Intracorp Companies - RFQ Response

Transcription

WHEELER PLAZA
SAN CARLOS, CA
""11111MP
MI
REQUEST FOR QUALIFICATIONS
BY
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INTRACORP
www.intracorpcompanies.com
WHEELER PLAZA
TABLE OF CONTENTS
NARRATIVE DESCRIPTION
DEVELOPER IDENTIFICATION
DEVELOPER EXPERIENCE AND QUALIFICATIONS
PROPOSAL FOR DISPOSITION OF SITE
FINANCIAL CAPACITY OF DEVELOPER
ADDITIONAL INFORMATION
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PROJECT DESCRIPTION
When lntracorp begins a project we always start with a vision meeting, a discussion with the community,
and an understanding of the potential buyers who will live in the new homes that we build. We pride
ourselves on enhancing a lifestyle and we look to the surrounding community for our inspiration. We
work with our architect partners to create neighborhoods and design great places. Our goal is not to
develop a single "project" in San Carlos, but rather, to design, entitle, and build a new addition to the San
Carlos community that we will all look at with pride. We hope this will be the first of many developments
we work on in downtown San Carlos.
Development of Wheeler Plaza should achieve the following goals:
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Contribute to the ongoing revitalization of the downtown commercial district
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Provide convenient and affordable housing for demographic groups that desire the ease of being
located within walking distance of services, transit, and community gathering spots
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Reduce the traffic impacts of new residents and simplify and rationalize downtown traffic patterns
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Increase the availability, attractiveness, and accessibility of pedestrian-ways and gathering spaces
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Contribute landmark architecture that relates to and transitions well between existing building forms
and land uses
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Prioritize the importance of considerate and collaborative neighbor and community interaction during
the planning, development, and construction processes
To achieve these goals we will develop housing at the core of the project around architecturally screened
parking, and transform the areas that interface with the surrounding commercial properties into new,
active, safe and pedestrian friendly streetscapes. The following principles will guide the development
process:
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Community Continuity: The development of Wheeler Plaza must compliment the surrounding
neighborhood and enhance the active streetscape of Laurel Street, Walnut Street and San Carlos Ave.
We plan to provide a new, attractive residential mixed-use community that would add to the vibrancy
of the downtown area while respecting the existing scale. r7r
Continuity will be critical for the community, planning and
entitlement process. We plan to step the buildings back from
the street frontages creating both vertical and horizontal
articulation along the streetscape. The street level use and
architectural character of the long Walnut St. frontage will be
developed in consultation with existing property owners,
businesses, and tenants on that block of Walnut. The amount
of housing that will be developed will be determined by the
interplay of the architectural setbacks and open space. It will
be further determines by the entitlement process, parking
requirements, the requirements of the City's inclusionmy
housing ordinance; the building and fire code requirements; and the economics of the development.
At this point we anticipate that we will be able to develop between 135 and 165 efficient and well
designed residential homes on the site.
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O Livability: The site will be designed to accommodate new owners and users as well as the people
that currently live shop and work in the neighborhood. The new development ‘vill provide boutique,
community based, city living for San Carlos residents. The easy access to the neighborhood reduces
vehicle trips and accommodates a convenience-oriented, active and modern lifestyle.
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Active Retail: The Walnut St./San Carlos Ave. corner will be transformed into a statement property
with retail at-grade and residential or office above. In a new, smaller mixed-use building that
maintains the scale of the larger street we propose 20 to 30 residential units in 3 stories over two 3500
square foot commercial spaces. These retail spaces will front on San Carlos Ave and connect on the
backside to a generous paseo with outdoor space, landscaping and convenient access between Walnut
Street and the activity of Laurel Street.
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Connections: The main entry for the mixed-use project will be on Walnut but we will provide
obvious vehicular connections to both private and public parking from Walnut and Laurel. We will
also design an activated pedestrian paseo that connects Walnut with Laurel. This paseo will provide a
community connection as well as retail activation, parking access, and fire access.
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Flexible Design: We start with a conceptual plan that allows for changes through the process. We
also strive to use designs in urban locations that allow multiple and flexible uses. This increases
efficiency and improves the experience for owners, users and the community. For example: the
parking garage will be designed to allow for easy expansion during entitlements. The top floor of the
garage could provide more parking, outdoor space, or a podium deck for additional residential units.
Outdoor surfaces can be designed to allow multiple uses from retail to recreation to parking. Parking
can be shared between day use and night use. Residential units can be designed with smaller private
spaces and shared amenity spaces and common rooms.
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Parking: The 4-5 level parking garage will be discreet, mid-block and wrapped by residential and
commercial units so the structure itself is not visible from the streets. We will maintain and perhaps
even supplement the 187 existing parking stalls on site. By developing a long-span, commercial
grade parking garage in the center of the project we will avoid the prohibitive costs of a sub-grade
garage. We are therefore able to maintain an attractive design yet build parking for the city at the
lowest cost per stall. We also allow for expansion of the garage, if desired by the city and the
community, to accommodate additional parking beyond the 187 replacement spaces already
anticipated.
