. PROJECT INFORMATION AWARDS 2005 MAME WINNER, BEST ARCHITECTURAL DESIGN FOR ATTACHED COMMUNITY 2005 MAME WINNER, BEST INTERIOR MERCHANDISING FOR ATTACHED HOME SITE: 1.6 ACRES UNITS: 66 CONDOS DENSITY / FAR: 40 DU/AC SERVICES: ARCHITECTURE, DESIGN VISUALIZATION 800 NORTH 8TH SAN JOSE, CALIFORNIA, USA | REGIS HOMES DAHLIN GROUP ARCHITECTURE | PLANNING800 NORTH 8TH ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G Close to BARt tRAnsit And the seRviCes And Amenities of downtown oRindA, monteveRde is A wood podium pRojeCt pRoviding AffoRdABle RentAl ApARtments to senioRs, ACRoss A site ChAllenged By A 40-foot gRAde ChAnge. A numBeR of sustAinABle feAtuRes suCh As solAR hot wAteR And pv systems hAve Been integRAted to mAximize Building effiCienCy. onsite suppoRtive seRviCes pRogRAms And A numBeR of Amenities ARe pRovided to suppoRt theiR dAily lives. PROJECT INFORMATION AWARDS 2015 gold nugget gRAnd AwARd, senioRs housing Community, ACtive Adult/independent living 2012 gold nugget gRAnd AwARd, senioRs housing Community, on-the-BoARds site: 1.4 ACRes Building: 630-700 sqft plAns units: 67 density / f AR: 47.9 du/AC seRviCes: ARChiteCtuRe, design visuAlizAtion, sustAinABility MONTEVERDE SENIOR APARTMENTS ORINDA, CALIFORNIA, USA | EDEN HOUSING DAHLIN GROUP ARCHITECTURE | PLANNING MONTEVERDE SENIOR APARTMENTS ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G Close to BARt tRAnsit And the seRviCes And Amenities of downtown oRindA, monteveRde is A wood podium pRojeCt pRoviding AffoRdABle RentAl ApARtments to senioRs, ACRoss A site ChAllenged By A 40-foot gRAde ChAnge. A numBeR of sustAinABle feAtuRes suCh As solAR hot wAteR And pv systems hAve Been integRAted to mAximize Building effiCienCy. onsite suppoRtive seRviCes pRogRAms And A numBeR of Amenities ARe pRovided to suppoRt theiR dAily lives. PROJECT INFORMATION AWARDS 2015 gold nugget gRAnd AwARd, senioRs housing Community, ACtive Adult/independent living 2012 gold nugget gRAnd AwARd, senioRs housing Community, on-the-BoARds site: 1.4 ACRes Building: 630-700 sqft plAns units: 67 density / f AR: 47.9 du/AC seRviCes: ARChiteCtuRe, design visuAlizAtion, sustAinABility MONTEVERDE SENIOR APARTMENTS ORINDA, CALIFORNIA, USA | EDEN HOUSING DAHLIN GROUP ARCHITECTURE | PLANNINGMONTEVERDE SENIOR APARTMENTS ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G SLATER 116 IS A WELCOME ADDITION TO THE REDEVELOPMENT PLANS OF THE NORTH ROSE HILL AND TOTEM LAKE BUSINESS DISTRICTS. THE URBAN FORM OF THE BUILDING DESIGN VISUALLY ANCHORS THE GATEWAY INTO THESE PEDESTRIAN-ORIENTED ZONES, WHILE SERVING AS A NEIGHBORHOOD LANDMARK WITH ITS ARTICULATED TOWER ELEMENTS, ELEVATED PEDESTRIAN TERRACE AND COMMERCIAL RETAIL ACTIVITY. THE BUILDING’S VARIETY IN MASSING AND USE OF QUALITY MATERIALS, BALCONIES, PLAZAS AND LANDSCAPING—ALL CONTRIBUTE TO THE HUMAN SCALE OF AN ACTIVATED NEIGHBORHOOD STREETSCAPE. PROJECT INFORMATION AWARDS 2012 GOLD NUGGET MERIT AWARD, ON-THE-BOARDS MIXED USE PROJECT SITE: 2 ACRES BUILDING: 12,326 SQFT COMMERCIAL, 693-1332 SQFT PLANS UNITS: 108 APARTMENTS DENSITY / FAR: 54 DU/AC SERVICES: PLANNING, ARCHITECTURE, DESIGN VISUALIZATION SLATER 116 KIRKLAND, WASHINGTON, USA | MAIN STREET PROPERTY GROUP DAHLIN GROUP ARCHITECTURE | PLANNING SLATER 116 Ur b a n C o f f e e L o u n g e | I n t e r i o r A r