UC Berkeley - The Upper Yard - 05.16.2012

Bank of America Merril Lynch Low Income Housing Challenge
Facing Southwest on Geneva Ave.
THE UPPER YARD Affordable community living

at Balboa Park
GOLDEN BEAR PARTNERS
University of California, Berkeley

Ed Parillon | Greg Lukina | Pontus Lindberg | Jacob Bintliff Liz Kee | Gwen Fuertes | D'Genaro Pulido
May 16, 2012
EXECUTIVE SUMMARY 1 | SITE CONTEXT 2 | PLANNING CONTEXT 3 | MARKET ANALYSIS
CONTENTS
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4 | PROJECT DESCRIPTION
15
5 | COMMUNITY ENGAGEMENT
31
6 | FINANCING
35
7 | DEVELOPMENT TIMELINE
41
ACKNOWLEDGMENTS TEAM BIOS APPENDIX
43
44
{ EXECUTIVE SUMMARY }
EXECUTIVE SUMMARY
The Upper Yard is a 1.7 acre site at the corner of Geneva and San Jose Avenues in San Franciscos Excelsior neighborhood. The site is currently used for employee parking by the San Francisco Municipal Transportation Agency (SFMTA) and passenger loading by Bay Area Rapid Transit (BART). The site is rich in advantages: it sits directly above BARTs Balboa Park station, as well as within close proximity to several SFMTA bus and rail lines; it is located within walking distance of City College of San Franciscos Ocean Campus; and it is well served by amenities like public parks and schools. Despite these advantages, the site is part of a cluster of under utilized parcels surrounding the Balboa Park station, and the area feels distant from amenities and services that are actually at its doorstep. This context makes it an ideal location for an urban infill development that will help to activate the areas streets and stitch neighborhoods back together. Golden Bear Partners has teamed up with Bernal Heights Neighborhood Center to develop a proposal for the site, named The Upper Yard to maintain the connection with the sites history and character as a hub of transportation in southern San Francisco. The development will consist of 125 units, with 108 of those dedicated to families and singles making under 50% of the area median income (AMI) (plus a unit for the building manager). Sixteen of the units will be set aside for transitional age youth, specifically focusing on those who are emancipated from the foster care system. These youth will be provided with several supportive services, through a partnership with Larkin Street Youth Services. The proposal also calls for a neighborhood clinic on the ground floor, which will provide a much needed amenity to the un- and under-insured in the area. This clinic will be run by the Mission Neighborhood Health Center (MHNC), which is seeking to establish a stronger presence in the Excelsior. The Upper Yard provides needed housing in a location defined by its transit connections while meeting the following goals: Maintaining affordability: The Excelsior neighborhood is one of San Franciscos last bastions for working-class and immigrant families. As the economy continues to drive up demand for housing and wealthier households migrate south, these residents will be particularly vulnerable to the displacement already seen elsewhere in the city. In order to maintain access to the city, adding to the Excelsiors stock of affordable housing units will be essential. Strengthening the community: Several community organizations have called for development on the Upper Yard, in order to activate what is currently a barren stretch of Geneva Avenue. By including ground floor uses, The Upper Yard will help activate this critical gateway to the Excelsior,
Bank of America Merril Lynch Low Income Housing Challenge | The Upper Yard
and create stronger community connections between City College, Ocean Avenue, and the residences to the east. Additionally, the clinic will provide a much-needed expanded and updated facility to the community, with a special focus on the immigrant families who live nearby. It will also provide our partners, MHNC, with a modernized facility to help attract talented staff to the mission of providing health care to vulnerable patients. Empowering residents: Residents of The Upper Yard will be provided with access to efficient transportation to job centers, resident-specific services that provide financial planning and career assistance, and affordable health care. In particular, the transitional age youth will be able to access City Colleges Guardian Scholars program, which focuses specifically on post-secondary opportunities for emancipated youth. Embracing sustainable living: The Upper Yard will be built to high standards of sustainable design, and will include construction approaches that maximize the use of recycled materials. The Upper Yard also offers an unparalleled opportunity for transit-oriented development, allowing both residents and clinic patients to easily use public transportation for mobility rather than private autos. To that end, the project will include only a small amount of unbundled parking, and will emphasize carsharing and transit as transportation options. Capitalizing on infill opportunities: Challenging locations are a common issue with infill locations, and in this case, the Upper Yard will be located next to BART and freeway infrastructure that present unique issues. These issues are addressed through innovative design, and we intend to have the Upper Yard serve as a case study in tackling these obstacles. Finally, given the current fiscal environment, we have sought to minimize the local funding burden, and are seeking out alternatives at the federal level, as well as containing costs through innovative construction. We are also using a unique joint venture with MHNC to have our non-residential space be completely self-financing, and tapping additional revenue through leasing our parking. We are confident that our proposed Upper Yard development will provide the Excelsior neighborhood with sorely needed community benefits: affordable housing for families, supportive housing for transitional youth, and community health facilities at a location with excellent access to the services of City College and ample public transportation options.
1 | SITE CONTEXT
SITE LOCATION
The Upper Yard site is located at the southwest corner of Geneva Avenue and San Jose Avenue in San Francisco (2300 San Jose Avenue, San Francisco, CA 94112). The site enjoys numerous nearby amenities, including a vibrant commercial district, access to public transportation, one of the top junior colleges in the nation, and several public schools and parks. The Ocean Avenue commercial corridor, situated between the 900 and 1700 blocks of Ocean Avenue, is home to over fifty commercial businesses and is approximately a half-mile from the Upper Yard site. The site is also located a half-mile from the City College of San Francisco (CCSF) Ocean Campus. CCSF is one of the largest community colleges in the nation with over 50 academic programs and more than 100 occupational disciplines1. Lastly, the site sits adjacent to the Balboa Park BART station. This station serves multiple BART and SFMTA (Muni) transit lines.
{ SITE CONTEXT }
Figure 1. Site location, City and County of San Francisco2
Figure 2. Parcel map and ownership
CURRENT USE & ACQUISITION

The Upper Yard site is currently split into two parcels, as displayed in Figure 2. Parcel 6973/038 occupies the western portion of the site and is currently owned by BART. This portion of the site covers approximately 44,750 square feet.3 Directly adjacent to the BART parcel is parcel 6973/039. This parcel is 30,750 SF and is owned by the SFMTA.4 This site was previously used as a storage lot for the Muni Metro Light Rail Vehicles (LRVs), but is currently in use as a parking lot for SFMTA and other
public employees. In the future, the SFMTA expects to no longer need these spaces as room becomes available under its Green Yard maintenance facility.5 In order to obtain rights to construct The Upper Yard, we intend to partner with the San Francisco Mayors Office of Housing (MOH) to purchase and combine the parcels. The deal will be structured to deliver maximum benefit to each of the transit agencies. For the SFMTA, we propose that MOH purchase the parcel with a lump sum payment of $3,690,000, or $120 per square foot, in line with comparable land sales in the city. This structure will deliver funds to the SFMTA, which the agency prefers to lease agreements, and is similar to that undertaken at Bernal Heights Neighborhood Centers nearby project at 1100 Ocean Avenue. For the BART parcel, we also propose a lump sum payment from MOH, which will be a capitalized lease payment amounting to $1,310,000, at roughly the same per square foot cost as the SFMTA parcel. This will not purchase the entire BART parcel, but will allow us to use approximately 7,500 square feet of it for our structure and associated landscaping. In exchange, BART will be able to use the MOH funds to improve its kiss and ride facility immediately adjacent to our site. This is similar to agreements engaged in by BART at locations such as the MacArthur station in Oakland. Both of these deals are structured to appeal to the priorities of the owning agencies, and given the close similarity to other recent transactions, we expect a favorable reaction. However, we recognize the difficulty and complexity inherent in navigating and structuring an inter-agency agreement, and have built additional time into our development timeline to reflect this unique challenge of our site.
TRANSPORTATION & TRANSIT

As stated previously, the site is directly adjacent to the Balboa Park station, and includes one entry point on the site itself, making it an ideal candidate for transit-oriented development. This station is served by both BART and the SFMTA. Via BART, residents will have access to regional commuting destinations throughout the Bay Area, with lines that connect the station to downtown San Francisco, job centers in the East Bay such as Oakland, Berkeley, and Dublin, and both San Francisco International and Oakland International Airports.6 Four BART routes serve the Balboa Park station, which averages over 13,000 exits
Figure 3. Site access
{ SITE CONTEXT }
per day, making it the most traveled stop outside of the four downtown San Francisco stations.7 Along with BART, the Balboa Park station is served by SFMTA routes J, K, M, 88, 54, 43, 29, 8X, and 8BX, providing extensive access to downtown San Francisco as well as adjacent neighborhoods. In addition to transit, the site offers excellent access to I-280, connecting to downtown San Francisco and job centers to the south in Silicon Valley and San Jose, with both on and off-ramp access from Geneva Ave.
NEIGHBORHOOD CONTEXT
The Upper Yard site is located in the Excelsior neighborhood of San Francisco. This neighborhood is situated in the southeastern corner of San Francisco, tucked between US Highway 101 and Interstate 280. Situated at the eastern edge of the Excelsior neighborhood of San Francisco, the site constitutes a point of transition between the Excelsior and the generally more affluent Ingleside neighborhood to the west of I-280. The area surrounding the Upper Yard is predominately residential, with a mix of single and two-family homes, and is punctuated by neighborhood commercial corridors running along Ocean Ave to the sites northwest, and along Mission Street located a half-mile east of the site. San Jose Avenue, running along the eastern edge of the site, also includes pockets of small neighborhood commercial establishments. The immediate area around the site, however, is relatively underdeveloped, and is largely defined by transportation infrastructure the SFMTA owns maintenance yards to the north and east, and I-280 and the BART station define the western edge of the site. Re-activating this area is a priority for San Francisco, as detailed in the Balboa Park Station Area Plan, and the Upper Yard has been
Figure 4. Surrounding neighborhoods
Figure 5. Site analysis
designed with this goal in mind. In addition to its proximity to the City College campus, the Upper Yard is well served by the San Francisco Unified School District, with six elementary and two public high schools located within one mile. An SFUSD childcare facility and a San Francisco Community School, an alternative K through 8th campus, are also within one mile of the site. The site also has access to a number of pocket parks and public recreational areas and sports fields within a one-mile radius, including the 21 acre Balboa Park, which offers a public swimming pool, a children's playground, a stadium, two baseball diamonds, tennis courts, and the Ingleside police station. The eight 2010 US census tracts that fall within the Excelsior district were used to summarize some key demographic features of the neighborhood surrounding the site using 2006 - 2010 American Community Survey data. Demographically, the Excelsior neighborhood is defined by its diversity, relative youth, and working class character. First, the areas median household income in 2010 was $69,465, slightly lower than San Franciscos median income of $72,745. However, nearly 30% of Excelsior residents live in households earning less than 200% of the federal poverty line, with half of those residents in households earning less than 150%.8 The areas age distribution also closely tracks that of the San Francisco as a whole, with a slightly larger under 18 population (18% vs. 13% in San Francisco). The portion of all residents between ages 18 and 24 in the area, like the entire city, is near 10%, while the over 65 population makes up 14%. The site area is substantially more ethnically diverse than the city as a whole, with whites making up only slightly more than a quarter of the area population, as opposed to nearly half of San Franciscos population. Asians are the predominant ethnic group, comprising half of all area residents. Lastly, a quarter of all the area residents identify as Latino, substantially more than San Franciscos 15%. This diversity is also reflected in the language mix of the area, where 72% of residents speak a language other than English, only 35% of whom speak English very well. Out of all area residents, 40% speak an Asian or Pacific Islands language and 30% speak Spanish or Spanish Creole.9 The adjacent neighborhoods experience a slightly tighter housing market than the city as a whole, with 5% of all housing units vacant, as opposed to San Franciscos 8% vacancy rate. The area also shows a dramatically higher rate of home ownership, with 62% of units owner-occupied and 38% rented. This is the inverse of the San Francisco market overall, where two-thirds of all occupied units are rented. Interestingly, among those renters, nearly 60% paid more than 30% of their monthly income in rent between 2006 and 2010, a substantially higher proportion than in San Francisco overall, where less than half of all renters (45%) are rent over-burdened.
{ SITE CONTEXT }
SITE CONSTRAINTS
EXISTING PUBLIC INFRASTRUCTURE Two particular elements of existing BART infrastructure impact the projects design and development. First, the below-grade BART tube runs along the western site boundary. The bottom of the BART tube is approximately 40 feet below the existing grade. Based on discussions with BART staff and other developers that have worked with BART, we determined that new upgrades or structures that might place additional loads on the BART tube could not be built within a defined zone of influence. This zone of influence is defined by the line extending at a 45-degree angle from the bottom coroner of the BART tunnel up to the existing grade. This will require us to keep our proposed building a minimum of 40 feet back from the BART tunnel. Second, a BART entrance structure currently sits at grade. This entrance provides access to the platform and ticketing area of the station. This entrance opens onto a kiss and ride drop-off area that serves the stations southern entrance, which BART has expressed interest in conserving. The kiss and ride area is serviced by a street running from San Jose Avenue along the western portion of the site and intersecting with Geneva Avenue. This street must be maintained and accommodated in our site design. NOISE and AIR POLLUTION The sites adjacency to I-280 will expose any new development to noise and air pollution from traffic. Recently adopted regulations by the Bay Area Air Quality Management District (BAAQMD) for new developments within 1,000 ft of a freeway or single source of pollution also impose certain ventilation and other guidelines on the site design. The prevailing northwesterly winds at the site mean that particulates from the freeway will generally be blown to the southeast, crossing over the Upper Yard site. A number of measures have been taken to mitigate this air pollution exposure and noise impacts and will be discussed in the site design section of this proposal. SOIL AND ENVIRONMENTAL CONSIDERATIONS While a geotechnical investigation has not been completed for the site, we accessed existing Association of Bay Area Governments (ABAG) and U.S. Geologic Study (USGS) resources to determine that the soil classification for the site (Type C or quaternary) is generally not expected to add significant amplification to earthquake shaking. In addition, based on the State of California Seismic Hazard Zone map for the City and County of San Francisco, the site has not experienced historic liquefaction and does not have a high potential for future liquefaction. Given the information, it can be inferred that the soil conditions at the site are relatively stable and significant structural
upgrades will not be required. However, a full geotechnical investigation on the site early on in the design phase will be critical. While the Balboa Park Station Area Plan Environmental Impact Report (EIR) did not directly identify hazardous soils on the Upper Yard site, San Francisco soil is known for containing high levels of hazardous material and naturally occurring asbestos in the form of serpentenite. The site will have limited soil impact, which will be contained to installation of structural foundations and below grade utilities. There will also be a small portion of grading of the site required. Given this information, a complete Phase I Environmental Site Assessment shall be performed on the site to identify any environmental concerns. Due to the small amount of soil disturbance, the presence of hazardous material (soil) at the site will have a minimal financial impact on the overall construction costs. We are currently carrying a $100,000 allowance to cover hazardous soil off-haul and disposal costs. ARCHEOLOGICAL SIGNIFICANCE The (EIR) identified the Upper Yard site as having historic uses that may have significant archaeological significance. The Upper Yard site was home to the Eureka Dairy from 1876 until 1906.10 Ground disturbing activities such as structural foundation and site utility installation could adversely impact these archaeological deposits. Golden Bear Partners intends to retain the services of a qualified archeological consultant that has expertise in California prehistoric and urban historical archaeology. The archeological consultant will provide an Archeological Monitoring Program (AMP) based on their site assessment for review by the Environmental Review Officer as a stipulation of the EIR. It is our intention to have this AMP completed early on in the process in order to accommodate any changes that might impact the design development phase. Again, due to the small amount of soil disturbance, we believe that these archeological deposits will have minimal impacts on the project costs or design.
2 | PLANNING CONTEXT
{ PLANNING CONTEXT }
The Upper Yard site has been the subject of a ten-year community-driven planning process that culminated in the Balboa Park Station Area Plan. Together with the existing land-use regulations, this document served as our principal guide for the development of the site. Our proposal for the Upper Yard is consistent with the intent of the Station Area Plan, promoting dense residential development with an active ground floor and enhanced pedestrian environment.
HOUSING GOALS
Approved in 2009, the Balboa Park Station Area Plan establishes ambitious housing goals for the plan area. These goals focus on promoting dense, infill development that has a strong mixed use component and is mindful of the existing neighborhood context. The plan established several highlevel objectives for housing Maximize opportunities for residential infill throughout the plan area. Strengthen the Ocean Avenue neighborhood commercial district by providing an appropriate mix of housing. Establish an active, mixed-use neighborhood around the transit station that emphasizes the development of housing. Provide increased housing opportunities affordable to a mix of households at varying income levels. Enhance and preserve the existing housing stock Promote health through residential development design and location.
In addition to these high-level objectives, the Balboa Park Station Area Plan specifically identifies the Upper Yard parcel as the best near-term opportunity for introducing mixed use development to the station area. The Plan also proposes the following site strategy for The Upper Yard site: Development on the Upper Yard should seek to maximize density around the station and provide as much housing as possible. Massing and character of the new building must contribute to the neighborhood and respect the character and scale of the Geneva Office Building. Development along Geneva Avenue should be primarily residential with some transit and neighborhood-serving commercial at street level. Development facing San Jose Avenue should be predominately residential.
The Upper Yard is consistent with the housing goals and objectives of the Station Area Plan.
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AREA HOUSING DEVELOPMENT

Based on the proposed build out, the Balboa Park Station Area Plan creates opportunities for the development of approximately 1,780 new residential units by 2025. This would increase the housing supply in the plan area by 61% and contribute 3% to San Franciscos total anticipated housing production between 2000 and 2025. The Upper Yard site has been identified as a Tier 1 site in the Station Area Plan, meaning that the City sees the site as a feasible location for development within the next 5 years. As specified in the EIR, the site is currently entitled for 200 residential units and 10,000 square feet of commercial development.11 The recently approved Phelan Loop project will add 71 affordable units to the neighborhood housing supply. Situated on land previously owned by the SFMTA, the project is adjacent to a market-rate development that includes 173 rental apartment units and a Whole Foods grocery store on Ocean Avenue. Together these projects account for nearly 14% of the total anticipated build out identified in the EIR. The Station Area Plan supports the idea that affordable housing should be given first consideration when publicly-owned sites are to be developed. This supports the City policy that directs surplus public property to be considered for the development of affordable housing.
Figure 6. Zoning use district
ZONING
Both parcels are zoned NCT-2. A Neighborhood Commercial Transit (NCT) District, as defined by the San Francisco Planning Code, is a transit-oriented moderate- to high-density mixed-use neighborhood.
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This zoning classification is characterized by
mixed-use developments with commercial on the lower floors and housing above. Parking is not required for the residential portion of the building and is typically limited due to its proximity to public transportation. Housing density is not set by the zoning use district, but by applicable height and bulk districts. The NCT-2 District allows residential uses as a permitted use. This zoning district also allows a number of non-residential uses, including medical service on the first and second floors of development. Medical service use includes
Figure 7. Height and bulk districts 13
{ PLANNING CONTEXT }
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outpatient clinic facilities, as proposed in our development (Planning Code 790.14). In addition, medical service facilities also meet the requirement for active commercial use along the Geneva side of the site (Planning Code 145.4c). For residential use, there is no density limit aside from that imposed by the height and bulk restrictions on the site. The Upper Yard site falls under two different height and bulk districts. The northern portion of the site is zoned as 85-B, permitting buildings with a maximum height of 85 ft, while the southern portion of the site is zoned as 45-X, permitting a maximum height of 45 ft. Figure 7 shows the extent of the height and bulk districts on the site. The Balboa Park Station Area Plan accepts these height and bulk restrictions and envisions the greatest building heights nearest to the BART station entrance and the freeway. The Station Area Plan also emphasizes the consideration of existing street-front design in any new development, calling for individual frontages no wider than 90 ft. This requirement is less stringent than the design guidelines in the planning code, which require one extrusion or indentation of no less than four feet in depth for each 25 ft of linear street frontage. The Station Area Plan also requires setbacks of 20 ft and 5 ft for the street frontages along Geneva and San Jose, respectively. The permitted floor-to-area ratio (FAR) of the site is 2.5. For the 1.7 acre Upper Yard site, our proposed GSF of 139,427 yields an FAR of 1.88, falling well below the permitted maximum. There is no parking required for NCT districts, though some parking has been included, as will be discussed below. In addition, the open space requirement of 100 sq ft and 133 sq ft per unit for common and private open space provision, respectively, yields a minimum open space requirement on the Upper Yard of between 12,500 and 16,625 sq ft. This open space requirement is met by the two courtyards and a mix of private balconies opening onto San Jose from the units along the eastern side of the building.
Table 1. Selected zoning requirements and compliance
Required Height FAR Open Space Parking 85 ft / 45 ft 2.5 12,500 (common) 0
Proposed 85 ft / 45 ft 1.88 13,280 (common) 48
APPROVALS PROCESS While the project is well below the 200,000 GSF established in the Station Area Plan, it does cross the threshold for the large project designation. This means that the project will not be dealt with through the traditional administrative approvals process. Rather, the Planning Commission will review and evaluate all physical aspects of the proposed project at a public hearing. This may add some additional time to the approvals process but we anticipate that the projects alignment with the guidelines in the Station
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3 | MARKET ANALYSIS
The Upper Yard proposes to add much needed below-market-rate housing to the Excelsior neighborhood. This type of housing stock is essential for maintaining the areas current status as friendly and accessible to working class families and immigrants, who otherwise are vulnerable to displacement due to market pressures. Given the citys stated goals to retain these types of households, and enable them to access the economic and cultural opportunity that San Francisco has to offer, we believe that this site should be a priority for affordable housing development.
WHY AFFORDABLE HOUSING

Similar to other major American cities, San Francisco saw significant out-migration in the post-war period. However, the city rebounded quicker than its peers and population has increased steadily over the past couple decades. With 805,235 residents in the latest US Census, the population of San Francisco is greater than ever. While there are numerous reasons for this growth, the relative strength
Figure 8. San Francisco population trends
of the job market and the wide range of cultural offerings are significant drivers of population growth. Coupled with a limited geography, this population growth has helped push the cost of housing up, despite the recession and national housing slump. Comparatively, the San Francisco housing market is one of the most expensive in the country and the high cost of living makes it difficult for families to move to and remain in the city. According to the 2010 US Census, of San Franciscos 335,956 households, only 63,577(5.2%) have children under the age of 18. Overall, children account for 13.4% of San Franciscos population, compared to 25% in the state of California. This is the lowest rate of children of any major US city. While there are a number of larger issues that relate to the exodus of families, affordability is one of the primary reasons. Both the Excelsior and Ingleside neighborhoods have a significant number of minority families. These families are particularly at risk in markets where housing prices and rental rates have seen upward pressure. A recent report by the National Low Income Housing Coalition identified San Francisco as the most expensive place in the country to rent housing. The average rent on a two-bedroom property in the city of San Francisco is $1,905 per month. The report finds that someone would need to make at least $76,000 a year (or $36.63 per hour) to be able to afford rent without spending over one-third of his or her income.14 Moreover, despite an average household income of $103,000 (for a family of 4), many
{ MARKET ANALYSIS }
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families who can afford to rent are unable to purchase a home with sufficient space. In addition, the overall uncertainty of the real estate market has made many people reluctant to purchase a home, increasing competition for rental properties and putting additional pressure on rental prices. In the Excelsior neighborhood, rents are generally more affordable than other neighborhoods closer to downtown areas, but market rents are still elevated, particularly for newer housing stock. Looking at the previous decade, rental rates in the Western part of San Francisco have fluctuated while generally trending upwards.
Figure 9. Rents and vacancy rates in Western San Francisco, 1995 - 2015
COMPARABLES Looking at the area near the Upper Yard there has been relatively little construction over the past twenty years and most of the single-family homes and multi-family units date from the 1950s. However, a recent market-rate residential development in the vicinity of The Upper Yard, the Avalon Bay project at 1200 Ocean Avenue, is leasing units at the following rates15:
Table 2. Comparable rents, Avalon Bay BEDS Studio One Bedroom Two Bedrooms RENTS Starting at $2,310 Starting at $2,220 Starting at $2,995 SQ FEET 493 - 613 Sq. Ft. 716 - 871 Sq. Ft. 1016 - 1312 Sq. Ft.
By comparison, rents for the family units at the Upper Yard will be set to the rents mandated by the Mayors Office of Housing, targeting families at 50% of the Area Median Income, and will range from $1,030 for a 1 bedroom to $1,159 for a 2 bedroom, and $1,288 for 3 bedrooms.
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TARGETING TRANSITIONAL AGE YOUTH

