681 Florida Housing Request for Qualifications for Ground Floor Community-Based Arts Tenant

September 2018

Table of Contents

Table of Contents 1 Project Description 2 Selection Timeline 2 Advisory Panel 3 Questions 3 Interview 3 Submission Process 3 Desired Respondents 4 Selection Criteria 4 RFQ Package Format 5 SECTION - 1: Organizational Background 5 SECTION - 2: Vision for 681 Florida 5 SECTION - 3: Organizational Readiness 5 Exhibits 6 Exhibit A - Architectural Renderings 7 Exhibit B - Background 12 Exhibit C - Community Engagement and Input on Arts Tenant 15 Exhibit D - List of Non-Profit Technical Assistance & Financing 22 Exhibit E - Examples of Arts Spaces 24

1 Project Description San Francisco’s Mission District has always been a supportive place for low-income and immigrant Latinos, but it’s now one of the most unaffordable neighborhoods in the country. In fact, 8,000 Latinos, representing 25% of this community, have been forced from their homes since 2000. Since its inception, over 40+ years ago, MEDA has used its experience to keep Latinos and working families, businesses, and community non-profits in the Mission District and help them thrive.

The proposed 681 Florida Housing development (former address 2070 Bryant), calls for 130 affordable apartment rentals for families. Forty-two percent of the units will be two bedrooms or larger, and thirty- percent of apartments are set aside for formerly homeless families. There will be approximately 8,000 square feet allocated for Production, Distribution and Repair (PDR) arts space which is defined by San Francisco Planning Department as: “space for exhibitions, rehearsals, and schools of any of the following: dance, music, dramatic art, film, video, graphic art, painting, drawing, sculpture, small-scale glass works, ceramics, textiles, woodworking, photography, custom-made jewelry or apparel, and other visual, and sound arts and studios, workshops, archives, theaters, and other similar spaces customarily used principally for arts activities. It shall also include commercial arts and art-related business services including, but not limited to, recording and editing services, small-scale film and video developing and printing; titling; video and film libraries; special effects production; fashion and photo stylists; production, sale and rental of theatrical wardrobes.” Mission Economic Development Agency (MEDA) and Tenderloin Neighborhood Development Corporation (TNDC) are soliciting responses to this Request for Qualifications (RFQ) for a tenant to finance, build, program, and manage 681 Florida Housing’s PDR arts ground floor space.

This RFQ is informed by a year-long community outreach process to determine the appropriate programming for the space, and to meet the needs of the Mission District. Having been involved since early community opposition to the market rate development at this site, MEDA understands that this community outreach plan must be sensitive to and incorporate an equitable response to the loss through displacement of CELLspace - the community arts asset formerly housed at 681 Florida.

Selection Timeline

September 27, 2018 Release RFQ

October 8, 2018 Questions via Email

October 18, 2018 Workshop with NCCLF

November 16, 2018 RFQ submittals

December 7, 2018 Invitation to submit RFP

January 25, 2018 Submit RFP

February 11, 2019 Interview Process

February 28, 2019 Award Announcement

2 Following the release of the RFQ, MEDA and TNDC will be holding one application workshop. Immediately following the application workshop, the Northern California Community Loan Fund (NCCLF) will be available to assist organizations and/or “artist collectives” who wish to jointly operate the space with examples of governance and operating models. Attendance at application workshop is optional. The workshop will be held at MEDA’s office at 2301 Mission St. Suite 304 on the thrid floor from 5:30pm-7:00pm on Thursday, October 18, 2018.

Advisory Panel A panel selected by 681 Florida’s development team will review respondents’ RFQ packages and score them based on selection criteria. The panel will consist of:

● Mission Economic Development Agency ● Tenderloin Neighborhood Development Corporation ● San Francisco Arts Commission ● San Francisco Office of Workforce Development ● Mission-based community organizations

Questions Email your questions to [email protected] by October, 8 2018. Questions submitted after this date will not be accepted. Please title your email: 681 Florida Arts RFQ Questions

Interview RFQ submissions that meet our qualifications will be contacted for an interview.

Submission Process Submit six hard copies of your qualifications with one saved to a USB Flash Drive to the following address by November 16, 2018:

Mission Economic Development Agency 2301 Mission Street, Suite 301 San Francisco, CA 94110 Attn: Monica Almendral

Please mark your package with your contact information in the following format:

Name of Organization Primary Contact (Name, Number, Email) Secondary Contact (Name, Number, Email) Current Location, if any Website, if any

Desired Respondents Desired respondents should demonstrate many of the following attributes:

1. An established track record, and evidence of, providing artistic excellence and serving historically underserved community(ies) in the City and County of San Francisco for at least the past three years; 2. A commitment to maintaining and enhancing the Mission as a strong and supportive community for Latino families, businesses and cultural institutions; and 3. Evidence of organizational readiness, including but not limited to: a. Demonstrable financial capacity to finance proposed tenant improvements, programming, and operations

Responses to this RFQ may be sponsored by one of the following:

1) An existing “artists collective” which applies and collectively bears financial responsibility for the entire space, with a clear proposal to fully program the Florida Street and Bryant Street spaces individually or as a whole; or 2) A single entity that is not for profit that desires use of the entire space and has the financial and organizational capacity to fully program the Florida Street and Bryant Street spaces individually or as a whole.