c h i t e c t C r e d i t : J e f f M i n e r ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G SLATER 116 IS A WELCOME ADDITION TO THE REDEVELOPMENT PLANS OF THE NORTH ROSE HILL AND TOTEM LAKE BUSINESS DISTRICTS. THE URBAN FORM OF THE BUILDING DESIGN VISUALLY ANCHORS THE GATEWAY INTO THESE PEDESTRIAN-ORIENTED ZONES, WHILE SERVING AS A NEIGHBORHOOD LANDMARK WITH ITS ARTICULATED TOWER ELEMENTS, ELEVATED PEDESTRIAN TERRACE AND COMMERCIAL RETAIL ACTIVITY. THE BUILDING’S VARIETY IN MASSING AND USE OF QUALITY MATERIALS, BALCONIES, PLAZAS AND LANDSCAPING—ALL CONTRIBUTE TO THE HUMAN SCALE OF AN ACTIVATED NEIGHBORHOOD STREETSCAPE. PROJECT INFORMATION AWARDS 2012 GOLD NUGGET MERIT AWARD, ON-THE-BOARDS MIXED USE PROJECT SITE: 2 ACRES BUILDING: 12,326 SQFT COMMERCIAL, 693-1332 SQFT PLANS UNITS: 108 APARTMENTS DENSITY / FAR: 54 DU/AC SERVICES: PLANNING, ARCHITECTURE, DESIGN VISUALIZATION SLATER 116 KIRKLAND, WASHINGTON, USA | MAIN STREET PROPERTY GROUP DAHLIN GROUP ARCHITECTURE | PLANNINGSLATER 116 Ur b a n C o f f e e L o u n g e | I n t e r i o r A r c h i t e c t C r e d i t : J e f f M i n e r ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G ONE BLOCK FROM SAN JOSE’S VTA LIGHT RAIL BAYPOINTE STATION, ENSO IS A TRANSIT- ORIENTED, URBAN LIVING RESIDENTIAL COMMUNITY. THIS FOUR-STORY PODIUM BUILDING SITS OVER AN UNDERGROUND PARKING GARAGE EQUIPPED WITH BIKE STORAGE AND PARKING DESIGNATED FOR LOW EMITTING VEHICLES. INFLUENCED BY THE ARCHITECTURE OF NEARBY COMMERCIAL AND LIGHT INDUSTRIAL BUILDINGS, ITS CONTEMPORARY DESIGN FEATURES EXTENSIVE USE OF GLASS, CORRUGATED METAL SIDING, AND STANDING SEAM ROOFS. PROJECT AMENITIES INCLUDE A COURTYARD GARDEN, POOL AND RECREATION FACILITY, AND A NEIGHBORHOOD PARK. PROJECT INFORMATION SUSTAINABILITY LEED NC GOLD CERTIFIED TRANSIT-ORIENTED, ONE BLOCK FROM VTA LIGHT RAIL BAYPOINTE STATION WITH PARKING ALTERNATIVES THAT ENCOURAGE BIKE RIDING AND LOW EMITTING VEHICLES ROOFING ALTERNATIVES THAT MINIMIZE HEAT ISLAND EFFECT BUILDING CONSTRUCTION OF RECYCLED MATERIALS AND LOW VOC PAINT SITE: 3 ACRES UNITS: 183 APARTMENTS DENSITY / FAR: 61 DU/AC SERVICES: ARCHITECTURE, SUSTAINABILITY, DESIGN VISUALIZATION ENSO SAN JOSE, CALIFORNIA, USA | FAIRFIELD RESIDENTIAL DAHLIN GROUP ARCHITECTURE | PLANNING ENSO ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G ONE BLOCK FROM SAN JOSE’S VTA LIGHT RAIL BAYPOINTE STATION, ENSO IS A TRANSIT- ORIENTED, URBAN LIVING RESIDENTIAL COMMUNITY. THIS FOUR-STORY PODIUM BUILDING SITS OVER AN UNDERGROUND PARKING GARAGE EQUIPPED WITH BIKE STORAGE AND PARKING DESIGNATED FOR LOW EMITTING VEHICLES. INFLUENCED BY THE ARCHITECTURE OF NEARBY COMMERCIAL AND LIGHT INDUSTRIAL BUILDINGS, ITS CONTEMPORARY DESIGN FEATURES EXTENSIVE USE OF GLASS, CORRUGATED METAL SIDING, AND STANDING SEAM ROOFS. PROJECT AMENITIES INCLUDE A COURTYARD GARDEN, POOL AND RECREATION FACILITY, AND A NEIGHBORHOOD PARK. PROJECT INFORMATION SUSTAINABILITY LEED NC GOLD CERTIFIED TRANSIT-ORIENTED, ONE BLOCK FROM VTA LIGHT RAIL BAYPOINTE STATION WITH PARKING ALTERNATIVES THAT ENCOURAGE BIKE RIDING AND LOW EMITTING VEHICLES ROOFING ALTERNATIVES THAT MINIMIZE HEAT ISLAND EFFECT BUILDING CONSTRUCTION OF RECYCLED MATERIALS AND LOW VOC PAINT SITE: 3 ACRES UNITS: 183 APARTMENTS DENSITY / FAR: 61 DU/AC SERVICES: ARCHITECTURE, SUSTAINABILITY, DESIGN