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Healthy and Efficient Living: lntracorp is a leader in green building. We encourage you to tour the
recently completed 269 unit Arterra project in San Francisco. Arterra is San Francisco's first LEED
certified residential high-rise using recycled materials, Trespa siding, recycled glass, bamboo and
cork flooring, and a living roof. We envision various elements of Green design on this site with a
specific focus on healthy living, clean air, resource reduction and energy efficiency. It is anticipated
that green building elements will include, among other things: high performance windows, high
efficiency furnaces, Energy Star appliances and light fixtures, green certified carpeting and low VOC
paint. We will also strongly consider solar-produced electricity.
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Strong Economics: We start with attractive design but we make sure that the structure can be built
efficiently and under budget. We will take cost from the structure (the unseen) and put it into the
façades, landscape, and finishes (the seen). By using Type V wood construction and commercial
garage designs we will minimize construction costs for parking and for the residences. We will also
design smaller, well-lit, efficient homes. Together these steps will result in lower cost homes and
lower cost parking for the city, without sacrificing design.
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DEVELOPER
The development team will be led by Philip Kerr, Vice President of Development from lntracorp.
Intracorp has a track record of successful entitlement and development.
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Private company with operations in Seattle (20 years), San Diego (10 years), Los Angeles (5 years),
San Francisco (4 years) and Hawaii
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Evolved 20 years ago from the US non-resort arm of Intrawest, a public operator of mountain and
golf resorts for 30 years
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Ownership includes Mike Miller, former President of Intrawest US, and Joe Houssian, Chairman of
Intrawest
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Pioneering track record with high-density development in urban centers such as San Francisco's
Mission Bay and Hayes Valley, Downtown Seattle and San Diego's Gas Lamp district
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Intracorp has developed over 6,000 residential units (apartments and condos) with $1B of projects
currently under development
lntracorp has strong relationships with well qualified design firms, architects, civil engineering firms, and
general contractors. Please see additional details on lntracorp below. We will select the team that best
compliments the process and the needs of the site. The team that is being considered includes:
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Development Consultant: Chris Wuthmann, lead developer of the Pacific Hacienda condominiums
and offices across from City Hall.
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Lead Architect: Kwan Henmi, the lead architect on Intracorp's Arterra LEED Certified development
in San Francisco. Kwan Henmi has extensive experience in mixed use, urban infi II development.
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Consulting Architect: Van Meter Williams Pollack Architects and Fred Pollack, who is very familiar
with the site. VMWP worked extensively with Phil Kerr through the community outreach and design
process of the Japantown development in San Jose.
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General Contractor: Ross Construction is highly experienced in multifamily and mixed-use infill
development and is working with lntracorp to developer a four story, residential development at
Santana Row in San Jose.
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Civil Engineer: Intracorp has a strong working relationship with BKF Engineers which has extensive
experience with the City of San Carlos as well as regionally.
Developer Contact Information:
Architect Contact Information:
Intracorp San Francisco LLC.
Intracorp Acquistions LLC.
595 Market Street, Suite 920
San Francisco, CA 94105
Phone: 415.369.2800
Fax: 415.369.2828
Contact: Mr. Philip Kerr, Vice President of
Development
philiok(Mslintra-corp.com
www.intracorpcompanies.com
www.arterrasf.com
www.thehayessf.com
Kwan Henmi
456 Montgomery Street, Suite 300
San Francisco, CA 94104
Phone: 415.777.4770
Fax: 41577.5102
Contacts: Sylvia Kwan or Joseph Chance
joseph.chance(Mkwanhenmi.com
sylvia.kwan@kwanhenmi.com
www.kwanhenmi.com
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INTRACORP DEVELOPMENT TEAM
DEAN GIVAS
President & Chief Operating Officer
Intracorp San Francisco
Dean Givas started Intracorp San Francisco in late 2004. A veteran of San Francisco Bay Area real estate
development since 1987, his local experience spans a diverse range of product types and markets. Prior to joining
Intracorp, Mr. Givas operated his own firm, Oyster Development Corp., after spending 14 years with Trammell
Crow Company where he was a partner in charge of development.
PHILIP KERR
Vice President of Development
Phil Kerr is in charge of sourcing, entitling, and overseeing the design, development and construction of Intracorp
San Francisco's mid-density developments which typically include town home and podium projects. Mr. Kerr
joined Intracorp San Francisco from the Olson Company where he managed the development team for the local East
Bay and South Bay markets. He was responsible for 9 entitlement and development projects.