Selection Criteria

Category Points

Organizational Background - An established track record of 30 providing artistic excellence and serving historically underserved community(ies) in the City and County of San Francisco for at least the past three years, and can provide evidence that its mission and/or programs clearly relate to the previous statement;

Community and Vision - A commitment to maintaining and 30 enhancing the Mission as a strong and supportive community for Latino families, businesses and cultural institutions

Readiness - Can demonstrate financial capacity to finance 40 proposed tenant improvements, programming, and operations

RFQ Package Format Contact Information Section 1 - Organizational Background Section 2 - Community and Vision Section 3 - Readiness

SECTION - 1: Organizational Background (Max of 10-pages, single space) Please provide the following: A. Mission Statement; B. Types of services you provide to the community both arts and non-arts; C. Target population including: list of clients and neighborhoods served annually. Clients served should include primary and secondary clients and list of partnerships D. Strategic plan or business plan E. Track record/ seasurable including: goals and benchmarks and results to goals and benchmarks

SECTION - 2: Vision for 681 Florida A. Provide a narrative for your proposed programming, including; type of services, target population, how will you retain your clients once you move. (5 pages) B. Provide three (3) letters of support for your vision and current programming C. Use the rendering provided in Exhibit A to do a rough sketch of how you would use the approximately 8,000 sq ft. area. D. Management Plan: organization must demonstrate how they will manage the space. How will key decisions be made, including around staffing levels, financing decisions, and daily operations planning. If available, please provide any supporting documentation, including but not limited to memoranda of understanding, cooperative agreements and/or operating agreements.

SECTION - 3: Organizational Readiness A. Be incorporated and in good standing as a Section 501(c)(3): provide Documentation of 501(c)(3); experience securing tax exemptions B. Demonstrate financial accountability and stability by furnishing evidence of planning to identify and mitigate financial risk: including financials (if available, but not limited to, audited financial statements, Profit and Loss Statements, Balance Sheets, and data from DataArts) as well as a list of funders and contributions in the last two years. If a new entity or collective, please provide financials for primary decision-making organization within the entity or collective. C. Demonstrate organizational capacity: provide organizational chart with board members

5 D. Tenant Improvements Plan: Organization must show tentative space plan with a staffing plan for tenant improvement build out such as the following: Project Manager, Architect and Contractor E. Proposed financing plan including: capital campaign and operating budgets F. Technical Assistance & Financing: provide a list of technical assistance and financing you will acquire for this build out (if any*) *If you cannot provide one of these documents, provide how you will achieve garnering each one including timeline - Examples of technical assistance resources are in Exhibit F

PLEASE NOTE THAT THE BLUE TEXT WILL BE REQUIRED OF THOSE INVITED TO SUBMIT A RESQUEST FOR PROPOSAL. DO NOT SUBMIT THE BLUE TEXT ITEMS FOR THE RFQ.

Exhibits

Exhibit A: Architectural Renderings Exhibit B: Background Exhibit C: Large Community Meetings April 2017 & August 2017 Notes Exhibit D: Community Engagement and Input on Arts Tenant Exhibit E: List of Nonprofit Technical Assistance & Financing Exhibit F: Example of Arts Spaces

6 Exhibit A - Architectural Renderings See next pages.

7 AXON—

PDR 2

PDR 1

681 FLORIDA / 10 AUGUST, 2018 SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344

8/10/2018 3:14:16 PM 3:14:16 8/10/2018 SAN FRANCISCO / 660 Market Street, #300 San Francisco, CA 94104 / 415.956.0688

mithun.com

3 4 5 6 7 8 9 10

SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344

8/10/2018 3:14:16 PM 3:14:16 8/10/2018 SAN FRANCISCO / 660 Market Street, #300 San Francisco, CA 94104 / 415.956.0688

PROJECTmithun.com PDR 1 PLAN AND ELEVATION— 681 FLORIDA STREET FAMILY HOUSING LOCATION 681 FLORIDA STREET SAN FRANCISCO, CA LEVEL 02 32' - 1 1/2" 3 4 5 6 7 8 9 10 94110 BLOCK - LOT 20'-8" 4022 - 021 OPEN OPEN BRYANT ST PROJECT 25' - 6" PREPARED FOR 12'-7 1/2" 681 FLORIDA STREET 11'-11 1/2" TNDCFAMILY HOUSING 6'-0" LOCATION LEVEL 01 19' - 6" 681 FLORIDA STREET SAN FRANCISCO, CA LEVEL 02 32' - 1 1/2" 94110 Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing ization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the also applies Inc. harmless hold Mithun, indemnify and to defend, agreement Inc. This from Mithun, ization BLOCK - LOT 20'-8" 4022 - 021 OPEN OPEN BRYANT ST MEDA 25' - 6" PREPARED FOR INTERIOR12'-7 1/2" ELEVATION - PDR 1 EAST 11'-11 1/2" 2 3/16" = 1'-0" TNDC 6'-0"

this information thereon from the recipient without written author without written recipient from the thereon this information LEVEL 01 c. The drawings and/or data contained herein conform to Mithun, conform contained herein and/or data The drawings c. 19' - 6"

DATE ISSUE Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing ization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the also applies Inc. harmless hold Mithun, indemnify and to defend, agreement Inc. This from Mithun, ization

repancies can be inadvertently introduced intoelectronic media by differing hardware, software and operators. ELEVATION 08 JUN 2018 100% DESIGN DEVELOPMENT

e recipient or any person or entity that acquires or obtains or obtains that acquires person or entity or any e recipient MEDA nformation without the prior written authorization of Mithun, In of Mithun, authorization the prior written without nformation INTERIOR ELEVATION - PDR 1 EAST 2 3/16" = 1'-0" this information thereon from the recipient without written author without written recipient from the thereon this information c. The drawings and/or data contained herein conform to Mithun, conform contained herein and/or data The drawings c.

