HomeMy WebLinkAbout8.1 - 3479 Affordable Housing Funding Proposal
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STAFF REPORT
CITY COUNCIL
DATE: November 17, 2020
TO: Honorable Mayor and City Councilmembers
FROM:
Linda Smith, City Manager
SUBJECT:
Affordable Rental Housing Funding Proposal
Prepared by: Kristie Wheeler, Assistant Community Development Director
EXECUTIVE SUMMARY:
The City Council will receive a report and select a project to receive funding as part of
the City’s Notice of Funding Availability to construct affordable rental housing. The two
proposals under consideration are: a 77-unit project that is part of a larger multi-phase
project proposed by BRIDGE Housing at 6501 Golden Gate Drive, and a 121-unit
project proposed by Eden Housing at 7922 Dublin Boulevard. An initial review of the two
proposals has been completed and Staff is seeking City Council concurrence with the
preliminary selection.
STAFF RECOMMENDATION:
Receive the report and provide direction on the selection of an affordable rental housing
project.
FINANCIAL IMPACT:
Funds contributed to support construction of the proposed affordable rental housing
development would be provided from the City’s Affordable Housing Fund including fees
paid to the City by developers to comply with the City’s Inclusionary Zoning Regulation,
and by Alameda County Measure A-1 Bond funds.
DESCRIPTION:
In July 2020, the City issued a Notice of Funding Availability (NOFA) for the creation of
affordable rental housing in Dublin (Attachment 1). Approximately $10.0 million in
funding is available to support predevelopment, acquisition, and construction of
affordable rental housing. These funds would be allocated from the City’s Affordable
Housing Fund and Alameda County A-1 Bond funds allocated to projects in Dublin. The
funding is intended to help fill the financing gap between a project’s total development
cost and other available financing sources. Funding is limited to capital costs only; no
financing is available to fund operating subsidies or supportive services.
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Qualified affordable housing developers meeting the NOFA requirements and
demonstrating their ability to finance, design, build and manage affordable rental
housing were encouraged to submit proposals. Eligible projects must be new
construction rental development and target extremely-low-, very-low- and/or low-income
households earning up to a maximum of 80 percent area median income (AMI).
Proposals
The City received proposals from BRIDGE Housing and Eden Housing for projects
within the Downtown Dublin Specific Plan (DDSP) area. A brief summary of each
proposal is provided below.
BRIDGE Housing
BRIDGE is proposing a multi-phase project on a vacant 3.6-acre BART-owned property
located adjacent to the West Dublin BART station at 6501 Golden Gate Drive
(Attachment 2). The project would consist of a total of 334 units of which 77 units
(Phase 1A) are the subject of BRIDGE’s NOFA proposal. The unit mix would include a
combination of studios, one-bedroom, two-bedroom, and three-bedroom units, with 35
units affordable to households earning up to 30 percent AMI, 41 units up to 40 percent
AMI, and one manager’s unit. In addition, BRIDGE anticipates that 30 percent of Phase
1A (23 units) would be set aside for special needs populations that could include
formerly homeless individuals/families and/or veterans. BRIDGE is requesting $8.5
million in financial assistance, or $110,390 per unit.
The multi-phase BRIDGE project proposes an overall residential density of 93 units per
acre (334 units/3.6 acres = 93 unit/acre), which would exceed the maximum density of
85 units per acre allowed under the DDSP. In order to achieve this density, the BRIDGE
proposal would rely on a density bonus using State Density Bonus Law. State Density
Bonus Law is implemented through the City’s Density Bonus Ordinance and provides
incentives to developers for the production of housing affordable to lower income
households, senior citizens, disabled veterans, and homeless persons. Projects that
provide 11 percent of the overall project density as very low-income units are entitled to
a density bonus of 35 percent. Phase 1A represents 23 percent of the overall project
(77 units out of 334 units) and would be affordable to households earning an average of
35 percent AMI. Therefore, the project would be entitled to a density bonus of 35
percent, which equates to an additional 107 units. The current proposal includes a
density bonus of only 28 units. However, in discussions with BRIDGE they have
expressed an interest in the ability to consider a density bonus of up to 91 units as they
refine their financing and development proposal. In addition, the project would likely
take advantage of parking reductions and/or concessions allowed under State Density
Bonus Law, which would be analyzed when a development proposal is submitted.
The following is a summary of BRIDGE’s proposal:
No.
Units Unit Type Level of
Affordability Parking Ratio No. Levels
Phase
1A 77
Affordable
except
manager’s
unit)
35% AMI
average
0.8 spaces/unit
(62 spaces) 6 (1 parking)
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No.
Units Unit Type Level of
Affordability Parking Ratio No. Levels
Phase
1B 75 Affordable TBD 1.06 spaces/unit
(80 spaces) 6 (1 parking)
Phase 2 182 Market
Rate NA 1.67 spaces/unit
(304 spaces) 7 (2 parking)
Total 334
1.33
spaces/unit
(446 spaces)
Eden Housing
Eden Housing is proposing 121 units on 1.45 acres located at 7922 Dublin Boulevard,
which is currently occupied by Video Only (Attachment 3). The unit mix would include a
combination of studios, one-bedroom, two-bedroom, and three-bedroom units, with five
units affordable to households earning up to 20 percent AMI, 27 units up to 45 percent
AMI, 64 units up to 50 percent AMI, 24 units up to 60 percent AMI, and one market-rate
manager’s unit. The proposed project includes 83 units per acre (121 units/1.45 acres =
83 unit/acre), which would comply with the DDSP maximum allowed density of 85 units
per acre. In addition, the project would likely take advantage of parking reductions
and/or concessions allowed under State Density Bonus Law, which would be analyzed
when a development proposal is submitted. Additionally, the DDSP does require ground
floor retail along Dublin Boulevard which was not incorporated into Eden’s initial
proposal. Eden is requesting $8.0 million in financial assistance, or $66,116 per unit.
The following is a summary of Eden’s proposal:
No.
Units Unit Type Level of
Affordability Parking Ratio No. Levels
One
Phase 121
Affordable
(except
manager’s
unit)
49% AMI
average
1.04 spaces/unit
(126 spaces) 5 (1 parking)
Next Steps
Staff has completed an initial review of the two proposals and found that both meet the
minimum requirements of the NOFA. BRIDGE and Eden both have exemplary
experience completing affordable rental housing projects of similar size and complexity
as proposed, and proven track records collaborating with public agencies, maintaining
positive cash flow and compliance with regulatory agreements, and providing quality on-
site management. In addition, BRIDGE and Eden both have extensive experience with
institutional and private financing that includes conventional construction and permanent
loans, tax exempt bonds, and low-income tax credits.
Staff is preliminarily recommending that the City Council appropriate funds to BRIDGE’s
proposal. This recommendation is based on the following key points:
• Phase 1A would include deep affordability levels serving households earning an
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average of 35 percent AMI.
• Thirty percent of Phase 1A would be set aside to provide housing for special
needs populations including formerly homeless individuals/families and/or
veterans.
• Phase 1B, which is not requesting NOFA funds, would include 75 affordable units,
increasing the overall affordability of the multi-phase project to 45 percent. The
City’s financial assistance provided for Phase 1A and the proposed market-rate
units proposed in Phase 2 would help make Phase 1B financially feasible.