Transitional age youth are young adults between the ages of 18 to 24, and the term generally refers to certain categories of at-risk youth, such as the formerly homeless, and young people emancipated from the foster care system. The need for affordable housing for transitional age youth in San Francisco is significant the city estimates that 4,500 to 6,800 TAY are homeless and marginally housed at some point during each year.16 Meanwhile, San Francisco only has 340 units currently targeted for TAY, with another 99 in pre-development. While there are other, less targeted options available for homeless and marginally housed San Franciscans, these tend to be a poor fit for transitional youth. Moreover, because the youth may not have been homeless for very long, they often do not qualify for mainstream homeless assistance. Nonetheless, with little stability in their backgrounds, and a relatively high rate of mental illness, these transitional youth face a high risk of becoming chronically homeless, and are in need of supportive housing. The transitional age youth population has a number of sub-populations, and one of these is made up of youth who are aging out of the foster care system, or emancipated youth. The city estimates that about 200 young people turn 18 and join this category every year. These youth lose services when turning 18, but generally lack the family support available to most young adults to enable them to find education, jobs, or housing. In addition to the demonstrated need, availability of funding and advantages of The Upper Yards location make this group a compelling target population: Access to capital funding: Capital funding is available through MHSA capital loans, which are set aside to assist former foster youth, among other groups Access to operating subsidies: The Local Operating Subsidy Program provides operating support for units housing emancipating youth for up to two years, with extended funding possible through the recently passed AB 12, which seeks to continue wraparound support through age 21 Location: The Upper Yards location near to City Colleges Ocean campus is a key advantage, particularly given the schools Guardian Scholars program, which focuses on supporting emancipated youth through obtaining an associates degree. Additionally, BHNC is in the process of developing Phelan Loop in the immediate vicinity, which will also set aside 25 units for emancipated youth. Given these advantages, The Upper Yard will set aside 16 studio units for emancipated youth. Our approach to housing and supporting these youth is covered in greater detail in Section 4.
4 | PROJECT DESCRIPTION
SITE DESIGN
{ PROJECT DESCRIPTION }
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The Upper Yard Housing development is an 8-level steel frame building that steps down to 4-levels along San Jose Avenue. The ground floor is occupied by a community health clinic and enclosed parking for both the clinic and residents. The project sits at the intersection of the Ingleside and Balboa Park neighborhoods in an urban landscape defined by transit infrastructure. Within this context, we have designed a project that engages the diverse community, provides necessary services, and enhances the pedestrian environment. Our project is driven by three primary design principles. These are community, sustainability, and affordability. The sites shape and restrictions related to the proximity of the BART tunnel require a compact building design that makes efficient use of the available land. The need to address concerns over air quality and particulates from the adjacent highway also feature prominently in the building design. The building is 139,427 gsf with 125 housing units distributed across eight floors. The ground floor has a 10,000 gsf health clinic that offers a variety of affordable health services including primary care, womens health, health education and counseling. The unit mix is 20 studios, 37 1-bedroom, 30 2-bedroom and 38 3-bedrooms. The studios are primarily set aside for transition-age youths (TAY) and are situated along the western side of the building. Access to the building and clinic situated near the entrance to the BART station though the clinic also has an entrance on the corner of Geneva and San Jose Avenues. Parking is situated on the ground floor with entrances on both San Jose Avenue and the western edge of the building from the kiss and ride drop-off lane, which has been realigned and narrowed from the existing lane right-of-way, as shown in Figure 11. There are 48 spaces with 17 set aside for the clinic
Figure 10. Long section, western edge
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and 31 provided for residents of the building. This translates to a parking/unit ratio of .22 spaces per unit. In addition to two handicap spaces, two of the parking spaces are reserved for car share programs and there is sheltered parking for 42 bicycles. In order to allocate the parking to residents, and in keeping with best practice in transit-oriented sites, we propose that the parking be unbundled, and will charge $50 per month per space. All residential dwelling units are located above the ground floor. For the southern portion of the building, three floors of units are arranged around a courtyard that is situated atop the podium on the second floor. The studio units intended for transitional youth line the west side of the building in order to assign families with young children to units further away from freeway impacts. In the northern portion of the building, residential units are arranged in seven floors around a courtyard atop the podium. All three-bedroom units will be located on the uppermost floors of this portion of the building and to the eastern edge, in order to minimize the exposure of families with children from the impacts associated with freeway proximity. All units on the western and northern sides of the building will feature non-operable double-paned windows to mitigate noise and air pollution. The two courtyards are buffered from the noise and air pollution emanating from the freeway by the building floors along the western edge of the site, which form a solid wall of 45 and 85 ft in the
Figure 12. Accoustic buffer strategy Figure 11. Proposed drop-off lane realignment
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southern and northern portions of the building, respectively. The combined 13,280 sf area of the two courtyards provides more than the 12,500 sf required in the zoning code. These courtyards are open to the eastern side of the building, allowing air pollution picked up by the predominant northwesterly winds to essentially jump the building on the western side and then flow unimpeded over the courtyards and out of the site to the east. All open-air balconies face out from the eastern side of the building. In addition, the ventilation shaft has been located atop the highest portion of the building (at 85 ft above grade and 145 ft above the freeway roadbed) and a system of distributed filters will be used to maximize indoor air quality. Landscaping along the western edge of the parcel, between the kiss and ride access road and the freeway includes tall trees, predominantly redwoods and other native conifers, in order to further mitigate noise impacts. According to our conversations with the San Francisco Department of Public Health's Environmental Health office, this courtyard arrangement, unit allocation, and ventilation system allow for the maximum mitigation of air and noise pollution associated with the proximity to the freeway given the constraints of the site. Access to the building is concentrated on the northeast and northwest corners and on Geneva to the north and the kiss and ride access road to the west. Access to the ground level parking is from the kiss and ride access road. The residential lobby is accessible from both the parking area and northwest corner of the building, nearest to BART, while the clinic is accessible from Geneva Avenue and from the northeast corner of the building on San Jose. In addition, adequate street lighting will be included in our right-of-way improvements to ensure a safe and inviting approach to the building for residents and evening clinic patients.
Figure 13. Ventilation and air filtration diagram
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Figure 14. Site plan, ground floor
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MEP
Clin Exa mR oom
ic W aiti
ng
Offices
Lab
Trash room
Parking Capacity: 48
Bicycle Parking: 42
Sa
50
nJ
ose
Av e.
10 100
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Figure 15. Second floor plan

Gen
Balboa Bart
Reading Area
eva
Ave .
Elevators
Garden
MEP Ventilation room Trash Room
Toddler Play Area
Slides
Childrens Courtyard
Garden
Courtyard
Exercise Area
Sa
50
nJ
ose
Av e.
10 100
20
Figure 16. Second floor plan, unit count
2nd Floor Unit Count

Studio: 15 1 Bedroom: 7 2 Bedroom: 6 3 Bedroom: 2 Total Unit Count: 30
Studio C: 443 sf
Studio B: 408 sf
Studio A: 443 sf
Figure 17. Third and fourth floor plans
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Gen
Balboa Bart
Reading Area
eva
Ave .
Elevators
Garden
Toddler Play Area
Lounge
Slides
Garden
Trellis
Exercise Area
Sa
50
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ose
Av e.
10 100
22
Figure 18. Third and fourth floor plan, unit count
3rd & 4th Floor Unit Count

1 BR D: 572 sf
1 BR C: 650 sf
1 BR A: 506 sf
1 BR B: 545 sf
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Figure 19. Fifth and seventh floor plans
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Figure 20. Sixth and eighth floor plans
Gen
Balboa Bart
Reading Area
eva
Ave .
Elevators
Laundry
Sa
50
nJ
ose
Av e.
10 100
25
Figure 21. Fifth and seventh floors, unit count
Figure 22. Sixth and eighth floors, unit count

6th & 8th Floor Unit Count
5th & 7th Floor Unit Count

2 BR B: 918 sf 3 BR B: 1394 sf
2 BR A: 994 sf
3 BR A: 1320 sf
COMMON AREAS & COMMUNITY SPACE

There are several common areas distributed throughout the residential development, providing critical community space and serving as nodes of activity for building residents. Each floor has community spaces that serve as informal space for the community to come together to celebrate birthdays, holidays, and other social events. These spaces can help foster stronger connections between families and transitional age youth. The first floor includes a community space adjacent to the lobby area. This space designed to accommodate programs for building residents and will be accessible to all residents of the building. This community space is located next to a large community space set aside for the community health clinic. Outside of the clinics hours of operation, the doors that separate these spaces can be opened, creating a larger community space. Working together with clinic staff, the resident services staff will be able to program this larger space for community events such movie nights, community meetings, and educational courses. The building courtyards provide an important community space that is to be enjoyed by all residents of The Upper Yard. Given the prevalence of families in the building, the northern courtyard will include a playground as well as a picnic area with benches and tables. The southern courtyard will include
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patio space for building residents and could accommodate some small-scale recreation space and community gardening geared toward TAY residents. Neither of these spaces is on the ground floor but both serve as green terraces, mitigating the visual impact of the development on the adjacent residential community. Figure 23. North courtyard, facing East
CONSTRUCTION
Given the design height and number of stories of the proposed, Typical Type V wood framing will not be acceptable as a construction technique for The Upper Yard. A Type I building style will be required to obtain the desired building height. Standard Type I concrete construction is both costly and inefficient. Due to this, we propose using the Pueblo Building Technologies structural steel and light gauge metal stud framing system as the structural skeleton for The Upper Yard. The Pueblo Building Technologies structural system is a prefabricated structural steel system that is composed of braced ladder frames, connecting beams, and floor panels with deep light gauge steel C joists. Structural fiber cement board or steel deck with a concrete topping slab is used as the floor system with resilient channels, insulation, and drywall comprising the ceiling assembly. This system meets all required ratings and building codes for a Type I building and has previously been
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permitted for two buildings in San Francisco. The benefits outlined below make the Pueblo Structural Technologies system ideal for The Upper Yard Project: 1. Lighter Structures and Greater Design Flexibility Building Around Transit: Given the location of the BART Tube along the western site boundary, we have to be cognizant of the loads we are imparting on the underground structure, which the Pueblo Structural Technologies system helps us in two ways. First, the Pueblo Structural Technologies system is lighter than typical Type I concrete construction. The Pueblo Structural Technologies system weights approximately 65 pounds per square foot as opposed to 130 pounds per square foot of a typical concrete structure. Second, the simplified structural design gives greater design flexibility. The vertical braced ladder frames are embedded within the partitions of the building allowing for greater design flexibility around the structural elements. This will allow us to maximize the use of space given that we cannot construct the building within the BART tubes zone of influence. 2. Shorter Construction Duration Reduced Contractor Overhead Costs: These steel structures are prefabricated off-site and rapidly erected in place at the construction site. This reduces the overall time to complete the structural components of the building, which greatly reduces the overall construction duration. Given the tight tolerances of the Pueblo Structural Technologies system, other components such as panelized exterior wall framing, window assemblies, and emergency stairs can also be prefabricated, which contributes to a savings in the overall construction duration. These shorter construction durations contribute directly to an overall decrease in project costs attributable to a saving in general conditions and earlier realization of rental revenues. After review of the plans and construction technique, Cahill Contractors, Inc. estimated an overall construction schedule of 18 months. 3. Lower Construction Costs Type I construction for Type V prices: The lighter weight material results in reduced foundation and podium structural costs. The shorter construction duration results in less general conditions cost. The cost of material and manufacturing results in a savings over the typical Type I construction. All in all, this results in a lower overall construction, which greatly benefits the project. Early indication is that The Upper Yard can be constructed on the order of $260 per square foot using the Pueblo Structural Technologies system, which is equivalent to the cost of a wood frame building. This structural technique allows us to keep the overall construction and project costs to a minimum.
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SUSTAINABILITY
Golden Bear Partners are committed to building sustainable communities. A driving goal for this development is to demonstrate how green building principles can be effectively incorporated into an affordable housing development without being cost-prohibitive. To achieve this goal, the project will work with existing site constraints to develop a building that conserves resources, promotes a healthy environment and educates residents about the values of sustainable design. While a number of different sustainability rating systems were explored, the project team decided to pursue a GreenPoint rating and has achieved a rating of 183. Developed by Build it Green in Oakland, the rating systems offers the best alignment with our overall building objectives. In addition, the project will be designed to beat Title 24 (California energy code) and Cal Green requirements by at least 15% in order to capitalize on funding sources for exemplary green projects. The project will also be developed in compliance with the Green Communities Initiative that is a requirement for the Mayors Office of Housing. For site planning, the building will also meet the requirements of Bay Friendly Landscaping for Multi-family developments. SITE LAYOUT A focus on proper building orientation and faade design will greatly impact the buildings energy demand through efficient daylighting and reduction of conditioning requirements. Unfortunately, given the site configuration and the constraints imposed by the adjacent BART station, the building is oriented north-south and thus unable to optimize solar exposure. Given San Franciscos temperate climate, the amount of additional heat gain should not put an undue load on the buildings systems. Lowering the electric lighting loads by incorporating natural daylighting into the clinic and residential units was not difficult, as there are few obstructions surrounding the site. The massing favors a narrow floorplate which allows natural light to filter through to all regularly occupied areas. The stairwells are naturally daylit with skylights, and the courtyards allow diffuse light into the corridors and inward-facing units. The west faade is staggered to provide shade. On the east side of the courtyards, trellises descend to the sidewalk, which reduce solar heat gain. The building massing provides protection to the courtyard areas. Given concerns over air pollution from the adjacent I-280 and the prevailing wind direction coming from the direction of the highway, the building faade and vegetation buffer along the parcel edge to help mitigate the impact of air pollution on the shared common areas of the building. The courtyards open to the east in order to allow particulate matter to flow past the area instead of settling in the courtyard on still days. MATERIALS
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Landscape: Cohesiveness with the neighborhood surroundings, and compatibility with the character and habitat of the site should be carefully considered during the selection and design of the plant materials. According to Sunsets Western Garden Book, the Upper Yard is located in climate zone 17, which consists of mild, wet, almost frostless winters and cool summers with frequent fog or wind. In this climate, native vegetation that is drought tolerant is appropriate. On the street level, permeable pavers and planters will reduce site runoff and help create a visually appealing pedestrian environment. Building: Low-VOC, renewable, recycled, locally sourced, and natural materials have been specified above and beyond Title24 to provide a green safe and healthy indoor environment. The Pueblo Structural System is designed out of 100% recycled materials, substantially reducing the energy use required to manufacture the building structural system. FSC certified wood, recycled insulation, recycled glass and formaldehyde-free adhesives will be used. ENERGY To reduce energy loads and exceed Title 24 by 15%, the building will utilize a number of energy reduction strategies. Cool roofs with high SRI materials will reflect sunlight and reduce the buildings cooling load. Low emissivity windows will help reduce energy loads by reflecting infrared heat radiation in the summer while preventing heat loss during the winter months. Artificial interior lighting in common areas and corridors will utilize compact florescent lighting to reduce energy loads and reduce lifetime replacement costs. All of the residential units will have ENERGY STAR appliances to help reduce overall energy consumption. Though the building has limited potential for natural ventilation due to the concern of air pollutants from I-280, high performance HVAC and mechanical systems will be used to reduce energy costs while ensuring high indoor air quality. INDOOR ENVIRONMENTAL QUALITY Ensuring premium indoor environmental quality is critical to the success of the building. Given the buildings location adjacent to I-280, particular care must be taken to ensure that air pollution is mitigated. To respond to this, the western faade is sealed to reduce the intake of particulates. Fresh air for building ventilation is drawn from a central air intake situated on the buildings roof, which is situated off-axis from the prevailing wind direction to reduce turbulence. A decentralized air filtration system ensures high quality indoor air by filtering the air three times, once at the intake, again at each floor level, and finally before it enters the individual unit. To reduce the impact of the adjacent freeway and transit on acoustics, the building will utilize materials with high sound attenuation. Double pane windows further help reduce the impact of exterior noise pollutions. A vegetated screen will augment the existing sound barrier on the site edge next to the
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highway off ramp, and a sound wall will be erected to buffer highway noise. WATER Water conservation and reuse is an important goal for the Upper Yard. The use of low-flow plumbing fixtures within the residential units and rain water irrigation in the courtyard and community garden will be our first step in reducing the load on our water supply. In addition, a centralized laundry room with high efficiency appliances, high efficiency showerheads to reduce water use to 1.4 gallons per minute, low flow sinks, and dual flush toilets will be incorporated throughout the building. REUSE/RECYCLE Greywater recycling is an important tactic for the reduction of on-site water use. To achieve this goal the courtyards and roofs will capture stormwater runoff and utilize this for irrigation. The use of native plants and collected runoff will substantially reduce the amount of water needed for the sites landscape. TRANSIT The Upper Yard is a model for transit-oriented development. The sites location near both BART and Muni stations provides excellent transit options to building residents. While on-site parking does exist, these spaces have been unbundled from residential units and tenants need to pay a monthly fee to use these sites. Two spaces have been reserved for car-sharing should building residents need access to a car. There are 42 sheltered and secure bicycle parking spaces included on the ground floor to be used by building residents and clinic staff.
Facing Northeast from San Jose
5 | COMMUNITY ENGAGEMENT
COMMUNITY SUPPORT
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Public support is a crucial part of any development project in San Francisco, and so in addition to responding to market demands, we have sought to design the Upper Yard to address community needs, such as supportive housing for transitional youth, and primary health care facilities. Public support is a crucial part of any development project in San Francisco, and so in addition to responding to market demands, we have sought to design the Upper Yard to address community needs, such as supportive housing for transitional youth, and primary health care facilities. The Balboa Park community has many organizations that support affordable housing being developed on the Upper Yard site. Specifically, we have engaged with People Organizing to Demand Environmental and Economic Rights (PODER), a community organization that is active in San Franciscos District 11, and is a key supporter of affordable housing on the Upper Yard site. PODER has been conducting charettes on design for housing on the site, and The Upper Yard proposal speaks to some of the needs identified: Addressing underutilized spaces: Parking lots and disused yards like the Upper Yard dot much of the Balboa Park area, and represent an opportunity to add housing and amenities without bringing displacement. Community services: The Excelsior neighborhood suffer from a lack of access to community spaces, and affordable health care. The Upper Yard is designed to deliver these amenities to the area, and in particular, the clinic space will significantly increase the areas health care capacity. Housing: The community feedback also indicated a need for housing that is within the reach of working families, as well as at-risk groups, both of which are targeted by our development. Our strategy for gaining community support will also leverage our partnership with Bernal Heights Neighborhood Center. BHNC has over 20 years of experience in the local community, and is currently developing a nearby parcel on Ocean Avenue with a similar profile. We intend to pursue a similar community engagement strategy on this site, including meeting with key stakeholders such as the Ocean Avenue Revitalization Collaborative, the Excelsior District Improvement Association, and the District 11 Council.
OPERATING PARTNERS
MISSION NEIGHBORHOOD HEALTH CENTER The area near Balboa Park station needs more health care capacity, an issue that we have sought to address in our proposal through a joint venture with Mission Neighborhood Health Center. Access to
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affordable health care was identified as a key need by community members during PODERs design charettes, and the data supports this assumption: 16.3% of residents in the Excelsior are uninsured, compared to 3.5% citywide More than half the residents depend on government-sponsored insurance (Medi-Cal, Medicare, Healthy SF) The nearest major health facility is St. Lukes, half an hour away on public transit 25.4% of surveyed Excelsior residents traveled for an hour or more to see a provider
Mission Neighborhood Health Center (MHNC) is a non-profit network of primary care facilities in San Francisco. MHNCs mission is to serve low-income families in some of San Franciscos working class neighborhoods the clinic targets families making less than 200% of the federal poverty level and in particular, the clinic specializes in serving families in the Latino community. MHNC is headquartered in San Franciscos Mission District, but also operates a facility in the Excelsior neighborhood, about a mile away from the Upper Yard site. MHNC has targeted the southeastern neighborhoods of San Francisco for expansion, in response to the demographic changes that have seen Latino families move south from the Inner Mission to Excelsior, Balboa Park, and the Bayview. Currently, MHNCs presence in these areas is limited. While they operate a facility in the Excelsior, this is a fairly small operation, consisting of 4,500 square feet and no parking. The size of this clinic limits capacity for basic care, and also limits MHNCs ability to offer auxiliary services, e.g. family health clinics, or counseling. In order to meet the increasing needs of this part of the city, MHNC would like to locate a larger facility in the area, and has indicated that the Upper Yard would meet many of its concerns: Space and layout - As discussed, MHNC would like a larger space near to its clients, in order to increase its capacity (the center seeks to handle 24,000 annual visits at a new facility). Additionally, its current facilities feature an outdated layout that precludes much of the group and family health activity that it sees as a key part of its work going forward. With these concerns in mind, the Upper Yard includes a 10,000 square foot space for the clinic. This would include room for exam rooms, an open waiting area, and spaces for group activities and family clinics. Access The Upper Yard is an ideal location from an access standpoint, given its proximity to BART and several Muni lines, and can be reached easily from a large portion of San Francisco and Daly City. The site also allows for a limited amount of parking to be provided, which MHNC has identified as a need for a subset of its staff and clients. Safety Given the family-oriented nature of MHNCs services, the center wants to be sure that its facilities offer safe routes to and from transportation centers. The Upper Yard offers a very short walk
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to BART and Muni, and will also serve to upgrade the surrounding streetscape. Moreover, the Balboa Park Station Area Plan proposes several improvements to enhance safety in the immediate area.
Resident services provide an important platform upon which to build a stable community and provide the support network that building residents need. Services at the Upper Yard will be provided by a third-party, the Lutheran Social Services, which have worked closely with the BHNC. All LSS programs seek to acknowledge each persons level of functioning and to empower them to achieve control of their lives within their level of ability. RESIDENT SERVICES - MULTIFAMILY The Upper Yard will have one full-time resident services program manager who maintains an office near the building entrance. The staff member will be responsible for overseeing programs that range from basic support counseling to workshops on financial planning and after-school programs. The full-time employee will be supported by a part-time case manager who is responsible for client case management including developing individual and family service plans, goal setting, making linkages and referrals to community resources. RESIDENT SERVICES -TRANSITIONAL YOUTH Larkin Street Youth Services is a San Francisco-based non-profit that specializes in providing services to at-risk youth, including homeless youth and young people emancipated from the foster care system. The services provided range from emergency counseling and shelter to long-term housing. We intend to partner with Larkin Street to provide services and support to the emancipated youth living in the Upper Yard. Our proposal includes space set aside for a part-time case manager to work on-site. This manager will be dedicated purely to the TAY units, and will provide the assistance generally needed by this population: job placement, basic financial planning, links to educational programs, crisis management, and community building. The case manager will also provide counseling services, working in conjunction with the MHNC staff as needed, as well as act as a liaison with City Colleges Guardian Scholars program as appropriate. Six of the TAY units will be set aside for MHSA-qualified youth with serious mental illnesses. In addition to the case manager, we will rely on Larkin Street to provide these youth with the more intensive services required, including medication monitoring, counseling, and crisis intervention. For this subset,
RESIDENT SERVICES
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the proximity to the clinic facilities will allow some of these services to be provided on-site through collaboration between Larkin Street and the MHNC. CITY COLLEGE SAN FRANCISCO (CCSF) COLLABORATION The Guardian Scholars program at CCSF and the Larkin Street Youth Services have agreed to launch a program called College Track. The Guardian Scholars program has been established specifically to help students exiting the foster care system by providing comprehensive support to help achieve educational objectives. The College Track initiative is designed to help transition age youth balance school obligations with requirements necessary to participate in Larkins LEASE program. Under the LEASE program, youth are obligated to pay 30% of their income into a fund that will help them make the transition into housing after Local Operating Subsidy funding (LOSP) expires. This mandatory savings plan often requires youth to work 25-30 hours per week in addition attending classes. To help students achieve this balance, Larkin Street staff and Guardian staff work together to support the student. Guardian staff provide information to help the student navigate CCSF both financially and academically. Larkin Street staff will coordinate with Guardian staff to make sure they have a better sense of the youths progress towards his/her degree. The ultimate goal of the program is to ensure that the youth makes a successful transition from supportive housing at the end of the 24 month period. If the youth decides that education is something they want to continue pursuing, program staff need to work closely with the youth to ensure that money is available to help provide adequate housing. We would seek to target participants in Guardian Scholars and LEASE to fill our TAY-dedicated units, given our proximity to CCSF and the potential that allows for helping the residents transition into the worlds of work and higher education.
6 | FINANCING
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The current environment for funding of affordable housing is challenging. The end of re-development agencies removed one of the largest sources of subsidy for affordable projects, and nine percent tax credit financing is currently not available to private developers in San Francisco. Despite this, the citys excellent infrastructure and strong economy make it essential to find ways to retain access to housing for working class families, and so Golden Bear Partners has worked to identify a variety of funding sources that allow for project financial feasibility. In addition to making use of tax-exempt financing and federal funding, we are also using a joint-venture structure to fund construction of the clinic, reducing our construction burden relative to most commercial uses.
DEVELOPMENT COSTS & FUNDING SOURCES