NO. DATE REVISION

ent of this information shall not copy, use or modify this i or modify not copy, use shall this information ent of E DATE ISSUE

repancies can be inadvertently introduced intoelectronic media by differing hardware, software and operators. 08 JUN 2018 100% DESIGN DEVELOPMENT D e recipient or any person or entity that acquires or obtains or obtains that acquires person or entity or any e recipient nformation without the prior written authorization of Mithun, In of Mithun, authorization the prior written without nformation tamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and disc ication or in any way connected with, the incompatibility, readability, or durability of the information contained herein by th herein contained of the information durability or readability, the incompatibility, with, in any way connected ication or he same building(s) or site(s) or for any other project. The recipi project. The any other site(s) or for or he same building(s) 14 DESIGN PARTNER AT PROJECT MANAGER NO. DATE REVISION EXTENT OF ADDITIONAL BATHROOM STALLS, JC PROJECT ARCHITECT ent of this information shall not copy, use or modify this i or modify not copy, use shall this information ent of E IF NEEDED LK PROJECT DESIGNER

EDGE OF LEVEL 02 2

tamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and disc SLAB ABOVE A6.03 ication or in any way connected with, the incompatibility, readability, or durability of the information contained herein by th herein contained of the information durability or readability, the incompatibility, with, in any way connected ication or he same building(s) or site(s) or for any other project. The recipi project. The any other site(s) or for or he same building(s) 14 DESIGN PARTNER C AT PROJECT MANAGER ions as to the accuracy of this information. If for any reas ees and defense costs, whether or not a suit is filed) arising suit is filed) or not a costs, whether and defense ees s intended for use on the project specified, and shall not be used or not be used and shall specified, on the project for use s intended EXTENT OF ADDITIONAL BATHROOM STALLS, JC 112.1 PROJECT ARCHITECT IF NEEDED LK PROJECT DESIGNER DN

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common law, statutory or copyrights. This electronic data i electronic This or copyrights. law, statutory common 1 EDGE OF LEVEL 02 2 mands, losses, damages, penalties or cost (including attorney's f attorney's or cost (including penalties losses, damages, mands, SLAB ABOVE A6.03 112.3 1 EDGE OF LEVEL 02 C SLAB ABOVE ions as to the accuracy of this information. If for any reas

ees and defense costs, whether or not a suit is filed) arising suit is filed) or not a costs, whether and defense ees EDGE OF TERRACE EDGE OF TERRACE s intended for use on the project specified, and shall not be used or not be used and shall specified, on the project for use s intended 112.1 SLAB ABOVE SLAB ABOVE 2 DN tion contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representat , Inc., which expressly reserves all ownership rights including any rights including all ownership reserves which expressly , Inc., employees, harmless from and against any claim, liability, de liability, any claim, from and against harmless employees, ervices normally associated with such a project. with such normally associated ervices

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common law, statutory or copyrights. This electronic data i electronic This or copyrights. law, statutory common B mands, losses, damages, penalties or cost (including attorney's f attorney's or cost (including penalties losses, damages, mands, 1 PROJECT NO. 112.3 1631600 EDGE OF LEVEL 02 DATE ISSUED SLAB ABOVE 08 JUN 2018 hout the involvement of Mithun, Inc. in the construction phase s the construction Inc. in of Mithun, hout the involvement to defend, indemnify, and hold Mithun, Inc., its shareholders and shareholders Inc., its hold Mithun, and to defend, indemnify, EDGE OF TERRACE EDGE OF TERRACE SLAB ABOVE SLAB ABOVE 3 4 5 6 7 8 9 10

SHEET NUMBER tion contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representat , Inc., which expressly reserves all ownership rights including any rights including all ownership reserves which expressly , Inc., employees, harmless from and against any claim, liability, de liability, any claim, from and against harmless employees, ervices normally associated with such a project. with such normally associated ervices LEVEL 01 - PDR 1 ered to be a change in services. a change in ered to be TITLE 1 3/16" = 1'-0" PLAN 112.2 A8.03ENLARGED PLAN & 100%ELEVATIONS DESIGN DEVELOPMENT - PDR 1 use of this information on any project or construction site wit site project or construction on any use of this information above. of the an acceptance constitute shall media, attached/enclosed of the Your use data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be consid a request Such recipient. by the original in writing is made if such a request format(s) file data in a different by law, extent permitted the fullest agrees, to The recipient Mithun, Inc. Disclaimer informa that the acknowledges only. Recipient purposes for informational files is these electronic in contained Any information of Mithun are the property of service as instruments Mithun, Inc. prepared by data in this electronic contained All information ORIGINAL SHEET SIZE 30" x 42" 30" SIZE SHEET ORIGINAL © 2018 MITHUN, INC. B NOT FOR CONSTRUCTION PROJECT NO. 1631600 681 FLORIDA / 10 AUGUST, 2018 DATE ISSUED 08 JUN 2018 hout the involvement of Mithun, Inc. in the construction phase s the construction Inc. in of Mithun, hout the involvement to defend, indemnify, and hold Mithun, Inc., its shareholders and shareholders Inc., its hold Mithun, and to defend, indemnify,

3 4 5 6 7 8 9 10 LEVEL 01 - PDR 1 SHEET NUMBER 1 3/16" = 1'-0" A8.03 100% DESIGN DEVELOPMENT use of this information on any project or construction site wit site project or construction on any use of this information above. of the an acceptance constitute shall media, attached/enclosed of the Your use data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be consid a request Such recipient. by the original in writing is made if such a request format(s) file data in a different by law, extent permitted the fullest agrees, to The recipient Mithun, Inc. Disclaimer informa that the acknowledges only. Recipient purposes for informational files is these electronic in contained Any information of Mithun are the property of service as instruments Mithun, Inc. prepared by data in this electronic contained All information ORIGINAL SHEET SIZE 30" x 42" 30" SIZE SHEET ORIGINAL © 2018 MITHUN, INC. NOT FOR CONSTRUCTION PDR 1 INTERIOR VIEWS—