Averaged across Phases 1A and 1B, the City’s financial assistance would be
$55,921 per unit.
• The project site has immediate access to BART and bus service and is in close
proximity to local services such as grocery stores, banks and restaurants.
• The project offers opportunities for shared parking by utilizing the 750-space
BART parking garage for evening and weekend parking of project residents.
• BRIDGE proposes to design, construct, and maintain a plaza where the BART
pedestrian overcrossing lands adjacent to the subject property.
• If desired, BRIDGE could accommodate a small retail component, likely a café
fronting on Golden Gate Drive, that could serve residents and commuters.
If the City Council concurs with this recommendation, Staff would continue to work with
BRIDGE to refine their proposal and address any concerns raised by the City Council.
Next steps would include returning to the City Council with a formal recommendation
and requests to authorize the City Manager to execute an agreement with BRIDGE
Housing and allocate units from the DDSP residential pool. Future entitlements would
include a Site Development Review Permit and Tentative Parcel Map, which would
require review and approval by the Planning Commission.
STRATEGIC PLAN INITIATIVE:
Strategy 3: Create More Affordable Housing Opportunities.
Strategic Objective 3A: Facilitate production of affordable housing for lower income
seniors, workforce and special needs households by leveraging the Alameda County
Measure A-1 Bond funds and the City’s Affordable Housing Fund.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
None.
ATTACHMENTS:
1. Notice of Funding Availability
2. BRIDGE Project Description
3. Eden Project Description
City of Dublin—Notice of Funding Availability – July 2020 Page 1
CITY OF DUBLIN AFFORDABLE
HOUSING FUNDS FOR
RENTAL HOUSING DEVELOPMENT
NOTICE OF FUNDING AVAILABILITY (NOFA) AND
REQUEST FOR PROPOSALS (RFP)
Proposal Due:
September 18, 2020 by 5:00 p.m.
City Contact:
Jim Bergdoll, Senior Planner, jim.bergdoll@dublin.ca.gov, 925-833-6618
All inquiries and/or questions shall be submitted no later than September 6, 2020
City of Dublin—Notice of Funding Availability – July 2020 Page 2
Table of Contents
I. INTRODUCTION ......................................................................................................................... 3
Funding Sources............................................................................................................................ 3
Eligible Applicants........................................................................................................................ 3
Eligible Projects and Threshold Criteria ....................................................................................... 3
Sites Under Consideration Separately .......................................................................................... 4
Review of Proposals and Project Selection Process ..................................................................... 4
City Financial Participation .......................................................................................................... 5
Compliance Monitoring Fee ......................................................................................................... 5
Legal Fees ..................................................................................................................................... 6
Insurance Requirements ................................................................................................................ 6
II. EVALUATION AND SELECTION .............................................................................................. 6
Project Selection Criteria .............................................................................................................. 6
III. SUBMITTAL REQUIREMENTS ................................................................................................. 7
Cover Letter .................................................................................................................................. 7
Development Entity ...................................................................................................................... 7
Experience..................................................................................................................................... 7
Description of Proposed Project Concept ..................................................................................... 7
Financing Plan and Proforma ........................................................................................................ 8
Evidence of Site Control ............................................................................................................... 8
Preliminary Title Report ............................................................................................................... 9
Project Schedule ............................................................................................................................ 9
IV. SUPPLEMENTAL MATERIALS ................................................................................................ 9
Applicant’s Financial Statements ................................................................................................. 9
Residential Services Plan .............................................................................................................. 9
Phase I Environmental Assessment for Project Site ..................................................................... 9
Community Outreach Plan ............................................................................................................ 9
Appraisal ....................................................................................................................................... 9
IV. PROPOSAL PROCESS ............................................................................................................... 10
Proposal Submittal ...................................................................................................................... 10
Pre-Proposal Meeting.................................................................................................................. 10
Proposal Process Timeline .......................................................................................................... 11
Public Record .............................................................................................................................. 11
Right to Reject Proposals ............................................................................................................ 11
V. BACKGROUND RESOURCES .................................................................................................. 11
City of Dublin—Notice of Funding Availability – July 2020 Page 3
CITY OF DUBLIN
NOTICE OF FUNDING AVAILABILITY (NOFA)
REQUEST FOR PROPOSALS (RFP)
I. INTRODUCTION
The City of Dublin (City) is announcing a Notice of Funding Availability (NOFA) for the creation
of affordable rental housing in Dublin. Approximately $10 million in funding is available to
support predevelopment, acquisition and construction of affordable rental housing. The funding is
intended to help fill the financing gap between a project’s total development cost and other
available financing sources. The funding available through this NOFA is for capital costs only; no
financing is available to fund operating subsidies or supportive services. The City may choose to
recommend the project(s) selected through this NOFA for funding from Alameda County Measure
A-1 Bond funds for all or part of the total amount awarded.
Qualified affordable housing developers/project sponsors (Applicants) that meet the NOFA
requirements and demonstrate their ability to finance, design, build and manage affordable rental
housing are encouraged to submit proposals. All proposals must be received by September 18,
2020. Funding will be awarded by the City on a competitive basis to the project(s) that provide the
best opportunity to address the City’s affordable housing needs. The City will request that
Applicants submit additional information after initial selection. Also, the City reserves the right to
suspend, amend or modify the provisions of this NOFA, to reject all proposals, to negotiate
modifications of proposals, or to award less than the advertised amount of funding available.
Funding Sources
Funding for this NOFA will be provided from one or more of the following sources:
• City Affordable Housing Fund comprised of fees paid to the City by developers to comply
with the City’s Inclusionary Zoning Regulations; and
• Alameda County Measure A-1 Bond funds (Dublin Base City Allocation).
These funds may also be supplemented with other grant funds that the City is successful in securing
to support affordable housing.
Eligible Applicants
Eligible Applicants include nonprofit and for-profit housing developers. Applicants must have
demonstrated experience and capacity in the development and management of affordable rental
housing. Applicants should have experience completing affordable rental housing projects of
similar size and complexity as the proposed project.
Eligible Projects and Threshold Criteria
Each Applicant is permitted to submit only one project application for this NOFA.
• Projects must be new construction rental developments.
• Mixed-use projects (containing both residential and nonresidential space) are eligible.
Generally, for mixed-use projects, the residential space should be a minimum of two- thirds
of the gross square footage of the development. The non -residential component of the
City of Dublin—Notice of Funding Availability – July 2020 Page 4
project must be self-supporting.
• Site control as defined in Section III-6, Site Control below;
• Proposed units must remain affordable for at least 55 years;
• Reasonable acquisition and construction costs; the ability to compete well in securing
other/competitive funding sources, including, but not limited to: County (Measure A-1
Bond funds), state and federal sources, Low-Income Housing Tax Credits (LIHTC),
private equity, and be soundly underwritten;
• Leverage other financing sources;
• Incorporate high quality design and amenities and properly integrate with neighborhood
scale, massing and setting and will be subject to a Site Development Review Permit;
• Incorporate appropriate community spaces, amenities and services for the target
population;
• Applicant must have demonstrated experience with successful affordable housing projects,
the ability to timely secure funding sources that minimizes the City’s contribution of local
funds, and the capacity to work cooperatively with the community in the design and
development of the project;
• Target extremely low-income, very low-income, and/or low-income households earning
up to a maximum of 80 percent of Area Median Income (AMI);
• Projects must meet all criteria established by Alameda County Department of Housing
and Community Development (HCD) to qualify for Alameda County Measure A-1
Bond funds, including providing no less than 20 percent of all units developed within
the project serving households earning no more than 20 percent of AMI;
• Consider a range of household/individual types, including veterans, seniors, disabled,
special needs, and at risk of homelessness; and
• Include supportive services appropriate for the expected tenant population as an integral
component of the project.