VISUALIZATION ENSO SAN JOSE, CALIFORNIA, USA | FAIRFIELD RESIDENTIAL DAHLIN GROUP ARCHITECTURE | PLANNINGENSO ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G GettinG its name from the six 85-foot- tall old-Growth red oak trees preserved and inteGrated into the desiGn of the site, six oaks is part of Bothell landinG’s reincarnation. this mixed-use apartment community is hiGhly walkaBle to downtown Bothell’s amenities and nearBy institutions, and commuter-friendly to the reGion’s top employment centers. the hiGhly amenitized project has a state-of-the-art fitness center, resident’s lounGe, zen courtyard, Bike workshop room, Bocce Ball court, outdoor fireplace, dininG terrace, and multiple GatherinG spots. PROJECT INFORMATION SUSTAINABILITY Built Green 3-star repurposed eiGht trees for on-site community furniture rain Garden for stormwater runoff and native, drouGht tolerant plants operaBle enerGy-efficient windows for passive solar Gain low voc paints and materials Bike storaGe, Bikeshare and future electric car charGinG options site: 2.7 acres BuildinG: 9000 sQft commercial, 650-1100 sQft plans units: 203 apartments density / far: 75.1 du/ac services: architecture, sustainaBility, desiGn visualization SIX OAKS BOTHELL, WASHINGTON, USA | MAIN STREET PROPERTY GROUP DAHLIN GROUP ARCHITECTURE | PLANNING SIX OAKS ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G GettinG its name from the six 85-foot- tall old-Growth red oak trees preserved and inteGrated into the desiGn of the site, six oaks is part of Bothell landinG’s reincarnation. this mixed-use apartment community is hiGhly walkaBle to downtown Bothell’s amenities and nearBy institutions, and commuter-friendly to the reGion’s top employment centers. the hiGhly amenitized project has a state-of-the-art fitness center, resident’s lounGe, zen courtyard, Bike workshop room, Bocce Ball court, outdoor fireplace, dininG terrace, and multiple GatherinG spots. PROJECT INFORMATION SUSTAINABILITY Built Green 3-star repurposed eiGht trees for on-site community furniture rain Garden for stormwater runoff and native, drouGht tolerant plants operaBle enerGy-efficient windows for passive solar Gain low voc paints and materials Bike storaGe, Bikeshare and future electric car charGinG options site: 2.7 acres BuildinG: 9000 sQft commercial, 650-1100 sQft plans units: 203 apartments density / far: 75.1 du/ac services: architecture, sustainaBility, desiGn visualization SIX OAKS BOTHELL, WASHINGTON, USA | MAIN STREET PROPERTY GROUP DAHLIN GROUP ARCHITECTURE | PLANNINGSIX OAKS ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COMDAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOCATED AT THE HEART OF CUPERTINO’S DOWNTOWN, THIS URBAN REDEVELOPMENT PLAN CONVERTS UNDER-UTILIZED COMMERCIAL RETAIL INTO A VIBRANT, URBAN VILLAGE. THE “GATEWAY” BUILDING INCLUDES A 147-ROOM BUSINESS HOTEL WHICH SITS ATOP A 20,000 SF ASIAN MARKET. ADDITIONAL BUILDINGS INCLUDE GROUND FLOOR RETAIL, MARKET RATE CONDOS, AND SENIOR RENTAL UNITS. PROJECT INFORMATION FEATURES 147 ROOM BUSINESS HOTEL OVER 20,000 SF ASIAN FOOD MARKET 18,000 SF OF GROUND FLOOR RETAIL FOR SALE CONDO BUILDING MARKET RATE RENTAL & SENIOR APARTMENTS SITE: 5.13 ACRES RESIDENTIAL BUILDING: 221,046 SQFT MARKET/HOTEL BUILDING: 102,544 SQFT RESIDENTIAL UNITS: 