VIEW 1 VIEW 2

681 FLORIDA / 10 AUGUST, 2018 SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344

8/10/2018 3:31:33 PM 3:31:33 8/10/2018 SAN FRANCISCO / 660 Market Street, #300 San Francisco, CA 94104 / 415.956.0688

mithun.com

SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344

8/10/2018 3:31:33 PM 3:31:33 8/10/2018 SAN FRANCISCO / 660 Market Street, #300 San Francisco, CA 94104 / 415.956.0688

mithun.com

PROJECT 681 FLORIDA STREET FAMILY HOUSING LOCATION 681 FLORIDA STREET SAN FRANCISCO, CA PROJECT BRYANT ST 94110 25' - 6" 681 FLORIDA STREET FAMILYBLOCK - LOT HOUSING 4022 - 021 LOCATION 681 FLORIDA STREET PDR 2— PREPARED FOR SANTNDC FRANCISCO, CA BRYANT ST 94110 25' - 6" BLOCK - LOT 4022 - 021 INTERIOR ELEVATION - PDR 2 EAST VIEW 3 3/16" = 1'-0" PREPARED FOR Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing ization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the also applies Inc. harmless hold Mithun, indemnify and to defend, agreement Inc. This from Mithun, ization TNDC

F G 8 9 MEDA INTERIOR ELEVATION - PDR 2 EAST VIEW 3 3/16" = 1'-0" MECH. LOUVER Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing ization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the also applies Inc. harmless hold Mithun, indemnify and to defend, agreement Inc. This from Mithun, ization this information thereon from the recipient without written author without written recipient from the thereon this information c. The drawings and/or data contained herein conform to Mithun, conform contained herein and/or data The drawings c.

F G 8 9 MEDA DATE ISSUE

MECH. LOUVER

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DATE ISSUE

BRYANT ST BRYANT ST 25' - 6" 25' - 6"

repancies can be inadvertently introduced intoelectronic media by differing hardware, software and operators. 08NO. JUN DATE 2018 100% DESIGN DEVELOPMENTREVISION 14'-8" 14'-8" e recipient or any person or entity that acquires or obtains or obtains that acquires person or entity or any e recipient ent of this information shall not copy, use or modify this i or modify not copy, use shall this information ent of nformation without the prior written authorization of Mithun, In of Mithun, authorization the prior written without nformation

BRYANT ST BRYANT ST 25' - 6" 25' - 6" INTERIOR ELEVATION - PDR 2 WEST VIEW INTERIOR ELEVATION - PDR 2 NORTH VIEW NO. DATE REVISION ent of this information shall not copy, use or modify this i or modify not copy, use shall this information ent of tamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and disc 3/16" = 1'-0" 3/16" = 1'-0" ication or in any way connected with, the incompatibility, readability, or durability of the information contained herein by th herein contained of the information durability or readability, the incompatibility, with, in any way connected ication or 5 2 he same building(s) or site(s) or for any other project. The recipi project. The any other site(s) or for or he same building(s)

ELEVATION DESIGN PARTNER AT PROJECT MANAGER JC PROJECT ARCHITECT LK INTERIOR ELEVATION - PDR 2 WEST VIEW INTERIOR ELEVATION - PDR 2 NORTH VIEW PROJECT DESIGNER

tamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and disc 3/16" = 1'-0" 3/16" = 1'-0" ication or in any way connected with, the incompatibility, readability, or durability of the information contained herein by th herein contained of the information durability or readability, the incompatibility, with, in any way connected ication or relied upon in part or in whole, for any future work on t work on for any future or in whole, upon in part relied 5 2 PROJECT TEAM MEMBERS he same building(s) or site(s) or for any other project. The recipi project. The any other site(s) or for or he same building(s) or allegedly arising out of any unauthorized use, reuse or modif use, reuse any unauthorized out of allegedly arising or on a conflict exists between information contained herein and the s herein and contained information exists between conflict on a DESIGN PARTNER ATCHECK PROJECT MANAGER G JC PROJECT ARCHITECT LK 9 8 PROJECT DESIGNER

relied upon in part or in whole, for any future work on t work on for any future or in whole, upon in part relied PROJECT TEAM MEMBERS or allegedly arising out of any unauthorized use, reuse or modif use, reuse any unauthorized out of allegedly arising or ions as to the accuracy of this information. If for any reas on a conflict exists between information contained herein and the s herein and contained information exists between conflict on a ees and defense costs, whether or not a suit is filed) arising suit is filed) or not a costs, whether and defense ees s intended for use on the project specified, and shall not be used or not be used and shall specified, on the project for use s intended CHECK

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5 A8.05 3 ions as to the accuracy of this information. If for any reas ees and defense costs, whether or not a suit is filed) arising suit is filed) or not a costs, whether and defense ees s intended for use on the project specified, and shall not be used or not be used and shall specified, on the project for use s intended common law, statutory or copyrights. This electronic data i electronic This or copyrights. law, statutory common

mands, losses, damages, penalties or cost (including attorney's f attorney's or cost (including penalties losses, damages, mands, 4 14'-8"