MIKE MILLER
Chairman Chief Executive Officer
I ntracorp Companies
Chairman Mike Miller provides leadership to all Intracorp Companies in setting corporate goals, processes and
direction. He joined Intracorp as Chief Financial Officer in 1986 and has since that time founded a family of five
independent companies, four of which are real estate development companies based in Seattle, San Francisco,
Southern California and San Diego. Intracorp Capital, headquartered in Seattle, is a private investment firm that
acquires or recapitalizes profitable, private companies. Mr. Miller is a former president of Intrawest Corporation,
USA, a diversified resort, leisure and real estate headquartered in Vancouver, Canada and traded publicly on the
New York Stock Exchange. Prior to joining Intrawest, he was a Certified Public Accountant at Touche, Ross and
Co., known today as Deloitte & Touche.
DAVID HERRON
Chief Financial Officer
lntracorp San Francisco
David Herron oversees all financial operations for Intracorp San Francisco. Mr. Herron joined Intracorp after
managing his own capital raising firm Walnut Street Partners. He has also served as Vice President for Alexandria
Real Estate Equities, Manager in the Real Estate Capital Markets Group at Arthur Andersen and Vice President in
the Investment Banking Group of Insignia Financial.
MICHAEL MCCONE
Vice President of Development
In real estate development since 1998 and an architect since 1986, Michael McCone oversees the entitlement, design
and construction of Intracorp San Francisco's high-density developments. His recent local projects include 88
Townsend — 112 for-sale units in a mid-rise — on behalf of the Rosenberg Company, and Mission Place — 595 rental
units plus 75,000 square feet of retail in a high-rise complex — for Catellus Urban Development Group. Mr.
IvIcCone's background also includes tenures at Trammell Crow and Skidmore, Owings & Merrill.
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lntracorp San Francisco ("ISF") is a closely held company made up of a team of development
professionals who manage projects and control risk to allow for successful investment in conjunction with
our institutional partners and investors. ISF's objective is to create value-added products suited to the
unique urban markets of the greater Bay Area. To achieve this goal, we study the intricacies of each
market. The team invests time and money in market research to ascertain the retail and residential
characteristics most desired by potential buyers and tenants. With these design parameters we utilize our
extensive experience and create products that fit the market's profile and also target the area's particular
price points and rental rates. This attention to detail is an intrinsic part of ISF's philosophy.
ISF's core competency is the development of attached urban residential housing in urban locations. The
company's residential development activities in the San Francisco Bay Area are currently focused on
townhomes, mid-rise and high-rise projects of at least 50 units in infill locations. Our track record
demonstrates our success. Our team has successfully managed entitlements in communities throughout
the Bay area including complex political climates such as San Francisco, East Palo Alto, San Mateo and
San Lorenzo. We have entitled over 800 units in San Francisco, 350 units in Oakland, and 500 units in
other Bay area cities. We have projects currently underway in San Mateo, San Jose, Daly City and San
Francisco.
ISF's operating strategy is one of partnership, teamwork and collaboration with a commitment to the
highest standards of quality. This philosophy ensures the ability to create value in every project
undertaken. Intracorp has been developing high-density residential projects in cities on the West Coast
for 20 years totaling more than 6,000 units. Locally we are currently developing and selling 2 projects
totaling 400 units in San Francisco (www.thehayessf.com and www.arterrasf.com ). For additional
corporate information, please see our website at www.intracorpcompanies.com .
Intracorp possesses significant experience and financial strength as demonstrated by the successful
projects we have entitled and completed to date. As a private firm we remain entrepreneurial in our
strategies and philosophy and nimble in our decision making. This approach allows us to be more
creative and respond quickly to changes in markets, customer needs and technology — dexterity that
translates into successful projects for the community, the city, and our investment partners.
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ENTITLEMENT EXPERIENCE
Dean Givas, President — 19 years in local Bay Area development
Entitlement Projects:
The Hayes, San Francisco— 128 residential units in 8 stories including restoration of a historic façade
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Obtained Planning Department approval for revised exterior design in 2006
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Obtained building permits in 2006
Arterra, San Francisco — 268 residential units in 6, 9, and 16 stories
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Obtained unanimous approval from the Redevelopment Agency in 2005
O
340 & 350 Fremont Street, San Francisco — 335 residential units in 40 stories on behalf of SIU and MEBA
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Assemblage of 4 parcels among 2 owners
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Obtained Planning Department approval for the last tower site on the block and a height increase from 250'
to 400' via rezoning of Rincon Hill and adoption of the Rincon Hill Plan
East Jaime Court, South San Francisco — Two biotech buildings totaling 133,000 square feet on behalf of
Alexandria Real Estate Equities
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Obtained approvals of Negative Declaration, Use Permit, Transportation Management Demand ("TDM")
Program and Encroachment Permit in 2003
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Obtained permit from San Francisco Bay Conservative and Development Commission ("BCDC")
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Obtained approval of wetland dechneation and forfeiture of seasonal wetlands from US Army Corps
681 Gateway, South San Francisco — 124,425 square foot biotech facility on behalf of Alexandria Real Estate
Equities
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Obtained modification of Precise Plan to change the approved use from office to biotech and obtained
approvals of an addendum to the previously certified Mitigated Negative Declaration and new TDM
Program in 2002
Alexandria Technology Center, South San Francisco — 2 biotech buildings totaling 108,000 square feet
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Obtained approval of Mitigated Negative Declaration, Use Permit and TDM program in 2000
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Obtained an amendment to an existing permit with BCDC
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Negotiated Remedial Action Plan with County of San Mateo and Regional Water Control Board
Oyster Point Tech Center, Ph. II, South San Francisco — 40,000 square foot office/R&D building
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Obtained approval of a Mitigated Negative Declaration and Use Permit in 1999