Figure 24 shows a breakdown of the development costs of The Upper Yard, and the permanent sources of financing that we intend to employ in funding the project. In addition to seeking out different models for financing the project, Golden Bear Partners has also sought to minimize construction costs, primarily through the use of the Pueblo Structural Technology described in Section 4, and by seeking waivers whenever feasible (e.g., waivers for development impact fees, which have been secured by the nearby Phelan Loop project). The resulting development costs amount to $56,924,309. The phasing of these costs is summarized below. Table 3. Costs phasing
Land SoftCosts PredevelopmentPhase Architecture&EngineeringFees Otherpredevelopmentcosts ConstructionPeriodPhase HardCosts ResidentialConstructionCost NonresidentialConstructionCost Parkingcost Otherhardcosts Escalation(2%) Contingencies(10%) ConstructionInterestandFees Feesandreserves Developerprofit TOTALUSES 5,000,000
Figure 24. Uses and permanent sources
Acquisition 5,000,000
Predevelopment
Construction
Permanent
Postpermanent
$2,518,313 $687,161 $1,634,972 $31,270,295 $3,410,000 $1,995,000 $1,096,000 $2,266,278 $3,777,130 $946,516 $7,019 $500,000 46,903,210 $315,625 $636,616 952,241
$200,000 3,405,474
$663,384 663,384
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We expect acquisition, pre-development, and construction to take a total of 42 months. In order to cover our costs, we intend to draw on capital sources that are set aside for these development phases. Table 4. Capital sources, acquisition to construction phases
Acquisition MHSACapitalLoan Cliniccontribution MOHAcquisitionLoan ConstructionLoan LimitedPartnerPayin AHP MOHGapFunding Total Predevelopment 237,300 5,000,000 25,240,434 2,211,280 1,000,000 12,762,726 46,903,210 Construction 701,916 4,986,854
3,168,174 5,000,000 3,405,474
Finally, once construction is complete and the building is operational, we intend to access permanent sources of finance to cover the costs in the permanent and post-permanent phases above, as well as to allow for the retirement of the construction loan. These sources are shown in the table below. Table 5. Capital sources, permanent and post-permanent phases
Deferreddeveloperfee PermanentResidentialLoan LimitedPartnerPayin MOHGapFunding Total Permanent 636,616 5,418,819 19,238,134 899,106 26,192,675 PostPermanent
663,384
663,384
In large part, development of The Upper Yard will be funded by the sale of 4% tax credits, and by subsidies from the City of San Francisco Mayors Office of Housing. However, Golden Bear Partners has worked to find alternative sources in an effort to minimize the burden placed on local support. These funding sources are discussed in detail below: LIHTC sale: As with most affordable housing projects, we will be applying for Low Income Housing Tax Credits, and receiving equity funding through the sale of those credits. Currently, in the city of San Francisco, 9% credits are unavailable for private development due to the Citys plans to use its allocation on HOPESF related development. Therefore, we will apply for, and have based our model on using 4% credits. We will partner with Union Bank as the limited partner for the sale, and have been quoted a price of 1.10 for the credits. Our application to the California Tax Credit Allocation Committee is included in the Appendix. We expect the sale to yield $22,112,798. MHSA Capital Loan: The supportive housing for mentally ill youth provided in the 6 of the 16 TAY units means that the Upper Yard qualifies for an MHSA subsidy on development costs. We intend to
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apply for an MHSA loan for $701916, based on the 6 qualifying units and the per-unit debt limit of $116,986. The loan will have a 57 year maturity, and a 3% annual simple interest rate. Over the course of the loan, payments will consist of servicing fees amounting to 0.42% of the origination amount annually, or $2,948. Affordable Housing Program Grant: We expect to apply for and receive a grant from the Affordable Housing Program (AHP) administered by the San Francisco Federal Home Loan Bank. The program is based on part of the net income of the bank. Grants generally amount to $8,000 to $9,000 per unit, up to $1,000,000, and will be used to fund construction. Clinic contribution: The typical construction model for the neighborhood clinic that will be constructed on the ground floor is for the clinic to use its financial resources to fund a pro-rated amount of the construction costs, based on their portion of the total constructed square footage, as well as their assigned parking. For the Upper Yard project, we expect this contribution to amount to $5,224,153. MHNC would need to seek out sources of funding for this investment, including potential future HRSA grants targeted at capital investment, loans collateralized on their property in the Mission District, and a capital campaign. Construction loan: Union Bank will provide a construction loan in the amount of $25,240,434, based on tax exempt financing that we will apply for with the California Debt Limit Allocation Committee. The loan amount is based on the need to meet the 50% test for tax-exempt bonds. Terms of the financing are given in the Letter of Commitment from Union Bank in the Appendix. Repayment of the construction loan will be financed through a combination of permanent debt financing, tax credit sale proceeds, and subsidy from the San Francisco Mayors Office of Housing. Permanent residential loan: Based on the operating cash flows the building will provide, Union Bank has agreed to provide tax-exempt debt financing in the amount of $5,418,819. The terms of the loan are provided in the Letter of Commitment from Union Bank. City financing: We intend to make use of subsidies from the San Francisco Mayors Office of Housing in order to fund acquisition and construction, and to provide permanent financing. This funding will amount to $174,640 per unit, comfortably within the citys target range of 150,000 to 220,000 a unit. In total, the project will require $21,830,007 in this acquisition and gap financing. This funding will be serviced if and when funds become available based on the projects operations.
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OPERATING FINANCES
REVENUES The buildings revenues have been modeled based largely on the residential component, with some miscellaneous income. The assumptions for these are as follows: Rents: Most of the units (108 out of 125) will be income limited to tenants making 45 - 50% of area median income (AMI). The maximum rents will be based on the rents provided by the San Francisco Mayors Office of Housing, shown in the table below: Table 6. Maximum rents by unit type
UnitType 10%AMIStudio 45%AMI1BR 45%AMI2BR 45%AMI3BR 50%AMIstudio 50%AMI1BR 50%AMI2BR 50%AMI3BR Total No.ofunits 16 3 5 5 4 33 25 33 124 Maxgrossrent Utilities Maxnetrent MonthlyPGR 300 32 268 4,288 927 43 884 2,652 1,044 55 989 4,943 1,159 70 1,089 5,445 901 32 869 3,476 1,030 43 987 32,571 1,159 55 1,104 27,600 1,288 70 1,218 40,194 121,169
While these are the maximum rents for these income levels, we expect that given the market in this part of San Francisco, the 45% and 50% AMI units will not require Section 8 input. For the 10% AMI units (which are the units set aside for emancipated youth), we expect to make use of the Local Operating Subsidy Program through the San Francisco Department of Public Health. Note that these units are not part of the revenue used to underwrite our permanent financing, as the Department of Public Health does not allow LOSP money to be used for debt service. Operating subsidies: We expect the LOSP subsidy through DPH to provide $651 per unit per month, or $7,816 annually, based on the operating expenses currently budgeted. This is within the typical annual subsidy range of $6,000 to $10,000 per unit. Other income: The other income modeled for our financial analysis assumes that each unit generates roughly $50 in miscellaneous income per month (via laundry units and vending machines). We also expect to generate $150 per month for one of our parking spots set aside for carsharing (we are required by city ordinance to provide one space for free to a carsharing provider), and $50 per month for each residential parking space. EXPENSES Our operating expense budget for the units is displayed in the table below. Based on discussions with our developer-partner BHNC, we predict starting-year expenses of $8,100 per unit on average, totaling $1,012,500 in annual operating costs.
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Table 7. Operating expenses

Expense category Utilities Programming and Services Maintenance Insurance and Taxes Management Total
Amount per unit 2,075 155 3,418 948 1,504 8,100
Total amount 259,375 19,375 427,250 118,500 188,000 1,012,500
Table 8 displays an operating pro-forma for the first 15 years of operation, based on the estimates laid out above. The Upper Yard is expected to generate adequate cash flow to cover its costs over this period, including servicing the permanent loan and the deferred portion of the developer fee. We see the cash flows as providing sufficient cushion to allow for some increase in expenses, or unexpected vacancy, particularly in later years. Table 8. 15-year operating pro-forma
Cash Accounts Residential Rents LOSP subsidy Plus Other Income Less Residential Vacancy Adjustment Commercial Rents Effective Gross Income Less Residential Expenses Less MOH lease Less Operating Reserve Less Replacement Reserve Net Operating Income Less Residential Debt Service MHSA Servicing Payment Before Tax Cash Flow Asset management fee to LP Developer fee repayment Partnership management fee to GP Residual Receipts Year 1 $1,454,022 $125,059 65,400 ($82,224) $1 $1,562,258 ($1,012,500) (15,000.00) $0 ($62,500) $472,258 ($349,073) ($2,948) $123,185 ($7,500) ($74,212) ($25,000) $16,472 Year 2 $1,490,373 $125,059 65,400 ($84,042) $1 $1,596,791 ($1,042,875) ($15,000) $0 ($62,500) $476,416 ($349,073) ($2,948) $127,343 ($7,725) ($74,212) ($25,750) $19,656 Year 3 $1,527,632 $125,059 65,400 ($85,905) $1 $1,632,187 ($1,074,161) ($15,000) $0 ($62,500) $480,526 ($349,073) ($2,948) $131,453 ($7,957) ($74,212) ($26,523) $22,761 Year 4 $1,565,823 $125,059 65,400 ($87,814) $1 $1,668,468 ($1,106,386) ($15,000) $0 ($62,500) $484,582 ($349,073) ($2,948) $135,509 ($8,195) ($74,212) ($27,318) $25,783 Year 5 $1,604,968 $125,059 65,400 ($89,771) $1 $1,705,657 ($1,139,578) ($15,000) $0 ($62,500) $488,579 ($349,073) ($2,948) $139,506 ($8,441) ($74,212) ($28,138) $28,715 Year 6 $1,645,092 $125,059 65,400 ($91,778) $1 $1,743,775 ($1,173,765) ($15,000) $0 ($62,500) $492,510 ($349,073) ($2,948) $143,437 ($8,695) ($74,212) ($28,982) $31,548 Year 7 $1,686,220 $125,059 65,400 ($93,834) $1 $1,782,845 ($1,208,978) ($15,000) $0 ($62,500) $496,368 ($349,073) ($2,948) $147,295 ($8,955) ($74,212) ($29,851) $34,276 Year 8 $1,728,375 $125,059 65,400 ($95,942) $1 $1,822,893 ($1,245,247) ($15,000) $0 ($62,500) $500,146 ($349,073) ($2,948) $151,073 ($9,224) ($74,212) ($30,747) $36,890
Cash Accounts Residential Rents LOSP subsidy Plus Other Income Less Residential Vacancy Adjustment Commercial Rents Effective Gross Income Less Residential Expenses Less MOH lease Less Operating Reserve Less Replacement Reserve Net Operating Income Less Residential Debt Service MHSA Servicing Payment Before Tax Cash Flow Asset management fee to LP Developer fee repayment Partnership management fee to GP Residual Receipts
Year 9 $1,771,585 $125,059 65,400 ($98,102) $1 $1,863,942 ($1,282,605) (15,000.00) $0 ($62,500) $503,837 ($349,073) ($2,948) $154,765 ($9,501) ($74,212) ($31,669) $39,382
Year 10 $1,815,874 $125,059 65,400 ($100,317) $1 $1,906,017 ($1,321,083) ($15,000) $0 ($62,500) $507,434 ($349,073) ($2,948) $158,362 ($9,786) ($74,212) ($32,619) $41,744
Year 11 $1,861,271 $125,059 65,400 ($102,586) $1 $1,949,144 ($1,360,715) ($15,000) $0 ($62,500) $510,929 ($349,073) ($2,948) $161,856 ($10,079) ($33,598) $118,179
Year 12 $1,907,803 $125,059 65,400 ($104,913) $1 $1,993,349 ($1,401,537) ($15,000) $0 ($62,500) $514,313 ($349,073) ($2,948) $165,240 ($10,382) ($34,606) $120,252
Year 13 $1,955,498 $125,059 65,400 ($107,298) $1 $2,038,660 ($1,443,583) ($15,000) $0 ($62,500) $517,577 ($349,073) ($2,948) $168,504 ($10,693) ($35,644) $122,167
Year 14 $2,004,385 $125,059 65,400 ($109,742) $1 $2,085,103 ($1,486,890) ($15,000) $0 ($62,500) $520,712 ($349,073) ($2,948) $171,640 ($11,014) ($36,713) $123,912
Year 15 $2,054,495 $125,059 65,400 ($112,248) $1 $2,132,707 ($1,531,497) ($15,000) $0 ($62,500) $523,710 ($349,073) ($2,948) $174,637 ($11,344) ($37,815) $125,478
40
DEVELOPMENT COSTS - KEY ASSUMPTIONS

Golden Bear Partners consulted with Cahill Contractors, Inc., of San Francisco, CA, for preliminary construction cost estimates. The table below displays some of the key assumptions that went into the hard cost estimate. Table 9. Development hard costs, key assumptions
CONSTRUCTION ACTIVITY Demolition Hazardous Soil Allowance Off-Site Construction/Redemption Allowance Utilities/Site Improvements Residential Construction Cost Nonresidential (Clinic) Construction Cost Parking Cost COST/SF N/A N/A N/A N/A $250 $341 $120 TOTAL COST $50,000 $100,000 $50,000 $646,000 $31,270,295 $3,410,000 $1,995,000
Hazardous Soil Allowance: Again, based on Cahills experience with working in San Francisco, they recommended carrying a $100,000 hazardous soil off-haul and disposal allowance. This money will cover any additional costs associated with handing hazardous soil. After the Phase I is complete, we will be able to work with Cahill to refine these costs. Off-Site Construction/Remediation Allowance: This number is being carried as an allowance for working with BART and SFMTA. This money will cover any additional scope added by the transportation agencies. It will also be used for coordination with these agencies during the construction phase of the project. Residential Construction: As noted previously, the Pueblo Building Technologies structural system will allow us to building a Type I building for Type V prices. Cahill is currently seeing wood frame buildings construction for approximately $250 per square foot. This cost includes the contractors overhead and profit along with fees associated with insurance and bonds. Non-Residential Clinic Construction: From previous projects, Cahill estimate the hard clinic construction costs of $341 per square foot. This is in line with the data contained in the RS Means Building Construction Cost Data books. These costs will be covered by funding obtained by Mission Neighborhood Health Clinics. This value also includes the contractors overhead and profit.
7 | DEVELOPMENT TIMELINE
LAND ACQUISITION
{ DEVELOPMENT TIMELINE }
41
The first step in the development process will be to gain control of the land. Golden Bear Partners intends to enter into negotiations with SFMTA and BART immediately following the acceptance of this proposal. Golden Bear Partners intends to obtain control of the two parcels by the end of January 2013. Due to the land acquisition, a substantial completion date of June 30, 2015 is unrealistic for this project site. DESIGN DEVELOPMENT AND CONSULTANT REPORTS Initial design development and the Geotechnical Investigation, Environmental Phase I, and Archeological Management Plan will take approximately three months to complete. We intend to get this work started at the end of 2012 and complete plans around the same time we close on the land. We expect preconstruction service funding will be available near the end of the land acquisition process. SAN FRANCISCO PLANNING APPROVAL Upon completion of the design development, we intend to submit to the San Francisco Planning Commission. We expect to receive planning approvals approximately 6 months base on previous experience on projects of this size and scope. COMMUNITY OUTREACH Our partner, Bernal Heights Neighborhood Center, will begin community outreach later this year. They intend to involve the community by forming a Community Advisory Committee (CAC) to provide input on the design and aesthetics of the building. It is our intention that the CAC will meet periodically with the design team to serve as ambassadors of the community. We also will involve the larger community through neighborhood meetings and design charrettes. This community outreach is not only intended to get us through planning approvals, but also engage the community to let them know that we are in it for the long haul. FUNDING In order to given ample time for our application to be processed for tax-exempt bond financing with 4% tax credits, we intend to submit our applications in the fourth quarter of 2013. We anticipate a 90 day close in order to commence construction in May of 2014.
42
CONSTRUCTION DOCUMENT PRODUCTION AND SAN FRANCISCO BUILDING DEPARTMENT PERMITS After approval from the San Francisco Planning department, we will proceed with construction document production and the Building Department permits. We expect this process to be completed in nine to twelve months. CONSTRUCTION We currently anticipate construction to start in May of 2014. We have worked with Cahill Contractors, Inc. to develop an eighteen month construction schedule. This eighteen month construction schedule
Bear Partners is aided by the use of the prefabricated PuebloGolden May 16, 2012 Technologies structural system, which will Building Date The Upper Yard - Development Timeline
ID 1 2 3 4 5 6 7 8 9
save Land Acquisition considerable time during the installation of9 mons Tue 5/22/12 Mon 1/28/13 GBP the structural skeleton of Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1 the building. We currently GBP
Task Name Duration Start Finish Resource Names 12 2013 2014 2015 2016 2017 2 Secure Financing mons anticipate the completion of the construction to18occurTue 1/1/13 Mon 5/19/14 GBP 2015. in October of Design Development 3 mons 3 mons 6 mons 6 mons Tue 11/6/12 Tue 11/6/12 Tue 12/18/12 Tue 1/29/13 Mon 1/28/13 Architect Geotechnical Investigation, Environmental Phase I, and Archeological Management Plan Mon 1/28/13 Consultants Mon 6/3/13 BHNC Mon 7/15/13 Architects/GBP GBP Architect Consultants BHNC Architects/GBP
ADVERTISING, LOTTERY, AND LEASE-UP Community Outreach

San Francisco Planning Approval
The advertisingProductionthe lease-up will begin 12 months before the Architects of construction. A lottery will be Architects Construction Document for 5 mons Tue 7/16/13 Mon 12/2/13 end set-up and the units will be distributed through the lottery. We have allotted 4 months5/19 the lease-up, for Notice to Proceed 0 days Mon 5/19/14 Mon 5/19/14 GBP or 31Construction per month. Leasing will begin after 18 mons Tue 5/20/14 completion. units substantial Mon 10/5/15 Contractor
Substantial Completion 0 days Mon 10/5/15 Mon 10/5/15 Contractor Lease Advertising and Lottery Lease-up Task Name Land Acquisition Secure Financing Design Development Geotechnical Investigation, Environmental Phase I, and Archeological Management Plan Community Outreach San Francisco Planning Approval Construction Document Production San Francisco Building Department Permits Notice to Proceed Construction Substantial Completion Lease Advertising and Lottery Lease-up Tue 11/4/14 Mon 10/5/15 BHNC The Upper12 mons Yard - Development Timeline Golden Bear Partners Date - May 16, 2012 4 mons Tue 10/6/15 Mon 1/25/16 BHNC/Larkin Street Duration 9 mons 18 mons 3 mons 3 mons 6 mons 6 mons 5 mons 9 mons 0 days 18 mons 0 days 12 mons 4 mons Start Tue 5/22/12 Tue 1/1/13 Tue 11/6/12 Tue 11/6/12 Tue 12/18/12 Tue 1/29/13 Tue 7/16/13 Tue 9/10/13 Mon 5/19/14 Tue 5/20/14 Mon 10/5/15 Tue 11/4/14 Tue 10/6/15 Finish Resource Names Contractor 10/5 BHNC BHNC/Larkin Street 12 2013 2014 2015 2016 2017 2 Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1Q2Q3Q4Q1 GBP GBP Architect Consultants BHNC Architects/GBP Architects Architects/GBP 5/19 Contractor 10/5 BHNC BHNC/Larkin Street San Francisco Building Department Permits 9 mons Tue 9/10/13 Mon 5/19/14 Architects/GBP Architects/GBP
10 11 12 13 ID 1 2 3 4 5 6 7 8 9 10 11 12 13
Mon 1/28/13 GBP Mon 5/19/14 GBP Mon 1/28/13 Architect Mon 1/28/13 Consultants Mon 6/3/13 BHNC Mon 7/15/13 Architects/GBP Mon 12/2/13 Architects Mon 5/19/14 Architects/GBP Mon 5/19/14 GBP Mon 10/5/15 Contractor Mon 10/5/15 Contractor Mon 10/5/15 BHNC Mon 1/25/16 BHNC/Larkin Street
Task
Project: Project Development Time Lin Date: Sun 5/13/12
Summary Rolled Up Task Rolled Up Critical Task Rolled Up Milestone Page 1
Rolled Up Progress Split External Tasks Project Summary
Group By Summary Deadline
Critical Task Progress Milestone
WORK PRODUCT DISCLOSURE

All analysis and work presented in this proposal is the original work of Golden Bear Partners. Charts, graphs, and images have been have been developed from internet sources and information provide from PODER. Sources can be found in the the appendix below.
Task
Project: Project Development Time Lin
Summary Rolled Up Task
Rolled Up Progress Split
Group By Summary Deadline
Critical Task
ACKNOWLEDGMENTS Over the past five months we have had the pleasure of interacting with numerous industry professionals, whose
insights, experiences, and guidance helped us to shape the project you see today. their time and generosity. We truly appreciate all your help: We want to thank everyone for
Faith Kirkpatrick Bernal Heights Neighborhood Center Amy Beinart Bernal Heights Neighborhood Center Alvaro Sanchez Bernal Heights Neighborhood Center Charlie Sciammas PODER Brenda Storey Mission Neighborhood Health Center Fernando Gomez-Benitez Mission Neighborhood Health Center Fernando Marti Asian Neighborhood Design Jun Cruz Filipino Community Center San Francisco Tom Rivard San Francisco Department of Public Health Kate McGee San Francisco Planning Department Mike Smith-Heimer The John Stewart Company Dave Fiore BRIDGE Housing Brad Wiblin BRIDGE Housing Robert Stevenson BRIDGE Housing Ener Chiu East Bay Asian Local Development Corporation Emily Lin Tenderloin Neighborhood Development Corporation Rosalba Navarro Mercy Housing Teresa Yanga San Francisco Mayors Office of Housing Dan Adams San Francisco Mayors Office of Housing
Anne Romero San Francisco Mayors Office of Housing Lydia Ely San Francisco Mayors Office of Housing Lisa Motoyama Recourses for Community Development Guy Estes Cahill Contractors, Inc. Mark Zaleski Cahill Contractors, Inc. Richard Stacy Leddy Maytum Stacy Architects Bruno Peguese Bay Area Rapid Transit District Jason Gallegos San Francisco Metropolitan Transportation Agency Allison Cohen TAY SF Sherilyn Adams Larkin Street Youth Services Holly Hayes Larkin Street Youth Services Ben Golvin Equity Community Builders Michael McPartlin City College of San Francisco Ted Holman Union Bank Brent OBrien City CarShare David Prowler Prowler, Inc. Alvin Bonnett EAH Housing Nancy Wallace - Haas School of Business Robert Helsley - Haas School of Business
TEAM BIOS
Jacob Bintliff, College of Environmental Design, Master in City Planning 2012
Jacob is a recent graduate of the Department of City & Regional Planning where he concentrated in Land Use and Environmental Planning & Policy, with a particular emphasis in infrastructure and affordable housing development and policy. Before joining UC Berkeley, he worked as a sustainability policy advocate at the Austin, TX office of Public Citizen.
Gwen Fuertes, LEED AP BD&C, College of Environmental Design, M.S. Building Science 2012, M. Arch 2014
Gwen completed her Masters of Science in Architecture with a focus in Building Science this month, and is continuing to pursue a Masters of Architecture degree. Prior to matriculating to UC Berkeley, she spent four years working for the U.S. Green Building Council in Washington, D.C. in the LEED certification and technical development teams.
Elizabeth Kee, College of Environmental Design, M. Arch 2014

Liz will complete her Masters of Architecture degree in 2014 and is interested in a dual degree with City Planning. Previous to joining the CED she graduated from New York University and worked as a Junior Specialist in Chinese and Japanese antiquities at Christies Auction House in NYC and Hartman Rare Art before changing careers to architecture.
Pontus Lindberg, AICP, Haas School of Business, EWMBA 2013

Pontus Lindberg brings six years of planning experience to the project, having most recently worked as a Project Manager at Sasaki Associates. Prior to joining Sasaki, Pontus worked for Transport for London, helping to develop railway strategy in preparation for the 2012 Olympic Games. He is currently an MBA Candidate in the Haas Evening and Weekend Program.
Greg Lukina, PE, Haas School of Business, EWMBA 2013

Greg is currently an MBA Candidate in the Haas Evening and Weekend Program with a back ground in Civil and Environmental Engineering. Outside of school, he works as a project manager for a general contractor whose project portfolio includes numerous affordable housing projects through the San Francisco Bay Area.
Ed Parillon, Haas School of Business, FTMBA 2013

Ed Parillon is a former management consultant to the financial services industry, with deep experience in the areas of risk management and credit risk analysis. During his time consulting to clients on a global scale, he managed engagements dealing with bank lending practices and approaches for a variety of product types, including commercial and residential real estate. He is currently an MBA candidate at UC Berkeleys Haas School of Business, and will be working with Grosvenor in San Francisco during the summer of 2012.
DGenaro Pulido, College of Environmental Design, M. Arch 2014

