2001-07-20 ARRA PacketThe Regular Meeting of the
Alameda Reuse &
Redevelopment Authority
(ARRA)
Scheduled for
July 5, 2001
has been
CANCELED
SPECIAL MEETING NOTICE
Alameda Reuse & Redevelopment Authority (ARRA) and
Master Developer Selection Committee
Site Tours
July 20, 2001, 9:00 - 3:00 p.m.
Site Tours: Mare Island and Mission Bay
Tour leaves Alameda at 9:00 a.m. from City Hall West - 950 West Mall Square
(the site tour will also include a (visual inspection of Hamilton (Novato)
9:30 - 11:00 am Mare Island (Harbor Bay/Lennar)
11:30 am Hamilton Air Force Base - drive - through with a brief
overview by Keyser Marston
12:30 - 2:00 pm Mission Bay (Catellus)
3:00 pm Return to City Hall West
July 23, 2001, 9:00 - 2:00 p.m.
Site Tour: McClellan Air Force Base
Tour leaves Alameda at 9:00 a.m. from City Hall West - 950 West Mall Square
10:30 - 12:00 pm
2:00 pm
McClellan (Alameda Point Community Partners)
Return to City Hall West
AGENDA
A special meeting has been called to permit the ARRA Board to attend a site tour of
development projects within other jurisdiction that were completed by the three Master
Developer candidates for development of Alameda Point.
AGENDA - * *REVISED LOCATION
Special Meeting of the Governing Body of the
Alameda Reuse and Redevelopment Authority
* * * * * * **
Alameda City Hall
* *Council Chamber, Room 390
2263 Santa Clara Avenue
Alameda, CA 94501
Thursday, July 19, 2001
Meeting will begin at 5:30 p.m.
City Hall will open at 5:15 p.m.
1. ROLL CALL
2. ACTION ITEMS
2 -A. Report from the Development Services Director regarding the Master Developer
presentations.
Master Developers (listed in alphabetical order)*
Alameda Point Community Partners
Catellus Development Corporation
Harbor Bay Lennar LLC
*Presentation order will be determined prior to the meeting by random selection.
3. Public Comment on Non - Agenda Items Only.
Anyone wishing to address the Board on agenda items only, may speak for a
maximum of 3 minutes per item.
4. ADJOURNMENT
Notes:
• Sign language interpreters will be available on request. Please contact Lucretia Akil, ARRA Secretary,
at 864 -3400 at least 72 hours before the meeting to request an interpreter.
• Accessible seating for persons with disabilities (including those using wheelchairs) is available.
• Minutes of the meeting are available in enlarged print.
Alameda Reuse and Redevelopment Authority
Interoffice Memorandum
July 12, 2001
TO: Honorable Members of the
Alameda Reuse and Redevelopment Authority
FROM: Doug Yount
Development Services Director
SUBJECT: Master Developer Presentations
Background
2 -A
In March, 2001, the ARRA Board approved a "short list" of three finalist Master Developer
teams to proceed to the next stage of selecting a Master Developer to develop Alameda Point. In
April, 2001, a Request for Business Proposals (RFBP) was prepared and provided to each
development team. The teams then submitted their Responses to the RFBP on June 4, 2001.
Since that time, the Responses have been posted on the web site, two community workshops
have been held to allow residents and business owners an opportunity to hear from the three
developers and comment on the proposed plans, and the Selection Team has met once and will
continue to meet weekly to evaluate the Responses and present its work to the Executive
Director in early August. In addition, the development teams made presentations to the Alameda
Point Advisory Committee at its June 20 meeting.
The three prospective master developers for Alameda Point have been invited to present their
proposals to the ARRA Board during a special public meeting to be held on July 19, 2001. The
purpose of the meeting is for the Board to have an opportunity to meet the developers, hear their
proposals for Alameda Point, and ask questions. Board members will use information gathered
from this presentation to assist them in selecting one team as the Master Developer of Alameda
Point. The ARRA Board is scheduled to select a master developer on August 9th.
Honorable Members of the
Alameda Reuse and Redevelopment Authority
Discussion and Analysis
July 12, 2001
Page 2
The Master Developer selection is based on the criteria established in the Request for Business
Proposals (RFBP). The criteria are detailed on pages 34 —39 of the RFBP. In summary, the
criteria are as follows:
• Proposed land use and phasing plan;
• Expedition of the conveyance and redevelopment of the property;
• Preservation of the existing lease revenues to ARRA;
• Assumption of responsibility to manage and maintain the existing assets;
• Maximization of land purchase price through a base purchase payment and a participation
payment;
• Minimization of risk and cost exposure to ARRA;
• Developer's financial strength and commitment to the project;
• Quality and continuity of senior management;
• Responsiveness to 14 Site Specific and Community Development Issues.