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Obtained permit from BCDC
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Obtained No Further Action letter from the County of San Mateo
Oyster Point Tech Center, Ph. I, South San Francisco — 2 building, 106,000 square foot office/R&D project
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Obtained a Mitigated Negative Declaration and Use Permit from the City in 1998
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Negotiated an Owner's Participation Agreement with the Redevelopment Agency
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Philip Kerr, Vice President of Development
Entitlement Projects:
City Walk, Oakland— 251 residential units in 7 stories with Oakland's largest Starbucks
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Negotiated DDA and obtained unanimous approval from City Council in 2004
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Obtained unanimous approval for rezoning from the Planning Commission in 2004
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Jack London Square, Oakland— I II residential units in 8 stories
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Obtained approval from design review committee in 2005
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Obtained unanimous approval for rezoning from the Planning Commission in 2005
Weeks Street, East Palo Alto — 55 residential two and three story townhomes
Negotiated OPA and obtained City Council approval in 2005
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Obtained approval for General Plan Amendment and Rezoning from City Council in 2006
Bockman Rd, San Lorenzo — 81 residential two story townhomes
O
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Obtained unanimous approval from San Lorenzo Village I-10A, Planning Commission and City
Council in 2006
Japantown, San Jose — 400 unit townhome, mixed use, and podium project
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Managed community visioning process in 2006
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Obtained unanimous approval from City Council of visioning goals for development in 2006
North San Pedro, San Jose — 468 unit four story townhome and high-rise development
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Obtained approval from the Redevelopment Agency of preliminary design
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Obtained approval from the Redevelopment Agency of business terms for DDA in 2006
Active entitlement projects include:
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90 townhome units on 3.51 acres in San Mateo
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120 flats on 1.5 acres at Santana Row in San Jose
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400+ units on 3.43 acres on Julian Street in San Jose
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50 townhomes on 3 acres in Daly City
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COPPER RIDGE at TALUS
ISSAQUA, WA
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112 Homes
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Units sizes range from approximately 1,387 to 2,114 square feet
O 630 acres situated at the foot of the Issaqua Alps east of Seattle
across Lake Washington
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Finished homes now available
CITY STEPS
TACOMA, WA
O 40 townhomes located in Upper Tacoma
O Completed in the summer of 2006
SAN FRANCISCO, CA
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269 uniquely designed units in a three tower configuration
including low-rise, mid-rise, and high-rise structures
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Unit sizes range from approximately 509 to 1,509 square feet
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San Francisco's first LEED Tm certified high-rise community
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Completed July 2008
SAN FRANCISCO, CA
O
128 condominiums
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Ground floor retail
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O Completed March 2008
GLENDALE, CA
O
115 flats and 2-story townhomes
a Completion scheduled in 2009
WEST LOS ANGELES, CA
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116 1-bedroom and 2-bedroom single story condominiums
O
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Completed October 2005
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ISSAQUAH, WA
ASCENT at TALUS
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112 2-bedroom and 3-bedroom condominiums
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Unit sizes range from approximately 1,182 to 1,702 square feet
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Phase I completed 2004
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Phase II completed 2005
BELLEVUE, WA
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85 2-bedroom and 3-bedroom condominiums
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O Completed May 2002
SEATTLE, WA
WATERFRONT LANDINGS
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234 studio, 1-bedroom and 2-bedroom condominiums
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Completed April 1999
SEATTLE, WA
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92 units consisting of mid-rise flats and townhomes
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Units sizes range from approximately 439 to 1,587 square feet
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Completed Spring 2007
SAN DIEGO, CA
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84 studio, 1-bedroom, and 2-bedroom condominiums
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Ground floor retail
O
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Completed September 2004
SEATTLE, WA
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57 1-bedroom and 2-bedroom condominium units (each unit
containing a den)
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Units sizes range from approximately 700 to 1,300 square feet
O Completed August 2001
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BLAICELY COMMONS
SEATTLE, WA
o
106 studio, I-bedroom and 2-bedroom condominiums
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O Completed Januaiy 2004
SAN DIEGO, CA
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149 studio, 1-bedroom to 2-bedroom condominiums
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Unit sizes range from approximately 428 to 997 square feet
O Completed March 2005
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Ground floor retail
WAIKIKI, HI
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212 units
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Unit sizes range from approximately 1,100 to 1,200 square feet not
including balcony space (49 to 220 square feet additional)
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Completed August 2008
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86 1-bedroom and 2-bedroom condominiums (each unit containing
a den)
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Completed February 2002
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Ground floor retail
SAN DIEGO, CA
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COMMUNITY LEADERSHIP
We pride ourselves on our ability to work with the
community to build trust and develop great projects.