DGenaro is pursuing a Masters of Architecture degree. Prior to joining CED he worked at a small residential firm in San Francisco. He graduated from the University of San Francisco with a B.A. in Architecture and Minor in Structural Engineering, and was President of the USF AIA Architecture Chapter.
Endnotes
1. http://www.ccsf.edu/BOT/Fact_Sheets/ccsf.pdf 2. http://maps.google.com/ 3. http://ec2-50-17-237-182.compute-1.amazonaws.com/PIM/ 4. http://ec2-50-17-237-182.compute-1.amazonaws.com/PIM/ 5. Balboa Park Station Capacity and Conceptual Engineering Study, SFMTA and Jacobs, Nov. 8, 2011 6. http://www.bart.gov/about/history/facts.aspx 7. http://www.bart.gov/docs/station_exits_FY.pdf 8. US Census. ACS 2006 - 2010. 9. US Census. ACS 2006 - 2010 10. http://www.sf-planning.org/index.aspx?page=1893 11. Balboa Park Station Area Plan EIR 12/4/2008 p 147 12. http://www.amlegal.com/nxt/gateway.dll/California/planning/article7neighborhoodcommercialdistricts?f=templates$fn=default.htm$3.0$vi d=amlegal:sanfrancisco_ca$anc=JD_734.1 13. http://www.amlegal.com/nxt/gateway.dll/California/planning/article25heightandbulkdistricts?f=templates$fn=default.htm$3.0$vid=amlega l:sanfrancisco_ca14. 14. the National Low Income Housing Coalition Out of Reach 2012 15. Source: http://www.avaloncommunities.com/california/san-francisco-apartments/avalon-ocean-avenue/ 16. Housing for TAY: Work Plan and Recommendations, Transitional Age Youth Housing Work Group, City of San Francisco, 2007
APPENDIX
May 15, 2012 Mr. Ed Parillon, Project Manager Upper Yard Affordable Housing Partners c/o University of California at Berkeley Berkeley, CA 94270
Re:
Upper Yard Apartments (Project) Combined Debt and Equity Term Sheet
Dear Ed: This term sheet is to propose a structure for Union Bank, N.A. (Bank) to provide 4% federal tax credit equity and tax exempt bond financing for Upper Yard Apartments, a 124-unit affordable family housing development located in Oakland, CA. We appreciate the opportunity to present a financing structure proposal for your project.
Debt Terms: Construction Loan Amount Estimated at up to $30,000,000 for construction period Construction Loan Fee 1.00% of the Construction Loan Amount Construction Loan Interest rate Variable rate during construction: Interest only payable monthly in arrears at 65% of the 30 day LIBOR rate plus 2.00%. The 30 day LIBOR rate is 0.25% for an all-in rate of 2.50%. There is no interest rate floor. The indicative rates are effective as of 5/11/2012. Final swap rates will be determined upon lock at the time of construction loan close. 24 months 80% maximum; based on the bank ordered appraised value of the real estate, below market bond financing and the value of the tax credits. Construction completion guaranty and repayment guaranty from Guarantor
Term Loan To Value Ratio Guarantees
Upper Yard Apartments Union Bank - Term Sheet For Educational Purposes Only Page 2 of 5
Debt Terms: Permanent Loan Loan Amount Estimated at up to $5,400,000 Perm Loan Fee There is no permanent loan fee. Perm Interest Rate Fixed Perm Rate Synthetic rate lock provided by a 15-year permanent fixed rate available through a 24-month forward starting interest rate swap at close of construction loan. All-in rate of 5.00%, comprised of indicative swap rate of 2.25% plus loan spread of 2.75%. The indicative swap rate is effective as of 5/11/12. Final swap rates will be determined upon lock at the time of construction loan close. 15 year term and 30 year amortization 90 days of 1.15x DSCR 90 days with 90% occupancy 80% LTV based on value of the real estate and the below market bond financing Non-recourse after conversion
Term and Amortization Conversion Requirements
Guarantees
Equity Terms
Total Equity Amount Price per Tax Credit 1st Capital Contribution $21,450,704 $1.10 per Federal LIHTC credit 2nd Capital Contribution 3rd Capital Contribution Amount: $2,145,070 (10% of Total Equity) Conditions: LP Closing / Construction Loan Close / Subordinate Loan Close and Funding Timing Assumption: August 2013 Amount: $18,662,112 (87% of Total Equity) Conditions: Lease-Up / Initial Qualified Occupancy / Conversion of Permanent Loan Timing Assumption: August 2014 Amount: $643,862 (3% of Total Equity) Conditions: Receipt of 8609 / Tenant File Audit Timing Assumption: November 2014
Adjusters
Cents per dollar credit adjuster based upon actual credit amounts (total and first year) that differ from initial projections at the applicable price per credit.
For Educational Purposes Only
Allocation of Tax Credits, Depreciation, Profits and Losses. Tax Opinion Guarantees through Perm Loan Conversion Guarantees after Perm Loan Conversion
The Tax Credits, depreciation, operating profits and losses shall be allocated in accordance with Percentage Interests. To be provided by General Partner legal counsel. Construction Completion Repurchase Guaranty Operating Deficit Guaranty (released after 36 consecutive months with average 1.15xDSCR and for each of the last 3 months at 1.15xDSCR); capped at 9 months of operating expenses and debt service Tax Credit Indemnification
General Assumptions and Requirements (Equity and Debt) Reserves Capitalized Operating Reserve Amount: Per Projections, or the minimum required by TCAC or other project funder. Replacement Reserve: Per Projections, or the minimum required by TCAC or other project funder (UB requires $250/unit/year with 3.0% escalator at a minimum). Bank Fees and Third See attached estimate. Party Reports Payment & Performance Waived; subject to final underwriting review. Bond Distribution of Cash Flow Operating cash flow shall be utilized as follows: i. Payment of debt service on the Permanent Loans; ii. Additions to a funded capital replacement reserve; iii. Payment of the Asset Management Fee to the Special Limited Partner of $7,500 increased annually by 3%; iv. Payment of the Developer Fee Note; v. Payment of the Partnership Management Fee to the General Partner of $25,000 increased annually by 3%; vi. repayment of soft debt in accordance with their respective repayment allocation; vii. Repayment of any Completion Loans and Operating Deficit Loans made by General Partner; viii. To Partners in accordance with Percentage Interests. Total fees and distributions to General Partner shall not exceed 12% of gross income including the property management fee and partnership management fee. Limited Partner share of cash flow shall be no less than 10% of total distributions.
This letter is not intended as a commitment by Bank to finance the Project, but is intended only to summarize for discussion purposes the financing it is considering for this educational exercise. Banks ability to provide such financing is subject to credit approval. The proposed terms and pricing are valid for 90 days from the date of this letter. Thank you for considering us as a financing source for your project. Please feel free to contact us if you have any questions or comments.
Sincerely,
Ted Holman Vice President
Role of Union Bank Union Bank may now or in the future offer or provide one or more financial products or transactions to you, including municipal financial products or municipal securities. In connection with any such financial product or proposed transaction, Union Bank is not and will not be acting as an advisor to or representative for you or any other municipal entity or direct or indirect obligor for the repayment of municipal securities (related obligor). Union Bank is not registered as a municipal advisor under Section 975 of the Dodd-Frank Wall Street Reform and Consumer Protection Act, and, therefore, Union Bank cannot act as an advisor or representative with respect to municipal financial products or municipal securities. Among other things, this means that Union Bank is not obligated to ascertain whether any proposed financial product or transaction is in the best interests of the municipal entity or related obligor, taking into account its financial circumstances, investment and financing objectives and other factors. Any municipal entity or related obligor considering or entering into any such proposed financial product or proposed transaction should engage the services of a qualified and independent advisor or representative to assist them with such matters.
Union Bank Estimated Closing Costs and Fees Upper Yard Apartments March 2012
DEBT FEES Union Bank Debt Legal Appraisal and review Costing estimate Environmental review Bank inspections Permanent Loan Fee Forward Rate Lock Radon
$35,000 (estimated) $9,000 $3,750 $3,500 (new Phase I) $800 for each draw through 100% completion $0 $0 $0
EQUITY Union Bank Equity Legal Appraisal and review Costing estimate Environmental review Bank inspections
$0 $0 $0 $0 $0
APPRAISAL Appraisals can take up to 5-7 weeks during times that are busy for LIHTC closings. COSTING ESTIMATE Our cost estimation process should be engaged 6-8 weeks before a hard close date.
MISSION NEIGHBORHOOD HEALTH CENTER
May 14, 2012
Attention: Greg Lukina Golden Bear Partners c/o University of California at Berkeley 545 Student Service Bldg #1900 Berkeley, CA 94720 Re: The Upper Yard San Francisco, CA FOR ACADEMIC PURPOSES ONLY
Dear Greg, On behalf of Mission Neighborhood Health Center, I am pleased to write this letter in support of the Upper Yard development proposed by Golden Bear Partners. We would be grateful, as an organization, to team up with Golden Bear Partners in their development of The Upper Yard. Since we were established as an organization over 45 years ago, we have been dedicated to providing affordable health care to the residents of San Francisco. We feel that The Upper Yard site offers us the opportunity to provide greater accessibility to health care options in the Mission, Balboa Park, and Excelsior neighborhoods of San Francisco. Similar to other affordable housing/neighborhood clinic partnerships that have been successful here in San Francisco, we would be willing to provide the funding for the construction of the clinic space and our portion of the shared building utilities. Additionally, we would be responsible for covering the operating expenses of the clinic itself. We look forward to partnering with Golden Bear Partners to develop this exciting new project. Very Truly Yours,
Brenda Y. Storey CEO / Executive Director
240 Shotwell Street San Francisco, California 94110 Tel. (415) 552-3870 Admin. Office Tel. (415) 552-1013 Fax (415) 431-3178
May 14, 2012 Jacob Bintliff , Golden Bear Partners c/o University of California at Berkeley 545 Student Service Bldg #1900 Berkeley, CA 94720 Dear Jacob, On behalf of the San Francisco Department of Public Health (SFDPH) Environmental Health Program, I would like to commend the efforts of Golden Bears Partners in proposing a design for a development project at the upper MUNI Yard in San Francisco that carefully considers the environmental health impacts on building occupants in its design The Upper Yard has been a challenging site from an environmental health standpoint due to its close proximity to a major interstate highway. While we have not formally analyzed your design proposal, we can appreciate the diligent balancing of financial, physical, and environmental constraints in the proposed development and we are especially pleased to see the integrated application of our citys Healthy Development Management Tool (HDMT) in the design process. The designers have employed several health protective mitigation strategies, including the location of building air intakes, the orientation of open space courtyards and balconies and the considered location of one-bedroom and family units within the building, and avoidance of locating vulnerable residents in the most exposed portions of the building. These strategies will serve to provide the much needed housing while minimizing the sites health impacts. We applaud the Partners inclusion of a community health center at the site. The development opportunities at the Upper Yard site have been of keen interest to the Department as they have potential to represent a best practice model for other residential development sites near highways and other pollution sources. I was impressed that the Partners reached out to DPH early on in their design process to speak with my office about efforts and design strategies to mitigate the particulate and noise pollution impacts on the site and am pleased to offer my support of their efforts and approach to the site at this time. With regards,
Rajiv Bhatia, MD, MPH Director of Environmental Health
Enviornmental Stewardship Criteria
Objective ES.1 Decrease consumption of energy and natural resources If the project is a residential project (5+ units), does the project meet LEED Silver or an equivalent third-party certification standard OR If the ES.1.a project is a commercial or institutional project, does the project meet LEED Gold or an equivalent third-party certification standard? ES.1.b Does the project meet the standard of the San Francisco Green Building Regulations as specified in the 2010 San Francisco Building Code 13C? If the project is a residential project, does the project exceed California Title 24 2008 energy efficiency standards by 15%? OR If the project is a commercial project, does the project exceed California Title 24 2008 energy efficiency standards or generate 2% of energy on-site?
Applicable Project Type (yes /no)
Target Achieved? (Yes/ No/ ??)
Information Source
Y Y Y Y N Y Y Y Y N Y
Y Y Y
Gwen Fuertes, LEED AP BD&C Gwen Fuertes, LEED AP BD&C Gwen Fuertes, LEED AP BD&C Golden Bear Partners, Upper Yard Proposal 5/14/12
ES.1.c
Objective ES.2 Restore, preserve and protect healthy natural habitats Is the project located at a distance greater than 100 feet from existing ES.2.a shorelines of water bodies--seas, lakes, rivers, streams and tributaries--and wetlands? If the project develops or alters land deemed to be significant natural ES.2.b resource areas, does the project preserve or restore 20% of the development parcel area to a natural condition with regard to flora? Does the project meet or achieve a standard of 10 acres of publicly ES.2.c accessible open space per 1,000 population in the planning area? Does the project provide a continuous row of appropriately spaced trees at ES.2.d all streets adjacent to the project? Does the project use porous pavement materials on drives, sidewalks, ES.2.e parking lots and plazas? AND apply the "SFPUC Storm water Design Guidelines"? ES.2.f ES.2.g For all projects, does building design for the project avoid causing ground level wind currents greater than 7 mph in public open space and plazas?
Y Y N Y Y Y
Golden Bear Partners, Upper Yard Proposal 5/14/12 Gwen Fuertes, LEED AP BD&C Golden Bear Partners, Upper Yard Proposal 5/14/12
For all projects, does building design for the project avoid new shadows on public open space and plazas? Does the project use roofing materials having a Solar Reflectance Index (SRI) equal to or greater than 78 on a low-sloped roof or 29 on a steep- sloped roof for a minimum of 75% of the roof surface OR Install a ES.2.h vegetated roof for at least 50% of the roof area OR Install high albedo and vegetated roof surfaces that, in combination, meet the following criteria that meet SS Credit 7.2: Heat Island Effect: Roof? Objective ES.3 Mitigate industrial contamination Does the project remediate environmental contamination at an ES.3.a environmentally compromised and underutilized development site (e.g. a Brownfield site).
HDMT Development Checklist Version 4.01 -April 2012
Gwen Fuertes, LEED AP BD&C
N
www.TheHDMT.org page 1
Sustainable Transportation Criteria
Information Source
Objective ST.1 Decrease miles traveled by private vehicles If the project is either a residential, commercial and/or institutional project OR a transportation element of a land use plan, does it provide structured residential parking at a ratio less than or equal to one space for every two ST.1.a households for projects <1/2 mile from regional mass transit stops including rail, ferry, or bus service OR a ratio less than or equal to three spaces for every four households for the rest of the city? If the project is either a residential, commercial and/or institutional project ST.1.b OR a transportation element of a land use plan, does it address parking through at least 1 of the following pricing strategies? On-street parking priced for a target utilization rate of 85% Variable rate parking pricing (e.g. it costs more per hour the longer you park) Coordinated off-street and on-street parking pricing (to increase utilization of off-street parking) Unbundled parking (charging for parking costs separate from residential/commercial property/rental costs, making parking costs transparent/optional instead of a hidden cost) Does the project meet or achieve a standard of 10 acres of publicly accessible open space per 1,000 population in the planning area? If the project is either a residential, commercial and/or institutional project, does the project provide at least 4 of the following transportation demand management strategies? Carpool matching programs Car sharing services/parking spots Dedicated employee or resident transportation coordinator Financial incentives for walkers and bicyclists Free or reduced cost transit passes Guaranteed ride home program Preferential carpool/vanpool parking Provision of bus schedules, bike maps, other transportation alternative resources Secure bike parking Showers/changing facilities for employees Shuttle service (in areas not well-served by public transit) Telecommuting Another transportation demand management strategy Does commercial or institutional development greater than 50,000 sq. ft. ST.1.d provide adequate on-site or designated on-street truck parking?
Golden Bear Partners, Upper Yard Proposal 5/14/12
N
Applicable # Enviornmental Stewardship Criteria Project Type (yes /no) Objective ES.4 Prevent air pollution exposure and the degradation of ambient air quality If the project is residential, school, or child-care, does the project avoid locating a sensitive uses2 in a location where the annual average fine particulate level is greater than 11 ug /m3, where the annual average ES.4.a nitrogen dioxide level is greater than 30 ppb or where the peak hourly nitrogen dioxide level is greater than 100 ppb and where carbon monoxide levels are greater than 8 ppm for eight hours or 12 ppm for one hour? Does the project avoid contributing net air pollution emissions to areas where the annual average fine particulate level is greater than 11 ug /m3, where the annual average nitrogen dioxide level is greater than 30 ppb or ES.4.b where the peak hourly nitrogen dioxide level is greater than 100 ppb and where carbon mondoxide levels are greater than 8 ppm for eight hours or 12 ppm for one hour ? Does the project avoid locating new sensitive uses, including schools, park and playgrounds, day care centers, nursing homes, hospitals, and ES.4.c residence in close proximity to a major industrial stationary source of air pollution as defined by the CARB Air Quality Land Use Handbook? Objective ES.5 Prevent noise exposure and the degredation of the noise environment
Information Source
? N Y N Y
Gwen Fuertes, LEED AP BD&C Golden Bear Partners, Upper Yard Proposal 5/14/12
Y Y Y Y
ES.5.a ES.5.b ES.5.c
Does the project avoids locating in an area in which the noise level exceeds those in the General Plan's noise compatibility guidelines for that use? Does the project avoid contributing net new noise emissions in a location with ambient noise levels >65 dBA Ldn.? Do plans for the project demonstrate compliance with both interior and exterior noise standards San Francisco Police Code Section 2909 (a-d), California Title 24 Section 1207 and California Green Building Regulations Title 24 Part 11?
Information Source
Street lighting (adequate for bicyclists) Street trees (traffic calming, improve bicycle environment) If a residential, commercial, and/or institutional project, is the project within 4 blocks of bicycle lanes and/or paths linked to the city's existing ST.3.b bicycle network? AND Does it incorporate at least 1 intervention from the following list?6 Driveway cuts are prohibited or kept to a minimum of 4 or fewer per street segment Street lighting (adequate for bicyclists) Street trees (traffic calming, improve bicycle environment) If a transportation element of a land use plan, does it incorporate at least 6 pedestrian environmental quality improvements from the following list? OR ST.3.c Does the project maintain or achieve a one grade level improvement in the Pedestrian Environmental Quality Index7 score (in the acceptable range)? Pedestrian-oriented building access Pedestrian scale design on building frontages Pedestrian scale lighting on private buildings and/or on public streets Pedestrian specific building entrances Public art in streetscape Public seating in streetscape Restaurants, retail uses and historical sites located in/near plan area, approximately one destination per block Legible and safe routes to schools or other key pedestrian destinations specifically designed, including routes to senior facilities, health care, grocery stores, and public transit stops/stations Sidewalk curb cuts for pedestrians at intersections and other pedestrian street crossings Sidewalks free of impediments (so that people may walk and push baby strollers, etc. safely) Sidewalks that are at least 5 feet wide and at least 8 feet wide when there is not a sidewalk buffer along arterial streets Sidewalks with a continuous curb with appropriately placed curb cuts for people with disabilities (an exception being pedestrian-oriented, Woonerf streets) Street trees, planters, and gardens included in streetscape Street cleaning addressed in plans - including trash can locations, graffiti removal where applicable Signage for pedestrians, specific to the neighborhood/street - potentially including area maps
Applicable Project Type (yes /no) Objective ST.2 Provide affordable and accessible public transportation options If the project is either a residential, commercial and/or institutional project, is the project within 1/2 mile of regional transit station (e.g., BART, Cal ST.2.a Train) OR does the project include dedicated shuttle trips to regional transit, with timing and frequency based on estimates of area demand? AND is the project within 1/4 mile of a local transit stop? If the project is either a residential, commercial, and/or institutional ST.2.b project, is the project within 1/4 mile of a major public transit street (with boardings/alightings exceeding 12,000/day)?5 If a transportation element of a land use plan, does it provide adequate ST.2.c light, shelter and space to sit at all bus stops, with enhanced amenities at key stops? If the project is either a residential, commercial and/or institutional project within immediate sightline/walking distance of a surface transit stop, does the project provide sheltered, well-lit, publicly displayed real-time bus ST.2.d arrival information at regular intervals (e.g., Next-Bus) and/or stay open to the public for extended hours (e.g., cafes, bookstores, bars, institutional building lobbies)? If the project is either a residential, commercial, and/or institutional project, does the project subsidize discounted public transit passes for households with incomes <200% of the Federal poverty level (e.g., if transit passes are included in homeowners associations fees, they are ST.2.e provided at a reduced cost)? OR Is the project within mile of a location selling Muni Lifeline Fast Passes (discounted MUNI monthly fast passes for San Francisco Residents with incomes at or below 200% of the Federal poverty level)? # Sustainable Transportation Criteria
Information Source
Y Y
Y Y
Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12
N Y
Objective ST.3 Create safe, quality environments for walking and biking If a transportation element of a land use plan, does it include bicycle lanes ST.3.a and/or paths linked to the city's existing bicycle network? AND Does it incorporate at least 3 interventions from the following list?6 Bicycle lanes at least 5 feet wide Bicycle lane signs Dashed intersection bicycle lanes Double-striped bicycle lanes (striped on each side) Driveway cuts are prohibited or kept to a minimum of 4 or fewer per street segment Left-turn bicycle lanes Shared traffic lanes with sharrows (or painted bike marking on pavement) Smooth roadway pavement surfaces
If a transportation element of a land use plan, does it include at least 8 of ST.3.g the following pedestrian safety countermeasures targeted to high-injury intersections, corridors and/or areas? Accessible Pedestrian Signals Advance limit/yield lines at marked crosswalks Bollards (short vertical posts) Corner bulb-outs Crosswalks that are signalized and marked (preferably with a pedestrian countdown signal - especially when more than 2 lanes of traffic) Driveway cuts are prohibited or kept to a minimum of 4 or fewer per street segment Channelization islands (raised island that forces traffic in a particular direction, such as right-turn-only) Chicanes (curb bulges or planters on alternating sides, forcing motorists to slow down) Chokers (raised islands in a parking zone that narrow a roadway). Curb extensions, planters, or centerline traffic islands that narrow traffic lanes Curb ramps Flashing beacons Gateway treatments High-Intensity Activated Crosswalk (HAWK) Signals Horizontal shifts (a lane centerline that curves or shifts) Leading pedestrian intervals Lighting to increase pedestrian visibility Median islands (raised island in the road center) or pedestrian refuge islands Parking restrictions for on-street parking such as residential permit parking and at least ten feet in advance of the crosswalks to improve visibility where there are crosswalks without curb extensions Pavement treatments - special pavement textures (e.g. bricks) and markings, coloring or messages (e.g., "LOOK") to designate areas for pedestrians or cyclists Pedestrian countdown signals Pedestrian detection to extend pedestrian crossing time Pedestrian scrambles Pedestrian warning signs Perceptual design features (e.g. patterns painted into road surfaces that encourage drivers to reduce their speeds)
Information Source
If a residential, commercial and/or institutional project in an area with ST.3.d existing street/sidewalk infrastructure, does it incorporate at least 3 pedestrian environmental quality improvements from the following list? Pedestrian-oriented building access Pedestrian scale design on building frontages Pedestrian scale lighting on private buildings and/or on public streets Pedestrian specific building entrances Public art in streetscape Public seating in streetscape Street trees, planters, and gardens included in streetscape Street cleaning addressed in project - including trash can locations, graffiti removal where applicable If a residential, commercial and/or institutional project in an area without ST.3.e existing street/sidewalk infrastructure, does it incorporate at least 5 pedestrian environmental quality improvements from the following list? Pedestrian-oriented building access Pedestrian scale design on building frontages Pedestrian scale lighting on private buildings and/or on public streets Pedestrian specific building entrances Public art in streetscape Public seating in streetscape Sidewalk curb cuts for pedestrians at intersections and other pedestrian street crossings Sidewalks free of impediments (so that people may walk and push baby strollers, etc. safely) Sidewalks that are at least 5 feet wide and at least 8 feet wide when there is not a sidewalk buffer along arterial streets Sidewalks with a continuous curb with appropriately placed curb cuts for people with disabilities (an exception being pedestrian-oriented, Woonerf streets) Street trees, planters, and gardens included in streetscape Street cleaning addressed in project - including trash can locations, graffiti removal where applicable If the project is a commercial, residential, institutional or industrial project located within 500 feet of a high-injury corridor, does it construct or financially contribute to pedestrian safety countermeasures from the list below.
Information Source
ST.3.f
N
Social Cohesion Criteria
Information Source
Relationship to Other Elements See related public infrastructure criteria for design of public outdoor spaces, parks, recreational centers, community facilities, public schools, libraries, and cultural venues. See transportation criteria for pedestrian environments and pedestrian safety. See housing criteria for inclusionary and affordable housing. See economy criteria for local hiring and job development training. Objective SC.1 Promote socially cohesive neighborhoods, free of crime and violence Is the project within 1/2 mile of a public facility for community events and Golden Bear Partners, SC.1.a functions? Upper Yard Proposal 5/14/12
SC.1.b
If the project is a commercial uses and in an area with a high density of off- sale alcohol outlets, does it disallow future off-sale alcohol outlets?
N
Objective SC.2 Increase participation in social decision-making processes If the project is either a residential, commercial, institutional or industrial project, does the project include a community benefits agreement or a SC.2.a community-directed impact fee through which the existing community will receive financial or infrastructure benefits from new development? (See Public Infrastructure criteria) Does the project meet or achieve a standard of 10 acres of publicly SC.2.b accessible open space per 1,000 population in the planning area? Objective SC.3 Assure equitable and democratic participation throughout the planning process
Y Y
Y N
Did planning for the project include a community oversight or advisory process with representative community involvement?
Minimum criteria for meaningful community participation in such a process would include: Representative participation from project area residents SC.3.a and business owners; accessibility to low literacy and non-English language populations impacted by the project, disability access, transparent and complete information about the project design, and opportunities to influence project design. Providing childcare, food, transportation for participants may also support resident participation.
Sustainable Transportation Criteria Protected left turns Raised crosswalks and intersections Reductions in the number and width of traffic lanes (particularly on arterials) Roundabouts (medium to large circles at intersections) Rumble or warning strips Semi-diverters, partial closures (restricts entry/exit to/from neighborhood and limits traffic flow at intersections) Signal timing to reduce traffic speeds Speed humps Automated speed limit enforcement Speed limits below 20 mph Speed radar display signs Speed tables Street closures (closing off streets to through vehicle traffic at intersections or midblock) Street trees (create a sense of enclosure and improve the pedestrian environment) Tighter corner radii (a tighter radius forces drivers to reduce speed) Traffic circles Truck restrictions (particularly in residential areas or near pedestrian- oriented uses) Turn restrictions (to keep traffic on main traffic streets) or prohibitions Woonerfs ("shared streets" with mixed vehicle and pedestrian traffic, where motorists are required to drive at very low speeds)
Information Source
# PI.3.c PI.3.d PI.3.e
Public Infrastructure Criteria If project is a new art/cultural facility, is it sited within 1/2 mile of existing or proposed regional transit stop? If project is a new art/cultural facility, does it provide a discounted admission prices for children, seniors, and students less than or equal to $10 or does it holds a free general admission day at least once a month?
Target Achieved (Yes/ No/ ??)
Information Source
N N N N
Does the project include or preserve murals, public art, or space for public performances? If the project is a public infrastructure or institutional project, does it set PI.3.f aside 2% of total construction costs to the creation of public art? If the project is new commercial use larger than 50,000 square feet, will it use local artists, artisans, or fabricators to create at least 3 of the PI.3.g following to incorporate culturally appropriate, functional art and/or architectural opportunities for the display of artwork: artistically designed, energy efficient, pedestrian-scale lighting kiosk or community bulletin board to publicize arts/community events artistically designed parks and playgrounds mini public spaces or niches for art displays or performances stairs benches bike racks designated graffiti walls tree grates/guards grills on windows, garage, and/or front door sculptured sidewalks or sidewalk tiles (with removable, slip resistant squares that are decorated with patterns/tiles but can be moved and replaced when PUC needs underground access) Objective PI.4 Assure accessible high quality health care facilities If a new hospital or major clinical care facility, can it be reached within 30 PI.4.a minutes or less by public transportation for 67% of San Francisco's population? Objective PI.5 Increase park, open space and recreation facilities PI.5.a PI.5.b PI.5.c If the project is a residential project, is the project either within 1/2 mile of a neighborhood park of at least 1 acre or within 1 mile of a regional park? If the project is a residential project, is the project within 1/2 mile of a publicly accessible community recreational facility (e.g. swimming pool, gym, etc.)? If the project is either a residential or commercial project, does the project contribute to local park, public space, or recreational facility acquisition funds at a rate of $1/square foot?
N Y Y Y Y Y Y
Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12
Public Infrastructure Criteria
Applicable to all Public Infrastructure Objectives If the project is either a residential, commercial, or institutional project, does the project include a negotiated community benefits agreement or a PI.0.a community directed development impact fee to support the construction, maintenance, or programming at one or more of the following types of public infrastructure: Child care and/or public educational facilities Community meeting, multi-use and/or public recreational facilities Public park, public plaza, and/or community garden Library Health care facility Does the project meet or achieve a standard of 10 acres of publicly accessible open space per 1,000 population in the planning area? Objective PI.1 Assure affordable and high quality childcare for all neighborhoods If the project is a commercial project over 50,000 square feet, does it do PI.1.a one of the following: include a child care facility on-site provides subsidized rent for a child care facility on-site subsidize or support a non-profit to provide child care in an nearby facility pay $1 per square foot of commercial or residential space developed into the Child Care Capital Fund8 (managed by DCYF)? If project is or includes a childcare facility, will 10% of the maximum PI.1.b capacity of childcare facility be affordable to children of low-income households? PI.1.c If the project includes or is a child care facility, does it comply with Title 22 & Title 5 Regulations and Head Start Design Guidelines, and include at least 50% of the recommended best practices in childcare environmental design identified by Bridge Housing Child Care Handbook (pp.132-153)?
Information Source
N N Y Y N Y
Objective PI.2 Assure accessible and high quality educational facilities If the project includes residential uses, is the project within 1/2 mile of a PI.2.a public elementary school? Golden Bear Partners, If the project includes residential uses, is the project within a 30 minute PI.2.b commute of a public middle and high school? Upper Yard Proposal 5/14/12 If the project is a new, remodeled, or expanded school facility, does it PI.2.c achieve at least "Designated" status from the Collaborative for High Performance Schools? Objective PI.3 Assure spaces for libraries, performing arts, theatre, museums, concerts, and festivals for personal and educational fulfillment Golden Bear Partners, If the project is residential, is the project within 1/2 mile of public art or an PI.3.a art/cultural facility? Upper Yard Proposal 5/14/12 If the project is residential, is the project located within 1 mile of a public Golden Bear Partners, PI.3.b library?
Y Y
Y Y
Upper Yard Proposal 5/14/12
Applicable # Public Infrastructure Criteria Project Type (yes /no) Objective PI.6 Increase accessibility, beauty, safety, and cleanliness of public spaces If the project is a commercial project, does the project contribute to a PI.6.a community benefits district for maintenance or programming of public facilities?
Information Source
PI.6.b PI.6.c
If the project is either a residential or commercial project, does the project provide lighting fixtures on streetscapes within or adjacent to the project at current city standards for adequacy of sidewalk and street lighting?
N N
If a commercial project over 25,000 sq. ft. in a commercial business district, does the project include public toilets? If the project is either a residential or commercial project, does it improve PI.6.d the adjacent pedestrian right of ways to the design standards in the Better Streets Plan Streetscapes Elements Guide? Objective PI.7 Assure access to goods and services If the project is a residential project, is the project within 1/2 mile of an PI.7.a area that has 8 out of 11 common public services that contribute to neighborhood completeness? If the project is a residential project, is the project within 1/2 mile of an PI.7.b area that has 9 out of 12 common retail services that contribute to neighborhood completeness? Objective PI.8 Promote affordable and high-quality food access and sustainable agriculture If the project is residential, is the project located within 1/2 mile of a full PI.8.a service supermarket? If the project is residential, is the project within 1/2 mile of a weekly PI.8.b farmers market? If a commercial or institutional project over 25,000 sq. ft., does the project PI.8.c contribute to a gap in retail food resource diversity? If the project is a food establishment, does it accept EBT, participate as PI.8.d a provider in a Federal food assistance program, or make weekly charitable food donations.
Y N N Y Y
Y Y N N
Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12
# PI.5.d PI.5.e
Public Infrastructure Criteria If the project is either a residential or commercial project, does the project include publically accessible open space equal to one square foot per 50 square feet of private finished space? Does the project include a publicly accessible community garden?
Information Source
Y Y
Y N
Healthy Housing Criteria
Information Source
2) Indoor Environmental Quality (IEQ): Does the project achieve the following EQ LEED credits or a equivalent third-party certification standard: LEED Credit 3.1 Construction IAQ Management Plan, During Construction LEED Credit 3.2 Construction IAQ Management Plan, Before Occupancy LEED Credit 4.1 Low-Emitting Materials, Adhesives & Sealants HH.4.c LEED Credit 4.2 Low-Emitting Materials, Paints & Coatings LEED Credit 4.3 Low-Emitting Materials, Carpet Systems LEED Credit 4.4 Low-Emitting Materials, Composite Wood & Agrifiber Products LEED Credit 5 Indoor Chemical & Pollutant Source Control HH.4.d 3) Design for Active Living: Achieves 17 out of 24 points on the New York City "Design for Health through Increased Physical Activity checklist
Applicable Target Project Type Achieved? (Yes/ No/ ??) (yes /no) Objective HH.1 Preserve and construct housing in proportion to demand with regards to size, affordability, and tenure # Healthy Housing Criteria HH.1.a If the project is residential, does the project set aside 20% of units ( onsite) for affordable housing to contribute to affordable housing need?
Information Source
Y Y Y
Y Y Y
If the project is residential, does the project distribute unit size with at HH.1.b least 25% of units being 2-bedrooms and with at least 25% of units being 3-bedrooms?? If the project is residential, does the project provide rental housing? For community plans, does the plan include a mix of rental and ownership HH.1.c housing within 15% of the current distribution of rental and ownership housing (currently 65% rent and 35% own). In other words, range between 50%-80% rental and 20%-50% owner? If the project is residential, is the project designed with a residential density at or above 25 dwelling units per residential acre (or at or above 40 HH.1.d dwelling units per residential acre for projects <1/2 mile from regional mass transit stops including rail, ferry, or bus service)? (note: 1 acre = 4840 Square Yards = 43560 Square Feet = 220 ft. x 198 ft.)4 Objective HH.2 Protect residents from involuntary displacement For any project type, if the project results in the demolition or loss of deed restricted, public, inclusionary, or rent-controlled housing, does the project HH.1.e replace the demolished/lost housing stock at a 1:1 ratio and provide access to replacement housing for existing tenants at existing rents? Objective HH.3 Prevent concentrated poverty Actionable criteria under healthy economy objectives and objectives HH.1 and HH.2 above. Objective HH.4 Assure healthy, high-quality housing If the project is residential, does the project design include the following HH.4.a building construction and design measures 1) Ventilation : If the project is residential, project less than 5 units does the project provide mechanical ventilation consistent with ASHRAE 62.6. HH.4.b OR If the project is commercial, institutional or high rise residential does the project provide mechanical ventilation consistent with ASHRAE/IESNA Standard 90.1-2004
Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12 Golden Bear Partners, Upper Yard Proposal 5/14/12
Applicable # Healthy Economy Criteria Project Type (yes /no) Objective HE.1 Increase high-quality employment opportunities for local residents If the project is residential, commercial, industrial, or institutional (all project types), do all short and long term jobs created by the project HE.1.a provide entry level wages greater than or equal to the regional self- sufficiency standard for an individual? If the project is commercial, industrial, or institutional over 25,000 square feet, does the project support local housing for its employees through HE.1.b either a jobs-housing linkage fee requirement; by providing location- efficient mortgage support for employees; or by building employee housing? If the project is commercial, industrial, or institutional, will long term jobs HE.1.c created by the project include entry level work opportunities for individuals with a GED/high school diploma? Objective HE.2 Increase jobs that provide healthy, safe and meaningful work If the project is residential, commercial, industrial, or institutional (all project types), do all of the short and long term jobs provided by the HE.2.a project provide health insurance or an equivalent contribution to a public sector health care provider?
Information Source
Mission Neighborhood Health Center
N Y Y Y
Y Y Y
Mission Neighborhood Health Center Mission Neighborhood Health Center
If the project is commercial, industrial, or institutional, do all of the short HE.2.b and long term jobs provided by the project allow employees to earn paid sick days at a rate of one hour of leave for 30 hours of work performed? HE.2.c HE.2.d HE.2.e Does the project meet or achieve a standard of 10 acres of publicly accessible open space per 1,000 population in the planning area? If the project is commercial, industrial, or institutional, do all of the long term jobs provided by the project provide at least 10 days of paid time off?
N Y Y Y N N ? Y N
If the project is commercial, industrial, or institutional, does the project include a workforce development component or partnership? If the project is commercial, industrial, or institutional and will employ HE.2.f more than 50 people in long term jobs, does the project include a private, non-bathroom space used to support employee lactation? Objective HE.3 Increase equality in income and wealth If the project is a public works or public infrastructure project, does the HE.3.a project employ local residents for 25% of construction jobs? Objective HE.4 Benefits and protects natural resources and the environment If the project is commercial, industrial, or institutional, does the project serve locally owned businesses (e.g. the project will be occupied by a HE.4.a locally-owned business or expand the market for locally owned business services)?
CDLAC Point System
PART III PROJECT INFORMATION/EVALUATION CRITERIA