212 HOTEL SUITES: 147 MARINA PLAZA CUPERTINO, CALIFORNIA, USA | DE ANZA DEVELOPMENT, LLC DAHLIN GROUP ARCHITECTURE | PLANNING MARINA PLAZA ATTACHMENT 5 DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G DAHLIN GROUP ARCHITECTURE | PLANNINGWWW.DAHLINGROUP.COM DA H L I N G R O U P AR C H I T E C T U R E | P L A N N I N G LOCATED AT THE HEART OF CUPERTINO’S DOWNTOWN, THIS URBAN REDEVELOPMENT PLAN CONVERTS UNDER-UTILIZED COMMERCIAL RETAIL INTO A VIBRANT, URBAN VILLAGE. THE “GATEWAY” BUILDING INCLUDES A 147-ROOM BUSINESS HOTEL WHICH SITS ATOP A 20,000 SF ASIAN MARKET. ADDITIONAL BUILDINGS INCLUDE GROUND FLOOR RETAIL, MARKET RATE CONDOS, AND SENIOR RENTAL UNITS. PROJECT INFORMATION FEATURES 147 ROOM BUSINESS HOTEL OVER 20,000 SF ASIAN FOOD MARKET 18,000 SF OF GROUND FLOOR RETAIL FOR SALE CONDO BUILDING MARKET RATE RENTAL & SENIOR APARTMENTS SITE: 5.13 ACRES RESIDENTIAL BUILDING: 221,046 SQFT MARKET/HOTEL BUILDING: 102,544 SQFT RESIDENTIAL UNITS: 212 HOTEL SUITES: 147 MARINA PLAZA CUPERTINO, CALIFORNIA, USA | DE ANZA DEVELOPMENT, LLC DAHLIN GROUP ARCHITECTURE | PLANNINGMARINA PLAZA ATTACHMENT 5 DAHLIN GROUP ARCHITECTURE | PLANNING WWW.DAHLINGROUP.COM DAHLIN GROUP IS A GLOBAL PROVIDER OF PROFESSIONAL ARCHITECTURE AND PLANNING SERVICES TO A BROAD RANGE OF MARKETS WORLDWIDE. Pleasanton Irvine Solana Beach 5865 Owens Drive Pleasanton, California 94588 USA +1-925-251-7200 pleasanton@dahlingroup.com 18818 Teller Avenue, Suite 260 Irvine, California 92612 USA +1-949-250-4680 irvine@dahlingroup.com 539 South Cedros Avenue Solana Beach, California 92075 USA +1-858-350-0544 solanabeach@dahlingroup.com Beijing Hangzhou Chengdu Shanghai No.103 Chaoyang North Road 17th Floor, Golden Glory Mansion Chaoyang District, Beijing, 100123 PR China +86-10-8551-0636 beijing@dahlingroup.com.cn No.8 Qiu Shi Road, Suite 803A South Tower, Anno Domini Mansion Xihu District, Hangzhou, 310013 PR China +86-571-8763-3791 hangzhou@dahlingroup.com.cn No.27 South Renmin Road, Section 4 Building 1, Entrance 1, Suite 1307 Sun Dynasty International Chengdu, 610041, PR China +86-28-8553-8537 chengdu@dahlingroup.com.cn 600 North Shan Xi Road 4th Floor, Building 8, Suite 401 Jing’an District, Shanghai, 200042 PR China +86-21-6075-1039 shanghai@dahlingroup.com.cn ATTACHMENT 5 Statement of Qualifications            Traffic Patterns, LLC y P.O. Box 25 y Danville, CA 94526 y (408) 916-8141 Office y www.trafficpatterns.net y info@trafficpatterns.net CONTACT INFORMATION                              FIRM DESCRIPTION    Traffic Patterns was founded in 2008 and offers  engineering support services to public and  private companies.  Services include:    x Traffic Engineering  x Project Management  x Traffic Management Plans  x Traffic Operations Investigations  x Development Review/Coordination    Traffic Patterns recognizes that every customer  requires specialized services to meet the  individual needs of their projects.  Traffic  Patterns will tailor engineering services to each  client to ensure a high quality of service and the  successful delivery of projects.    Jaime O. Rodriguez, Principal‐in‐Charge of  Traffic Patterns, serves as Project Manager and  contact for each client to help ensure  consistency on projects.  Traffic Patterns team  members offer a diverse set of skills including  engineering and project management.    