Each project must work not only for us but also for
the city, the community and the neighborhood. We
have led complex and delicate community processes
in situations with 10 to 500 actively involved
community members. We encourage you to talk to
with economic and redevelopment agency contacts in
San Jose, San Francisco, Alameda County, San
Lorenzo, East Palo Alto, and San Mateo regarding our
leadership in community organization. We have
included a list of contacts and references for your
information.
Development Challenges:
We start the community process by identifying challenges and then address these though outreach, site
design and proactive management. We can anticipate the following challenges:
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NIMBY: neighborhood opposition
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Setbacks and stepbacks: adjacencies
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Vehicles: traffic and vehicular access
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Parking: adequate parking must be provided
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Inclusionary Housing: 15% affordable units
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Union: 100% union or prevailing wage
development
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Rezoning, conditional approvals and coordination
with the General Plan update
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Height, FAR and Density: FAR, 50 foot height
limitation and the different densities allowed by
zoning and the general plan
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Off-site Work: city off-site utility connections
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Open Space: Adequate open space must be provided
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Bike and Pedestrian Connections: strong connections through the site
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Construction and demolition: coordinated and phased to allow for parking, off-site staging, and
continued access to neighboring businesses
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Design guidelines: compatible with surrounding design, scale and site configuration
Entitlement Strategy:
We plan to work with the city as the General Plan evolves. It is always complicated submitting on a
specific site when there is a larger planning process underway. We recognize this challenge and can
address it through strong communication and outreach. We will work closely with staff to coordinate the
process. In addition we will start the CEQA (California Environmental Quality Act) process early.
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Although an EIR has been completed it is critical to start the CEQA process so it can move in parallel
with the entitlement and design process. For the purposes of CEQA we will assume maximum densities
to account for all possible development scenarios on the site.
We assume the development will need discretionary approvals from the Architectural Review Committee,
Planning Commission and City Council. Typically, we would expect entitlements to take 9-12 months,
but the critical item is support from the community. With community support the process can move
smoothly. Hence, we assume 18 months is the minimum realistic timeline for approvals. We will begin
the community and project outreach with the action items below:
Specific Action Items:
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Work with the City to engage a highly qualified CEQA consultant that can expedite the process
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Begin neighborhood outreach early through a series of community open house formats that allow
community members to talk one on one with development staff and answer questions. Avoid large
town-hall style community meetings
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Identify community "thought leaders" early and engage with them one on one
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Meet "one on one" with small groups and key individuals in the community
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Identify community benefits early and communicate benefits vs. development alternatives
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Break down the scale of the total project and discuss project elements including parking, paseos, retail
and housing
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Meet with all of elected officials and city leaders early and often
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Solicit project support from the community and from regional organizations that promote green
building, smart growth and infi II development
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It is out intent to enter into a Disposition and Development agreement with the city to acquire the site.
We have extensive experience with Owner Participation Agreements, Exclusive Negotiating Agreements
and Disposition and Development Agreements. We have worked with cities and counties around the Bay
and we understand the unique challenges staff faces and the motivations of cities working to benefit the
communities they represent. We are currently negotiating an ENA with the Daly City School district and
we were just selected and approved by the San Jose City Council (as the Redevelopment Agency Board)
as the developer for the North San Pedro redevelopment in Downtown San Jose. Please see the list of
references below.
An agreement with the city would allow us to move forward with entitlements and would condition
closing on the land based on obtaining city approvals and permits for the development. We would work
with the city to negotiate an agreement that allows long term city ownership of either title or easement
rights to parking for public use on the site.
We will also work with surrounding land owners to expand the site. We have extensive experience
negotiating private land transactions and can facilitate expansion of the site as needed.
CITY REFERENCES — ENTITLEMENTS
REPRESENTED BY PHILIP KERR OR DEAN GIVAS
1. Name: Amy Neches
City: San Francisco Redevelopment Agency, Senior Project Manager
Phone: (415) 749-2450
E-Mail: amy.neches@sfgov.org
Details: Amy worked with Intracorp, run by President Dean Givas, as the Senior Project Manager for
the San Francisco Redevelopment Agency during the entitlement process for the 269 unit "Arterra"
development in Mission Bay (www.arterrasf.com ). Amy continues to work with Intracorp as
construction of Arterra concludes.
2.
Name: Patrick Lane
City: Oakland Redevelopment Agency, Redevelopment Manager
Phone: (510) 238-7362
E-Mail: pslane(iOaklandnet.com
Details: Patrick represented the Oakland Redevelopment Agency in the sale and entitlements of a
60,000 square foot parcel in downtown Oakland which The Olson Company, represented by Philip
Kerr, purchased and entitled in 2004 as City Walk (www.citywalkoakland.com ).
3.