The ability to satisfy these criteria is in no manner whatsoever a guarantee of project funding, and
the City reserves the right in its sole and absolute discretion to modify or waive any of these
threshold requirements without further notice to proposers or potential proposers.
Sites Under Consideration Separately
The two sites noted below have previously been identified for affordable housing. The purpose of
this current NOFA is to receive proposals for other sites which are feasible for development.
• 6513 Regional Street at St. Patrick Way in Downtown Dublin – 1.3 acres
• Transit Center Site D-1 at Martinelli Way and Iron Horse Parkway – +/-1 acre
Review of Proposals and Project Selection Process
City staff will review all proposals submitted that meet the NOFA requirements. Proposals will be
evaluated based on the Applicant and Project Selection Criteria under Section II below. Proposals
City of Dublin—Notice of Funding Availability – July 2020 Page 5
that receive favorable staff review will be presented to the City Council, with staff’s funding
recommendation, for further consideration and for a final funding decision. Once the City Council
has made a final decision, staff will begin negotiation of loan documents with the selected
Applicant(s).
City Financial Participation
At the City’s sole discretion, and depending upon the financial need of the project and applicable
project selection criteria responses, the City may generally provide a capital contribution, which
may be in the form of a 55-year loan (City Loan) with an interest rate of three percent simple-
interest. The selected Applicant(s) must provide adequate security for any predevelopment
component of the City Loan, including but not limited to assignment of the purchase agreement
and plans and specifications. Any City Loan will be secured by a promissory note and recorded
trust deed (Deed of Trust) and will be conditioned upon additional security in the form of a recorded
rent regulatory agreement, a notice of affordability restrictions and any additional security the City
may require. City Loans may not be used to fund operating subsidies or supportive services.
Any Deed of Trust for the City Loan may initially be recorded in second lien position junior to any
private lender acquisition/construction trust deed, and further may be subordinated to other state or
federal public agency financing if required by law. The City anticipates that the selected
Applicant(s) may be required to start construction within two (2) to three (3) years from the date
the Loan Agreement is executed (depending on the project details and subject to the City’s
discretion) or the Applicant(s) would risk losing the City’s funding commitment.
Predevelopment Loan: Depending on the schedule for the project, the City may decide to issue a
preliminary predevelopment loan pursuant to a Predevelopment Loan Agreement. As security for
a preliminary predevelopment loan, the selected Applicant(s) would be required to assign to the
City its rights and obligations, including but not limited to, with respect to certain agreements
(including purchase agreement), plans and specifications and approvals. If the project is proceeding
and subsequent financing is approved, the preliminary predevelopment loan would be rolled into
the subsequent City Loan. If the project proves infeasible, the preliminary predevelopment loan
may be forgiven in certain circumstances, as determined by the City, and otherwise pursuant to the
terms of the Predevelopment Loan Agreement.
Predevelopment Costs: Predevelopment costs are upfront project costs necessary to determine
project feasibility and include costs of an initial feasibility study, consulting fees, legal fees,
architectural and engineering fees, soil and environmental review services, and other upfront
expenses incurred during the preconstruction phase. Predevelopment costs do not include option
deposits to acquire site control.
Compliance Monitoring Fee
The City charges an annual Compliance Monitoring Fee to cover the cost of monitoring compliance
with City Agreements for the term (55 years) of the City Loan. Based on the City of Dublin adopted
2020-21 Master Fee Schedule, the annual fee is $2,058 for projects between 21 and 100 units and
$2,964 for projects with 101+ units adjusted annually per the Consumer Price Index.
City of Dublin—Notice of Funding Availability – July 2020 Page 6
Legal Fees
Legal fees, including the cost of the City Attorney, incurred by the City during the negotiation and
execution of loan documents, including both the predevelopment loan and the construction loan
will be paid directly by the Applicant(s).
Insurance Requirements
The selected Applicant(s) will be required to comply with the City’s insurance requirements,
consistent with affordable multifamily insurance standards. Comprehensive detail about the City’s
insurance requirements will be provided upon request.
II. EVALUATION AND SELECTION
Project Selection Criteria
Applicants who submit proposals that meet the requirements of this NOFA will be evaluated
according to the criteria below.
1. Applicant Qualifications, Experience and Management of Affordable Rental Housing
a. Experience completing affordable rental housing projects of similar size and complexity as
the proposed project on time and within budget. Preference will be given to those with
demonstrated knowledge;
b. Positive track record for collaborative negotiations with public agencies (as demonstrated
by references);
c. Track record of positive cash flow and compliance with regulatory agreements, property
reserves and property management standards for existing projects; and
d. Quality and track record of on-site management of rental properties, including ongoing
upkeep and maintenance of the property, availability of conflict resolution programs, and
highly trained on-site managers that maintain a crime-free, healthy and safe environment.
2. Applicant Financial Capability and Economic Feasibility of Project
a. Applicant financial strength and track record in securing the proposed financing;
b. Source and amount of equity contributions and other sources of funding;
c. Degree of leveraging of affordable housing funds;
d. Track record in securing nine percent LIHTC, four percent LIHTC, project-based housing
vouchers, or other major funding; and
e. Per unit subsidy of affordable housing funding request (lower the better).
3. Public Benefit and Response to City’s Housing Priorities
a. Project has housing units that address households with special needs (e.g., seniors, disabled,
homeless);
b. Project has supportive services and has identified funding to provide for such services;
c. Applicant has proven success at gaining community support for affordable housing projects
and remaining sensitive to concerns throughout operations; and
d. Quality of the proposed structures. Attention to enhancing the quality of life for the future
occupants and design compatibility with surrounding neighborhood.
City of Dublin—Notice of Funding Availability – July 2020 Page 7
4. Site Appropriateness
a. Project site has easy access to public transportation and relevant local services and
amenities, such as parks, medical services, fresh foods, schools, etc.; and
b. Project is consistent with the site’s General Plan and/or Specific Plan land use designation
and zoning. In cases where the land use designation and/or zoning would require an
amendment, applicant can demonstrate that the project warrants an amendment to land use
and zoning designations and is compatible with surrounding land uses.
5. Completeness, Accuracy, and Quality of Proposal and Budget
This includes an overall evaluation of the proposal itself, as evidence of the Applicant’s
understanding of the project’s purpose and objectives, knowledge of the field, and ability to
prepare concise reports and budgets. It also includes the completeness, accuracy and quality of
an Applicant’s response to questions regarding the proposal.
III. SUBMITTAL REQUIREMENTS
1. Cover Letter
Provide a brief summary of the proposed project and discuss Applicant’s qualifications, why
Applicant is uniquely qualified to merit the City’s investment, and why Applicant’s proposal
should be selected for funding.