PDR 2 2

5 A8.05 3 BRYANT ST

common law, statutory or copyrights. This electronic data i electronic This or copyrights. law, statutory common 25' - 6" mands, losses, damages, penalties or cost (including attorney's f attorney's or cost (including penalties losses, damages, mands,

tion contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representat 4 , Inc., which expressly reserves all ownership rights including any rights including all ownership reserves which expressly , Inc., employees, harmless from and against any claim, liability, de liability, any claim, from and against harmless employees, ervices normally associated with such a project. with such normally associated ervices

ered to be a change in services. a change in ered to be TITLE

14'-8" F ENLARGED PLAN & INTERIOR ELEVATIONS - PDR 2

PROJECT NO. BRYANT ST 25' - 6" 1631600 DATE ISSUED tion contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representat , Inc., which expressly reserves all ownership rights including any rights including all ownership reserves which expressly , Inc., employees, harmless from and against any claim, liability, de liability, any claim, from and against harmless employees, ervices normally associated with such a project. with such normally associated ervices

ered to be a change in services. a change in ered to be 8 9 10 F TITLE08 JUN 2018 hout the involvement of Mithun, Inc. in the construction phase s the construction Inc. in of Mithun, hout the involvement to defend, indemnify, and hold Mithun, Inc., its shareholders and shareholders Inc., its hold Mithun, and to defend, indemnify, ENLARGED PLAN & INTERIOR ELEVATIONS - INTERIOR ELEVATION - PDR 2 SOUTH VIEW LEVEL 01 - PDR 2 PLAN PDR 2 4 3/16" = 1'-0" 1 3/16" = 1'-0" SHEET NUMBER PROJECT NO. 1631600 DATEA8.05 ISSUED 8 9 10 08100% JUN DESIGN 2018 DEVELOPMENT hout the involvement of Mithun, Inc. in the construction phase s the construction Inc. in of Mithun, hout the involvement to defend, indemnify, and hold Mithun, Inc., its shareholders and shareholders Inc., its hold Mithun, and to defend, indemnify, Your use of the attached/enclosed media, shall constitute an acceptance of the above. of the an acceptance constitute shall media, attached/enclosed of the Your use use of this information on any project or construction site wit site project or construction on any use of this information data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be consid a request Such recipient. by the original in writing is made if such a request format(s) file data in a different by law, extent permitted the fullest agrees, to The recipient Mithun, Inc. Disclaimer informa that the acknowledges only. Recipient purposes for informational files is these electronic in contained Any information of Mithun are the property of service as instruments Mithun, Inc. prepared by data in this electronic contained All information ORIGINAL SHEET SIZE 30" x 42" 30" SIZE SHEET ORIGINAL © 2018 MITHUN, INC. 681 FLORIDA / 10 AUGUST, 2018 INTERIOR ELEVATION - PDR 2 SOUTH VIEW LEVEL 01 - PDR 2 NOT FOR CONSTRUCTION 4 3/16" = 1'-0" 1 3/16" = 1'-0" SHEET NUMBER A8.05 100% DESIGN DEVELOPMENT Your use of the attached/enclosed media, shall constitute an acceptance of the above. of the an acceptance constitute shall media, attached/enclosed of the Your use use of this information on any project or construction site wit site project or construction on any use of this information data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be consid a request Such recipient. by the original in writing is made if such a request format(s) file data in a different by law, extent permitted the fullest agrees, to The recipient Mithun, Inc. Disclaimer informa that the acknowledges only. Recipient purposes for informational files is these electronic in contained Any information of Mithun are the property of service as instruments Mithun, Inc. prepared by data in this electronic contained All information ORIGINAL SHEET SIZE 30" x 42" 30" SIZE SHEET ORIGINAL © 2018 MITHUN, INC. NOT FOR CONSTRUCTION Exhibit B - Background Site History 681 Florida, formerly 2070 Bryant, is a three-lot property that sits mid-block between 18th and 19th Street, and is bounded by Florida Street and Bryant Street. The market-rate developer’s initial plan for 2000 Bryant Street next door generated significant community opposition. That plan required the elimination of 10,000 square feet of Production Distribution and Repair (PDR) arts- related space and did not provide adequate levels of housing affordability. 681 Florida Street will sit upon land that the developer donated to the City of San Francisco. It will include 130 affordable rental apartments, and 8,000 square feet PDR space in order to fight the displacement of arts organizations in the Mission District.

Art at 681 Florida CELLspace was a collectively-run and volunteer-driven community hub for arts that was located on 681 Florida. The mission of CELLspace was to provide a safe and supportive public environment for the exploration of art, education, performance and community building. Through cooperative relationships, CELLspace encouraged the celebration of intergenerational, cross- cultural collaborations and the promotion of social justice.

CELLspace housed a large communal workspace for collaborative and community-based arts. They provided affordable space for artists to work on many types of media: events, exhibits, puppetry, circus arts, metalsmithing, fine arts, performing arts, craft making, music recording, and more. There was open event space, discipline-specific studio space, studio space, flex space. CELLspace grew in its scope and outreach, expanding into youth services that offered after school arts classes, tutoring, counseling, off-site workshops, leadership opportunities, and vocational training. Current Status of 681 Florida Project February 2017 Developer Awarded Site

December 2017 Schematic Design Complete

April 2018 Site Acquired by City

April 2018 Entitlements Received

October 2018 Design Development Complete

June 2019 Financing Secured/Construction Closing

June 2019 Construction Start

June 2021 Construction Completion

September 2021 Tenant Lease Up

Development Team MEDA and TNDC were selected by the San Francisco Mayor’s Office of Housing and Community Development (MOHCD) as the joint-venture nonprofit developers for 681 Florida Street