Name: Marty VanDuyn
City: South San Francisco, Director Economic and Community Development
Phone: (650) 877-8500
E-Mail: in arty.vand tlyn(ssinet
Details: Marty represented the city of South San Francisco and worked with Dean Givas in his roles
as partner of Trammel Crow Companies and President of Oyster Development on entitlements for
five South San Francisco biotech projects.
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4.
Name: Robert Beyer
City: City of San Mateo, Community Development Director
Phone: (650) 522-7152
E-Mail: rbeyer@cityofsanmateo.org
Details: Bob represented the city of South San Francisco during OPA negotiations with Trammel
Crow, represented by Dean Givas, for a biotech development on Oyster Point Boulevard..
5.
Name: Chris Bazar
City: Alameda County, Planning Director
Phone: (510) 670-5400
E-Mail: chris.bazar(acgov.org
Details: Chris represented Alameda County during entitlements as The Olson Company, represented
by Philip Kerr, negotiated a Planned Unit Development for a 6+ acre site in San Lorenzo in 2006.
6.
Name: Peter Larko
City: City of San Jose Redevelopment Agency, Director
Phone: (408) 795-1836
E-Mail: peter.larko(cDsanjoseca.gov
Details: Peter represented San Jose during the negotiation of the DDA for the North San Pedro
Redevelopment. He is actively working with Philip Kerr through entitlements.
7. Name: Christy Usher
City: City of San Mateo, Planner
Phone: (650) 522-7215
E-Mail: cusher@cityofsanmateo.org
Details: Christy worked with Philip Kerr as he met with the community for the initial entitlements for
the 90 unit San Mateo Sunnybrae Townhome development. This process is ongoing.
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SELLER REFERENCES - ENTITLEMENT LAND SALES
AND JOINT VENTURES NEGOTIATED BY PHILIP KERR OR DEAN GIVAS
1. Name: Wilfred Hsu
Company: Group Azure LLC
Phone: (415) 989-8899
E-Mail: wwh(a)groupazure.com
Details: Wilfred owned and sold a 25,800 square foot parcel in Hayes Valley, San Francisco to
Intracorp, represented by Dean Givas, in 2005. That property is currently being developed into an
eight-story, mixed-use, 128 unit development called "The Hayes"(www.thehayessf.com ). Wilfred is
a partner in the development.
2. Name: Randy Paul, Senior Development Director, and Jeff Berkes, Chief Investment Officer
Company: Federal Realty Investment Trust
Phone: (408) 551-2244
E - Mail: rpaul@federalrealty.com
Details: Federal Realty owns and operates Santana Row in San Jose. Intracorp is the first and only
outside developer brought in to develop land within Santana Row. Intracorp is in contract to develop
lot 6A with a 120 unit, five-story, wood frame residential development. Intracorp has an option to
develop additional residential property within Santana Row as well. The purchase and sale agreement
was negotiated between Dean Givas and Jeff Bakes. The entitlement process and project
development is being managed ongoing between Philip Kerr and Randy Paul.
3.
Name: Chris Wallace
Company: RGB Spectrum
Phone: (510) 263-0638
E-Mail: chrisw@rgb.com
Details: Chris represented his family in the sale of a 2.54 acre parcel in San Lorenzo which The
Olson Company, represented by Philip Kerr, purchased in 2006.
4. Name: Toni Jacob
Company: Thoits, Love, Herschberger
Phone: (650) 327-4200 x 204
E-Mail: tjacoWthoits.com
Details: Tom represented and served as legal council for a family trust in the sale of a 2.58 acre
parcel in East Palo Alto which The Olson Company, represented by Philip Kerr, purchased in 2006.
INTRACORP
WHEELER PLAZA
FINANCIAL CAPABILITY
Intracorp Capital is a part of the Intracorp Companies' family and provides a strong and stable capital
base for lntracorp San Francisco developments. In addition Intracorp has strong relationships with both
its equity partners and construction lending partners.
INTRACORP EQUITY PARTNERS
For large multifamily development projects (over 100 units) lntracorp has joint ventured with large,
institutional real estate equity funds including:
•
Citigroup Property Investors — over $7 billion in commercial real estate investments
o
ING Real Estate —$1 billion in current US development projects
•
JP Morgan Investment Management — $3.5 billion in current US development projects
•
The Carlyle Group — over 400 investments in institutional real estate
•
Rockwood Capital —$1.5 billion in equity commitments
PROJECT FINANCE
Intracorp maintains banking relationships for financing both projects and corporate lines of credit with
established lenders including Wells Fargo, Key Bank, HSH Nordbank, Scotia Bank, California National
Bank, US Bank, Macquarie Bank, and ING.
lntracorp San Francisco is not currently involved in any lawsuits of financial settlements that could
impact the firm's ability to undertake and complete projects.
