One S. Van Ness Ave., 5th Floor, San Francisco, CA 94103 628 652 8500 www.sfocii.org

Housing Development

Request for Proposals To develop, own, and operate affordable rental housing units at:

Candlestick Point North Block 7

(located between Bill Walsh Way (renamed as “Giants Drive”), the planned extensions of Ingerson Avenue and Arelious Walker Drive, and the planned segment of Edward J. De Bartolo Jr. Lane)

Candlestick Point (part of the Bayview Hunters Point Redevelopment Project Area)

Issued by:

Office of Community Investment and Infrastructure One South Van Ness Avenue, Fifth Floor

San Francisco, CA 94103

Contact: Channing Jackson Email: channing.jackson@sfgov.org

Phone: (628) 652-8518

4:00 p.m. – October 8, 2026 Deadline for Submission http://www.sfocii.org/ mailto:channing.jackson@sfgov.org

SECTION I. SUMMARY

SECTION II. IMPORTANT DATES & SUBMISSION PROCESS

A. Important Dates B. Pre-Submission Meeting C. Questions and Requests for Additional Information D. Registration for RFP Packet Required E. Submission Time, Place, Date, Contact

SECTION III. BACKGROUND

A. Project Area Overview

SECTION IV. DEVELOPMENT PROGRAM

A. Housing Development Concept B. Land Use Restrictions C. Design & Construction D. Affordability Restrictions & Financing Plan E. Occupancy Preferences & Resident Selection F. Resident Services G. Property Management/Maintenance Oversight H. Equal Opportunity Programs I. Community Outreach

SECTION V. SELECTION PROCESS & CRITERIA

A. Selection Process B. Selection Criteria

SECTION VI. SUBMISSION REQUIREMENTS

A. Development Concept & Financing Proposal B. Applicant Description C. Developer Experience & Capacity D. Architect Experience & Capacity E. Property Manager Experience and Capacity F. Other Required Information

SECTION VII. ADDITIONAL REQUIREMENTS

A. Nondiscrimination in Contracts & Benefits

TABLE OF CONTENTS

B. Small Business Enterprise Program C. Construction Workforce Requirements D. Minimum Compensation Policy E. Health Care Accountability Policy F. Prevailing Wages G. Insurance & Indemnification

SECTION VIII. OCII PAYMENTS & FEES

A. Offer Deposit B. Performance Deposit (Selected Applicant Only)

SECTION IX. ADDITIONAL TERMS & CONDITIONS

A. Selected Applicant’s Team’s Responsibility B. Applicant’s Duty of Loyalty C. OCII Non-Responsibility D. Geotechnical Investigations E. Environmental Review Approvals F. Accessibility Requirements G. Applicant Expenses H. OCII Right to Modify or Suspend RFP I. Claims Against OCII

SECTION X. ATTACHMENTS

4 Request for Proposal – CPN 7

SECTION I. SUMMARY

The Office of Community Investment and Infrastructure (“OCII”), is the Successor Agency to the San Francisco Redevelopment Agency (“SFRA”). OCII is seeking submittals from qualified applicants to design, develop, and operate affordable rental housing that serves low-income families (the “Project”) on Candlestick Point North Block 7 (“CPN 7”) in Zone 1 of the Bayview Hunters Point Redevelopment Project Area, which is also the area of Candlestick Point (“Candlestick Point”), a subarea of the Development and Disposition Agreement between OCII and Five Point for the Hunters Point Shipyard Phase II and Candlestick Point project (the “Project Area” or “Candlestick Point”).

Figure 1 – Project Area Location

An applicant (“Applicant”) is defined as a team comprised of only the following: a Qualified Housing Developer (as further defined in Section III(A)(4) (“Developer”), a property manager, an architect, and a Workforce and Contracting Action Plan (“WCAP”) Lead (including an in-house lead or consultant). In addition, respondents must include one or more community partner(s) from the Southeast area of San Francisco to act as a developer, co-developer, or to provide social services (“Community Partner”) (please see Section III(A)(4) for further information). All other consultants will be selected after an Applicant is selected, in accordance with OCII’s Small Business Enterprise (“SBE”) Program.

The subject property of this Request for Proposals (“RFP”) is an approximately 35,457-square-foot (0.8-acre) rectangular site (CPN 7 or the “Site”) bounded by three future streets and a Mid-Block Break, Bill Walsh Way (the future “Giants Drive”) to the northwest, the planned extension of Ingerson Avenue to the southwest, the planned segment of Orlando Cepeda Lane, (the Mid-Block Break), to the northeast, and the planned extension of Arelious Walker Drive to the southeast (See Attachment 22).