12 Architect Mithun Solomon Architects

General Contractors Cahill Contractors/Guzman Construction Group

Service Provider TNDC

Property Management TNDC

Vision of 681 Florida Housing Project 1. Fostering a safe home for families and an inclusive environment that encourages community, while providing connections to the street, neighborhood and city beyond. 2. Incorporating resident and community amenities and on-site services that support all residents, especially formerly homeless households. 3. Creating an accessible, affordable place for arts-focused Production, Distribution and Repair (PDR) uses, providing a window of creativity from the street into a flexible and functional space. Architecture Plans and Reasons - See Exhibit A for renderings In developing the program, or overall goal was to include as many units as feasible, while providing high quality, multi-functional open space, a unit mix emphasizing larger family sizes, and flexibly designed Arts space to accommodate a variety of potential uses. The building also incorporates multiple opportunities for public art celebrating the Mission’s rich heritage of community arts. The proposed nine-story building is U-shaped with a network of interior and exterior shared spaces designed for livability and community building. A Florida Street entry will offer private access to the housing lobby for building tenants and a separate, atrium-like portal on Florida will provide access to the Arts space.

The building is comprised of 130 units and maximizes residential efficiency while providing a significant amount of flexibly designed ground floor Arts space that takes advantage of the grade change from Florida to Bryant to create high-ceiling space lit through 16’ tall storefront windows. Gross building area of 130,736 square feet is broken out as follows: Net Residential 91,800 Lobby/Common Areas/Lounge 3,876

PDR/Arts space 8,000 (approx.) Mechanical/Circulation 24,230 To ensure a strong management presence, management and services offices are located near the entry to the lobby. Management staff offices overlook Florida Street while the resident services offices are located to offer more privacy. Ease of access to on-site management and services are essential to maximizing tenant engagement in the building and community.

The ground floor includes approximately 8,000 sf of flexible space for community-based arts that can be programmed depending on the end user(s). The development team interviewed multiple arts and cultural community-based organizations, looking for stable, permanent space to inform the layout of this space. An entrance on Florida, and potentially Bryant, allow for multiple users in a well-lit high ceiling space.

13 Target Population There will be 130 units of affordable housing above the community arts space, thirty-nine (39) or 30% of the units will be available for formerly homeless households. A significant number of studios and one-bedroom units are provided for single individuals and smaller family sizes who may not be able to afford rents for a larger unit. Ten (10) studio units will be for residents qualified under the Plus Program. In satisfaction to Eastern Neighborhood Plan requirements, and in recognition of the significant need for family housing, 42% of the units are two- and three- bedrooms. LOSP units are underwritten at 15% AMI and 30% AMI to ensure that a range of formerly homeless households will qualify for these units. Similarly, the balance of the units are targeted at a range between 40% AMI and 60% AMI to capture as broad a cross section of eligible households as possible. This project is geared toward creating safe, affordable family housing, and will be taken into account when thinking about art space tenants.

Services and Property Management Services for the residents of 681 Florida will be provided by TNDC based on a trauma-informed model of care. TNDC’s Social Workers possess a strong knowledge of and sensitivity to the impact of homelessness, trauma, stress, and exposure to adverse childhood experiences. They also have the demonstrated capacity to work with a culturally diverse, low-income population. Policies and procedures are rooted in prevention and early intervention, which are foundational to trauma informed practice and acknowledge the adverse childhood experiences that impact TNDC’s tenants, particularly children. Property management will be provided by TNDC and the property will benefit from TNDC’s extensive experience as a housing provider to over 4,500 San Francisco tenants, including providing over 700 apartments to people experiencing an episode of homelessness. The property management team includes nearly 300 employees who work in service to TNDC’s mission around housing and community development. In addition to employing a trauma informed care approach, TNDC and MEDA will partner with their Community Organizing teams to organize residents of the development and community members in the Mission around leadership development and capacity building. TNDC’s services will be complemented with MEDA’s asset building and Mission Promise Neighborhood’s approach where “every child achieves and every family succeeds.” This two-generation approach to trauma-informed care ensures that both children and parents receive wrap around services in the community. The safety of our families and clients will be taken into account when thinking about art space tenants.

14 Exhibit C - Community Engagement and Input on Arts Tenant a. MEDA’s Cultural Placekeeping The Mission has a decades-long history of being a hub for an inclusive community of arts & cultural institutions that reflect the neighborhood’s unique and personal identities. The neighborhood has been a place of inclusion for people: an intergenerational, intercultural, safe space where children, families, youth, disabled individuals and senior citizens express themselves.

While many arts & cultural organizations and funders have driven a movement around creative placemaking — or achieving community development and other neighborhood goals through the arts — the Mission is facing the loss of this vibrant and crucial fabric of our community due to skyrocketing rents and rapid displacement of lower-income residents, nonprofits and arts- production spaces. What until even the late 2000s was a center of creative risk-taking across generations, language and gender norms is now a shadow of itself — a victim of the latest market boom.

At 681 Florida, in partnership with TNDC, MEDA is tackling the challenge of creative placekeeping in the Mission by leveraging its community real estate efforts, which includes the development and preservation of affordable residential and commercial spaces, to enhance and strengthen an existing, robust arts & culture infrastructure in the Mission. The goal? To prevent the loss of culture we see daily, and to keep communities creative by stemming displacement and no-fault evictions.

Art doesn’t happen in a vacuum. The Mission’s history of engagement — intergenerational, intercultural and exploratory — actively contributes to the dynamism of its art and artists. Creative placekeeping, as Galeria de la Raza shared with us, is about embedding arts & cultural infrastructure in an already creative community to keep the place (in our case, the Mission), from disappearing culturally. Placekeepers serve as a community bridge builder between the historic communities that have defined the cultural identity of this area and yet find themselves living and working in isolation.

b. MEDA’s Strategies and Partnerships in Cultural Placekeeping

Understanding the urgent need for creative placekeeping, MEDA has taken on the preservation and production of arts spaces. There have been significant victories to date.