Maximum length: two pages
2. Development Entity
a. Identify the entity with the legal authority to contract directly with the City, including all
joint ventures/limited partners and their percentage ownership interest (if applicable);
b. Include resumes of key individuals and their roles; and
c. Identify person who has the legal authority to enter into a contractual agreement with the
City on behalf of the Applicant.
Maximum length: five pages
3. Experience
a. Provide evidence of past project experience, particularly with developing affordable
housing rental projects. For at least three (3) projects include: a brief narrative description
of the project, the Applicant's role, the cost of the project, amounts and sources of funds
used to finance the project, the date the project was completed, financial statements for the
three most recent years of each projects operations, and indicate if the project was completed
on time and within budget; and
b. For each of the projects identified above for experience, provide a reference with the city or
agency including name, email address and phone number.
Maximum length: 24 pages
4. Description of Proposed Project Concept
a. Provide a written description of the proposed project, scale of development (number
stories), type of construction, size, use of proposed tenants of commercial component (if
applicable), occupancy restrictions, number and size of units, number of parking spaces,
and type of amenities;
City of Dublin—Notice of Funding Availability – July 2020 Page 8
b. Provide basic site information such as property address, Assessor’s Parcel Number, square
footage, existing uses, current General Plan land use designation and zoning, and indicate
if the proposed project is consistent with the existing General Plan land use designation and
zoning, or if a General Plan Amendment and Rezoning are required;
c. Describe the property location, neighborhood, transportations options, local services and
amenities (full-service grocery store, neighborhood park, pharmacy, medical facility,
schools, etc.) within close proximity to the site (include distance, e.g., ¼ mile, ½ mile);
d. Provide a graphic depiction of the proposed project consisting of a preliminary site plan and
conceptual architecture. Overly detailed architectural renderings or glossy material are
discouraged in response to this NOFA; and
e. Describe how the project will be managed. Also, provide a list of rental projects that are
currently under the company’s management. Include each property’s location, number of
units and number of affordable units.
Maximum length: five pages
5. Financing Plan and Proforma
Provide a narrative description of the proposed method of financing the proposed project
including all sources of debt and equity. In the case of a proposed tax credit project, identify the
assumed tax credit pricing/cents on the dollar projected in the proposed project’s sources and
uses. Given the competitive nature of many of the available county, state and federal funding
programs, the narrative should describe the Applicant's approach to alternative financing
scenarios as a contingency to the preferred plan.
The proposal should also include a complete preliminary financing proforma of the proposed
project including:
a. Total development cost budget, itemized for each component of the project, identifying
predevelopment costs, estimates of land acquisition and site preparation costs (if
applicable), direct construction costs (for each component) and all indirect and financing
costs, including developer fee, construction escalation, design contingency, and
construction contingency of no less than 10 percent; and
b. A complete sources and uses of funds table for both construction and permanent financing
for each component of the project. The table should clearly indicate the amount of requested
affordable housing financial assistance and the proposed repayment terms of such
assistance.
Maximum length: three pages
6. Evidence of Site Control
At the time of proposal submission, the Applicant must show that if the proposal is selected,
site control can be maintained until the property can be acquired. As evidence of site control,
one of the following documents must be submitted with the application:
a. Purchase agreement, including evidence that the agreement is for a term that is sufficient to
hold the property until the anticipated date of purchase;
b. Option to purchase or lease, binding on seller or landlord, including evidence that options
are renewable until the anticipated date of purchase;
City of Dublin—Notice of Funding Availability – July 2020 Page 9
c. Executed land sales contract or other enforceable agreement for acquisition;
d. Letter of Intent to purchase, signed by both buyer and seller, indicating commitment to
execute purchase or option agreement pending Applicant selection by City; or
e. Other evidence that Applicant has site control acceptable by the City.
7. Preliminary Title Report
A preliminary title report dated within 30 days of the application deadline.
8. Project Schedule
A preliminary project schedule identifying the estimated date of achieving key milestones
including: securing of all financing commitments, acquisition of the site, start of construction,
completion of construction, and lease-up and stabilization of residential and commercial
operations (if applicable). Project schedule should start within 30 days of date the Applicant’s
project is selected.
IV. SUPPLEMENTAL MATERIALS – NOT REQUIRED INITIALLY
Additional materials that may be required at a later date for NOFA finalists:
1. Applicant’s Financial Statements
The most recent two years’ audited financial statements of the Applicant and each proposed
development entity/joint venture partner, if applicable.
2. Residential Services Plan
A plan that describes services to be provided to tenants (childcare, computer training, etc.) and
demonstrates how supportive services for the tenant population will be provided and funded.
The plan should also show funding sources.
3. Phase I Environmental Assessment for Project Site
Applicants may be required to provide a copy of the completed Phase I Environment Assessment
prepared by a qualified environmental firm.
4. Community Outreach Plan
A plan for conducting community outreach to neighbors of the proposed project and community
groups may be required. The outreach plan should discuss any anticipated community concerns
and how they would be handled.
5. Appraisal
An appraisal of the project site may be required that has been completed within six months of
the application deadline. All appraisers must be California State licensed/certified.
6. Project Cashflow Projection
Project income and project operating expenses, including rents for each unit type, vacancy rate,
operating expenses, debt service, and all distributions of remaining cash flow (15-year
projection with assumptions for out-year escalations). The table should clearly detail
City of Dublin—Notice of Funding Availability – July 2020 Page 10
assumptions on rents for all unit types including utility allowance factors and other sources of
income.
7. Mixed-Use Budget
For mixed-use projects, a development budget will be required with the costs attributable to the
commercial/retail or other nonresidential component clearly delineated from those for the
residential component.
8. Project Sustainability Plans
Plans may be requested for reduction of negative impacts on the environment through principles
and practices that reduce consumption water and non-renewable energy, and minimize waste
and negative impact to the environment
IV. PROPOSAL PROCESS
Proposal Submittal
Proposals are due on Friday, September 18, 2020, by 5:00 p.m. and must include:
• Hard copies: One (1) original and three (3) copies of complete proposal; and
• Electronic copy: All proposal materials must also be submitted on a USB flash drive or via
Dropbox. The sources and uses of the proforma, operating proforma and any other budget
spread sheet must be submitted in Excel format.
Deliver to
City of Dublin, Community Development Department
Attn.: Housing Division
100 Civic Plaza
Dublin, CA 94568
HousingInfo@dublin.ca.gov
Inquiries/Questions
All inquiries and/or questions regarding this NOFA must be submitted no later than September 6,
2020, and directed to:
Jim Bergdoll, Senior Planner, at jim.bergdoll@dublin.ca.gov or (925) 833-6610
Pre-Proposal Meeting
Applicants are encouraged to attend a Pre-Proposal meeting on this NOFA:
Date: August 4, 2020
Time: 3:00 p.m.
Location: Due to the on-going COVID-19 health crisis, the Pre-Proposal meeting will be held
via Zoom Video Communications. Please contact Jim Bergdoll at the e-mail address noted
above by noon August 3, 2020, to receive a link to the meeting.
City of Dublin—Notice of Funding Availability – July 2020 Page 11
Proposal Process Timeline
The tentative timeline for evaluating and selecting proposals is presented below:
NOFA SCHEDULE
EVENT DATE
NOFA Released July 17, 2020
Pre-Proposal Meeting August 4, 2020
Proposals Due September 18, 2020,
5:00 p.m.