INTRACORP
WHEELER PLAZA
ARCHITECT QUALIFICATIONS & PROFILE
FIRM PROFILE
"Kwan Henmi is dedicated
to providing high quality architecture, interior design
and planning services. In
our 27th year of business,
we look ahead to the firm's
continued success and
significant participation in
shaping better communities and environments. We
are architects with a passion for creating quality
designs, serving the community, and providing the
best possible service to
our clients."
Kwan Henmi Architecture/Planning
was founded in 1980 by Sylvia Kwan, FAIA,
LEED® AP and Denis Henmi, AIA, LEED®
AP. Our firm is dedicated to providing
high quality architecture, interior design
and planning services, with specialized
expertise in housing, commercial, civic,
educational and transportation projects.
Kwan Henmi's residential experience
includes high-rise, affordable, market
rate, mixed-use, and student housing. Our
residential projects have received notable
awards for design excellence, including the
Harry H. Edwards Design Award presented
by the Design Build Education & Research
Foundation, the Gold Nugget Award
presented by the Pacific Coast Builders
Conference, and the Design Excellence
Award presented by Multihousing News.
We are proud to offer our residential and
mixed-use clients the benefit of our broad
expertise in a variety of project types and
delivery methodologies. The strength of Kwan
Henmi's knowledge and expertise not only lies
in the body of work we have accomplished over
the years, but with the individuals working on
each project - they are the true contributors
to the quality of each design. Kwan Henmi
believes that collaboration with the client
during all development phases is a crucial
component in successful architectural design.
Our collaborative approach includes our
team's close involvement with the client, the
community, and our subconsultants to be as
effective as possible in offering quality design
to the client. In our 27th year of business, we
look ahead to the firm's continued success
and significant participation in shaping better
communities and environments.
YOUR TEAM AT KWAN HENMI
Since founding Kwan Henmi Architecture/Planning, Inc. in 1980,
Sylvia Kwan has been committed to the success of her clients and the
realization of their development objectives. With 30 years of experience,
Sylvia values strong working relationships among clients, associates,
consultants, regulatory and planning agencies and interest groups.
Her architectural design background, coupled with strong communication
and leadership skills has enabled her to realize often controversial and
- challenging projects. Her success on major projects such as Arterra, Parkview
Terraces, the Moscone Center expansions, AT&T Park, the San Francisco Main
Library, and airports in San Francisco and Oakland demonstrates her ability to
orchestrate a project team, utilize resources and realize an optimum solution.
SYLVIA KWAN
Chairman
FAIA, LEEP AP
RELEVANT EXPERIENCE
REGISTRATION
Architect, State of California, 1981
Registration Number C12084
Icon @ Doyle
Emeryville, CA
Acted as Principal in Charge for adaptive re-use of a warehouse to multi-family residential rental units
LEED Accredited Professional
United States Green Building Council
One Federal Street Lofts
San Francisco, CA
Acted as Principal in Charge for an adaptive reuse of an existing 3-story historic concrete warehouse into a 49-residential unit building.
EDUCATION
Master of Architecture,
University of California at Berkeley,
1978
The Paramount
San Francisco, CA
Acted as Principal in Charge for a 40-story mixed-use tower with 486 market rate
luxury and affordable housing apartment units, 26,000 SF of commercial retail, 16,000
SF of office space and a gallery.
B.A. in Architecture with Honors,
University of California at Berkeley,
1976
3rd & Broadway
Oakland, CA
Acted as Principal In Charge for a 16-story high-rise condominium with ground floor
retail and office podium totaling 245,000 SF.
Fellow
American Institute of Architects
Sears Lofts
Oakland, CA
Acted as Principal In Charge for an adaptive reuse of an existing retail space into 40
live/work rental units with retail and office spaces.
AFFILIATIONS
Board Member
Bay Area Council
Board Member
Lambda Alpha International
Board Member
Norcal Waste & Recycling
Board Member
San Francisco Chamber of Commerce
YOUR TEAM AT KWAN HENMI
With over 40 years experience, Joseph Chance specializes in the
design of housing and mixed-use projects. He has planned and designed a
variety of residential developments that have received recognition from publications such as Builder, Multihousing News and Architectural Record.
As the Director of Housing at Kwan Henmi, Joseph is involved in the conceptualization, planning and design of all of the firm's residential and mixed use
projects. He has extensive knowledge and understanding of the components
and type of work required for the project, as well as a sense of aesthetics and
design that is recognized in the industry.
JOSEPH CHANCE
Principal, Director of
Housing
AIA
RELEVANT EXPERIENCE
Icon @ Doyle
Emeryville, CA
Designed a 19 unit townhouse addition on top of an existing warehouse building which
was converted into live/work units.
Parkview Terraces
San Francisco, CA
Led the effort to secure the site from the SF Redevelopment Agency, and developed the
design concept into an award-winning project.
Mission Bay Parcel N4P3
San Francisco, CA
Conceptualized and developed design a 5-story, 129 unit multifamily housing development
on the last and most challenging site in Mission Bay.