1. Embedding arts and cultural spaces in affordable housing (new and old)

2981 24th Street Precita Eyes Muralists

2221 Mission Street HOMEY

2060 Folsom Street PODER, Good Sam, Mission Grads

1990 Folsom Street Galeria de La Raza, HOMEY

681 Florida Street TBD

2. Policy & advocacy ● MEDA spearheaded Proposition X, passed by San Francisco voters in November 2016. Prop X called for limiting the conversion of Production, Distribution and Repair (PDR) spaces, which run the gamut from auto-repair shops to warehouse spaces for artists, so that buildings that were used for these spaces could not be completely converted into luxury-rate developments. ● Through coalitions, MEDA supports community benefits advocacy of large. market-rate developments converting PDR spaces to luxury developments, ensuring the resulting developments mitigate for the erosion of the family orientation of the Mission. 3. Rebuilding our neighborhood, corridor by corridor ● With our allies, we are also connecting the Mission, focusing our efforts on key corridors that are the arterials of public life (Mission Street, 16th Street and 24th Street). Looking forward, we are launching the Mission Artivism initiative with Galeria De La Raza, which will solidify one mile of 16th Street, between Mission and Bryant streets, anchored by affordable- housing developments such as 1990 Folsom and 681 Florida. During the next three years, until these currently empty sites are rebuilt, artists and arts groups will activate these spaces and integrate the voices of community into what could be the future of both these sites and the corridor. c. Community Outreach and Arts Findings

I. Large Community Meetings April 2017 & August 2017 Two community meetings were held last year to update the community on progress and to garner community input on the arts space. In the April 2017 meeting, attendees wrote out discussed different art programming that they would like to see in the space. Attendees wanted youth classes, community services, and performance. In August 2017, as the community again voiced the need for having a community space. Project sponsors presented a summary of the upcoming affordable housing developments in the Mission District. Subsequently, sponsors reviewed the community advocacy that led to the dedication of this parcel for the development of affordable housing, and presented preliminary plans for the building. Community members were given 20-30 minutes to ask questions as a large group, or on the sidelines to specific members of the development team.

II. One-on-one Meetings/Focus Groups April 2017 – June 2018 In the span of a year, both TNDC and MEDA met with over thirty organizations, listed below, to discuss the development and to garner input on the ground floor community space. We met with three types of organizations: Mission-based arts organizations, organizations that specialize in arts technical assistance, and our immediate 681 Florida neighbors. The following themes were repeatedly brought up by the community:

● Allow for a steering committee to help manage the space ● Long term leases

What kind of programming: Who the tenant should be: What the space should look like:

16 Youth classes Prioritize people that need space Gathering space for community

Performing arts Organizations displaced from the Sound proofing for PDR space neighborhood

General arts education Organizations at risk of Ceilings with double height displacement

Mix of art and exercise Giving CELLSpace an option to Flexibility - focus on performance come back and then also allow for gallery space

Community services Available and serves the community

Production Affordable and open to community

Visual arts exhibits Adding to the cultural district

Theater arts - plays Shared space with multiple organizations

*Bold items were repeated a number of times in various groups.

III. Community Survey December 2017 - April 2018 Recognizing that we could not capture all of the community input through one-on-one meetings with Executive Directors and organizational staff, we released a community survey to each organization and their constituents. There were 200 respondents and counting for our Community Arts survey. The survey was distributed to our MPN networks and 681 Florida mailing list. It was administered at Sunday Streets in March 2018, and at Cesar Chavez Elementary School where we received approximately 30% of the survey responses. The following charts highlight the art programming that families want in the Mission. See Exhibit D - Community Survey responses for additional comments.

What type of art? - Music, dance, theater and painting had the highest votes.

What type of programming? - Similar to CELLspace, respondents wanted classes and workshops.

What age groups need art? - Adolescents (10 - 19 years old) ranked the highest in needing art programs.

IV. Cultural Placekeeping Workshop - March 2018

On March 29th 2018, MEDA convened a workshop for community-based nonprofit organizations in the Mission District who are being impacted by the rapid rate of displacement of low-to-moderate income Latino families in the neighborhood as well as the organizations that serve them. In total 7 organizations participated in the convening and 9 participated in the survey MEDA conducted prior to the convening to understand the particular conditions each organization is facing in today’s real estate climate.

1. Collective understanding of organizations that want to stay headquartered in the Mission ● Families are very much at the core of all of our work and their displacement is critical to solve, while the organizations are also critical to support them. ● Families continue to see the Mission for their arts and cultural resources. ● We shared a lot as both legacy and younger organizations hoping to either stay or expand in the Mission. ● In particular, we shared that Mission organizations have been part of the culture of the Mission and the advocacy for making the Mission strong. We should invest in these organizations' strength. We should also consider how to more deeply embed them into affordable housing for the long-term resiliency of the residents.