Initial Review of Proposals Completed October 9, 2020
Additional Materials Due from Finalist(s) October 30, 2020
Applicant Interviews, if necessary November 2020
City Council Consideration of Applicant Selection December 2020
Loan, Regulatory Agreements, Negotiation, Securing
of A-1 Bond Funds
Spring 2021
Public Record
Under the California Public Records Act (PRA), ALL DOCUMENTS SUBMITTED IN
RESPONSE TO THIS NOFA ARE CONSIDERED PUBLIC RECORDS AND WILL BE MADE
AVAILABLE TO THE PUBLIC UPON REQUEST, unless withheld from disclosure for the
City’s sole and exclusive benefit pursuant to an exception to disclosure under the PRA or other
applicable law. Please do not include confidential information or information that may violate the
privacy or intellectual property rights of a third party.
Right to Reject Proposals
The City reserves the right to reject any and all proposals for any reason, and at its sole discretion.
The City reserves the right to alter the guidelines in the NOFA at any time, at its discretion.
V. BACKGROUND RESOURCES
1. City of Dublin General Plan: https://dublin.ca.gov/171/General-Plan
2. Housing Element 2015-23: https://dublin.ca.gov/1516/Housing-Element
3. Eastern Dublin Specific Plan: https://dublin.ca.gov/DocumentCenter/View/7776/EDSP-
2016-Update-Full-PDF?bidId=
4. Downtown Dublin Specific Plan:
https://dublin.ca.gov/DocumentCenter/View/7859/Amended_DDSP_Dec_2019?bidId=
5. Interactive GIS Portal: https://gis.dublin.ca.gov/Html5Viewer/
6. Dublin Development Activity: https://dublin.ca.gov/174/Development-Activity
3558099.1
WEST DUBLIN BART
PROJECT DESCRIPTION
1
PROJECT DESCRIPTION
Provide a written description of the proposed project, scale of development (number
stories), type of construction, size, use of proposed tenants of commercial component (if
applicable), occupancy restrictions, number and size of units, number of parking spaces,
and type of amenities;
We are proposing a phased master plan on 3.7 acres adjacent to the West Dublin BART
station. The initial plan includes three phases with the following attributes:
Phase 1 Affordable 77 units 62 parking spaces 6 levels (1 pkg)
Phase 2 Affordable 75 units 80 parking spaces 6 levels (1 pkg)
Phase 3 Market Rate 182 units 304 parking spaces 7 levels (2 pkg)
Total 334 units 446 parking spaces
The attached conceptual site plan shows detail detailed data including the unit mix, unit
sizes, and size of amenities for each building. BRIDGE has just had preliminary design
work done and plans to implement some design changes that will increase financial
feasibility and unit count.
Affordability in Phase 1a will have a range of incomes and rents with an average
affordability of 35% in order to be competitive for MHP funds from CA HCD, and also
be compliant with Alameda Count A-1 funds. We anticipate a 30% set-aside for a special
needs population that could include formerly homeless individuals/families and/or
veterans. We will include a service enriched environment for this population to help
insure their success, and will provide resident services to the entire building in order to
build community and foster personal, financial and educational growth. We are open to
discussing the specifics of this population with the City of Dublin to better meet local
needs and housing goals. Phase 2 affordability is not yet determined, but will likely also
include a similar mix of affordability.
Amenities for the affordable phases will include common areas (both indoor and on the
courtyard podium deck), counseling suites, recreational facilities, play areas, BBQ areas,
and secure parking. Parking will be provided in the ground level garage in mechanical
lifts. The site plan provides individual stoops, building lobbies, and amenities on Lane
A, Entry Drive and Golden Gate Drive to help create a pedestrian streetscape and
reinforce the emerging neighborhood. Private open space will be provided on the second
level courtyard in each building. We propose to build a LEED Silver buildings or the
equivalent Green Point Rating. All buildings will include transit reader boards in the
lobbies to promote transit ridership.
Market rate units in Phase 2 will include a more robust amenity package commensurate
with market requirements.
Provide basic site information such as property address, Assessor’s Parcel Number,
WEST DUBLIN BART
PROJECT DESCRIPTION
2
square footage, existing uses, current General Plan land use designation and zoning, and
indicate if the proposed project is consistent with the existing General Plan land use
designation and zoning, or if a General Plan Amendment and Rezoning are required;
The property is located at 6501 Golden Gate Drive listed by Alameda County as parcel
numbers 941-2842-4 and 941-2842-2. The site is approximately 3.77 acres and within the
Downtown Dublin Zoning District and will be consistent with the Downtown Dublin
Specific Plan and applicable state density bonus laws.
WEST DUBLIN BART
PROJECT DESCRIPTION
3
Describe the property location, neighborhood, transportations options, local services and
amenities (full-service grocery store, neighborhood park, pharmacy, medical facility,
schools, etc.) within close proximity to the site (include distance, e.g., ¼ mile, ½ mile);
The property is located directly adjacent to the West Dublin BART station, and is one of
the last remaining vacant parcels near BART. This location is the foundation to a
sustainably developed mixed-income community. This location is very well positioned to
WEST DUBLIN BART
PROJECT DESCRIPTION
4
provide rich transportation options, and robust local and neighborhood amenities. The
chart below outlines the distances to the various community amenities that residents will
have close access to;
a. Provide a graphic depiction of the proposed project consisting of a preliminary site plan
and conceptual architecture. Overly detailed architectural renderings or glossy material
are discouraged in response to this NOFA;
Attached is a preliminary architectural site plan and data table describing the project
phasing, unit mix, size of amenities, and proposed parking. We have not presented
conceptual architecture at this early stage, but would be happy to provide some precedent
images showing architectural themes, materials and details that could begin to describe
proposed architecture at Golden Gate Drive. This initial site plan does provide proof of
concept that the property has a carrying capacity of up to 334 apartments and associated
amenities in a phased master plan that can respond to the current and future economic
conditions.
b. Describe how the project will be managed. Also, provide a list of rental projects that are
currently under the company’s management. Include each property’s location, number of
units and number of affordable units.
BRIDGE formed BRIDGE Property Management Company (BPMC) in 1987 as a financially
independent but affiliated nonprofit tax-exempt management company to ensure that the award-
winning quality of BRIDGE’s developments would be maintained over time. Revenues from the
Transporation Options Distance (walking)
West Dublin Bart Station - BART Directly Adjacent
West Dublin Bart Station - WHEELS Directly Adjacent
Dublin Blvd & Golden Gate Dr - WHEELS 0.2m
Local Services and Amentities
Safeway 0.4mi
Dublin Heritage Park 0.8mi
Dublin Sports Grounds 1.1mi
Dublin Civic Center 1.1mi
Dublin Library 1.1mi
Schools
Neilsen Elementary 1.4mi
Fairlands Elemnetary 3.7mi
Valley High School 1.1mi
Wells Middle School 1.4mi
Healthcare
CVS Pharmacy 0.6mi
Kaiser- South 0.9mi
WEST DUBLIN BART
PROJECT DESCRIPTION
5
company, in excess of costs, are devoted to aid residents, and to provide supportive social services.