5 Request for Proposal – CPN 7

A partial summary of programming for the Project is provided in the table below. As further discussed herein, creating housing opportunities for persons displaced by SFRA actions and for their descendants (“Preference Holders”), is OCII’s highest priority in determining the development program. The selected Applicant will be expected to meaningfully engage with Preference Holders and optimize program elements, to the extent feasible, to facilitate Preference Holder occupancy. Additional information regarding Project elements and design standards can be found in Section IV Development Program of this RFP.

CPN 7 Program Summary

Number of units* A maximum number of high-quality residential rental units (with a target of approximately 100 units)

Unit types • 1-, 2-, and 3-bedroom units, with a limited number of 4- and 5-bedroom units

• Overall unit mix must meet a Project Area-wide average of at least 2.5 bedrooms per unit

Populations • Preference Holders, especially those displaced by SFRA

• Low-income families

Area median income (AMI) and rent restrictions

Tiered income levels targeted to meet the needs of Preference Holders, at up to a maximum of 60% MOHCD AMI, provided that the average AMI of all affordable units is at or below 50% AMI

Parking • Assume a 0.6 to 0.8 to 1 ratio of parking spaces to units

• Class I bicycle parking spaces at a minimum 1:1 ratio

* As further discussed in Section IV(C), the maximum zoned density allows up to 60 units on the Site. Applicants are encouraged to consider an increased density by proposing additional height and floors (note that such an increase is subject to requisite approvals).

CPN 7 is part of the Project Area that was administered by OCII. Pursuant to state law, redevelopment agencies throughout the State of California were eliminated on February 1, 2012, California Health and Safety Code §§34161 et seq (the “Redevelopment Dissolution Law”). OCII is the Successor Agency to SFRA and is responsible for implementing SFRA’s enforceable obligations. On December 14, 2012, the California Department of Finance determined “finally and conclusively” that the Candlestick Point and Hunters Point Shipyard Phase 2 Disposition and Development Agreement (“DDA”) and Tax Allocation Pledge Agreement, including the affordable housing programs, are enforceable obligations under Redevelopment Dissolution Law.

The Bayview Hunters Point Redevelopment Plan (“Redevelopment Plan”), DDA and related documents continue to govern the development of the Candlestick Point subarea of the Project Area. OCII will select the Applicant and issue project approvals for CPN 7. Upon completion of the Project, OCII’s housing assets related to the Site will be transferred to the Mayor’s Office of Housing and Community Development (“MOHCD”), which is the designated Housing Successor under Redevelopment Dissolution Law. MOHCD will therefore participate in the selection of the development team and will also review and comment on the Project’s financial underwriting, funding, and disposition documents in order to ensure a smooth transition to MOHCD at project completion.

The OCII Executive Director will recommend an Applicant for consideration by the Commission on Community Investment and Infrastructure (“Commission”) after receiving the evaluation results of an interdisciplinary panel comprised of representatives from OCII, MOHCD, and the Hunters Point Shipyard Citizen’s Advisory Committee (“CAC”). The panel will evaluate the Applicant’s proposed development concept as well as its demonstrated successful experience on comparable projects. The CAC will review the panel’s evaluation and will also make a recommendation prior to the Commission’s consideration of an Applicant.

The Executive Director is not required to recommend the Applicant receiving the panel’s highest ranking or evaluation, but may consider other factors, including the fulfillment of OCII policy objectives, in making a written recommendation to the Commission. The Commission has the sole discretion to make the final selection. OCII may, in its sole discretion, disqualify any Developer and/or Architect or other partner if they have any uncured defaults on any OCII, SFRA, or City agreement within the past five (5) years.

6 Request for Proposal – CPN 7

Applicants are advised that OCII is committed to promoting opportunities for SBEs and the local workforce in the contracting process and the payment of prevailing wages. Upon selection of an Applicant, OCII will seek to enter into an exclusive negotiation agreement with the selected Developer that will lead to a long-term ground lease for the Site.

SECTION II.IMPORTANT DATES & SUBMISSION PROCESS

A. Important Dates

Submittals are due by 4:00 p.m. on Thursday, October 8, 2026.

1. Issue Date: RFP available on the OCII website, registration opens July 23, 2026

2. Pre-Submission Meeting (Video call: register through Eventbrite to receive meeting link)

9:30 a.m.