2. Collective accountability for long-term sustainability of organizations to keep real estate assets. In developing this collective accountability, we brainstormed and prioritized: ● Long term agreement between MEDA and tenant/owner

19 ● Community-based organizations get a first right of refusal to rent/own MEDA space that is developed or vacated in the future ● Tenant/owner has effective representation on the board governing the building

3. Collective understanding of what it takes organizationally to be ready to move into new space ● Community-based nonprofit organizations in attendance were asked to place themselves on four timelines which were collectively referred to as Readiness Timelines - Place Readiness, Organizational Readiness, Programmatic Readiness, Capital Readiness. Organizations placed themselves at different levels of readiness, with several at early stages of readiness. ● Leaders are aware of organizational and financial challenges and understand that connection to both their programming funding as well as their stability of place. ● We agreed that for Mission organizations to be ready to move in sync with the timelines of securing spaces, organizations needed to have: 1. They’ve done some financial forecasting to ensure that they have the necessary resources to move 2. They’ve completed a strategic plan related to the move 3. They have the necessary buy-in from the staff and board 4. They have site control of the space they plan to occupy

The list below represents all of the organizations MEDA had reached out to about 681 Florida’s PDR arts spaces: 1. Mission Warriors 2. Northern California Community Loan Fund 3. Calle 24 Latino Cultural District – Land Use, Design, and Housing Committee 4. Calle 24 Latino Cultural District – Cultural Assets and Arts Committee 5. Carnaval 6. Cultural Action Network 7. Compass Family Services 8. Community Arts Stabilization Trust 9. CounterPULSE 10. Dance Mission Theater 11. Galeria De La Raza 12. Good Samaritan Family Resource Center 13. Former CELLspace Members 14. Homies Organizing to Empower Youth 15. Housing Action Coalition (HAC) 16. Jamestown Community Center 17. Minnesota Street Project 18. Mission Language and Vocational School 19. Mosaica Family and Senior Apartments (680 Florida Street) 20. Precita Eyes Muralists 21. Red Poppy Art House

20 22. Root Division 23. San Francisco Office of Economic and Workforce Development 24. San Francisco Women’s Building 25. Z Space (450 Florida Neighbors) 26. Housing Action Coalition (HAC) Building Development: 27. Mayor’s Office of Housing and Community Development 28. San Francisco Arts Commission 29. Supervisor Ronen’s Office 30. John O’Connell High School - Construction, Engineering, and Trades 31. Mission Neighborhood Health Center 32. Mission Parents Council 33. Pacific Felt Factory

This list does not represent all organizations that may qualify for RFP submission.

21 Exhibit D - List of Non-Profit Technical Assistance & Financing

NCCLF- Nonprofit Space Stabilization Program: The Nonprofit Sustainability Initiative helps San Francisco’s nonprofits secure new, nonprofit-owned space and creates solutions for organizations seeking long-term leases. The initiative includes two new programs — the Nonprofit Space Investment Fund and the Nonprofit Space Stabilization Program. The programs provide technical and financial assistance to support nonprofit sustainability amidst a changing, and volatile, real estate market:

● Financial Assistance available to support expenses associated with renewals, relocation, and tenant improvements ○ Applications accepted quarterly The following timeline was for 2017 2nd round:

● Technical Assistance available for organizations facing permanent displacement in the next 18 months, or barriers to growth due to real estate constraints - ○ Applications accepted on a rolling basis

Visit https://www.ncclf.org/sfsustainability/ for more information and opportunities.

SFAC: The San Francisco Arts Commission offers an array of grant opportunities for San Francisco- based small to mid-sized arts non-profits and individual artists through the Community Investments program. Review the categories (a few are listed below) to find out which one is a fit. - All applications are Currently Closed

■ PLANNING GRANTS (CRSP-PLANNING): Grants for up to $50,000 to tax-exempt arts organizations for the planning or pre-planning for the development or acquisition of arts facilities. ○ Applications Due October 25, 2017 ○ Grant Period July 1, 2018 - June 30, 2019

■ FACILITY IMPROVEMENT GRANTS (CRSP-FACILITIES): Grants for up to $100,000 to tax-exempt arts organizations with programming space for capital improvements and/or to address key safety, code-compliance, and/or ADA accessibility issues. ○ Applications Due:

22 ■ Level 1- October 25, 2017 ■ Level 2- November 1, 2017 ■ Grant Period July 1, 2018 – June 30, 2020

■ The Cultural Equity Initiatives (CEI) grant program offers grants up to $100,000 to small and mid-sized arts organizations for capacity-building initiatives that ensure the artistic and cultural vitality and the sustainability of San Francisco’s arts organizations that are deeply rooted in historically marginalized communities. ○ Applications Due: November 1, 2017, 12 p.m. ○ Grant Period: July 1, 2018 – June 30, 2020

Visit https://www.sfartscommission.org/grants for more information and opportunities.

OEWD: The Office of Economic and Workforce Development (OEWD) and our community partners offer technical assistance and loan products funded by various sources such as community lending circles, crowdsourcing, and community lenders to meet the needs of entrepreneurs at different stages of their growth. Loans are up to $250,000 offering flexible rates and terms to help entrepreneurs start, stabilize, and grow.

Visit http://oewd.org/grant-and-loan-programs for more information and opportunities.

23 Exhibit E - Examples of Arts Spaces

The following list are examples of arts spaces throughout the Bay Area we encourage you look into.

PLACE for Sustainable Living 1121 64th St, Oakland, CA 94608 https://aplaceforsustainableliving.org/ *Formerly known as CELLSpace in SF - Now located in Oakland under the new name above

Root Division 1131 Mission St, San Francisco, CA 94103 https://www.rootdivision.org/

Counterpulse 80 Turk St, San Francisco, CA 94102 https://www.counterpulse.org

Minnesota Street Project 1275 Minnesota St, San Francisco, CA 94107 minnesotastreetproject.com/

Southern Exposure 3030 20th St, San Francisco, CA 94110 https://www.soex.org/

Eastside Arts Alliance 2277 International Blvd, Oakland, CA 94606 https://www.eastsideartsalliance.org/eastside-galleries

East 14th Gallery 472 9th St, Oakland, CA 94607 https://www.e14gallery.com/

Sound Room 2147 Broadway, Oakland, CA 94612 soundroom.org/

Crucible 1260 7th St, Oakland, CA 94607 https://thecrucible.org/