1. 2. Project Name: The Upper Yard Project Street Address: 2300 San Jose Avenue City: San Francisco County: San Francisco Zip Code: 94112 [The zip code must be included. If the project site does not yet have a street address, contact the local United States Post Office for an approximate zip code.] 3. Legislative Districts and Census Tract a. Federal Congressional District in which the proposed Project is located: b. State Senate District in which the proposed Project is located: c. State Assembly District in which the proposed Project is located: d. Census Tract in which the proposed Project is located: 4. Prior Tax-Exempt Allocation Award YES Has the proposed Project received a CDLAC allocation in the past? Was the allocation used to issue the bonds for the project? Have bond proceeds been used or drawn down? If YES, submit a narrative explanation of the circumstances surrounding the prior allocation and why additional allocation is being requested. The narrative must include the amount of the previous allocation, the month and year it was awarded, the CDLAC resolution number, the status of the bonds, the balance of bond proceeds, and a justification for the additional allocation. The narrative must be labeled as Attachment J. NO CA-8 CA-3 CA-12 261
TOTAL POINTS = 75 points MINIMUM REQUIRED POINTS = 60 points
11
Competitive QRRP Revised 3-21-12
5.
Project Type and Characteristics Submit a narrative description of the proposed Project, labeled as Attachment K. The description must contain, at a minimum, the following details: 1) the number of acres of the site (include topography and special features), 2) a description of the surrounding neighborhood, 3) the targeted population for the project (i.e. large families, seniors, etc.), 4) the expected start and completion date of construction/rehabilitation, 5) physical features of the project (i.e., description of buildings, grounds, project amenities, etc.), 6) unit configuration, 7) unit amenities, 8) scope of rehabilitation work, and 9) if applicable, a description of other unique features of the project. Respond by checking as many items as are applicable to the proposed Project. Project Type and Characteristics The proposed Project is a HOPE VI Project as defined in Section 5170 of the CDLAC Regulations. If the Project is a HOPE VI Project, the Project Sponsor must submit a letter from HUD, labeled as Attachment L, verifying that the Project received HOPE VI funds. b. The proposed Project is a Federally Assisted At-Risk Project as defined in Section 5170 of the CDLAC Regulations. If the Project is a Federally Assisted At-Risk Project, the Project Sponsor must submit all of the following: 1. Evidence from the appropriate federal or state agency regulating the Project of the expiration date of the HAP Contract (Section 8) or regulatory agreement (236, 221 (d)(3) BMIR, tax-exempt private activity bond, or low-income housing tax credit). 2. Evidence of the date of final endorsement. 3. Evidence that no other regulatory agreement pertaining to the proposed Project would prohibit the termination of use restrictions, such as Flexible Subsidy Assistance and/or Title 2 or Title 6 use agreements. 4. A copy of the notice of intent required to be filed by federal and state agencies. 5. A short narrative explaining how the proposed project meets the above criteria. The evidence must be labeled sequentially as Attachment L-1, L-2, etc. c. The proposed Project is a Mixed Income Project as defined in Section 5000 of the CDLAC Regulations. d. The proposed Project is a Rural Project as defined in Section 5000 of the CDLAC Regulations. DO NOT CHECK if item c, above, has been checked. e. The proposed Project is an Acquisition & Rehabilitation Project. a. f. The proposed Project is a New Construction Project or Adaptive Reuse as defined in Section 5170 of the CDLAC Regulations. g. The proposed Project is a single room occupancy (SRO) rental project. h. i. j. The proposed Project is a senior citizens rental project. The proposed Project is an assisted living rental project. The proposed Project is a special needs housing rental project. Check here
12
6.
Complete the following tables. The information provided in the tables must be consistent with the market study, the responses to Items 9, 10 and 11, which follow, and between the two tables. If the rent shown in column d of Table 1 will be subsidized, provide a brief explanation of the subsidy in the blank space below. Table 1.
(a) # of Bedrooms/ # of Bathrooms
(b) Unit Size (sq.ft.)
(c) # of Units
(d) Proposed Monthly Tenant-Paid Rent (Not including utilities)
(e) Total Monthly Tenant-Paid Rents (Not including utilities) (c x d)
(f) Monthly Utility Allowance
(g) Monthly Gross Rent (d + f)
(h) % of Area Median Income Based on Monthly Gross Rent
Restricted Rental Units Studio/1 Studio/1 1/1 1/1 2/1 2/1 3/1 3/1 Total # of Units 16 7 3 30 5 25 5 33 124 $300 $901 $927 $1,030 $1,044 $1,390 $1,159 $1,288 Total $4,800 $6,307 $2,781 $30,900 $5,220 $34,750 $5,795 $42,504 $133,057 $32 $32 $43 $43 $55 $55 $70 $70 $332 $933 $979 $1,073 $1,099 $1,445 $1,229 $1,358 30% 50% 45% 50% 45% 50% 45% 50%
Market Rate Units $ $ $ $ Total # of Units Managers Units $ $ Total # of Units Total $ $ $ Table 2. (a) Total No. of Units (excluding Mgr. Units) (b) Total No. of Restricted Units (c) Percent of Total Restricted Units (b a) (d) No. of Units at or below 50% AMI (e) Percent of Units at or below 50% AMI (d a) (f) No. of Units between 50% & 60% AMI (g) Percent of Units between 50% & 60% AMI (f a) (h) No. of Restricted Rental Units with 3 or more Bdrms. (i) Percent of Restricted Rental Units with 3 or more Bdrms. (h b) 30.7% Total $ $ $ $ $
124
124
100
124
100%
13
0%
38
7.
Site Control (See Section 5190(a) of the CDLAC Regulations.) A current title report (completed no more than 90 days prior to application), labeled as Attachment M, shall be submitted with all applications for the purposes of this threshold requirement. As a condition of meeting this minimum requirement, the Project Sponsor must submit evidence of site control demonstrating its readiness to use the allocation. Applications not meeting this minimum requirement will be deemed incomplete. The evidence of site control must take at least one of the following forms. Evidence that is in additional to the mandatory title report must be labeled as Attachment M-1, M-2, etc. Respond by checking as many forms as are applicable to the proposed Project. Form of Evidence The Applicant or Project Sponsor holds fee title as evidenced by the title report. An executed lease agreement or lease option for the length of time the Project will be regulated under this program between the Project Sponsor and the owner of the subject property. An executed disposition and development agreement between the Project Sponsor and a public agency. A valid, current, enforceable contingent purchase and sale agreement or option agreement between the Project Sponsor and the owner of the subject property, including evidence that all extensions necessary to keep agreement current through the date of the award of allocation have been executed. Valid, current and enforceable purchase and sale agreements, contingent purchase sale or option agreements in combination between the Project Sponsor, a third party and the owner of the subject property such that the Committee can determine that upon a grant of Allocation the Project Sponsor has a right to acquire the subject property. Documentation from a local agency demonstrating its intention to acquire the site, or a portion of the site, through eminent domain proceedings. (In this instance, the CDLAC Executive Director has sole discretion to determine whether such documentation clearly demonstrates site control.) Check here
8.
Local Approvals and Zoning (See Section 5190(b) of the CDLAC Regulations.) As an additional minimum requirement demonstrating readiness to use the allocation, the Project Sponsor must submit evidence that at the time of application the proposed project site is zoned for the intended use of the project, and that the project has obtained all applicable local land use approvals that are subject to the discretion of local elected officials. Applications not meeting this minimum requirement will be deemed incomplete. The evidence of discretionary local approvals and zoning must be labeled as Attachment N or N-1, N-2, etc. and take at least one of the following forms. Respond by checking as many forms as are applicable to the proposed Project. Form of Evidence CDLAC Zoning and Local Approval Verification Form bearing the signature of a local planning agency representative. Letter from a local planning official that verifies all of the information requested by the CDLAC Zoning and Local Approval Verification Form. Documentation from a local agency that clearly demonstrates the agencys intentions to acquire the Project site, or a portion of the Project site, through eminent domain proceedings. Check here
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9.
Income Restriction (See Section 5191 and Section 5192 of the CDLAC Regulations.) Minimum Requirement A minimum of ten percent (10%) of the units in a Qualified Residential Rental Project must have Gross Rents that are restricted to households with incomes no greater than fifty percent (50%) of the Area Median Income (AMI). All of the rent restricted units that meet this requirement, with the exception of Mixed Income Pool projects and units located on the upper level floors of high-rise developments, shall be generally distributed in terms of location and number of bedrooms throughout the project. All such units shall be of comparable quality and offer a range of sizes and number of bedrooms comparable to those units that are available to other tenants. For federally assisted at-risk projects and 4% low income housing tax credit projects, this shall mean that the Project units must have Gross Rents that are restricted to households whose incomes must be 50% or less of the AMI; or Gross Rents that are restricted to households whose incomes must be 60% or less of the AMI. (Consult Section 5170 of the CDLAC Regulations for the definition of Gross Rents.) Applications not meeting this minimum requirement will be deemed incomplete. Complete the tables in Item #6 of this PART III. The percentage in column e and g of Table 2 will be used to determine if the Project meets this minimum requirement. If the Project is to be substantially retrofitted for energy conservation or will be newly constructed with substantial energy conservation, utility allowances based upon the lower utility cost projected after construction or retrofit may be submitted. Such lower utility allowances must be validated by a public utility letter or public housing authority letter, which provides estimates that are adjusted for significant energy conservation sources. Exceeding the Minimum Income Restrictions Point Category (Section 5230(c) of the CDLAC Regulations) (35 points maximum for non-Mixed Income Projects and 15 points maximum for Mixed Income Projects)
+35 POINTS Projects will earn points for the percentage of units that are restricted to household incomes at or below 50% of the
AMI and between 51% and 60% of the AMI. Federally assisted at-risk projects and 4% low income housing tax credit project will earn points for the percentage of units that have Gross Rents restricted to household incomes at or below 50% of the AMI and between 51% and 60% of the AMI. The percentages in columns e and g of Table 2 in Item #6 of this PART III will be used to determine the points earned in this category. 10. Gross Rents Point Category (Section 5230(d) of the CDLAC Regulations) All projects that are subject to the use of Gross Rents will earn 5 points in this category. All proposed projects that are not subject to the use of Gross Rents but voluntarily do so will earn 5 points in this category.
+5 POINTS Evidence of utility allowances shall be satisfied with a letter from the local housing authority that includes:
a. A certification that the proposed Project is located within its jurisdiction. (ref: IRS Final Regulations T.D. 8520) b. A current utility allowance schedule. c. An itemization of which components of the utility allowance schedule apply to the Project.
The documentation evidencing a utility allowance must be labeled Attachment O, or if more than one document, as O-1, O-2, etc. In addition, columns e, f and g of Table 1 in Item #6 of this PART III will be used to determine if points are earned in this category. 11. Large Family Units Point Category (Section 5230(g) of the CDLAC Regulations)
+5 POINTS
Projects where at least 30% of the Restricted Rental Units are three-bedroom or larger units will earn points. The percentage in column i of Table 2 in Item #6 of this PART III will be used to determine the points earned in this category.
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12. Market Study (Section 5200 of the CDLAC Regulations) All Qualified Residential Rental Project applicants are required to submit a market study, labeled as Attachment P. Applications without a market study will be deemed incomplete. A full market study, prepared within 180 days of the application filing deadline, by an independent third party having no identity of interest with the developments partners, intended partners, or general contractor, must be submitted with the Application. Market studies must include a 1-2 page summary of its findings, particularly with regard to comparable rental properties. The market study will be used to determine compliance with the minimum rent restriction requirement that restricted rents must be at least 10% below market rents (Section 5191(b) of the CDLAC Regulations). Please read the CDLAC Regulations posted on the Committees web site. Note: The unit rents and square footages of the subject property used throughout the Market Study, including all Rent Comparison matrices, must be consistent with the same information shown in Table 1 in this application. 13. Rent Restrictions Minimum Requirement (Section 5191(b) of the CDLAC Regulations) The proposed tenant paid rents for each tax-exempt bond unit type in the proposed development will be at least ten percent (10%) below rents for the same unit types in the comparable market rate rental properties, as demonstrated by the market study (Attachment P) and the market studys Rent Comparability Matrix, labeled as Attachment R. Applications not meeting this minimum requirement will be deemed incomplete. The information in columns c, d and e of Table 1 in Item #6 of this PART III must show the same proposed rents as the market study and will be used to determine if the Project meets this minimum requirement. Exceeding the Minimum Rent Restriction Point Category (Section 5230(e) of the CDLAC Regulations) Projects will earn points when the Restricted Rents for each tax-exempt bond unit types are at least 20% below the market rents for the same unit types, as demonstrated by the market study (Attachment P) and the market studys Rent Comparability Matrix (Attachment R). Federally Assisted At Risk Projects and HOPE VI Projects that receive points for average rents that are at least 20% below market rents are not eligible for the points described in this point category. The information in columns c. d, and e of Table 1 in Item #6 of this PART III must show the same proposed rents as the market study and will be used to determine the points earned in this category. Federally Assisted At Risk Projects Point Category (Section 5230(b) of the CDLAC Regulations) Federally Assisted At Risk Projects and HOPE VI Projects will earn points when the Restricted Rents for each taxexempt bond unit types are at least 20% below market rents for the same unit types, as demonstrated by the market study (Attachment P) and the market studys Rent Comparability Matrix (Attachment R). (For this section, restricted rents means the average rental rate of all of the units regulated by a CTCAC Extended Low-Income Housing Commitment Agreement or other regulatory agreement if the Section 8 contract is discontinued). The information in columns c, d and e of Table 1 in Item #6 of this PART III must show the same proposed rents as the market study and will be used to determine the points earned in this category. Submit a scaled-for-distance map, labeled as Attachment Q, showing the location of the proposed Project and the comparable market rental properties. The map must be legible and must clearly show the proposed Project at the center of a circle with a 1-mile radius. 14. Term of Income and Rent Restrictions (Section 5192 of the CDLAC Regulations) Minimum Term of Restrictions The Qualified Project Period for the Project must be for at least 30 years. Projects that maintain the Qualified Project Period for longer than thirty (30) years will be awarded two (2) points for every five (5) years of affordability beyond thirty (30) years up to fifty-five (55) years. Consult the CDLAC Procedures for the definition of a Qualified Project Period. Applications not meeting this minimum requirement will be deemed incomplete. Proposed Term of Restrictions. 55
15. Community Revitalization Criteria (Section 5230(i) of the CDLAC Regulations) A. Community Revitalization Area Qualifications (Section 5230(i)(1) of the CDLAC Regulations)
16 Competitive QRRP Revised 3-21-12
Applications with Projects located in a Community Revitalization Area (CRA) will qualify for points provided that the CRA meets one or more Distressed Community characteristic and includes documentation from the municipality or any agency responsible for affordable housing with jurisdiction over the Project, labeled as Attachment S-1 that substantiates the following: (1) Confirmation that a plan for revitalizing the subject area has been adopted, the date of adoption and name of the CRA. (2) Confirmation that the Project is within the CRA. (3) A scaled-for-distance map that is legible and clearly shows the boundaries of the CRA and the location of the proposed Project within the area boundaries labeled as Attachment S-2. Date Date of adoption of the Community Revitalization Plan for the Community Revitalization Area. N/A
Check as many of the following Distressed Community characteristics that apply to the area in which the proposed Project is located. Characteristics of a Community Revitalization Area The area is in a community that has an unemployment rate equal to or greater than 125% of the statewide unemployment rate (based on the most recent annual average for subcounty areas published by EDD). The area is in a community that has a median family income of less than 80% of the statewide family median income (based on the most recent census data available for cities or Census Designated Places). (Consult Section 5000 of the CDLAC Regulations for the definition of Distressed Community for further detail regarding this criterion.) The area is in a community that has a poverty rate equal to or greater than 110% of the statewide poverty rate (based on the most recent census data available for cities or Census Designated Places). (Consult Section 5000 of the CDLAC Regulations for the definition of Distressed Community for further detail regarding this criterion.) The area is in a state designated Enterprise Zone (including Manufacturing Enhancement Area or Targeted Tax Area). The area is in a federally designated Empowerment Zone, Enterprise Community or Renewal Community. B. Community Revitalization Area Point Criteria (Section 5230(i)(2) of the CDLAC Regulations) Points will be awarded if the documentation provided in Attachment S-1 substantiates the following activities: Community Revitalization Activities A. Five (5) points will be awarded where specific and significant on-going programs in conjunction with community partnerships, evidenced by a legally enforceable agreement(s) between two or more wholly separate entities, have been established, are currently operating, and are providing community enhancement services in the neighborhood, including, but not limited to, job training or after-school enrichment programs. B. Five (5) points will be awarded where substantial funds, not including the funds for the proposed Project, have been expended in the last three (3) years, are being expended or are committed to be expended to improve the community infrastructure, including, but not limited to, parks, storm water and sewer systems or street improvements of the overall area. C. Five (5) points will be awarded where other Projects, including, but not limited to, retail, office and housing that contribute to community revitalization have been completed in the last three (3) years, are underway or are committed to be completed. Check here Check here
16. Site Amenities Point Category (Section 5230(j)(2) of the CDLAC Regulations) The Project Sponsor must certify on Attachment T as to the amenities that are applicable to the proposed Project. A project may earn 2.5 points for each amenity that is properly documented and certified to be applicable to the proposed Project.
+2.5 POINTS
+2.5 POINTS
+2.5 POINTS
Amenity A. The proposed Project is located within a Public Transit Corridor, or the proposed Project is a Rural Project as defined in Section 5000 of the CDLAC Regulations and is using a van or dial-a-ride service due to the lack of a public transportation system available in that Rural Area. (The project site must be within mile of a transit station, rail station, commuter rail station, bus station or bus stop.) B. The proposed Project is located within mile of a park or recreational facility. C. The proposed Project is located within close proximity of groceries and other essential shopping needs. (Grocery means a full service store or supermarket that provides food staples; fresh meats, poultry, dairy products, and produce; as well as other personal and household products. For CDLAC purposes, convenience stores and minimarts/markets are not considered full service stores or supermarkets). Select one of the following:
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1. The proposed Project is within mile of a full scale grocery store/supermarket of at least 25,000 gross interior square feet. For Rural Projects, within 1 mile.
2. The proposed Project is within mile of a neighborhood market of at least 5,000 gross interior feet. For Rural Projects, within mile. D. The proposed Project is located within close proximity of public schools (K-12 grades), (proposed projects that are restricted to residents 55 years or older shall not be eligible for points under this criterion).
1.
Within mile of a public elementary school; mile of a public middle school, or 1 mile of a public high school that children living in the development may attend and that the site is within the attendance area of that school.
2.
For Rural Projects, an additional mile for each public school type that children living in the development may attend and that the site is within the attendance area of that school.
+2.5 POINTS
+2.5 POINTS
E. The proposed Project is within mile (for Rural projects, 1 mile) of a medical clinic with a physician, physicians assistant, or nurse practitioner onsite for a minimum of 40 hours each week, or hospital (not merely a private doctors office). The Project must have all units restricted to households having members 55 years or older (with the exception of caregivers and others who are exempt by state law from the age restriction). F. The proposed Project is located within mile of a public library. G. The proposed Project will provide high speed internet or wireless WiFi service connection to each unit. Service will be available by the placed in service date. High speed internet service, with a minimum average download speed of 768 kilobits/second must be made available to each unit for a minimum of 10 years, free of charge to the tenants, and available at the time of the projects placed-in-service date.
+2.5 POINTS
To earn points in this category, the amenity must already exist, with the following exception: Applicants requesting points for site amenities that do not currently exist must include a letter from the controlling entity, signed by an authorized individual representing the entity, that states the funds for the amenity are committed, and the amenity is planned. Future WiFi service is excluded from the letter requirement. In the case of a bus stop that does not currently exist, points will be awarded where it is shown that the bus provider and municipality have agreed on and approved the site for the stop and it will be in existence no later than two years after the development is placed in service. The Project Sponsor must complete Attachment T and provide the required evidence specified in Attachment T.
17. Service Amenities Point Category (Section 5230(l) of the CDLAC Regulations)
+10 POINTS
The Project Sponsor must complete the certification in Attachment U as to the amenities that are applicable to the proposed Project. A project may earn 5 points, up to a maximum of 10 points, for each amenity that is properly documented and certified to be applicable to the proposed Project. Service amenities must be appropriate to the tenant population served and committed to for a minimum of 10 years. Programs must be of a regular, ongoing nature and provided to tenants free of charge, except for day care services. Services must be designed to generate positive changes in the lives of tenants, such as increasing tenant knowledge of and access to available services, helping tenants maintain stability and prevent eviction, building life skills, increasing household income and assets, increasing health and well-being, or improving the educational success of children and youth. Services must be provided on-site except that Projects may use off-site services within 1/4 mile of the development provided that they have a written agreement with the service provider at the time of Application enabling the developments tenants to use the services free of charge (except for day care and any charges required by law) and that demonstrate that provision of on-site services would be duplicative. Referral services will not be eligible for points. Contracts with service providers, service provider experience, and evidence that physical space will be provided on- or off-site must be documented within the application. Documentation must be provided for each category of services for which the applicant is claiming service amenity points and must state the name and address of the organization or entity that will provide the services; describe the services to be provided; state annual value of the services; commit that services will be provided for a period of at least one (1) year; name the project to which the services are being committed. Evidence shall take the form of a contract for services, Memorandum of Understanding (MOU), or commitment letter on agency letterhead. Services delivered by the on-site Property Manager of other property management staff will not be eligible for points under any category. All organizations providing services for which the project is claiming points must document that they have at least 24 months of experience providing services to the projects target population. Experience of individuals may not be substituted for organizational experience. The application must propose a combined annual value of at least $10,000, or $5,000 for Projects of 20 units or fewer, for those services. In addition, any donated services must be assigned a dollar value by the provider of those services. All anticipated income and expenses associated with the Projects service amenities program(s) shall be included in Attachment I.
Amenity A. Five (5) points will be awarded to Family Projects with after school programs of an ongoing nature. The programs shall include, but are not limited to: tutoring, mentoring, homework club, and art and recreation activities. The programs shall be provided weekdays throughout the school year for at least 10 hours per week. B. Five (5) points will be awarded to Family Projects with instructor-led educational, health and wellness, or skill building classes. The classes shall include, but are not limited to: financial literacy, computer training, home-buyer education, GED, resume building, ESL, nutrition, exercise, health information/awareness, art, parenting, on-site food cultivation and preparation and smoking cessation. The classes shall be provided at a minimum of 84 hours per year (drop-in computer labs, monitoring or technical assistance shall not qualify). C. Five (5) points will be awarded to Projects with licensed childcare providing 20 hours or more per week (Monday through Friday) to residents of the development.
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D. Five (5) points will be awarded to Projects with health and wellness services and programs. Such services and programs shall provide individualized support for tenants (not group classes) but need to be provided by licensed individuals or organizations. The services shall include, but are not limited to: visiting nurses programs, intergenerational visiting programs, and senior companion programs. The services shall be provided at a minimum of 100 hours per year. E. Five (5) points will be awarded to Projects with a bona fide service coordinator/social worker available provided that the experience of the coordinator, the duties of the coordinator, and a budget to pay for the coordinator are included labeled as Attachment U-1. The responsibilities must include, but are not limited to: (a) providing tenants with information about available services in the community, (b) assisting tenants to access services through referral and advocacy, and (c) organizing community-building and/or enrichment activities for tenants (such as holiday events, tenant council, etc.)
18. Minimum Sustainable Building Standards (Section 5205 of the CDLAC Regulations) The project sponsor shall provide a certification in attachment V-1 of their intent to utilize landscaping and construction materials which are compatible with the neighborhood in which the proposed project is to be located, and that the architectural design and construction materials will provide for low maintenance and durability, as well as be suited to the environmental conditions to which the project will be subjected.
Additionally, the certification of intent shall note that the following minimum specifications will be incorporated into the project design for all new construction and rehabilitation projects: A. Energy Efficiency. All new construction buildings shall be fifteen percent (15%) better than the current Energy Efficiency Standards (California Code of Regulations, Part 6 of Title 24). All rehabilitated buildings shall have improved energy efficiency above the modeled energy consumption of the building(s) based on existing conditions, with at least a 10% post-rehabilitation improvement over existing conditions energy efficiency achieved for each building. B. CALGreen Compliance. New construction high-rise buildings shall meet the mandatory provisions of the CALGreen Code (Title 24, Part 11 of the California Code of Regulations). All rehabilitation projects, including high-rise rehabilitation projects, are required to meet the mandatory provisions of the CALGreen Code for any building product or system being replaced as part of the scope of work. C. Landscaping. A variety of plant and tree species that require low water use shall be provided in sufficient quantities based on landscaping practices in the general market area and low maintenance needs. Projects shall follow the requirements of the States Model Water Efficient Landscape Ordinance (Title 23, California Code of Regulations, Section 490 et seq.) (http://www.water.ca.gov/wateruseefficiency/landscapeordinance/) unless a local landscape ordinance has been determined to be at least as stringent as the current model ordinance. D. Roofs. Roofing shall carry a three-year subcontractor guarantee and at least a 20-year manufacturers warranty. E. Exterior Doors. Insulated or solid core, flush, paint or stain grade exterior doors shall be made of metal clad or hardwood faces, with a standard one-year guarantee and all six sides factory primed.
F. Appliances. ENERGY STAR rated appliances, including but not limited to, refrigerators, dishwashers, and clothes washers shall be installed when such appliances are provided within low-income units and/or in onsite community facilities unless waived by the Executive Director. G. Window Coverings. Window coverings shall be provided and may include fire retardant drapes or blinds.
H. Water Heater. For units with individual tank-type water heaters, minimum capacities are to be 30 gallons for one- and two-bedroom units and 40 gallons for three-bedroom units or larger. I. Floor Coverings. For light and medium traffic areas vinyl or linoleum shall be at least 3/32 thick; for heavy traffic areas it shall be a minimum 1/8 thick. A hard, water resistant, cleanable surface shall be required for all kitchen and bath areas. Carpet complying with U.S. Department of Housing and Urban Development/ Federal Housing Administration UM44D, or alternatively, cork bamboo, linoleum, or hardwood floors shall be provided in all other floor spaces unless this requirement is specifically waived by the Executive Director Paint. Use of Low Volatile Organic Compound (VOC) paints and stains (Non-flat: 150 g/l or less, Flat: 50 g/l or less) for all interior surfaces where paints and stains are applied.
J.
K. Insulation. All fiberglass-based insulation shall meet the Greenguard Emission Criteria for Children and Schools as required by the California Tax Credit Allocation Committee Title 4, Division 17, Chapter 1, Section 10325.
Compliance and Verification: Evidence of Compliance is to be submitted to CDLAC as an attachment to the first Certification of Compliance (the form of which is attached to the project resolution and which is required to be submitted on March 1 of each year). For projects not yet placed in service, the information is due following receipt of the verification, but in no event shall this documentation be submitted more than two years after the issuance of bonds. (1) The project sponsor with new construction projects that have been placed-in-service must submit the appropriate California Energy Commission compliance form for the project which shows the necessary percentage improvement better than the appropriate Standards (2) The project sponsor with rehabilitation projects must submit the California Energy Commission HERS II energy consumption and analysis report which shows the pre- and post-rehabilitation HERS II estimated annual energy use demonstrating the required improvement, in their placed-in-service package. (3) The project sponsor shall submit third party documentation from one of the following sources confirming the existence of items, measures, and/or project characteristics: o A certified HERS Rater o A certified GreenPoint Rater; or o A US Green Building Council Certification. 19. Sustainable Building Methods (Section 5230(k) of the CDLAC Regulations) (10 points maximum) Sustainable Building Points will be awarded provided that the Project Sponsor and the licensed Project architect each submit a certification indicating which items will be included in the Projects design and any relevant specifications. Respond by checking the box if applicable to the proposed Project. A. New Construction/Adaptive Reuse: Energy Efficiency Certification (Section 5230(k)(3) of the CDLAC Regulations). Projects that develop and commit to certifying the Project under any one of the following programs (5 points): Energy Efficiency Certification Check here +5 POINTS Leadership in Energy & Environmental Design (LEED for Homes) Green Communities Green Point Rated Multifamily Guidelines. B. Additional Points for Exceeding Title 24 Standards for New Construction/Adaptive Reuse: (Section 5230(k)(4) of the CDLAC Regulations). Projects receiving points under section A. may qualify for additional points for energy efficiency beyond the requirements in Title 24, Part 6, of the California Building Code (the Standards) under which the Project is constructed if the following Standards are met as follows: Percentage Better than the Current Standards Check here 17.5% 2 points for Low-Rise/3 points for High-Rise 20% 3 points for Low-Rise/5 points for High-Rise 25% 5 points for Low-Rise only
C. Additional Points for Exceeding Energy Efficiency Certification for New Construction/Adaptive Reuse: (Section 5230(k)(5) of the CDLAC Regulations). Projects receiving points under section A. may qualify for additional points for developing beyond the minimum requirements of the green building program chosen as follows: Exceeding Energy Efficiency Standards Check here Silver 3 points LEED for Homes Gold 5 points 100 3 points Green Point Rated 125 5 points D. Rehabilitation Projects: Home Energy Rating System (Section 5230(k)(6) of the CDLAC Regulations). Rehabilitation Projects that commit to improve energy efficiency above the modeled energy consumption of the building(s) based on existing conditions will shall be awarded points based on the building(s) age and percentage decrease (or improvement in energy efficiency) in the buildings Home Energy Rating System II estimated annual energy use post rehabilitation as follows: Improvement Over Points Check here Current 15% 3 points 20% 5 points 25% 7 points 30% 10 points E. Additional Points for Rehabilitation Projects (Section 5230(k)(7) of the CDLAC Regulations). Projects receiving points under section D. may qualify for additional points for committing to developing, and/or managing the Project with any one of the following (3 points): A. Photovoltaic generation or solar energy: Check only one box for items i-iii (i) The Project will include photovoltaic (PV) generation that offsets tenant loads; or (ii) PV that offsets either 50 percent (50%) of common area load (if the combined available roof area of the project structures, including carports, is insufficient for provision of 50% of annual common area electricity use, then the project shall have onsite renewable generation based on at least 90 percent (90%) of the available solar accessible roof area); or (iii) Solar hot water for all tenants who have individual water meters B. The Project will implement sustainable building management practices that include: (i) Development of a project-specific maintenance manual including replacement specifications and operating information of all energy and green building features; and (ii) Certification of building management staff in sustainable building operations per BPI Multifamily Building Operator or equivalent training program; and (iii) Undertaking formal building systems commissioning, retro-commissioning or re-commissioning as appropriate (continuous commissioning is not required). C. The Project will sub-meter centralized hot water systems for all tenants.
To receive points for Sustainable Building Methods in part A through E above, the Project Sponsor and Architect must both sign the certification form (Attachment V-2). The certifications shall attest that the applicable design elements described in this section will be included in the projects design and specifications and shall include the signature, the printed name, the title of the person making the certification and the date of signature. The signature of the Architect must indicate the appropriate license registration number.
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VI. POINTS SYSTEM - SECTION 1: THE POINTS SYSTEM
A. General Partner & Management Company Experience A(1) General Partner Experience
Select from the following: 7 or more projects in service over 3 years (6 Points)
Maximum 9 Points 6 Points
General Partner Name:

Bernal Heights Neiborhood Center
Total Points for General Partner Experience:

To receive points under this subsection for projects in existence for over 3 years from the filing deadline date, the applicant must submit a certification from a 3rd party certified public accountant that the projects for which it is requesting points have maintained a positive operating cash flow from typical residential income alone (e.g. rents, rental subsidies, late fees, forfeited deposits, etc.) for the year in which each developments last financial statement has been prepared (which must be effective no more than one year prior to the application deadline) and have funded reserves in accordance with the partnership agreement and any applicable loan documents. To obtain points for projects previously owned by the proposed general partner, a similar certification must be submitted with respect to the last full year of ownership by the proposed general partner, along with verification of the number of years that the project was owned by that general partner. This certification must list the specific projects for which the points are being requested. The certification by the certified public accountant may be in the form of an agreed upon procedure report that includes funded reserves as of the report date, which shall be dated within 60 days of the application deadline.
A(2) Management Company Experience

Select from the following: 11 or more projects in service over 3 years (3 Points)
3 Points
Management Company Name: 0 Total Points for Management Company Experience: 3.0
Points in subsections (A) and (B) above will be awarded in the highest applicable category and are not cumulative. For maximum points in either subsection (A) or (B) above, a completed application attachment for the general partner or for the management agent, respectively, must be provided. For points to be awarded in subsection (B), an enforceable management agreement executed by both parties for the subject application must be submitted at the time of application. "Projects" as used in this subsections (A) and (B) means multifamily, rental, affordable developments of over 10 units that are subject to a recorded regulatory agreement or, in the case of housing on tribal lands, where federal HUD funds have been utilized in affordable rental developments. General Partner and Management Company experience points may be given based on the experience of the principals involved, or on the experience of municipalities or other nonprofit entities that have experience but have formed single-asset entities for each project in which they have participated, notwithstanding that the entity itself would not otherwise be eligible for such points. Alternatively, a management company may receive 2 points if it provides evidence that the management agent assigned to the project, either on-site or with management responsibilities for the site, has been certified, prior to application deadline, by a housing tax credit certification examination by a nationally recognized housing tax credit compliance entity and be on a list maintained by the Committee. These points may substitute for other management company experience but will not be awarded in addition to such points.
Total Points for General Partner & Management Company Characteristics:
February 10, 2012 Version
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Points System 5/13/2012
B. Housing Needs
Select one: Large Family Projects
Maximum 10 Points 10 Points Total Points for Housing Needs: 10
C. Site & Service Amenities C(1) Site Amenities
Maximum 25 Points Maximum 15 Points
Amenities must be appropriate to the tenant population served. To receive points the amenity must be in place at the time of application, except under the Public School subsection as indicated in Regulation Section 10325(c)(5)(A)(5). The application must include a map scaled for distance using a standardized radius from the development site as determined by the Committee. Measurement from the project to a site must not include physical barriers. The map must show the distance of the site amenities from the development site. An application proposing a project located on multiple scattered sites (all sites within a five-mile diameter range) shall be scored proportionately in the site amenities based upon (i) each sites score, and (ii) the percentage of units represented by each site. Applicants must provide color photographs, a contact person and a contact telephone number for each requested site amenity. Any inaccurate information will be subject to negative points. No more than 15 points will be awarded in this category. Only one point award will be available in each of the subcategories (a-h) listed below. Amenities may include:
a) Transit-Oriented Development Strategy

(i) Being part of a public transit-oriented development strategy where there is a transit station, rail station, commuter rail station, or bus station, or bus stop within 1/4 mile from the project site with service at least every 30 minutes during the hours of 7-9 a.m. and 4-6 p.m. and the projects density exceeds 25 units per acre. (ii) The project site is within 1/4 mile of a transit station, rail station, commuter rail station or bus station, or bus stop with service at least every 30 minutes during the hours of 7-9 a.m. and 4-6 p.m. (iii) The project site is within 1/3 mile of a bus stop with service at least every 30 minutes during the hours of 7-9 a.m. and 4-6 p.m. (iv) The project site is located within 1/4 mile of a regular bus stop or a rapid transit system stop. (For rural set-aside projects, these points may be awarded where van or dial-a-ride service is provided to tenants.) (v) The project site is located within 1/3 mile of a regular bus stop or rapid transit system stop. (i)
7 Points
6 Points
5 Points
4 Points
3 Points
Select one:
A private bus or transit system providing free service may be substituted with prior approval from the CTCAC Executive Director. This prior approval must be received before the application deadline and the bus or transit system must meet the relevant headway and distance criteria stated above. If preapproved, select applicable point category above.
Total Points for Transit-Oriented Development Strategy Amenity:
28
b) Public Park
(i) The site is within 1/4 mile of a public park (1/2 mile for Rural set-aside projects) (not including school grounds unless there is a bona fide, formal joint-use agreement between the jurisdiction responsible for the parks/recreation facilities and the school district providing availability to the general public of the school grounds and/or facilities) or a community center accessible to the general public. Joint-use agreement (if yes, please provide a copy) (ii) The site is within 1/2 mile (1 mile for Rural set-aside). (i) N/A
3 Points
2 Points
Select one:
Total Points for Public Park Amenity: c) Book-Lending Public Library

(i) The site is within 1/4 mile of a book-lending public library that also allows for inter-branch lending when in a multi-branch system (1/2 mile for Rural set-aside projects). (ii) The site is within 1/2 mile of a book-lending public library that also allows for inter-branch lending when in a multi-branch system (1 mile for Rural set-aside projects). Select one: (ii)
3 Points
2 Points
Total Points for Public Library Amenity: d) Full-Scale Grocery Store, Supermarket, Neighborhood Market, or Farmers' Market
(i) The site is within 1/4 mile of a full scale grocery store/supermarket of at least 25,000 gross interior square feet where staples, fresh meat, and fresh produce are sold (1/2 mile for Rural setaside projects).
5 Points
(ii)
The site is within 1/2 mile of a full scale grocery store/supermarket of at least 25,000 gross interior square feet where staples, fresh meat, and fresh produce are sold (1 mile for Rural setaside projects).
4 Points
(iii) The site is within 1.5 miles of a full scale grocery store/supermarket of at least 25,000 gross interior square feet where staples, fresh meat, and fresh produce are sold (3 miles for Rural setaside projects).
3 Points
(iv) The site is within 1/4 mile of a neighborhood market of 5,000 gross interior square feet or more where staples, fresh meat, and fresh produce are sold (1/2 mile for Rural set-aside projects).
4 Points
(v)
The site is within 1/2 mile of a neighborhood market of 5,000 gross interior square feet or more where staples, fresh meat, and fresh produce are sold (1 mile for Rural set-aside projects).
3 Points
(vi) The site is within 1/4 mile of a weekly farmers' market certified by the California Federation of Certified Farmers' Markets, and operating at least 5 months in a calendar year. (vii) The site is within 1/2 mile of a weekly farmers' market certified by the California Federation of Certified Farmers' Markets, and operating at least 5 months in a calendar year. Select one: (ii)
2 Points
1 Point
Total Points for Full-Scale Grocery Store/Supermarket or Convenience Market Amenity:

29
e) Large Family Developments: Public Elementary, Middle, or High School

(i) For a large family development the site is within 1/4 mile of a public elementary school; 1/2 mile of a public middle school; or 1 mile of a public high school (an additional 1/2 mile for each public school type for Rural set-aside projects), and the site is within the attendance area of that school.
3 Points
(ii)
The site is within 1/2 mile of a public elementary school; 1 mile of a public middle school; or 1.5 miles of a public high school (an additional 1/2 mile for each public school type for Rural setaside projects), and the site is within the attendance area of that school. N/A
2 Points
Select one:
Total Points for Public Elementary, Middle, or High School Amenity: f) Senior Developments: Daily Operated Senior Center
(i) For a senior development the project site is within 1/4 mile of a daily operated senior center or a facility offering daily services to seniors (not on the project site) (1/2 mile for Rural set-aside)
3 Points
(ii)
The project site is within 1/2 mile of a daily operated senior center or a facility offering daily services to seniors (not on the project site) (1 mile for Rural Set-aside). N/A
2 Points
Select one:
Total Points for Daily Operated Senior Center Amenity: g) Special Needs or SRO Development: Population Specific Service Oriented Facility
() (i) For a special needs or SRO development, the site is located within 1/2 mile of a facility that p p , y operates to serve the population living in the development. The project site is located within 1 mile of a facility that operates to serve the population living in the development. N/A
3 Points
(ii)
2 Points
Select one:
Total Points for Population Specific Service Oriented Facility Amenity: h) Medical Clinic or Hospital
(i) The site is within 1/2 mile (1 mile for Rural Set-aside) of a medical clinic with a physician, physician's assistant, or nurse practitioner onsite for a minimum of 40 hours each week, or hospital (not merely a private doctors office).
3 Points
(ii)
The site is within 1 mile (1.5 miles for Rural Set-aside) of a medical clinic with a physician, physician's assistant, or nurse practitioner onsite for a minimum of 40 hours each week, or hospital (not merely a private doctors office). (i)
2 Points
Select one:
Total Points for Medical Clinic or Hospital Amenity:
30
i) Pharmacy
(i) The site is within 1/4 mile of a pharmacy (1/2 mile for Rural Set-aside). (This category may be combined with the other site amenities above). The site is within 1/2 mile of a pharmacy (1 mile for Rural Set-aside). (This category may be combined with the other site amenities above).
2 Points
(ii)
1 Point
Select one:
(i)
Total Points for Pharmacy: j) In-unit High Speed Internet Service

(i) High speed internet service with a 768 kilobits/second capacity provided in each unit free of charge to the tenants for a minimum of 10 years, and available within 6 months of the project's placed-in-service date. If internet service is selected, it must be provided even if it is not needed for points.
2 Points
(ii)
Rural set-aside only: High speed internet service with a 768 kilobits/second capacity provided in each unit free of charge to the tenants for a minimum of 10 years, and available within 6 months of the project's placed-in-service date. If internet service is selected, it must be provided even if it is not needed for points.
3 Points
Select one:
(i)
Total Points for Internet Service: Total Points for Site Amenities: Site Amenity Contact List: Amenity Name: Address: City, Zip Contact Person: Phone: Amenity Type: Website: Distance in miles: Balboa Park BART Station 401 Geneva Avenue San Francisco, CA 94112 Ext.: Transit Station/Transit Stop www.bart.gov 0.01 miles
For TCAC Use Only Points requested received? If no, points awarded and actual mileage Yes No
2 23
Amenity Name: Address: City, Zip Contact Person: Phone: Amenity Type: Website: Distance in miles:
Balboa Park 2100 San Jose Avenue San Francisco, CA 94112 Ext.: Public Park www.sfrecpark.org 0.2 miles
For TCAC Use Only
Points requested received? If no, points awarded and actual mileage
Yes
No
Whole Foods Market 1200 Ocean Ave San Francisco, CA 94112 Ext.: Grocery/Farmers' Market www.wholefoodsmarket.com/ 0.50 miles
Ingleside Branch Library 1298 Ocean Ave San Francisco, CA 94112 (415) 355-2898 Ext.: Book-Lending Public Library www.sfpl.com 0.49 miles
31
Mission Neighborhood Health Cent 498 Geneva Ave San Francisco, CA 94112 Ext.: Medical Clinic/Hospital www.mhnc.org 0.0 miles
For TCAC Use Only
Mission Neighborhood Health Cent 498 Geneva Ave San Francisco, CA 94112 Ext.: Pharmacy www.mhnc.org 0.0 miles
For TCAC Use Only
Yes
No
Yes
No
For TCAC Use Only Points requested received? If no, points awarded and actual mileage Yes
Ext.:
For TCAC Use Only No
Ext.:
Yes
No
For TCAC Use Only Points requested received? If no, points awarded and actual mileage Yes
Ext.:
For TCAC Use Only No
Ext.:
Yes
No
32
C(2) Service Amenities