To assist the Board in reviewing the three business proposals, the ARRA's consultant team has
prepared the attached set of summary materials. The materials have been prepared based on
information contained in the responses to the RFBP, as well as information provided during
working sessions held on June 26th with each of the three teams. The summary includes:
• Summary of Proposed Land Use, Phasing, and Transportation Plans (Tables A and B);
• Summary of Development Team and Approach to Development (Tables C and D);
• Approach to Asset Management (Table E);
• Approach to Expediting the Redevelopment of the Property through an `Early Transfer"
(Table F); and
• Summary of their Approach to Maximizing Land Value to ARRA and limiting ARRA's
risks and cost exposure (Table G).
The July 19th meeting gives the ARRA Board an opportunity to hear from each of the developer
teams, ask questions and request clarification of the materials provided and to take public input
on the developer Responses. However, no action is requested at this meeting. Following the
special meeting, staff has scheduled site visits for the ARRA Board and the Selection Team on
July 20 and 23 to tour representative projects for each of the teams.
Honorable Members of the
Alameda Reuse and Redevelopment Authority
Budget Considerations /Fiscal Impact
None.
Recommendation
July 12, 2001
Page 3
It is recommended that the ARRA Board hear the developer presentations, ask questions, request
clarifications as necessary, and take public testimony.
DY/DP /la
Respectfully submi
Doug Yount
Development Services Director
By: ebbie ' otter
Base Reuse and Redevelopment Manager
Attachment: Summary Materials
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Recreation /Open Space'
Education /Cultural /Civic 2
Industrial /Office
Residential
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No concentration of affordable units
17% moderate
Affordable seniors housing
Explore all available funding sources
s will partner with other nonprofit affordable housing developers.
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Create both affordable rental and ownership opportunities
Provide diverse housing types
10002.001\Table B
LAND USE ELEMENTS
ALAMEDA POINT RAW RESPONSES
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10002.001\Table B
LAND USE ELEMENTS
ALAMEDA POINT RFBP RESPONSES
APCP Catellus Harbor Bay /Lennar
WIEESBEMEIIWACEIIISRREENEEPAIZEERZZCEBEIEIEMEEREEKSNCIVRIISWRWKRIZEZZEVRZSIIRIIEEIOIZPRSITRASNIEVTAPIIETEZZREEEEE
Recruit and support eco- business Construct buildings that include energy efficient and sustainable construction Construct green buildings, including energy efficiency and sustainable
materials. construction materials
Reuse on -site materials Explore offering non - conventional energy sources and /or other innovative Sustainable transportation options
programs run by AP &T
Incorporate new technology, including solar power and energy- management Recruit and support eco- business Jobs housing balance
systems
Reuse on -site materials Recruit and support eco- business
Incorporate new technology, including solar power and energy- management Reuse on -site materials
systems
Encourage Alameda business to expand to Alameda Point Encourage Alameda business to expand to Alameda Point Encourage prime contractors to hire Alameda -based subcontractors
Provide preferential opportunities for Alameda businesses through extremely Hire local firms for both asset management and new development Economic Renaissance Center
competitive lease rates
Provide tenant services, including shared conference facilities, day care Continue actively participating in and supporting the Chamber of Commerce, Commitment to support opportunities for local professionals
WABA, GABA and other organizations that support local businesses
Publicize Alameda Point events and new business opportunities in Chamber, Utilize local businesses for materials, supplies and support services
WABA, PSBA, GABA newsletters
APCP will work with AUSD in accommodating its agreement with the city of Catellus expects to provide AUSD with the required facilities at locations HB /L understands the commitments in the agreement between the City and
Alameda to procure an appropriate site. agreeable to all parties. AUSD. HB /L's proposal provides for the 12 acres at the agreed location.
Provide new site for AP &T generating facility Provide new site for AP &T power generating facility
Work with AUSD to locate corp. yard, institutional kitchen Work with the City to meet its priorities and interests (i.e., help with City Discuss with AUSD funding contributions
budget by changing site of initial land to be purchased)
Work with AUSD to meet their needs for a new service facility, ensure that
AUSD provides convenient school locations and create youth programs
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10002.001 \Table B
APPROACH TO DEVELOPMENT
ALAMEDA POINT RFBP RESPONSES
Harbor Bay /Lennar
Mix of land development and final
product. Developer intends to
rehabilitate existing buildings,
lease to full occupancy and then
sell buildings. Intends to construct
50% of new buildings. Other 50%
to be sold to builders.