REGISTRATION
Architect, State of California, 1971
Registration Number C6829
EDUCATION
Bachelor of Architecture,
Ohio University, 1966
AFFILIATIONS
Member
American Institute of Architects
Member
San Francisco Chamber of Commerce
Member
Centria
Milpitas, CA
Initial planning and oversaw the design development of a 480 unit Transit Oriented
Development.
South Main Street Residential
Milpitas, CA
Led the project effort from entitlement to building design of a 391 unit residential
community.
One Federal Street Lofts
San Francisco, CA
Acted as the director and project designer for this adaptive reuse of an existing 3-story
historic concrete warehouse into a 49-residential unit building.
SPUR
Member
San Francisco Housing Action of
Coalition
FIRM EXPERTISE
ARTERRA
San Francisco, CA
Arterra is a new 269-home development in San Francisco's growing Mission Bay neighborhood. Developed by lntracorp San Francisco, and designed by Kwan Henmi Architecture/Planning, Arterra is planned to be the First LEEDO Certified Residential High-Rise in San Francisco.
Located just a block from the AT&T ballpark, residents will have easy access to a variety of
public transportation, bicycle pathways, lush parks, nearby shopping, and even a neighborhood
library. The living green roof, Trespa exterior wall panels, water-saving bathroom fixtures, are
just a few of the many design elements that make this project sustainable. The 269 units are
divided among a 16-story high rise, mid-rise and low-rise sections; breaking up the massing
and optimizing views, light and air. Other amenities include an in-house gymnasium, outdoor
decks and above-grade parking shielded from the street by urban townhouse units.
ICON @ DOYLE
Emeryville, CA
This adaptive re-use of a warehouse to multi-family residential rental units is designed to reconcile the area's mix of industrial buildings and single family bungalows, while bringing a modern
aesthetic to the historic context. The ground level includes 8 live / work units with street level
entries and parking for 43 cars hidden in the interior of the building. Newly constructed townhouses on the second level are accessed through a landscaped mews. Elements such as shed
roofs and varied colors and textures articulate each townhouse unit. Former loading docks are
framed with iron wood and now serve as entries for the live / work units and the garage. Generously sized anodized aluminum windows, high ceilings of varied heights, skylights that bring
light through two-story volumes residences, and concrete flooring in the lobby serve to respect
the site's evolution, while providing highly appealing contemporary living spaces.
ONE FEDERAL STREET LOFTS
San Francisco, CA
One Federal Street Lofts is an adaptive re-use of an existing 3-story concrete warehouse
located on a San Francisco Redevelopment Agency site in the South Beach area. The building
contains 49 residential units varying in size from 730 sf to 1,060 sf. These are loft type units,
taking advantage of the 14 foot ceiling height and offering an alternative to the conventional
high-rise units coming on line simultaneously. In addition to the lobby and parking, there are
ground floor units with private entrances along a pedestrian mews.
Since the building was recognized as contributory in an historic district, Kwan Henmi
collaborated with several historical preservation groups and the redevelopment agency
to gain project support. To preserve the historic character of the building, the two major
street elevations were retained, except for the vertical enlargement of the existing window
openings in order to provide enough light to accommodate the new residential use. This
design maintains the historic character of the old warehouse, while providing living units for
the modern SOMA life style.
FIRM EXPERTISE
MISSION BAY N4P3
San Francisco, CA
This 5-story multi-housing project containing 129 for-sale units, 80 of
them below-market rate, is situated on a curving triangular site situated
between a long-established light-industrial area including a freeway
off-ramp to the north and a new residential neighborhood to the south.
To shield the units along the north side from the off-ramp noise and,
at the same time, pay homage to the industrial nature of that side of
the site, the building was clad with a metal 'skin'. Recessed balconies
that contain most of the glazing offer additional protection from the
freeway noise. Along Berry Street, to the south, the building adjusts
to the residential scale and pedestrian focus of the neighborhood with
sidewalk level unit entries and projecting bays and balconies at the
upper levels. The Berry Street facade culminates with a strong entry
statement and a small outdoor space for community gathering.
CENTRIA
Milpitas, CA
This residential transit-oriented development is located next to
the Great Mall and the Great Mall VIA Light Rail Station. 480
residential units facing landscaped pedestrians mews and bicycle
lanes surround and conceal individual parking structures. Units
facing the light rail station have individual street level entries.
SOUTH MAIN STREET RESIDENTIAL
Milpitas, CA
Located on the site of an existing trailer park within a light industrial
area of Milpitas, this development was designed in accordance with
the new city planning overlay which restores the city grid in this
area. The 391 residential units are broken into 4 quasi-city blocks
by small scale streets with trees and parking. A large community
space with swimming pool is located at the major intersection
within the site. Each block of residential units each surrounds ing
and concealsing the parking structures beunderneath a landscaped
courtyard. Ground floor units and ground floor units. Internal streets
are designed to replicate small residential streets and street tree.
The units facing South Main, a major boulevard, have individual
street entries with small patios.

Intracorp Companies - RFQ Response

Transcription

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