Traffic Patterns guarantees on‐time delivery  and 100% confidentiality.  Traffic Patterns is a  California Certified DBE Firm:  File No. 37944. PROJECT APPROACH    Prior to starting any project, Traffic Patterns will  meet with clients to discuss in detail the  following:    x Project background  x Project requirements  x Deliverables  x Schedule    Traffic Patterns’ specialized traffic engineering  services include:     x Traffic Engineering – Municipal‐focused  traffic engineering including customer  service safety investigations, engineering  & traffic surveys, traffic signal design and  development of roadway marking and  signage plans utilizing Traffic Patterns’  patented Sign Cells software.    x Traffic Signal Design – New installations  or modification projects are designed to  Caltrans or City‐specific design standards.   Operations studies to determine the most  efficient signal operation also available.  x Traffic Control Plans – Review or design  of traffic control plans for either typical  segments or street specific construction  projects.  Each plan is prepared in CAD  and stamped by a registered Traffic  Engineer.    x Bicycle & Pedestrian Facility Design –  Development of Concept Plan Lines to  assist in planning for enhanced bicycle  and pedestrian facilities including NACTO  style innovations.  x Development Review/Coordination  Off‐site traffic impact design or review.   Traffic Patterns coordinates plan  submittal review with agency partners  and manages consultant submittals.     For more information, please visit:  www.trafficpatterns.net  Traffic Patterns, LLC P.O. Box 25 Danville, CA 94526 O: (408) 916-8141 Tax ID: EIN 26-2454835 Jaime O. Rodriguez Principal ph: (408) 916-8141 jaime@trafficpatterns.net www.trafficpatterns.net ATTACHMENT 5  Traffic Patterns – Statement of Qualifications  JAIME O. RODRIGUEZ, T.E.  PRINCIPAL, TRAFFIC PATTERNS   Mr. Rodriguez has over 20 years of experience in  managing transportation projects and is the  founder and principle‐in‐charge of Traffic Patterns.   His experience includes a strong background in the  public sector traffic operations with Complete  Street design expertise.  He provides a strong  project management background including  organization development, grant‐writing and  capital improvement program development.      PRINCIPAL  Traffic Patterns    As founder and principal‐in‐charge of Traffic  Patterns Jaime has directly managed each of the  firm’s projects.  Jaime provides both Project  Management and Design service and is regional  leader in Complete Streets and Safe Routes to  School programs.    Technology Advisor to:  x VIMOC Technologies – Landscape Computing  solution for Parking/Transportation  x D&M Traffic – Bicycle Facility Design and  Traffic Control Plan Development    Current Contracts:  x City of Palo Alto – Traffic Signal System  Upgrade Project with Trafficware  x City of Redwood City – On Call Traffic Engineer  Support and Special Projects  x City of Los Altos – Grant Writing and Special  Projects    Past Projects:  x City of Brisbane ‐ Engineering & Traffic Surveys  2014   x Valley Transportation Authority – Fiber Optic  Network Design  x City of Milpitas – Street Resurfacing Program  2010 and Grant Writing                    