Build -out 2016, in five -year phases
tied to infrastructure & cleanup
schedules
150 du /yr
200,000 sf /yr
Catellus
Develop base -wide infrastructure, create a
master plan, establish CC &Rs and product
types. Sell improved pads to, or create joint
ventures with, home builders to develop
residential uses at Alameda Point. Catellus
will also rehabilitate and construct non-
residential uses, as well as be the long -term
owner of these assets.
estimated 2015 -2020
minimum of 200 du /yr
minimum of 150,000 sf /yr
APCP
Complete all phases of
development: adaptive reuse;
infrastructure; new commercial
and residential development.
T".
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275 du /yr
in excess of 200,000 sf /yr
Role of Master Developer
Build -out schedule
Absorption Schedule
Residential
Business Park
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ALAMEDA POINT RFBP RESPONSES
Harbor Bay /Lennar
LLC between:
Harbor Bay;
Lennar Partners; and
Lennar Communities
Kevin Hanson, Senior Vice
President of Lennar Partners,
and Timothy Hoppen,
President of Harbor Bay
Associates.
Kevin and Tim can make
decisions within the annual
budget and agreed upon
approach. They report to a
local Executive Committee.
Need Executive Committee
approval on major issues
arising outside of approved
annual project work program or
budget.
Catellus
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Peter Lauener and Dan
Marcus. Peter and Dan are
Senior Vice Presidents of
Catellus.
IPeter and Dan report to Nelson
Rising, the Chairman of the
Board and CEO of Catellus.
Nelson makes decisions within
the annual budget. Nelson
reports to the Board of
Directors.
APCP
LLC between:
Morgan Stanley;
Shea Homes;
Centex Homes;
Shea Properties;
Industrial Real Grou•
Thom Gamble of Shea Homes.
Thom is the President of APCP
and an Executive Vice
President of Shea Homes.
Thom will be located on site
with the appropriate support
staff.
Thom can make decisions
within the budget as outlined in
the original or amended
business plan. Thom reports to
the Partners on a bi- weekly
basis, however, any additional
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City of Alameda
Memorandum
Date: July 19, 2001
To: Honorable Chairperson and Members of the
Alameda Reuse and Redevelopment Authority
From: Doug Yount, Development Services Director
Debbie Potter, Base Reuse and Redevelopment Manager
Subj: Revised Summary Materials — Alameda Point RFBP Responses
Due to discrepancies in materials submitted by the development teams and further clarification from
the teams, the attached summary tables have been revised as follows:
Alameda Point Community Partners
• Summary Comparison of Phasing Plans (Table A). The total acreage for recreation/open
space has been modified from 54 acres to 113 acres. In addition, the total square feet of
education/cultural /civic building area has been modified from 109,984 SF to 237,834 SF.
• Land Use Elements (Table B). Under the affordable housing element, the proposed income
level mix now reads:
1. Very Low Income: 9%
2. Low Income: 7%
3. Moderate Income: 9%
Catellus
• Land Use Elements (Table B). Under the affordable housing element, the proposed
income level mix now reads:
1. Very Low Income: 6%
2. Low Income: 10%
3. Moderate Income: 9%
Catellus' original submittal included Alameda Point Collaborative units in the affordable
housing count.
July 10, 2001
To: The Alameda Reuse and Redevelopment Authority
From: Jim and Jean Sweeney 522 -1579
Re: Master Developer: We want to recommend APCP for the following reasons:
L Clean up
APCP is not planning to put housing on toxic sites. These sites may or may not be
cleaned to housing standards but it is best not to plan housing for these areas. In fact,
planning landscaped parking lots over the large benzine plume is smart because that
plume will attenuate over time and the landscaping allows for dissapation of vapors.
That big plume is under the oval at the West Gate and goes south to Pacific Avenue.
Also, keeping Building 5 as an industrial use will assure that homes will not be built on
this site.
2. Sustainability
a. APCP is planning a duel water system to allow grey water for irrigation etc=
b. APCP is planning a solar farm on the rooftops of building 5 and some of the other
larger buildings.
c. APCP has created a more walkable environment by eliminating some of the
residential streets.
3. Traffic
APCP has proposed a gondola which is a viable solution to our overburdened streets
bridges and tubes. According to APCP traffic studies, a combination of busses, ferries
and gondola is the equivalent of a new tube and could move 2475 per hour passengers
in peak periods
APCP has designed "shortcuts" to the marina area which bypass the residential housing.