BPMC currently manages and co-manages more than 9,000 residential units. BPMC also manages
over 300,000 square feet of commercial space within our buildings.
BRIDGE’s experience as a building owner for thirty years has provided insight into how to build
efficient, sustainable buildings that can be maintained well into the future, while providing a high
quality living environment for our residents. BRIDGE currently implements standards for overall
site design, building envelope and systems, and unit and common area layouts and finishes, and
these are continually updated with feedback from our existing building performance and resident
input.
Our Approach for West Dublin Bart
Our management mission for West Dublin Bart will be to place special emphasis on a
comprehensive management plan including:
x Compliance – We employ five full-time Compliance Department staff who review and
approve resident files and provide valuable ongoing training in both areas. The Compliance
staff also conducts regular spot audits of all communities to ensure ongoing compliance.
x Maintenance – We have extensive experience in long-term management and budgeting and
with our knowledge of maintenance and operational requirements include maintenance
work order systems, preventive maintenance plans and cost effective use of vendors and
maintenance staff.
x Marketing and Waitlist management – Our approach to marketing and rent-up utilizes a
range of targeted advertising and promotional activities selected to effectively reach
potentially qualified applicants. In addition, we develop community based outreach
programs in an effort to attract qualified potential tenants.
x Accounting and financial reporting – We use MRI software for on and offsite accounting.
We provide owners monthly accounting reports and operating budgets drafted sixty days
prior to the end of the fiscal year. The accounting system for our portfolio meets all
generally accepted accounting principles.
x Resident Services – We have invested a great deal in gaining expertise in this kind of
community building. In many locations, our staff works closely with local governmental
and community-based agencies to coordinate or enhance provision of these services for
residents. The company’s management style is flexible in order to meet the needs of the
resident at the property including meeting with the residents to understand their needs and
supporting resident organizations to help empower them to be an integral part of their
community.
Property Location Type Units
Property
Management
Contract
Asset
Management
Only
25 Sanchez, Mission San Francisco Senior 90 90
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PROJECT DESCRIPTION
6
255 Woodside, Mission San Francisco Senior 110 110
462 Duboce, Mission San Francisco Senior 42 42
474 Natoma Apartments San Francisco Family 60 60
Acorn I and II Oakland Family 206 206
Acorn III Oakland Family 87 87
Almaden Lake
Apartments San Jose Family 144 144
Alta Torre Palo Alto Senior 56 56
Alto Station Mill Valley Family 17 17
Armstrong Place Senior
Housing San Francisco Senior 116 116
Arroyo Point Santa Rosa Family 70 70
AveVista Oakland Family 68 68
Belvedere Place San Rafael Family 26 26
Casa Vista San Rafael Family 40 40
Celadon at 9th &
Broadway 4% San Diego Family 121 121
Celadon at 9th &
Broadway 9% San Diego SRO 129 129
Centertown San Rafael Family 60 60
Chelsea Gardens Santa Rosa
Family and
Senior 120 120
Chestnut Creek
South San
Francisco Senior 40 40
Chestnut Linden Court Oakland Family 151 151
Coggins Square Walnut Creek Family 87 87
Coleridge Park San Francisco Senior 49 49
Copper Creek 4% San Marcos Family 156 156
Copper Creek 9% San Marcos Family 48 48
Coronado Springs Seattle Family 332 332
Cottonwood Creek Suisun City Family 94 94
Doretha Mitchell Marin City Family 30 30
Dove Canyon San Diego Family 120 120
Emery Villa Emeryville Senior 50 50
Fell Street Apartments San Francisco Family 82 82
Foothill Farms Sacramento Senior 138 138
Geraldine Johnson San Francisco Senior 54 54
Grand Oak
South San
Francisco Family 43 43
Grayson Creek Pleasant Hill Family 70 70
Heritage Park Livermore Family 167
Holly Courts, Bernal San Francisco Family 118 118
Hunt's Grove St. Helena Family 56 56
Ironhorse at Central
Station Oakland Family 99 99
WEST DUBLIN BART
PROJECT DESCRIPTION
7
Irvington Terrace Fremont Family 100 100
Ivy at College Park Chino Family 135 135
Kentfield Stockton Family 90 90
La Pradera Calistoga Family 48 48
Laguna Canyon Irvine Family 120 120
Mabuhay Court San Jose Senior 96 96
Madera Vista Phase 1 & 2 Temecula Family 80 80
Magnolia Plaza
South San
Francisco Senior 125 125
Mandela Gateway
Apartments Oakland Family 168 168
Marina Tower Annex Vallejo Senior 57 57
Marina Tower Apartments Vallejo Senior 155 155
Metro Center Foster City Senior 60 60
Montevista Apartments Milpitas
Mixed Income
Family 306 306
Mural Apartments Oakland Family 90 90
North Beach Place San Francisco
Family and
Senior 341 341
Northpoint Village
Apartments I Santa Rosa Family 70 70
Northpoint Village
Apartments II Santa Rosa Family 40 40
Oak Circle San Jose Senior 100 100
Ocean View Pacifica Senior 100 100
Ohlone Court San Jose Family 135 135
One Church Street San Francisco Family 93 93
Pacific Oaks Pacifica Senior 104 104
Paseo at COMM22 San Diego Family 130 130
Peninsula Park E. Palo Alto
Mixed Income
Family 129 129
Pickleweed Mill Valley Family 32 32
Pinole Grove Senior
Housing Pinole Senior 70 70
Poinsettia Station Carlsbad Family 92 92
Pottery Court Lake Elsinore Family 113 113
Redwood Shores Vallejo Senior 120 120
Richmond City Center
Apartments Richmond Family 64 64
Rotary Valley San Rafael Senior 80 80
Sage Canyon San Marcos Family 72 72
Sage Park Los Angeles Family 90 90
San Paulo Apartments Irvine
Mixed Income
Family 382 382
San Rafael Commons San Rafael Senior 83 83
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PROJECT DESCRIPTION
8
Santa Alicia Irvine Family 84 84
Silverado Creek Napa Family 102 102
Sitka Portland
Mixed Income
Family 209 209
St. Joseph's Senior
Apartments Oakland Senior 84 84
Steamboat Point
Apartments San Francisco Family 108 108
Strobridge Court Castro Valley
Family and
Senior 96 96
Susanne B. Wilson
Residence San Jose Family 63 63
Sycamore Place Danville Senior 74 74
Terra Cotta San Marcos Family 168 168
Terraza Palmera at St.
