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Request for Proposals: Rehabilitation & Operation of the Henry J. Kaiser

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Request for Proposals: Rehabilitation & Operation of the Henry J. Kaiser REQUEST FOR PROPOSALS (Notice of Development Opportunity) For the Development of 1911 TELEGRAPH AVENUE Issued by: City of Oakland Economic & Workforce Development Dept. Submission Deadline: December 1, 2014 TABLE OF CONTENTS I. SUMMARY .......................................................................................................... 1 II. BACKGROUND ................................................................................................... 3 III. DEVELOPMENT OPPORTUNITY .......................................................................11 IV. SUBMISSION PROCESS & REQUIREMENTS ����������������������������������������������������13 V. CITY OF OAKLAND REQUIREMENTS AND PROGRAMS .....................................28 VI. ADDITIONAL TERMS AND CONDITIONS ...........................................................37 VII. ATTACHMENTS AND ELECTRONIC LINKS ........................................................40 REQUEST FOR PROPOSALS – 1911 TELEGRAPH AVE. I. SUMMARY The City of Oakland (“City”) is seeking proposals from qualified Introduction development teams (the “Respondent”) to design and develop a mixed-use project on a City-owned parcel (the “Property”) located at 1911 Telegraph Avenue in the thriving Uptown area of Oakland’s Central Business District. The City’s vision for the site is a project that will add to and complement the vitality of the Uptown Arts and Entertainment District. The City envisions an iconic and mixed- use building of high architectural quality that includes a significant amount of housing, attractive and inviting ground floor retail, and, ideally, a hotel component. While there is not an affordable housing requirement for this site, as described in more detail in this RFP, the City will look favorably on projects that provide housing opportunities at a variety of income levels. The City is proposing to sell the Property to the selected developer. Interested development teams must submit qualifications, a design concept, and a financial proposal. A Selection Panel led by City staff will evaluate all proposals, conduct interviews with the top finalists and select a qualified developer based on the selection criteria included in this Request for Proposals (“RFP”). Following this process, staff will recommend a development team for review and approval by the City Council, in its sole and absolute discretion. The Property is located at 1911 Telegraph Avenue, on the east Property Location side of the block bounded by Telegraph Avenue, 19th Street, Henry J. Kaiser Memorial Park and William Street at the center of the vibrant Uptown Arts and Entertainment District. In addition to being a premier nightlife destination for East Bay and San Francisco residents, the Uptown area includes many music venues, cafes, restaurants, and art galleries. The Property is next to the historic Fox Theater and the Uptown Apartments and across from the Floral Depot building and the former Sears Building, which is undergoing a transformation from a department store to an office building with ground floor retail. The Property is one block from the 19th Street Bay Area Rapid Transit (“BART”) Station. The Property is in the Central District Redevelopment Project Area (the “Project Area”), which covers Oakland’s Central Business District. SUMMARY | 1 REQUEST FOR PROPOSALS – 1911 TELEGRAPH AVE. EXclusive Negotiation Once a development team has been selected by the City Council, Agreement staff will work with the selected development team to finalize and execute an Exclusive Negotiation Agreement (the “ENA”), which will provide the development team an exclusive right to negotiate with the City for a specified period of time (the “ENA Period”). The selected development team will be required to provide a non- refundable deposit of $25,000 (the “ENA Deposit”) within ten (10) days after the execution of the ENA. During the ENA Period, the developer shall conduct environmental review for the proposed project to meet the requirements of the California Environmental Quality Act (“CEQA”). Disposition and During the ENA Period, City staff and the selected development Development team will negotiate the terms of a binding agreement for the Agreement sale and development of the Property (commonly referred to as a “Disposition and Development Agreement” or “DDA”). Exact duration and financial terms of the sale are to be negotiated. Pre-Submittal Meeting A pre-submittal meeting will be held at City Hall in Oakland on Wednesday, October 29, 2014 at 10:00 a.m. See Section IV “Submission Process and Requirements” herein for the location of the meeting. Submission Deadline Proposals are due on December 1, 2014 at 4:00 