The projected traffic numbers in the Catellus plan do not appear to include the FISC.
4. Housing
APCP has planned for Carriage Units (grannies over the garages), live work in the BEQ,
Senior apartments in the BOQ, and more senior housing next to the 0 Club.
They have respected the city's request to cap housing at 1500 units.
APCP has planned for an upscale "Gold Coast" area near the marina. This is a much
better use of the non toxic areas of the base.
5. Reuse
APCP has found a use for more of the buildings than the others. They plan senior
housing for the BOQ rather than tear it down.
They plan to reuse building 5 to good use.
They plan to keep and rehabilitate hangers 11. 12, 400 and 400A.
6. Inner Harbor
APCP plans light industrial on either side of the linear park that roughly follows the north
south orientation of Orion Street, and residential housing for the other parts on the inner
harbor.
We on the West end prefer housing and light industry to any other uses. Catellus on the
other hand plans to locate the AP &T generators on land in the inner harbor. We are very
much opposed to diesel operated generators and feel that the electrical generator near the
East gate should be reactivated as it uses any of 3 different kinds of fuel.
7. Immediate implementation
APCP was the first to say they could begin immediate with planting trees, shrubs and
flower beds along the perimeter and major thoroughfares. They would start right by
taking charge of everything. They could institute he CC &Rs, Covanents,Codes and
Restrictions, which will insure upkeep of all of the properties. They will improve sinage
and begin installing the infrastructure. They will take over watering and mowing of the
Collaborative and keepthings looking nice.
8. Experience
APCP has extensive experience in closing military bases successfully. They are used to
dealing with public officials, entitlements and toxic cleanup.
Shea Homes has built tunnels, bridges, and huge public works projects. They are the
foremost homebuilder in the country and have the deep pocket and experience
to make a gondola and this project work.
July 18, 2001
Community of Harbor Bay Isle
Owners' Association, Inc.
3195 Mecartney Road
Alameda, California 94502 -6912
(510) 865 -3363
Alameda Reuse and Redevelopment Authority
950 West Mall, Bldg 1, Room 1
Alameda, CA 94502
Ladies & Gentlemen,
Re: Endorsement for Harbor Bay Associates
The Community of Harbor Bay Isle is pleased to endorse Harbor Bay Associates as the master developer
for Alameda Point. When one looks at Harbor Bay Isle today, it is self - evident that Harbor Bay Associates
has the competence and experience to bring a second comparable planned development to Alameda.
It is one thing to look back and acknowledge that the vision of the Harbor Bay Isle Master Developer truly
has been fulfilled. It is another thing to look forward at the beginning of a master development and
understand the developer's vision. The key members of Harbor Bay Associates stood fast to their vision of
Harbor Bay Isle, often leading many other less visionary stakeholders through the development process.
There are many positive aspects of Harbor Bay Isle initiated and carried through by the master developer.
These start with the overall street alignment, which promotes vehicular movement through the community
while at the same time creating neighborhood pockets that promote a sense of identity and belonging so
crucial to sustaining vitality among neighbors. The community's two major design themes, a lagoon system
and urban forest, create an ambience of tranquility that re- energizes both residents and visitors. Vistas
throughout the public circulation system project the casual walker into another environment far removed
from the traditional urban setting. Integration of neighborhood schools and parks are additional key
elements that contribute to the rich quality of life enjoyed by Harbor Bay residents.
A clear understanding of Alameda, Alameda residents and the city's opportunities and challenges is
essential to the success of the development of Alameda Point. The Community of Harbor Bay Isle clearly
believes that the depth and breadth of understanding that Harbor Bay Associates possesses in this area is
unsurpassed by any of the other developers.
In conclusion, the Community of Harbor Bay Isle is delighted that Harbor Bay Associates desires to be the
master developer of Alameda Point. This company has the Community's unequivocal endorsement and is
confident that their selection will create yet another jewel for Alameda.
Sincerely,
COMMUNITY OF HARBOR BAY ISLE
Ron Lappa
President
PRESERVATION ARTS & REDEVELOPMENT COMPANY.
LLC
1546 Wobcta Street
Alsmexkl, LA .4101
(510) 523-7 /157
July 19, 2001
To: Mayor Appezzato et. Council Members
From: Steve Casc„ Member f PARCO, LLC Neptune Pale Rotel
Re: Alameda Point Master Developer
On behalf of Preservation Arts & Redevelopment doinpany, LLC, and the Neptune Palace Hotel, I highly
recommend Catellus Development to be the Mater Developer of Alaineda Point.