Joseph's Oakland Family 62 62
The Abigail Portland
Mixed Income
Family 155 155
The Arbors Hercules Senior 60 60
The Carquinez Richmond Senior 36 36
The Coronet San Francisco Senior 150 150
The Fountains Mountain View Family 124 124
The Parkview Pleasanton Senior 105 105
The Peninsula Regent San Mateo Supportive 207 207
The Rivermark
West
Sacramento Family 70 70
Torrey Del Mar San Diego Family 112 112
Tressa Apartments Seattle Family 474 474
Trestle Glen Colma Family 119 119
Victoria at COMM22 San Diego Senior 70 70
Villa Loma Apartments Carlsbad Family 344 344
Visitacion Gardens Brisbane Senior 14 14
Windrow Irvine Family 96 96
Woodbury Walk Irvine Family 150 150
Woodland Park Portland
Family and
Senior 111 111
Woods Grove Pittsburg Family 80 80
TOTAL 11,143 8,351 2,625
Architecture + Planning580 Second St., Suite 200Oakland, CA 94607510.272.2910ktgy.comDUBLIN, CA # 2020-0854GOLDEN GATE BARTCONCEPTUAL DESIGNOCTOBER 8, 2020A0.0PROJECT DATA0163264
LobbyLobbyLobbyGarage EntryTrash/BOHGolden Gate DrLane AAHammer39 2LP Stacks +2 Accessible Stalls(80 parking spots)""AmenityUtility""Lane ArhA-Architecture + Planning580 Second St., Suite 200Oakland, CA 94607510.272.2910ktgy.comDUBLIN, CA # 2020-0854GOLDEN GATE BARTCONCEPTUAL DESIGNOCTOBER 8, 2020A0.1SITE PARCEL DIVISIONSNTSLobby30 2LP Stacks +2 Accessible Stalls(62 parking spots)Garage EntryEntA54'-10'-0"0-15'-0"Trash/BOHP3-2P3-2AmenityA-LobbyGarage Level 1Entry46 2LP Stacks + 39 3LP Stacks +ks + 395 Accessible StallstallsTotal 214 Parking SpotsUPUtilityry DrLane Ahead Dr-0"10'-0"-0'-001Trash/BOHsh/BOP1-3P1-3P2-4P2-4enity/enitAmenenve Useve ActiveveUtilityP1-3P1-3P1-3PPP2-410'-00Lane Ah-A-Parcel Phase 1-AArea: 37,005 sf(0.85 acres)Parcel Phase 1-BArea: 37,604 sf(0.86 acres)Parcel Phase 2Area: 82,548 sf(1.89 acres)
LobbbbybbbbLobbyLobby30 2LP Stacks +2 Accessible Stalls(62 pa(62 parking spots)(62 paGarage Level 1Entry46 2LP Stacks + 39 3LP Stacks +ks + 395 Accessib5 Accessib5 Accessible Stallstalls5 Accessib5 AccessibpotsTotal 214 Parking SpotspotspotspotsUPGarage ntryEnnnGarage EntryUtilitytilitysh/BOTrash/BOsh/BOHsh/BOsh/BOGolden Gate DrDEntry DrDDDLane ALane ALane ALane AHHHaHaHammerhead DHammerhe dmmerhead DHammerhe dHammerhe dHammerhead Drmmerhead D39 2LP Stacks +ccessiblccessible Stalls2 Accessiblccessiblccessiblots)ots)(80 parking spots)ots)ots)544'-0"440"0----------------''''000000000000000001111111----------0"----------------''''''0'0'000000000001111----------15' 0"15' 0"15' 0"15' 0"15 015' 0"15' 0"15' 0"15-015 015 015 015 015 015 015 015 015 015 015 0""0-00'-00-00-00-000000000000000000111111111sh/BTrash/Bsh/BOHsh/BOsh/Bsh/BTrasTrash/BOHTrasTrasTrasP3-2P3-23P1-33P1-3P2-4P2P2P2-4memenityAmemememeAmemenitymemeAAAenity/enitAmenenAAcccve Useve ctivevecUtilityyyyUtilitUtilitUtilitUtilityUtilitP1-3P1-3333P1-3PPPP2-4PP"10' 010' 010' 010' 010' 010 010' 010 010 010 010' 010-010-010-010-010-010 010 010-010 010 010 010-010 010 0"0000000000000Architecture + Planning580 Second St., Suite 200Oakland, CA 94607510.272.2910ktgy.comDUBLIN, CA # 2020-0854GOLDEN GATE BARTCONCEPTUAL DESIGNOCTOBER 8, 2020A1.0SITE PLAN0163264
90 Parking SpotsDNOpen toOeeBelowBlleOpen toOpen toOpen toOpen tonnnneeeeBelowBelowelowwP2-44P1-3P2-4P2P2-4P1-3PP1-3P1-3P2-4-P1-3UtilitlitylitlitP0-1P3-0P1-0P0-1P0-1P0-1P3-1P2-0P3-0P1-1P1-1P1 1P1-0P1-P2-0P2-0P2-0P2-121P3-0P3 0P3 0P3 0P3 0P3-1P2-1P0-101P3-0P3-0P3-1P3-0P3P2-0P1-1P1-1P0 1P0 1P0-1P0 1P0-1P0 1P0 1P0-1P0-1P1-00P2-0P2-0AffordableBuilding 1-ACourtyardCoAffordableBuilding 1-BCouCourtyardCouCouArchitecture + Planning580 Second St., Suite 200Oakland, CA 94607510.272.2910ktgy.comDUBLIN, CA # 2020-0854GOLDEN GATE BARTCONCEPTUAL DESIGNOCTOBER 8, 2020A1.1LEVEL 2 PLAN0163264AFFORDABLE PHASE 1-AAFFORDABLE PHASE 1-BMARKET RATE PHASE 2
P3-0P1-0P0-1P0-1P0-1P3-1P2-0P3-0P1-1P1-1P1 1P1-0P1-P2-0P2-0P2-0P2-121P3-0P3 0P3 0P3 0P3 0P3-1P2-1P0-101P3-0P3-0P3-1P3-0P3P2-0P1-1P1-1P0 1P0 1P0-1P0 1P0-1P0 1P0 1P0-1P0-1P1-00P2-0P2-0P2-0P2 0P2 0P2 0P2-0202020P2-0P0-1P0-1-1P0-1P0-1P1-0P1-0P1-0P1-0P1 0P1 0P1-0P1 0P1-0P0-1P1-0P1-0P1 0P1 0P1-0P1-0P3-1P2-0P1-010P2-2P1-1P2-2P2 2P2 2P1-111P2-2P1-1P1-1Market RateMarkeCourtyard AdAP1 1P1 1P1-1P1 1P1 1P1 1P1-1P1-1P1-1P1-1P1-1P1-1P1 1P1 1P1 1P0-1P0-1Level 3evAmenityenMaMarket RateMaMaCourtyard Byard Byard Byard BAffordableBuilding 1-ACourtyardCoAffordableBuilding 1-BCouCourtyardCouCouArchitecture + Planning580 Second St., Suite 200Oakland, CA 94607510.272.2910ktgy.comDUBLIN, CA # 2020-0854GOLDEN GATE BARTCONCEPTUAL DESIGNOCTOBER 8, 2020A1.2TYPICAL BUILDING PLAN0163264AFFORDABLE PHASE 1-AAFFORDABLE PHASE 1-BMARKET RATE PHASE 2
Eden Housing
4. Preliminary Development Concept
Eden takes great pride in creating unique developments that are authentic to the
communities in which we operate. This community will be no different. The proposal
below outlines our initial thoughts and vision to create an affordable community that
will compliment and support this transit-
oriented neighborhood in Downtown
Dublin.