Education    Masters of Science  Transportation Planning & Management  San Jose State University    Bachelors of Science  Civil Engineering  San Jose State University      Registration    CA Traffic Engineer, TR2284      Certifications    Cal Cone Zone  Traffic Control Design & Operations    IMSA  Work Zone Safety  Traffic Signals I/II                    ATTACHMENT 5 JAIME O. RODRIGUEZ, CONT’D   Traffic Patterns – Statement of Qualifications  CHIEF TRANSPORTATION OFFICIAL  City of Palo Alto, CA  Mr. Rodriguez served as Chief Transportation Official for the City of Palo Alto responsible for the daily  operations of the transportation division including:  organization development; capital improvement  program oversight; parking program; community outreach; development and implementation of  transportation policy; and pursuit of grant funding, $19M. Key projects with the City of Palo Alto include:    x Bicycle & Pedestrian Transportation Plan Implementation  x California Avenue Transit Hub Corridor Streetscape Plan  x Safe Routes to School Program    DIRECTOR OF ADVANCED TRAFFIC MANAGEMENT SYSTEMS  Western Pacific Signal  Mr. Rodriguez served as the Director of ATMS Systems for Western Pacific Signal responsible for the  management and implementation of NAZTEC ATMS.new Central Systems and traffic signal field  controllers.  He was responsible for the development of IP‐based network schemes and providing traffic  engineering support and training to Naztec clients including the Cities of Oakland, Walnut Creek, San  Leandro, and Placer County.    CITY TRAFFIC ENGINEER  City of Milpitas, CA  Mr. Rodriguez served as City Traffic Engineer for the City of Milpitas responsible for the daily operations  of the traffic engineering and transportation planning sections.  Mr. Rodriguez secured over $13M in  grant‐funding for transportation projects and administered projects through the City’s capital  improvement program process.  Mr. Rodriguez also managed the Public Works – Street Maintenance  Division responsible daily operation of the Pavement, Roadway Markings, Signs, and Traffic  Signal/Streetlights Sections.  He also served as staff liaison to local and regional policy boards and was  responsible for managing planning impacts to local intersections and residential neighborhoods from  public and private development projects.    CAPITAL PROJECTS SPECIALIST  City of San Jose, CA  Mr. Rodriguez spent eight years with the City of San Jose holding various positions during his tenure  including Capital Projects Specialist with the City Manager’s Office, and Associate Engineer with the  Department of Transportation.  As Capital Projects Specialist, Mr. Rodriguez was responsible for tracking  and reporting to the City Council on the status of City Transportation and Environmental & Utility  Services – City Service Area projects.  With the Department of Transportation, Mr. Rodriguez was  responsible for managing the City’s $5.0M traffic signal capital program including the identification and  design of traffic signal and ITS projects.    EXPERT WITNESS WORK  Martinez vs. Wells Fargo Bank, Tracy, CA  Mr. Rodriguez served as an Expert Witness for Wells Fargo Bank  helping to defend them against claims regarding the operations of  their parking lot.  ATTACHMENT 5