Catellus lc actively involved with the West Alameda Busiiicss Association, Alameda Chamber of
Commerce, Alameda Education Foundation, and the Home Project. It is clear that Catrilus Development
has a sonse of the community's needs; Mote0Vet, who can onlieneethe economic state of the btAinoss
district, as well as, implement elianges that will improve Alattleda'S future.
I fed it is imperative that we consider not only the development at Alameda Point, but also the ultimatr,
impact that the development will }lave on the surrounding community. Catcllus has established a high
quality of standardS and hemmer:, of their broad experience I wholeheartedly endorse the Catellus project.
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ALAMEDA POINT COMMUNITY PARTNERS, LLC
Morgan Stanley Centrex Homes Shea Homes /Properties Industrial Realty Group
The Team
Morgan Stanley
• One of the largest, most active buyers of real estate in the world
• $20 billion invested in real estate acquisitions over last eight years
• Fund already raised and available for Alameda Point
• Funding not subject to stock market vagaries
Centex Homes
• Top five home builders in United States
• Publicly traded company with $5 billion capitalization
Shea Homes/Properties
• 120 year old company
• Built significant portions of Golden Gate Bridge, Bay Bridge, and BART
• Largest private home builder in United States
• Commercial portfolio in excess of 4,000,000 s.f.
Industrial Realty Group
• Among the largest private owners of industrial and commercial properties in United States
• Recognized as most active adaptive reuse specialist in the United States
Industrial Realty Group and Morgan Stanely are developing what has been identified as the
most successful base reuse project in the country — McClellan AFB.
In fifteen months of work, Industrial Realty Group and Morgan Stanley have completed
the following:
• Invested $1 million/month (total of $40 million by year's end) without owning the property.
• Created over 6,000 jobs
• Leased approximately 3 million square feet
• Recruited TRW, NextLink, Raytheon, General Dynamics, Americorp (domestic Peace
Corps), CalTrans, Win Communications, Boeing, and Technicon (a consortium of the
major auto manufacturers).
• Small business incubator on site.
Alameda Point Community Partners, LLC • 2580 Shea Center Drive • Livermore, California 94550 • 925. 245. 3600
Development Program
• No general fund money required or requested. Will not increase local tax rates. Totally
self - funded.
• Any one of the four companies involved has the financial capability of developing the
property alone. This creates multiple, redundant financing.
• Unlike our competitors, we will not bring in unspecified, unknown development
companies to complete portions of the project (e.g. housing construction). We will be
directly involved from start to finish.
• Senior management will be located at Alameda Point with extensive decision
making authority.
• We will assume all environmental liabilities and clean -up responsibilities at Alameda Point
• We will pursue and achieve an early transfer, as we and our environment team have done
on other bases.
• Unlike our competitors, we have no competing commercial developments in the Bay Area.
Alameda Point is our first and only priority.
• Immediate investment in landscaping, signage, lighting and adaptive reuse.
Transportation Plan
• Only plan to link ferry, bus, auto, bicycle, and high -speed gondola in a multi -modal public
transit terminal located on -site.
• 1,800 car parking garage at multi -modal teluiinal will ameliorate existing tunnel and road
conditions on both sides of the estuary.
• Enhanced, environmentally friendly bus and shuttle service.
• State of the art, high speed, aerial gondola links on -site public transit terminal to West
Oakland BART station.
• Only transportation plan that requires no public financing. Totally self funded through pre
programmed $45 million line item in existing budget.
• Moves 8000 people per hour with no bottlenecks (= 200 fully loaded buses per hour)
• Seven minute ride from start to finish
• Fully accessible by bikes and wheelchairs
• Energy efficient electric motor creates no pollution
• Safe and reliable public transportation currently used around the world
• Designed to grow with demand
• Construction will not disrupt city streets or close local businesses
• Landmark for the city
Commitment to Alameda
• 116 acres of linked open space
• Dedicated pedestrian streets and walkways
• Cultural and public art space dedicated at Sea Plane Lagoon
• 900 slip marina at lagoon
• Historic preservation and adaptive reuse of most historic buildings
• Committed to keeping and expanding current tenants at Alameda Point
• 25% affordable housing
• Variety of housing price points and rental or purchase options, includes significant
workforce housing component
• Enhanced attractions at U.S.S. Hornet. Currently working with Hornet Foundation
(ie IMAX movie, teleconferencing center, Huntsville -style "Space Camp ").
• Committed to continued community involvement.