A. Property Overview
x AAddress: 7922 Dublin Boulevard
x APN: 941-1500-28-2
x Size:63,540 SF
x Current land use: Commercial
building
x Located within the Downtown
Dublin Specific Plan and West
Downton BART Specific Plan sub-
area
x General Plan Land Use Designation
& Zoning: Downtown Dublin Specific
Plan, Transit-Oriented District
x Amenities:
o Grocery store: Safeway, 7499
Dublin Blvd, Dublin, CA 94568 [½
mile]
o Park: Mape Memorial Park, 11711
Mape Way, Dublin, CA 94568 [½
mile]
o Pharmacy: CVS, 7201 Regional St,
Dublin, CA 94568 [¼ mile]
o Medical facility: Kaiser Pleasanton,
7601 Stoneridge Dr, Pleasanton,
CA 94588 [1 mile]
o Schools: Valley High School, 6901
York Dr, Dublin, CA 94568 [1 mile]
o Transit: West Dublin BART [[½
mile]
21
Eden Housing
B. Proposed Project
Overview – Building Type, Height and Parking
For this site, we envision a five-story building with one level of parking and four stories
of housing on top. Using a conceptual building plan that creates two U-shaped
buildings with private courtyards that open to the east, our initial analysis indicates that
we could fit approximately 121 units. This design allows for 126 parking spaces, for a ratio
just over 1 space per unit and in-line with parking ratios allowed under the State Density
Bonus Law. However, if additional parking is desired, we could look at add parking lifts
or stackers, a solution that Eden is constructing now in a project in Fremont.
The first level, or podium level would be concrete construction with the upper floors
constructed in wood (Type V). Note that it would be possible to add another floor of
wood construction if we use Type IIIA and that would result in 154 units – however, given
parking constraints, we have decided to focus our proposal on the 121 unit scenario but
are open to further exploring increased density with the City and our design team.
The project will include high quality amenities that are standard at Eden properties --
community rooms, computer learning centers, and well-appointed common outdoor
podium courtyards.
Anticipated Unit Affordability Mix & Tenant Population
Eden has designed the affordable component to meet a “Large Family” project type
under TCAC’s regulations in order to ensure maximum flexibility and competitiveness
for various State programs. This essentially means that the development has the
required number of three- and two-bedroom units (at least 25% of each).
The conceptual unit mix is as follows:
UUnit Type NNumber %% of total
Studio 29 24%
1 bedroom 29 24%
2 bedroom 30 25%
3 bedroom 33 27%
TTotal 1121 1100%
The funding sources that we secure will ultimately inform the specific affordability
levels of the project, but Eden anticipates delivering a mix of affordability levels as
shown below.
22
Eden Housing
AAMI level NNumber
20% AMI 5
45% AMI 27
50% AMI 64
60% AMI 24
Manager 1
TTotal 1121
Eden has not yet identified any specific tenant population, such as veterans, homeless,
developmentally disabled, or other kind of special needs population. We would be
happy to discuss possible tenant targeting with the City. Our assumed funding
programs have no specific occupancy restrictions, and Eden would be happy to explore
a live/work preference for Dublin residents/workers if desired.
Management & Resident Services
Eden Housing Management Inc. (EHMI) would provide property management services
for the site, and Eden Housing Resident Services Inc. would provide on-site resident
services. A list of all properties managed by EHMI is included as AAttachment C.
Site Plans
The diagrams below are rough site fit tests showing the possible configuration of
parking and units on each floor. However, if selected, we would work with a design
team to craft a tailored design for the site. These are meant to show proof of concept
rather than final designs. The proposed concept is consistent with the General Plan
and Zoning.
Level 1 – Ground Floor Parking
23
Eden Housing
Level 2 – Amenities & Residential
Level 3-5 – Residential
24
Affordable Rental Housing
Funding Proposal
City Council Meeting
November 17, 2020
Background
Notice of Funding Availability (NOFA) issued in July 2020 for
creation of affordable rental housing
Approx. $10 million available for predevelopment,
acquisition and construction
Funds allocated from City’s Affordable Housing Fund and
Alameda County A-1 Bond funds
Proposals received from BRIDGE and Eden for projects within
Downtown Dublin Specific Plan area
BRIDGE Proposal
•Multi-phase project on vacant 3.6-
acre BART-owned property
adjacent to West Dublin BART
station
•A total 334 units of which 77 units
(Phase 1A) are the subject of
NOFA proposal
•Average affordability level 35%
AMI
•30% of Phase1A (23 units) would
be set aside for special needs
populations
•BRIDGE is requesting $8.5 million
in financial assistance, or $110,390
per unit
BRIDGE Proposal
•Overall residential density of 93 units/acre,
exceeding 85 units/acre allowed under DDSP
•To achieve this density and allow parking reduction,
proposal would rely on State Density Bonus Law
•State Density Bonus Law provides incentives to
developers for production of affordable housing
•Projects that provide 11% of overall density as very
low-income units are entitled to density bonus of
35%
BRIDGE Proposal
No. Units Unit Type Level of
Affordability
Parking Ratio No. Levels
Phase 1A 77 Affordable
(except
manager’s
unit)
35% AMI
average
0.8
spaces/unit
(62 spaces)
6 (1 parking)
Phase 1B 75 Affordable TBD 1.06
spaces/units
(80 spaces)
6 (1 parking)
Phase 2 182 Market Rate NA 1.67
spaces/unit
( 304 spaces)
7 (2 parking
levels)
Total 334 1.33
spaces/unit
(446 spaces)
Eden Proposal
•Project proposes 121
units on 1.45 acres
currently occupied by
Video Only
•Average affordability
level 49% AMI
•Density of 83 units/acre
in compliance with
DDSP
Eden Proposal
•DDSP requires ground floor retail along Dublin
Boulevard which was not incorporated into
Eden proposal
•Project would likely take advantage of parking
reductions and/or concessions allowed under
State Density Bonus Law
•Eden is requesting $8 million in financial
assistance, or $66,116 per unit
Eden Proposal
No. Units Unit Type Level of
Affordability
Parking Ratio No. Levels
One Phase 121 Affordable
(except
manager’s
unit)
49% AMI
average
1.04 spaces/
unit
(126 spaces)
5 (1 level
parking)
Evaluation of Proposals
BRIDGE and Eden:
Have exemplary experience
completing affordable housing
projects
Proven track records
collaborating with public
agencies
Extensive experience with
institutional and private
financing
Both proposals meet minimum NOFA
requirements
Preliminary Recommendation
•Staff preliminarily recommends City Council
appropriate funds to BRIDGE proposal
•Key points:
–Phase 1A would include deep affordability levels serving
households earning an average of 35% AMI
–30% of Phase 1A set aside for special needs populations
including formerly homeless and/or veterans
–Phase 1B would include 75 additional affordable units,
increasing the overall affordability of multi-phase project
to 45%
Preliminary Recommendation
•Key points:
–If averaged across Phases 1A and 1B, City’s financial
assistance would be $55,921 per unit
–Project site has immediate access to BART and bus
service as well as nearby shopping and services
–Shared parking opportunity with 750-space BART
parking garage
–BRIDGE proposes to design, construct and maintain a
plaza where the BART pedestrian overcrossing lands
–If desired, BRIDGE could accommodate a small retail
component to serve residents and commuters
Next Steps
•If City Council concurs, Staff will continue to
work with BRIDGE to refine proposal
•Return to City Council with formal
recommendation and requests to:
–Authorize City Manager to enter into agreement
with BRIDGE
–Allocate units from DDSP residential pool
•Future entitlements include SDR Permit and
Tentative Parcel Map
Questions