p.m. to: Office of the City Administrator Contracts and Compliance Unit 250 Frank Ogawa Plaza 3rd Floor, Suite 3341 Oakland, CA 94612 Attention: Jens Hillmer Project: 1911 Telegraph RFP Contact Jens Hillmer, Urban Economic Coordinator Economic & Workforce Development Department Project Implementation Division City of Oakland 250 Frank H. Ogawa Plaza, Ste. 5313 Oakland, CA 94612 Tel.: (510) 238-3317 Email: [email protected] 2 | SUMMARY REQUEST FOR PROPOSALS – 1911 TELEGRAPH AVE. II. BACKGROUND A. The Central District Redevelopment Project Area The Property is located in the Project Area, which generally encompasses downtown Oakland. The Project Area covers approximately 250 city blocks (828 acres) in an area generally bounded by I-980, Lake Merritt, 27th Street and the Embarcadero. The Project Area is a major economic and transportation hub in the San Francisco-Oakland Metropolitan Area and includes 24 Class A and 51 Class B office buildings with approximately 10.7 million square feet of office space. The Project Area is also at the center of the BART system, with three stations (12th Street Oakland City Center, 19th Street Oakland and Lake Merritt (Oakland)) located within its boundaries. More than forty (40) Alameda-Contra Costa Transit District (“AC Transit”) bus lines connect the Project Area with other parts of Oakland and nearby communities. On June 12, 1969, the City Council adopted the Central District Urban Renewal Plan (the “Redevelopment Plan”) for the Project Area. The City subsequently amended or supplemented the Redevelopment Plan up to April 3, 2012. The Project Area contains a mixture of industrial, commercial and residential uses. The Redevelopment Plan is effective until June 12, 2023. B. Project Area Affordable Housing Requirements The Redevelopment Plan includes an affordable housing production requirement that 15 percent of all new residential units in the Project Area be affordable to persons and families of low or moderate income. This requirement must be maintained across the entire Project Area. Because the Oakland Redevelopment Successor Agency (“ORSA”) is currently in compliance with – and exceeding –this requirement, there is no individual affordable housing requirement on the Property. However, the City will look favorably on proposals that commit to providing housing opportunities to a variety of income groups. C. Redevelopment Agency Background On February 1, 2012, California law dissolved redevelopment agencies throughout the State, including the Oakland Redevelopment Agency (“Agency”). The City created ORSA to assume the management and oversight of the former Agency. Pursuant to Assembly Bill x1 26 and its trailer Bill 1484: the California Department of Finance (“DOF”): (1) issued a Finding of Completion to ORSA; and (2) on June 2, 2014, approved ORSA’s long-range Property Management Plan (“PMP”) that addressed the disposition and use of the real properties previously owned by the Agency. Pursuant to the PMP, real property BACKGROUND | 3 Broadway Auto Row 27th Street Whole 980 Foods 26th Street Sycamore Street 25th Street Valdez Waverly Street Valdez Street Harrison Street 25th Street Webster Street 24th Street YMCA Upper Lake Merritt REQUEST FOR PROPOSALS – 1911 TELEGRAPH AVE. Broadway Residential Grand 24th Street 100 Grand Lake 23rd Street Broadway Merritt Grand Tower Cathedral of Christ Grand Avenue Caltrans the Light West Grand Avenue Ordway Building Center Twenty- Lake Merritt One Kaiser Center 22nd Street BART Lakeside Park Lake Merritt Paramount Theatre District 21st Street Touchstone Lake Climbing Uptown 20th Street Merritt Plaza Uptown Place Alameda Homes County Uptown Social Station Services Thomas L. BerkleyRashida Way Muhammad St.(20th TheSt.) Uptown (Sears) Apartments Snow Park 20th Street The Uptown William Street Apartments 1911 Floral 244 Telegraph Depot Henry J. Kaiser Lakeside Lakeside Memorial Park Broadway Telegraph Ave. The Uptown Drive Apartments 19th Street 19th Street 19th Street Fox Theater Fox Lake Courts The 1800 Merritt Essex City Hotel San Pablo Garage 18th Street 18th Street Lake Merritt Oakland Ice San Pablo Center 17th Street Martin Luther King Jr. 17th Street 17th Street 17th & Broadway Franklin 17th Street Parking Building Scottish Garage Latham Rite Square A.C. Temple Transit Lake Merritt 16th Street Boating Center 16th Street Rotunda Gold Coast Building State Dalziel Bldg Bldg 15th Street Plaza 980 Bldg Lionel 15th Street Wilson Bldg Malonga Camron Casquelourd Stanford Centre House City Frank Hall Ogawa 1404 Plaza Franklin 14th Street 14th Street Hotel Preservation 226 13th Oakland Merchants Oakland Public Park City Walk Garage Street (T-10) Library Unity Federal City Center Bldg 13th Street Street Oak Harrison Street Harrison Franklin Jackson Street Madison Street Webster StreetAlice Frank G. Mar Tribune Community Alameda Tower Post Alameda
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