Projects that provide high-quality services designed to improve the quality of life for tenants are eligible to receive points for service amenities. Services must be appropriate to meet the needs of the tenant population served and designed to generate positive changes in the lives of tenants.
Maximum 10 Points
Except as provided below and in Reg. Section 10325(c)(5(B), in order to receive points in this category, physical space for service amenities must be available when the development is placed-in-service. Services space must be located inside the project and provide sufficient square footage, accessibility and privacy to accommodate the proposed services. The amenities must be available within 6 months of the projects placed-in-service date. Applicants must commit that services will be provided for a period of 10 years.
All services must be of a regular and ongoing nature and provided to tenants free of charge (except for day care services or any charges required by law). Services must be provided on-site except that projects may use off-site services within 1/2 mile of the development provided that they have a written agreement with the service provider enabling the developments tenants to use the services free of charge (except for day care and any charges required by law) and that demonstrate that provision of on-site services would be duplicative. All organizations providing services for which the project is claiming service amenities points must have at least 24 months experience providing services to one of the target populations to be served by the project.
Items 1 through 6 are applicable to Large Family, Senior, and At-Risk projects. Items 7 through 12 are applicable to Special Needs and SRO projects. Items 1 through 12 are mutually exclusive. One proposed service may not receive points under two different categories.
Applications must include a services sources and uses budget clearly describing all anticipated income and expenses associated with the services program and that aligns with the services commitments provided (i.e. contracts, MOUs, letters, etc.) Applications shall receive points for services only if the proposed services budget adequately accounts for the level of service. The budgeted amount must reasonably be expected to cover the costs of the proposed level of service. PLEASE REFER TO REGULATION SECTION 10325(c)(5)(B) FOR p p ( )( )( ) COMPLETE SERVICE AMENITY POINTS REQUIREMENTS.
No more than 10 points will be awarded in this category. The service budget spreadsheet must be completed. Amenities may include, but are not limited to:
a) Large Family, Senior, At-Risk projects: Yes (1) Service Coordinator. Responsibilities must include, but are not limited to: (a) providing tenants
with information about available services in the community, (b) assisting tenants to access services through referral and advocacy, and (c) organizing community-building and/or other enrichment activities for tenants (such as holiday events, tenant council, etc.). Minimum ratio of 1 Full Time Equivalent (FTE) Service Coordinator to 600 bedrooms.
5 points
N/A
Service Coordinator as listed above, except: Minimum ratio of 1 FTE Service Coordinator to 1,000 bedrooms.
3 points
Yes
(2)
Other Services Specialist. Must provide individualized assistance, counseling and/or advocacy to tenants, such as to assist them to access education, secure employment, secure benefits, gain skills or improve health and wellness. Includes, but is not limited to: Vocational/Employment Counselor, ADL or Supported Living Specialist, Substance Abuse or Mental Health Counselor, Peer Counselor, Domestic Violence Counselor. Minimum ratio of 1 FTE Services Specialist to 600 bedrooms.
5 points
N/A
Other Services Specialist as listed above, except: Minimum ratio of 1 FTE Services Specialist to 1,000 bedrooms.
3 points
33
Yes
(3) Adult educational, health and wellness, or skill building classes. Includes but is not limited to: financial literacy, computer training, home-buyer education, GED, resume building, ESL, nutrition, exercise, health information/awareness, art, parenting, on-site food cultivation and preparation, and smoking cessation classes. Minimum of 84 hours of instruction each year (42 hours for small developments of 20 units or less).
7 points
N/A
Adult educational, health & wellness, or skill building classes as listed above, except: Minimum of 60 hours of instruction each year (42 hours for small developments).
5 points
N/A
3 points
Yes
(4) Health and wellness services and programs. Such services and programs shall provide individualized support to tenants (not group classes) and need not be provided by licensed individuals or organizations. Includes, but is not limited to visiting nurses programs, intergenerational visiting programs, or senior companion programs. Minimum of 100 hours of services per year for each 100 bedrooms.
5 points
N/A
Health and wellness services and programs as listed above, except: Minimum of 60 hours of services per year for each 100 bedrooms.
3 points
N/A
Health and wellness services and programs as listed above, except: Minimum of 40 hours of services per year for each 100 bedrooms.
2 points
N/A
(5) Licensed child care. Shall be available 20 hours or more per week, Monday through Friday, to residents of the development. (Only for large family projects or other projects in which at least 30% of units are 3 bedrooms or larger.)
5 points
Yes
(6) After school program for school age children. Includes, but is not limited to tutoring, mentoring, homework club, art and recreational activities. (Only for large family projects or other projects in which at least 30% of units are 3 bedrooms or larger). Minimum of 10 hours per week, offered weekdays throughout the school year.
5 points
N/A
After school program for school age children as listed above, except: Minimum of 6 hours per week, offered weekdays throughout the school year.
3 points
N/A
2 points
b) Special Needs and SRO projects: N/A (7) Case Manager. Responsibilities must include (but are not limited to) working with tenants to
develop and implement an individualized service plan, goal plan or independent living plan. Minimum ratio of 1 Full Time Equivalent (FTE) Case Manager to 100 bedrooms.
5 points
N/A
Case Manager as listed above, except: Minimum ratio of 1 FTE Case Manager to 160 bedrooms.
3 points
N/A
(8) Service Coordinator or Other Services Specialist. Service coordinator responsibilities shall include, but are not limited to: (a) providing tenants with information about available services in the community, (b) assisting tenants to access services through referral and advocacy, and (c) organizing community-building and/or other enrichment activities for tenants (such as holiday events, tenant council, etc.). Other services specialist must provide individualized assistance, counseling and/or advocacy to tenants, such as to assist them to access education, secure employment, secure benefits, gain skills or improve health and wellness. Includes, but is not limited to: Vocational/Employment Counselor, ADL or Supported Living Specialist, Substance Abuse or Mental Health Counselor, Peer Counselor, Domestic Violence Counselor. Minimum ratio of 1 FTE Service Coordinator or Other Services Specialist to 360 bedrooms.
5 points
34
N/A
Service Coordinator or Other Services Specialist as listed above, except: Minimum ratio of 1 FTE Case Manager to 600 bedrooms.
3 points
N/A
(9) Adult educational, health and wellness, or skill building classes. Includes but is not limited to: financial literacy, computer training, home-buyer education, GED, resume building, ESL, nutrition, exercise, health information/awareness, art, parenting, on-site food cultivation and preparation, and smoking cessation classes. Minimum of 84 hours of instruction each year (42 hours for small developments of 20 units or less).
5 points
N/A
3 points
N/A
2 points
N/A
(10) Health or behavioral health services provided by appropriately-licensed organization or individual. Includes but is not limited to: health clinic, adult day health center, medication management services, mental health services and treatment, substance abuse services and treatment.
5 points
N/A
(11) Licensed child care. Shall be available 20 hours or more per week, Monday through Friday, to residents of the development. (Only for large family projects or other projects in which at least 30% of units are 3 bedrooms or larger.)
5 points
N/A
(12) After school program for school age children. Includes, but is not limited to tutoring, mentoring, homework club, art and recreational activities. (Only for large family projects or other projects in which at least 30% of units are 3 bedrooms or larger). Minimum of 10 hours per week, offered weekdays throughout the school year.
5 points
N/A
3 points
N/A
2 points
The service budget spreadsheet must be completed.
Total Points for Service Amenities:
27
D. Sustainable Building Methods Maximum 10 Points REVIEW REG. SECTION 10325(c)(6) BEFORE PROCEEDING APPLICANTS WILL BE HELD TO REGULATORY REQUIREMENTS. THIS APPLICATION MAY CONTAIN ABBREVIATED DESCRIPTIONS OF THE REQUIREMENTS FOR THIS SECTION. D(1) New Construction and Adaptive Reuse projects select from the following features: Yes (i) Develop the project in accordance with the minimum requirements with any one of the following programs:
GreenPoint Rated Multifamily Guidelines (ii)
5 Points
N/A
Energy efficiency as indicated in Reg. Section 10325(c)(6)(B) beyond the requirements in Title 24, Part 6 of the California Building Code (Title 24): Low Rise (1-3 habitable stories)
N/A
0 Points
N/A
Multifamily of 4+ habitable stories

N/A
0 Points
35
Yes
(iii)
Develop the project beyond the minimum requirements of the program chosen in section (i) above: LEED
N/A
0 Points
GreenPoint Rated Multifamily Guidelines

125
5 Points
D(2) Rehabilitation projects select from the following features: N/A (iv) Rehabilitate to improve energy efficiency; points awarded based on percentage change in HERS II rating post-rehabilitation: Improvement over current:
N/A
0 Points
N/A
(v)
Additional rehabilitation project measures (chose one or more of the following three categories):
(A) PHOTOVOLTAIC / SOLAR N/A
0 Points
N/A
(B) SUSTAINABLE BUILDING MANAGEMENT PRACTICES, INCLUDING THE FOLLOWING: 2. Certify building management staff in sustainable building operations (BPI or equivalent) 3. Undertake formal building systems commissioning, retro-commissioning, or re-commissioning
0 Points
1. Develop project-specific maintenance manual, including information on all energy and green building features
N/A
(C) INDIVIDUALLY METER (OR SUB-METER CURRENT MASTER-METERED) GAS, ELECTRICITY, OR CENTRAL HOT WATER SYSTEMS FOR ALL TENANTS
0 Points
To receive these points, the applicant and the project architect must certify in the application which of the above items will be included in the projects design and specifications, and further must certify at the projects placed-in-service date that the items were completed. Refer to Reg. Section 10325(c)(6)(F) for specific Compliance and Verification requirements. Projects receiving points under this category that fail to meet the requirements of Reg. Section 10325(c)(6) will be subject to negative points under S ti 10325( )(3) ti i t d Section 10325(c)(3).
Total Points For Sustainable Building Methods:
10
E. Lowest Income E(1) Lowest Income Restriction for All Units
Maximum 52 Points 50 Points
The Percent of Area Median Income category may be used only once. For instance, 50% of Income Targeted Units to Total Tax Credit Units at 50% of Area Median Income (AMI) cannot be used twice for 100% at 50% and receive 50 points, nor can 50% of Income Targeted Units to Total Tax Credit Units at 50% of Area Median Income for 25 points and 40% of Income Targeted Units to Total Units at 50% of Area Median Income be used for an additional 20 points. However, the Percent of Income Targeted Units may be used multiple times. For example, 50% of Targeted Units at 50% of Area Median Income for 25 points may be combined with another 50% of Targeted Units at 45% of Area Median Income to achieve the maximum points. All projects must score at least 45 points in this category to be eligible for 9% Tax Credit. *Only projects competing in the Rural Set-aside may use the 55% AMI column and selected targeting in the 50% AMI column. **60% AMI is included as a place-holder and will not receive any additional points.
36
Percent of Area Median Income (AMI) **60% *55% 80% 75% 70% 65% 60% 55% 50% 45% Percent of Income Targeted Units to Total Tax Credit Units (exclusive of mgr.s units) 40% 35% 30% 25% 20% 15% 10% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 17.5 15 12.5 10 7.5 5 2.5 25* 22.5* 20 17.5 15 12.5 10 7.5 5 35 32.5 30 27.5 25 22.5 20 17.5 15 12.5 10 7.5 50% 45% 40% 45 42.5 40 37.5 35 32.5 30 27.5 25 22.5 20 17.5 15 12.5 10 35% 47.5 45 42.5 40 37.5 35 32.5 30 27.5 25 22.5 20 17.5 15 12.5 30% 50 47.5 45 42.5 40 37.5 35 32.5 30 27.5 25 22.5 20 17.5 15
Consolidate your units before entering your information into the table Do not enter any non-qualifying units into the table
Percent of Area Median Income (AMI) (30%- 55%) 30 35 40 45 50 0 -Rural only 0 -Rural only R l l 60 Percent of Income Percentage of Units Targeted Units to to Total Units Total Tax Credit Units (before rounding (exclusive of mgr.s down) units) 12.90 0.00 0.00 10.48 76.61 0.00 0.00 0 00 0.00 10 0 0 10 40 0 0 0
Number of Targeted Tax Credit Units 16 0 0 13 95 0 0 0
Points Earned 15 0 0 7.5 20 0 0 0
42.5 124 Total Points Requested: *IF 60% AMI UNITS ARE LESS THAN 10% OF TOTAL UNITS, LEAVE CELL E626 BLANK. E(2) Lowest Income for 10% of Total Restricted Units at 30% AMI
A project that agrees to have at least ten percent (10%) of its units available for tenants with incomes no greater than thirty percent (30%) of area median and that agrees to restrict the rents on those units accordingly can receive two additional points. The 30% units must be spread across bedroom size, and measurement must begin using 10% of the largest bedroom size; however, the requirement will not exceed a minimum of 10% of the total number of tax credit units in the development.
2 Points
Bedroom Selection 5 BR 4 BR 3 BR 2 BR 1 BR SRO
Total Number of Tax Credit Units per Bedroom Size 0 0 38 31 34 21 124
Number of Targeted Tax Credit Units @ 30% AMI 0 0 0 0 0 21 21
Percentage of Units to Total Units (by bedroom size) 0.0000 0.0000 0.0000 0.0000 0.0000 1.0000 -
Total:
Lowest Income for 10% of Total Restricted Units at 30% AMI Points:
Total Points for Lowest Income: 42.5

37
F. Readiness to Proceed
20 points will be available to projects that meet ALL of the following and are able to begin construction within 180 days of the Credit Reservation, as evidenced by submission within that time of: executed construction contract, breakdown of construction lender approved construction costs, recorded deeds of trust for all construction financing, a limited partnership agreement executed by the general partner and the investor providing the equity, payment of all construction lender fees, issuance of building permits (a grading permit does not meet this requirement) and notice to proceed delivered to the contractor. If no construction lender is involved, evidence must be submitted within 180 days after the Reservation is made that the equity partner has been admitted to the ownership entity and that an initial disbursement of funds has occurred. Failure to meet this timeline will result in rescission of the Credit Reservation. In addition to the above, all applicants receiving any readiness points under this subsection must provide an executed Letter of Intent (LOI) from the project's equity partner within 90 days of the credit reservation. The LOI must include those features called for in the CTCAC application (See Appendix for requirements).
Readiness to Proceed Yes

(i) Enforceable commitment for all construction financing, as evidenced by executed commitment and payment of commitment fees.
Maximum 20 Points 5 points
Yes
(ii)
Evidence, as verified by the appropriate officials, of site plan approval and that all land use environmental review clearance (CEQA and NEPA) necessary to begin construction are either finally approved or unnecessary.
5 points
Yes Yes
(iii) All necessary public approvals except building permits. (iv) Design review approval.
5 points 5 points
In the event that one or more of the above criteria have NOT been met, 5 points may be awarded for each one that has been met, up to a maximum of 15 points. In such cases, the 180-day requirements shall not apply to projects that do not obtain the maximum points in this category. The 90-day requirements apply to all projects requesting any points under this category.
Total Points for Readiness to Proceed:
20
38
VI. POINTS SYSTEM - SECTION 2: POINTS SYSTEM SUMMARY All Projects: Total Possible Points: 126, Minimum Points Required: 112
(Do Not Submit An Application If You Do Not Have The Minimum Points Required)
A.
General Partner & Management Company Experience A(1) General Partner Experience A(2) Management Company Experience
B. C.
Housing Needs Site & Service Amenities C(1) Site Amenities C(2) Service Amenities
D. E.
Sustainable Building Methods Lowest Income & 10% of Units Restricted @ 30% AMI E(1) Lowest Income E(2) 10% of Units Restricted @ 30% AMI
F.
Readiness to Proceed
APPLICANT POINTS 9 6 3 10 50 23 27 10 43 43 0 20
*Negative Points (if any, please enter amount:)
MAXIMUM POINTS 9 6 3 10 25 15 10 10 52 50 2 20 NO MAX
TOTAL POINTS 9
10 25
10 42.5
20 0
Total Points:
116.5
39
GreenPoint Rated Planning Scoresheet: Multifamily

The GreenPoint Rated checklist tracks green features incorporated into the home. GreenPoint Rated is provided as a public service by Build It Green, a professional non-profit whose mission is to promote healthy, energy and resource efficient buildings in California. The minimum requirements for a GreenPoint Rated home are: Earn a total of 50 points or more; obtain the following minimum points per category: Community (6), Energy (30), Indoor Air Quality/Health (5), Resources (6), and Water (3); and meet the prerequisites A2a, E2a, H4a. (for 2008 permitted projects), J1a, N1. and Q0. This checklist accommodates the verification of mandatory CALGreen measures but does not signify compliance unless accepted by jurisdictional authority. All CALGreen measures within the checklist must be selected as "Yes" or "n/a" for compliance with GreenPoint Rated. Build It Green is not a code enforcement agency. The green building practices listed below are described in the GreenPoint Rated Multifamily Rating Manual. For more information please visit www.builditgreen.org/greenpointrated.
41
Possible Points Resources

6
Total Points Targeted:
Health/IAQ
183
35 30 24 27
41
A home is only GreenPoint Rated if all features are verified by a Certified GreenPoint Rater through Build It Green. Multifamily New Home 2.2 / 2008 Title 24 Points Targeted
8
56
24
5
27
35
3
Final Verification
Planning Scoresheet
AA. COMMUNITY DESIGN AND PLANNING
1. Develop Infill Sites Yes 78 No No Yes No Yes Yes a. Project is an Urban Infill Development b. Conserve Resources by Increasing Density -15 Units Per Acre or Greater (1 Point for every additional 5 dwelling units/acre) Enter Project Density Number (In du/acre) c. Project Includes the Redevelopment of At Least One Existing Building d. Build on Designated Brownfield Site or City-Designated Redevelopment Area 2. Design for Walking & Bicycling a. Sidewalks Are Buffered from Roadways & Are 5 Feet Wide (8 Feet in Retail Areas) b. Install Traffic Calming Strategies c. Provide Dedicated, Covered & Secure Bicycle Storage for 15% of Residents d. Provide Secure Bicycle Storage for 5% of Non-Residential Tenant Employees & Visitors 3. Alternative Transportation a. Site Has Pedestrian Access Within Mile of Community Services: TIER 1: Enter number of services within Mile: 1) Day Care 2) Community Center 3) Public Park 4) Drug Store 5) Restaurant 6) School 7) Library 8) Farmer's Market 9) After School Programs 10) Convenience Store Where Meat & Produce are Sold TIER 2: Enter number of services within Mile: 1) Bank 2) Place of Worship 3) Laundry/Cleaners 4) Hardware 5) Theater/Entertainment 6) Fitness/Gym 7) Post Office 8) Senior Care Facility 9) Medical/Dental 10) Hair Care 11) Commercial Office or Major Employer 12) Full Scale Supermarket i. 5 Services Listed Above (Tier 2 Services Count as 1/2 Service Value) ii.10 Services Listed Above (Tier 2 Services Count as 1/2 Service Value) b. Proximity to Public Transit: Development is Located Within i. 1/4 Mile of One Planned or Current Bus Line Stop ii. 1/2 Mile of a Major Transit Stop (Commuter Train/Light Rail Transit System OR Two or More Planned/Current Bus Line Stops c. Reduced Parking Capacity i. Less than 1.5 Parking Spaces Per Unit ii. Less than 1.0 Parking Spaces Per Unit 4. Mixed-Use Developments a. At least 2% of Development Floor Space Supports Mixed-Use (Non-Residential Tenants) b. Half of the Non-Residential Floor Space is Dedicated to Community Services (See AA3a) 5. Outdoor Gathering Places a. Private or Semi-Public Outdoor Gathering Places for Residents (Minimum of 50 sf Per Unit) (mutually exclusive with AA5b) b. Outdoor Gathering Place of Compact Site Provides Natural Elements (mutually exclusive with AA5a) (Projects Must Be a Minimum of 50 du/acre) c. Public Outdoor Gathering Places have Direct Access to At Least Two Tier 1 Community Services (See AA3a) 6. Design for Safety and Vandalism Deterrence a. Residence Entries Have Views to Callers (Windows or Double Peep Holes) & Can Be Seen By Neighbors b. All Main Entrances to the Building and Site are Prominent and Visible from the Street 7. Passive Solar Design a. Provide Appropriate Orientation for Maximum Energy Efficiency b. Provide Appropriate Shading On All South-Facing Windows for Effective Passive Solar Control c. Provide Thermal Mass 8. Adaptable Buildings a. Include Universal Design Principles in Units i. 50% of Units ii. 80% of Units b. Live/Work Units Include A Dedicated Commercial Entrance 9. Affordability a. Units are Dedicated to Households Making 80% or Less of AMI i. 10% of All Units ii. 25% iii. 50% or More b. Development Includes Multiple Bedroom Units (Minimum of 2 3-Bdrm Units At or Less Than 80% AMI) c. At least 20% of Units at 120% or Less of AMI are For-Sale Total Available Points in Community Design and Planning: 42 1. Protect Topsoil and Minimize Disruption of Existing Plants & Trees a. Protect Topsoil and Reuse After Construction b. Limit and Delineate Construction Footprint for Maximum Protection 2. Divert/Recycle Job Site Construction Waste (Including Green Waste and Existing Structures) a. Required: Divert 50% (by weight) of All Construction & Demolition Waste (Recycling or Reuse) (CALGreen code) b. Divert 100% of Asphalt and Concrete and 65% (by weight) of Remaining Materials c. Divert 100% of Asphalt and Concrete and 80% (by weight) of Remaining Materials 3. Construction Environmental Quality Management Plan, Duct Sealing, and Pre-Occupancy Flush-Out [*This credit is a requirement associated with PJ1: EPA IAP]
Plan Review
Community
IAQ/Health
Resources
Energy
Water
Rater Name Rater Number
Documentation
The Upper Yard
Blueprint Page No.
Rough Verification
8 1 10 0 0 1 0 1 1 1 10 1 1 1 1 1
Points Available per Measure
NOTES
R=recommended A=alternate R R A TBD
**UPDATED 5/16/2012**
10/28: Located near Geneva Ave and San Jose Ave in heart of SF. Rater will verify utility connections during site visit.
TBD
113 units per acre; 125/1.1 acres units
A A A A A A
A R TBD 42 Covered Parking spaces in the garage. Assume 1 person per bedroom = 232 persons * 15% = 35 minumum 42 Covered Parking spaces in the garage. Assume 1 person per bedroom = 232 persons * 15% = 35 minumum
A A A A
TBD A TBD
10
1 1 1 1 1 1 1 0
1 1 1 1 1 1 1 1 A A R
A A A A
R R A A A A
Yes Yes Yes Yes Yes No
R R
Yes Yes No
1 0 0
1 1 1
R R R
R A A
Yes Yes No No No
1 1 0 0 0
1 1 2 1 2 R R R
R R R R R A A A
Yes Yes No
1 1 0
1 1 1
R R R
R R
R R R
Yes Yes Yes Yes No
1 1 1 1 0 30
1 1 1 1 1 Points Available per Measure R R
R R R R R
A. SITE
No No 0 0
1 1
R R
R R
R R
R R
Yes Yes Yes
Y 2 2 0
R 2 2
R R R
B ild It Green Build
GreenPoint Rated Multifamily New Home Data Collection Form v1 9/2/2 v1.9/2/2
Page 1 of 5
Final Verification
Points Targeted
Planning Scoresheet
Yes No Yes Yes a. Duct openings and other related air distribution component openings shall be covered during construction. (CALGreen code if applicable) b. Full environmental quality management plan and pre-occupancy flush out is conducted (Prerequisite is A5a) 4. Use Recycled Content Aggregate (Minimum 25%) 5. Cool Site: Reduce Heat Island Effect on Site Total Available Points in Site: 11 1. Landscaping Is the landscape 10% of the site area? Sites with less than 10% of the total site area dedicated to landscaping can only earn up to 4 points for measures B1a through B1g. Calculate the landscape area percentage by dividing the landscape area by the total site area. Include the building footprint(s) and all other developed portions of the site up to the site boundary. a. Group Plants by Water Needs (Hydrozoning) b. Mulch All Planting Beds to the Greater of 3 Inches or Local Water Ordinance Requirement c. Construct Resource-Efficient Landscapes i. No Invasive Species Listed by Cal-IPC Are Planted ii. No Plant Species will Require Shearing iii. 75% of Plants are Drought-tolerant, California Natives, Mediterranean or Other Appropriate Species d. Minimize Turf in Landscape Installed by Builder Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes i. Turf Shall Not Be Installed on Slopes Exceeding 10% and No Overhead Sprinklers Installed in Areas Less than 8 Feet Wide ii. Turf Is 33% of Landscaped Area e. Install High-Efficiency Irrigation Systems i. System Uses Only Low-Flow Drip, Bubblers or Sprinklers ii. System Has Smart (Weather-based) Controller (CALGreen code if applicable) f. Incorporate Two Inches of Compost in the Top 6 to 12 Inches of Soil g. Design Landscape to Meet Water Budget i. Install Irrigation System That Will Be Operated at <70% Reference ET (B1a. and B1b. are Prerequisites for Credit) ii. Install Irrigation System That Will Be Operated at <50% Reference ET (B1a., B1b. and B1ei. or B1eii. are Prerequisites for Credit) h. Incorporate Community Garden 2. Source Water Efficiency a. Use Recycled Water for Indoor and/or Outdoor Water Use b. Use Rainwater for Indoor and/or Outdoor Water Use 3. Outdoor Play Structures and Outdoor Furniture a. Play Structures & Surfaces Have an Average Recycled Content 20% b. Environmentally Preferable Exterior Site Furnishings 4. Reduce Light Pollution by Shielding Fixtures and Directing Light Downward Total Available Points in Landscape: 33 1. Acoustics: Noise and Vibration Control (minimum 2 points for credit, including 1 Tier 1 measure, maximum of 4 points) TIER 1: 1) Exterior Noise Reduction 2) Loud Single-Event Noise Reduction in Noise-Sensitive S L d Si l E t N i R d ti i N i S iti Spaces 3) Airborne and Structure-borne Noise Reduction (e.g., walls, floor-ceilings) 4) Mechanical Ventilation Noise and Vibration Control 5) Plumbing Noise and Vibration Reduction TIER 2: 1) Minimize Stair Impact Noise 2) Minimize Floor Squeaks 3) Minimize Trash Chute Noise 4) Mixed-Use Noise and Vibration Reduction 2. Mixed-Use Design Strategies a. Develop Green Tenant Improvement Requirements for Build Outs b. Commercial Loading Area Separated from Residential area c. Separate Mechanical and Plumbing Systems 3. Commissioning a. Design Phase (Define Owner's Project Requirements, Basis of Design, and Develop Plan) b. Construction Phase (Perform Functional Testing) c. Post-Construction Phase (Verify Compliance, Commissioning Report, Training and Warranty Review) Total Available Points in Design Considerations: 14 1. Replace Portland Cement in Concrete with Recycled Fly Ash and/or Slag (Minimum 20%) 2. Design, Build and Maintain Structural Pest and Rot Controls (for lowrise projects) 3. Construction Material Efficiencies a. Wall and Floor Assemblies (excluding solid wall assemblies) are Delivered Panelized from Supplier (Minimum of 80% square feet) b. Modular Components are Delivered Assembled to the Project (Minimum 25%) c. Optimal Value Engineering i. Studs at 24 Inch on Center at Interior Non-Bearing Walls and Top Floor ii. Door & Window Headers Sized for Load iii. Use Only Cripple Studs Required for Load 4. Use Engineered Lumber a. Engineered Beams and Headers b. Wood I-Joists or Web Trusses for Floors c. Engineered Lumber for Roof Rafters d. Engineered or Finger-Jointed Studs for Vertical Applications e. Oriented Strand Board for Subfloor f. Oriented Strand Board for Wall and Roof Sheathing 5. Insulated Headers 6. Use FSC-Certified Wood a. Dimensional Lumber, Studs and Timber (Minimum 40%) b. Panel Products (Minimum 40%) 7. Energy Heels on Roof Trusses for Low-Rise Projects 8. Use Solid Wall Systems (Includes SIPS, ICFs, & Any Non-Stick Frame Assembly) a. Floors b. Walls c. Roofs Total Available Points in Foundation, Structural Frame & Building Envelope: 34 1. Drainage Planes and Durable Siding a. Install a Rain Screen Wall System b. Use Durable and Non-Combustible Siding Materials 2. Durable Roofing Options a. Required: All Roofing Has 3-Year Subcontractor Warranty and a 20-Year Manufacturer Warranty
Plan Review
Community
IAQ/Health
Resources
Energy
Water
Documentation
The Upper Yard
Blueprint Page No.
Rough Verification
NOTES
1 0 1 1 7 1
1 1 1
R R
R R
R R R
A R R
B. LANDSCAPE
19.1%
Yes Yes Yes Yes Yes
2 2 1 1 3 1 1
2 2 R
R R 3 R
2 2 2 3 3 1 1 1 0 0 1 1 1 27 1 1 1 1
2 2 2 3 3 1 1
A A
A A A A
A A A A R R R
R 2 4 R A
R R R R R A
A A A A
C. DESIGN CONSIDERATIONS
No No N No Yes Yes Yes Yes Yes Yes No No Yes 0 0 0 1 1 0.5 0.5 0.5 0.5 0 0 1
1 1 1 1 1 0.5 0.5 0.5 0.5 2 1 1 R R
A A A A A A A A A
A A A A A A A A A
R R R R R A A R R R
A A
A A
Yes Yes Yes
2 2 2 11 1
1 2 1
R R R
D. FOUNDATION, STRUCTURAL FRAME & BUILDING ENVELOPE

30% No 3 0
Points Available per Measure 3 1 1 R R
No No No No No No No No No No No No No No No
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1 6 1 1 1 1 1 1 1 1 1 1 4 2 1 A
R R R R R R R R R R R R A A A
R R
R R
Yes No No
2 0 0 5
2 2 1 Points Available per Measure
A A A
A A A
E. EXTERIOR
No Yes Yes 0 1 Y
2 1 R
A A
R A A R
Page 2 of 5
Final Verification
Points Targeted
Planning Scoresheet
Yes No b. Use Durable and Fire Resistant Roofing Materials or Assembly 3. Vegetated Roof (2 points for 25%, 4 points for 50%) Total Available Points in Exterior: 8 1. Install Insulation with 75% Recycled Content a. Walls b. Ceilings c. Floors Total Available Points in Insulation: 3
Plan Review
Community
IAQ/Health
Resources
Energy
Water
Documentation
The Upper Yard
Blueprint Page No.
Rough Verification
NOTES
1 0 2
1 4 Points Available per Measure R
R R
F. INSULATION
No No No 0 0 0 0
1 1 1 Points Available per Measure
A A A
A A A
G. PLUMBING
1. Water Efficient Fixtures a. Install High Efficiency Toilets (Dual Flush or 1.28 Gallons Per Flush (gpf)) (CALGreen code if applicable) i. In All Residences ii. In All Non-Residential Areas b. High Efficiency Urinals or No-Water Urinals Are Specified: i. Average Flush Rate is 0.5 gpf (CALGreen code if applicable) ii. Average Flush Rate is 0.1 gpf c. High Efficiency Showerheads Use 2.0 Gallons Per Minute (gpm) at 80 psi (CALGreen code if applicable) d. Flow Limiters Or Flow Control Valves Are Installed on All Faucets i. Residences: Kitchen - 1.8 gpm (CALGreen code if applicable) ii. Non-Residential Areas: Kitchen - 1.8 gpm (CALGreen code if applicable) iii. Residences: Bathroom Faucets- 1.5 gpm at 60psi iv. Non-Residential Areas: Bath Faucets - .5 gpm or .25 gal for meter faucets (CALGreen code if applicable) 2. Distribute Domestic Hot Water Efficiently (G2a is a Prerequisite for credit for G2 b-e. Maximum 5 Points) a. Insulate All Hot Water Pipes [*This credit is a requirement associated with PJ1: EPA IAP] b. Use Engineered Parallel Plumbing c. Use Engineered Parallel Plumbing with Demand Controlled Circulation Loop(s) d. Use Traditional Trunk, Branch and Twig Plumbing with Demand Controlled Circulation Loop(s) e. Use Central Core Plumbing 3. Water Submetering: Bill Tenants for Actual Usage Total Available Points in Plumbing: 18 1. Install High Performing Zoned Radiant Hydronic Heating 2. Install High Efficiency Air Conditioning with Environmentally Preferable Refrigerants 3. Advanced Ventilation Practices for Cooling a. Operable Windows or Skylights Are Placed To Induce Cross Ventilation In At Least One Room In 80% of Units b. Mechanical Ventilation System for Cooling: i. ENERGY STAR Ceiling Fans and Light Kits in Living Areas & All Bedrooms ii. Whole House Fan (CALGreen code if applicable) 4. Advanced Mechanical Ventilation for IAQ a. Required: Compliance with ASHRAE 62.2 Mechanical Ventilation Standard (As Adopted in Title 24 Part 6) N/A for projects permitted under 2005 Title 24. b. Advanced V til ti P ti (Continuous O Operation, S Sone Li it Mi i Limit, Minimum b Ad d Ventilation Practices (C ti ti Efficiency, Minimum Ventilation Rate, Homeowner Instructions) c. Outdoor Air Ducted to Bedroom and Living Areas of Home d. ENERGY STAR Bathroom Fans on Timer or Humidistat (CALGreen code if applicable) 5. Garage Ventilation Fans Are Controlled by Carbon Monoxide Sensors (Passive Ventilation Not Eligible) [*This credit is a requirement associated with PJ1: EPA IAP] 6. Install Carbon Monoxide Alarms (or No Combustion Appliances in Living Space and No Attached Garage) [*This credit is a requirement associated with PJ1: EPA IAP] Total Available Points in Heating Ventilation and Air Conditioning: 13 1. Solar Hot Water System Preheats Domestic Hot Water 2. Offset a Percentage of the Project's Estimated Electricity Demand with Onsite Renewable Generation a. 60% of Common Area Load b. 90% of Common Area Load c. 10% or More of Residential Units Load Total Available Points in Renewable Energy: 16 1. Building Performance Exceeds Title 24 Enter the Percent Better Than Title 24 for Residential and Non-Residential Portions of the Project. a. Required: Residences: Minimum 15% Better Than Title 24. 2 Points for Every 1% Better Than Title 24 b. Non-Residential Spaces: 1 Point for Every 1% Better Than Title 24, adjusted for square footage 2. Building Envelope Diagnostic Evaluations a. Duct Testing Results in Leakage < 6% [*This credit is a requirement associated with PJ1: EPA IAP] b. Blower Door Testing Results for Air Change per Hour is < 3.5 ACH50 [*This credit is a requirement associated with PJ1: EPA IAP] c. Verify Quality of Insulation Installation & Thermal Bypass Checklist before Drywall [*This credit is a requirement associated with PJ1: EPA IAP] 3. Design and Build Near Zero Energy Homes (Enter number of points, minimum of 2 and maximum of 6 points) 4. Title 24 Prepared and Signed by a CABEC Certified Energy Plans Examiner (CEPE) 5. Participation in Utility Program with Third Party Plan Review a. Energy Efficiency Program [*This credit is a requirement associated with PJ1: EPA IAP] b. Renewable Energy Program with Min. 30% Better Than Title 24 (High Performing Home) Total Available Points in Building Performance: 43+ 1. Entryways a. Design Entryways to Reduce Tracked-In Contaminants for All Home Entrances b. Permanent Walk-Off Systems Are Provided at All Main Building Entrances & In Common Areas 2. Use Recycled Content Paint 3. Low/No-VOC Paints & Coatings [*This credit is a requirement associated with PJ1: EPA IAP] a. Low-VOC Interior Wall/Ceiling Paints (<50 grams per liter (gpl) VOCs Regardless of Sheen) (CALGreen code if applicable) Yes Yes i. In All Residences ii. In All Non-Residential Areas b. Zero-VOC: Interior Wall/Ceiling Paints (<5 gpl Regardless of Sheen) bB ild It Green Zero VOC: Build 0.64 0.36
Yes Yes Yes Yes Yes Yes Yes Yes Yes
1.29 0.71 1 1 3 0.64 0.36 1 Y
1.29 0.71 1 1 3 0.64 0.36 1 0
R R R R R R R R R
R R R R R R R R R
Yes No No No No No
2 0 0 0 0 0 11 0 0
1 1 1 A A A A
R A A A A A A
1 1 1
2 1 4
H. Heating Ventilation and Air Conditioning

No No
Points Available per Measure 2 1
A A A
No No N/A Yes Yes Yes Yes Yes
0 0 0 Y 1 2 1 1
1 1 1
A R R A
R 1 2 1 1 R R
A A A
A A A R R
R R
R R
Yes
1 6 0
I. RENEWABLE ENERGY
No
Points Available per Measure 4
No No No
0 0 0 0
2 2 2
2 2 2
R R R
J. BUILDING PERFORMANCE
15.0% 13.2%
30 4
30+ 1+
R R
No Yes Yes No Yes
0 2 1 0 1
1 2 1 6 1 R A
R R R R A
No No
0 0 38
1 1 Points Available per Measure
A A
R R
K. FINISHES
No Yes Yes 0 1 1
1 1 1
R R A R
0.64 0.36
A A
R R
Page 3 of 5
Final Verification
Points Targeted
Planning Scoresheet
Yes Yes i. In All Residences ii. In All Non-Residential Areas c. Use Low-VOC Coatings That Meet SCAQMD Rule 1113 (CALGreen code if applicable) Yes Yes Yes i. In All Residences ii. In All Non-Residential Areas 4. Use Low VOC Caulks, Construction Adhesives and Sealants that Meet SCAQMD Rule 1168 (CALGreen code if applicable) 5. Environmentally Preferable Materials for Interior Finish: A) FSC-Certified Wood, B) Reclaimed Lumber, C) Rapidly Renewable, D) RecycledContent, E) Finger-Jointed, or F) Local a. Residences: At Least 50% of Each Material: i. Cabinets ii. Interior Trim iii. Shelving iv. Doors v. Countertops b. Non-Residential Areas: At Least 50% of Each Material: i. Cabinets ii. Interior Trim iii. Shelving iv. Doors v. Countertops 6. Reduce Formaldehyde in Interior Finish Meet Current CARB Airborne Toxic Control Measure (ATCM) for Composite Wood Formaldehyde Limits by Mandatory Compliance Dates (CALGreen code if applicable) [*This credit is a requirement associated with PJ1: EPA IAP] 7. Reduce Formaldehyde in Interior Finish - Exceed Current CARB ATCM for Composite Wood Formaldehyde Limits Prior to Mandatory Compliance Dates a. Residences: At Least 90% of Each Material: i. Doors ii. Cabinets and Countertops iii. Interior Trim and Shelving b. Non-Residential Areas: At Least 90% of Each Material i. Doors ii. Cabinets and Countertops iii. Interior Trim and Shelving 8. Durable Cabinets a. Residences b. Non-Residential Areas 9. At Least 25% of All Newly Supplied Interior Furniture has Environmentally Preferable Attributes Total Available Points in Finishes: 26 1. Use Environmentally Preferable Flooring (Minimum 15% of Floor Area) A) FSC-Certified Wood, B) Reclaimed or Refinished, C) Rapidly Renewable, D) Recycled-Content, E) Exposed Concrete, or F) Local. Flooring Adhesives Must Meet SCAQMD Rule 1168 for VOCs a. a Residences b. Non-Residential Areas 2. Low-Emitting Flooring [*This credit is a requirement associated with PJ1: EPA IAP] a. Residences: Low Emitting Flooring (50% Minimum) (Section 01350, CRI Green Label Plus, Floorscore) b. Non-Residential Areas: Low-Emitting Flooring (50% Minimum) (Section 01350, CRI Green Label Plus, Floorscore) 3. All carpet and 50% of Resilient Flooring is low emitting. (CALGreen code if applicable) Total Available Points in Flooring: 6
Plan Review
Community
IAQ/Health
Resources
Energy
Water
Documentation
The Upper Yard
Blueprint Page No.
Rough Verification
NOTES
0.64 0.36
0.64 0.36
A A
R R
1.29 0.71 1
1.29 0.71 1 R R
A A
R R R
No No No No No No No No No No
Yes
0 0 0 0 0 0 0 0 0 0
2.58 1.29 1.29 1.29 1.29 1.42 0.71 0.71 0.71 0.71
A A A A A A A A A A
A A A A A A A A A A
Yes Yes Yes Yes Yes Yes Yes No TBD
0.64 1.29 0.64 0.36 0.71 0.36 0.64 0 0 12
0.64 1.29 0.64 0.36 0.71 0.36 0.64 0.36 1 Points Available per Measure R R
A A A A A A R R R
A A A A A A
L. FLOORING
30% TBD
1.29 1 29 0
2.58 2 58 1.42
A A
A A
Yes TBD Yes
1.29 0 Y 3
1.29 0.71 0 Points Available per Measure
A A
R R R
R R R
M. APPLIANCES & LIGHTING

Yes Yes No Yes Yes Yes Yes 1. ENERGY STAR Appliances a. Install ENERGY STAR Dishwasher (Must Meet Current Specifications) b. install ENERGY STAR Clothes Washer i. Meets ENERGY STAR and CEE Tier 2 Requirements (Modified Energy Factor 2.0; Water Factor 6.0) (Total 3 Points) ii Meets ENERGY STAR and CEE Tier 3 Requirements (Modified Energy Factor 2.2; Water Factor 4.5) (Total 5 Points) c. Install ENERGY STAR Refrigerators in All Locations i. ENERGY STAR-Qualified & < 25 Cubic Feet Capacity ii. ENERGY STAR-Qualified & < 20 Cubic Feet Capacity 2. Common Laundry Facilities Are Provided for All Occupants 3. Provide Built-In Recycling Center In Each Residential Unit 4. Low-Mercury Lamps a. Low-Mercury Products Are Installed Wherever Linear Fluorescent Lamps Are Used or Replaced b. Low-Mercury Products Are Installed Wherever Compact Fluorescent Lamps Are Used or Replaced 5. Install High-Efficacy Lighting and Design Lighting System a. Install High-Efficacy Lighting b. Install a Lighting System to IESNA Footcandle Standards or Hire Lighting Consultant 6. Gearless Elevators Are Installed Total Available Points in Appliances & Lighting: 16 2 3 0 1 1 1 1
1 1
1 2 2
R R R R R A R
R R R R R
1 1 1 1 A A
Yes Yes Yes Yes Yes
1 1 1 1 1 14 Y 1 R 1 1 1 1
1 1 A A R
R R R A A
R R R R A
N. OTHER
Yes Yes 1. Required: Incorporate GreenPoint Rated Checklist in Blueprints [*This credit is a requirement associated with PJ1: EPA IAP] 2. Pre-Construction Kick-Off Meeting with Rater and Subs 3. Operations & Maintenance Manuals and Training [*This credit is a requirement associated with PJ1: EPA IAP] a. Provide O&M Manual to Building Maintenance Staff (CALGreen code if applicable) b. Provide O&M Manual to Occupants and Orientation 4. Residents Are Offered Free or Discounted Transit Passes 5. Educational Signage of Project's Green Features 6. Install Home/Building System Monitor(s) 7. Use Vandalism Deterrence Practices and Develop Vandalism Management Plan Total Available Points in Other: 9
Points Available per Measure R R
Yes Yes No Yes No Yes
1 2 0 1 0 1 6
1 1 2 1 1 1
1 R R
R R R R R
O. (Not Used) P. INNOVATIONS

Points Available per Measure A. Site 1. Stormwater Control: Prescriptive Path (Maximum of 3 Points, Mutually Exclusive With PA2) a. Use Permeable Paving for 25% of Driveways, Patios and Walkways 0 1 A A A b. Install Bio-Retention and Filtration Features 0 2 A A A c. Route c Build Green 1 A A v1.9/2/2 A GreenPoint Rated0Multifamily New Home Data Collection Form v1 9/2/2 B ild It Downspout Through Permeable Landscape
No No No
Page 4 of 5
Final Verification
Points Targeted
Planning Scoresheet
No No No No No No d. Use Non-Leaching Roofing Materials e. Include Smart Street/Driveway Design 2. Stormwater Control: Performance Path (Mutually Exclusive With PA1): Perform a Soil Percolation Test and Capture and Treat 85% of Total Annual Runoff D. Foundation, Structural Frame and Building Envelope 1. Use Radon Resistant Construction [*This credit is a requirement associated with PJ1: EPA IAP] 2. Install a Foundation Drainage System [*This credit is a requirement associated with PJ1: EPA IAP] 3. Moisture Controlled Crawlspace [*For projects with crawlspaces, this credit is a requirement associated with PJ1: EPA IAP] E. Exterior 1. Flashing Installation Techniques Specified and Third-Party Verified [*This credit is a requirement associated with PJ1: EPA IAP] H. Heating Ventilation and Air Conditioning 1. Design and Install HVAC System to ACCA Manual J, D, and S Recommendations (CALGreen code if applicable) [*This credit is a requirement associated with PJ1: EPA IAP] 2. Pressure Relieve the Ductwork System (Mutually exclusive with H1) [*For projects with ducted systems, this credit is a requirement associated with PJ1: EPA IAP] 3. Install High Efficiency HVAC Filter (MERV 6+, Mutually exclusive with H1.) [*This credit is a requirement associated with PJ1: EPA IAP] J. Building Performance 1. Obtain EPA Indoor airPlus Certification (Total 39 possible points, not including Title 24 performance; read comment) 2. Third-Party Testing of Mechanical Ventilation Rates for IAQ (Meet ASHRAE 62.2) [*This credit is a requirement associated with PJ1: EPA IAP] 3. ENERGY STAR New Homes: High-Rise Pilot Program K. Finishes 1. Use Moisture Resistant Material in Wet Areas: Kitchens, Bathrooms, Utility Rooms and Basements [*This credit is a requirement associated with PJ1: EPA IAP] 2. Materials Meet SMaRT Criteria (Select number of points, up to 5 points) N. Other 1. Innovation: List innovative measures that meet green building objectives. Enter in the number of points in each category in the blue cells for a maximum of 4 points for the measure. The "points achieved" column will be automatically fill in based on the sum of the points in each category. Points and measures will be evaluated by Build It Green. No Yes Yes Yes Yes Vegetated Roof 15-25% (measure E3: only for 25% and above) Perform Window Water Testing Install High Efficiency Ventilation System Filter (P.H3 only for forced-air systems) "Shelter in place" self-healing structural system Recycling Program for Tenants Total Available Points in Other: 43+
Plan Review
Community
IAQ/Health
Resources
Energy
Water
Documentation
The Upper Yard
Blueprint Page No.
Rough Verification
NOTES
0 0 0 0 0 0
1 1 3 2 2 2
A A
A A
A A R
A A
A R R R
Yes
Yes
No No
0 0
1 1
R R
TBD TBD TBD
0 0 0
2 2 1 A A
Yes No
2 0
1 5 A
R A
R A R
0 1 1 2 1 12
1 0 0 0 0
0 0 0 0 0
0 0 1 2 0
0 1 0 0 1
0 0 0 0 0
A A A A A
A A A A A
A A A A A
R R R R R
Q. California CALGreen CODE

Yes 0. Home meets all applicable CALGreen measures listed in above Sections A - P of the GreenPoint Rated checklist. The following measures are mandatory in the CALGreen code and do not earn points in the GreenPoint Rated Checklist but have been included in the Checklist for the convenience of jurisdictions. The GreenPoint Rater is not a code enforcement official. The measures in this section may be verified by the GreenPoint Rater at their own discretion and/or discretion of the building official. Yes Yes Yes Yes 1. CALGreen 4.106.2 Storm water management during construction. 2. CALGreen 4.106.3 Design for surface water drainage away from buildings. 3. CALGreen 4.303.1 As an alternative to perscriptive compliance, a 20% reduction in baseline water use shall be demonstrated through calculation 4. CALGreen 4.406.1 Joints and openings. Annular spaces around pipes, electric cables, conduits, or other openings in plates at exterior walls shall be protected 5. CALGreen4.503.1 Gas fireplace shall be a direct-vent sealed-combustion type. Woodstove or pellet stove shall comply with US EPA Phase II emission limits 6. CALGreen 4.505.2 Vapor retarder and capillary break is installed at slab on grade foundations. 7. CALGreen 4.505.3 19% moisture content of building framing materials 8. CALGreen 702.1 HVAC system installers are trained and certified in the proper installation of HVAC systems. Total Available Points in California CALGreen CODE: 0 Y Y Y Y Y
Points Available per Measure R
R R R
N/A Yes Yes Yes
N/A Y Y Y 0 77 6 88+ 30 38 5 85 6 52 3 R R R
R R
Summary
Total Available Points 275+ Minimum Points Required 50
Total Points Targeted 183

Project Has Met All Minimum Requirements - Total Project Score of At Least 50 Points - Required measures: -A2a: 50% waste diversion by weight -E2a: All Shingle Roofing Has 3-Yr Subcontractor Warranty & 20-Yr Manufacturer Warranty -H4a: Compliance with ASHRAE 62.2 Mechanical Ventilation Standards -J1a: 15% above Title 24 -N1: Incorporate GreenPoint Rated Checklist in Blueprints - Minimum points in specific categories: -Community (6 points) -Energy (30 points) -IAQ/Health (5 points) -Resources (6 points) -Water (3 points)
41
56
24
27
35
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UC Berkeley - The Upper Yard - 05.16.2012

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Bank of America Merril Lynch Low Income Housing Challenge

Facing Southwest on Geneva Ave.

THE UPPER YARD Affordable community living

GOLDEN BEAR PARTNERS

University of California, Berkeley

May 16, 2012

EXECUTIVE SUMMARY 1 | SITE CONTEXT 2 | PLANNING CONTEXT 3 | MARKET ANALYSIS

ACKNOWLEDGMENTS TEAM BIOS APPENDIX

Figure 1. Site location, City and County of San Francisco2

Figure 2. Parcel map and ownership

CURRENT USE & ACQUISITION

TRANSPORTATION & TRANSIT

Figure 3. Site access

Figure 4. Surrounding neighborhoods

Figure 5. Site analysis

AREA HOUSING DEVELOPMENT

This zoning classification is characterized by

Required Height FAR Open Space Parking 85 ft / 45 ft 2.5 12,500 (common) 0

Proposed 85 ft / 45 ft 1.88 13,280 (common) 48

WHY AFFORDABLE HOUSING

Figure 8. San Francisco population trends

TARGETING TRANSITIONAL AGE YOUTH

Figure 13. Ventilation and air filtration diagram

Figure 14. Site plan, ground floor

S Com hare mo d nA rea

Clin Exa mR oom

Figure 15. Second floor plan

MEP Ventilation room Trash Room

Toddler Play Area

Figure 16. Second floor plan, unit count

2nd Floor Unit Count

Figure 17. Third and fourth floor plans

MEP Ventilation room Trash Room

Toddler Play Area

Figure 18. Third and fourth floor plan, unit count

3rd & 4th Floor Unit Count

Figure 19. Fifth and seventh floor plans

Figure 20. Sixth and eighth floor plans

MEP Ventilation room Trash Room

Figure 21. Fifth and seventh floors, unit count

Figure 22. Sixth and eighth floors, unit count

5th & 7th Floor Unit Count

COMMON AREAS & COMMUNITY SPACE

Facing Northeast from San Jose

DEVELOPMENT COSTS & FUNDING SOURCES

Figure 24. Uses and permanent sources

3,168,174 5,000,000 3,405,474

Table 7. Operating expenses

Amount per unit 2,075 155 3,418 948 1,504 8,100

Total amount 259,375 19,375 427,250 118,500 188,000 1,012,500

DEVELOPMENT COSTS - KEY ASSUMPTIONS

ADVERTISING, LOTTERY, AND LEASE-UP Community Outreach

Summary Rolled Up Task Rolled Up Critical Task Rolled Up Milestone Page 1

Rolled Up Progress Split External Tasks Project Summary

Group By Summary Deadline

Critical Task Progress Milestone

WORK PRODUCT DISCLOSURE

Summary Rolled Up Task

Rolled Up Progress Split

Group By Summary Deadline

Elizabeth Kee, College of Environmental Design, M. Arch 2014

Pontus Lindberg, AICP, Haas School of Business, EWMBA 2013

Greg Lukina, PE, Haas School of Business, EWMBA 2013