Aug 19 2026

3. Deadline for written questions / requests for additional information Aug 27, 2026

4. PROPOSAL SUBMISSION DEADLINE 4:00 p.m.

Oct 8, 2026

5. Notification to Applicants who failed to meet minimum submission requirements Oct 23, 2026

6. Applicant interviews Week of Nov 2, 2026*

7. Submittals evaluated and ranked by Evaluation Panel

8. Presentation of Evaluation Panel’s selection to the CAC Housing Subcommittee Nov, 2026*

9. Presentation of Evaluation Panel’s selection to the CAC Nov, 2026*

10. Presentation of Panel’s selection to Commission (informational memorandum) Dec , 2026*

11. Commission consideration of Exclusive Negotiations Agreement and Predevelopment Loan

Jan , 2027*

* Dates and times are subject to change.

B. Pre-Submission Meeting

A pre-submission meeting will be held as a video call on the date and time shown above, in Section II.A. The purpose of the meeting is to ensure that all potential Applicants understand the programmatic design and financing information that is required. Although attendance is not mandatory, it is highly recommended. Please register through Eventbrite by 3:00 PM on August 18, 2026. Prior to the meeting, all prospective applicants registered for the meeting event through Eventbrite will receive a link to the video call. Please note that registering for the pre-submission meeting does not constitute registration as an Applicant under this RFP as described in Section D below.

C. Questions and Requests for Additional Information

Please submit all questions and information requests to the attention of the contact person listed on the cover page of this RFP. All questions and requests for additional information regarding this RFP must be received in writing by OCII (via e-mail) – on or before – the time and date as shown above, in Section II.A. Questions received after https://www.eventbrite.com/e/pre-submission-meeting-candlestick-point-north-block-7-rfp-tickets-1994074638924?aff=oddtdtcreator https://www.eventbrite.com/e/pre-submission-meeting-candlestick-point-north-block-7-rfp-tickets-1994074638924?aff=oddtdtcreator

Request for Proposal – CPN 7 the deadline may not be answered. All responses and additional information will be distributed to all registered Applicants. OCII reserves the right, in its sole discretion, to determine the timing and content of the response, if any, to all questions and requests for additional information. In addition, OCII may respond via mail or e-mail.

D. Registration for RFP Packet Required

Responses to this RFP will be accepted only from those Applicants who have registered with OCII. Only registered Applicants will receive answers to submitted questions and additional information as described above. To register, e-mail channing.jackson@sfgov.org with the following information:

1. Organization (registered party may be a Developer, Architect, Property Manager, or Community Partner). Note, however, that only one registration is needed per Applicant team)

2. Name contact person

3. E-mail address for contact person

4. Phone number for contact person

E. Submission Time, Place, Date, Contact

Electronic submittals must be uploaded by the date and time shown below. Registered Applicants will receive submittal instructions, including a OneDrive link to upload submittal materials. In addition, by the date and time shown below, Applicants must submit three (3) hard copies of the submittal. Hard copies must be received at the address shown below. The MOHCD receptionist will collect and timestamp all submittals on behalf of OCII.

SECTION III. BACKGROUND

A. Project Area Overview

The Site is located within the Candlestick Point Activity Node (“Candlestick Point”) of the Bayview Hunters Point Redevelopment Project Area. OCII’s Hunter’s Point Shipyard Phase 2 Candlestick Point web page (https://sfocii.org/projects/hunters-point-shipyard-candlestick-point-2/document-library) provides links to the following documents that must be reviewed and considered as Applicants prepare submissions:

• Bayview Hunters Point Redevelopment Plan

• DDA by and between OCII and CP Development Co. LLC (the “Master Developer”)

• Candlestick Point Design for Development (“D4D”)

• Candlestick Point/Hunters Point Shipyard Phase 2 Design Review and Document Approval

Procedure (“DRDAP”)

• Candlestick Point-Hunters Point Shipyard Phase II Development Plan Project Final Environmental

Impact Report and Addenda (“FEIR”)

• Bayview Hunters Point Employment and Contracting Policy (“BVHP ECP”)

Office of Community Investment and Infrastructure One South Van Ness Avenue, Fifth Floor

San Francisco, California 94103 Attn: Channing Jackson

Electronic Submittal Deadline: Thursday, October 8, 2026 at 4:00 p.m.

Via OneDrive link provided to registered Applicants

Hard Copy Submittal Deadline: Friday, October 9, 2026 at 4:00 p.m.

mailto:channing.jackson@sfgov.org https://sfocii.org/projects/hunters-point-shipyard-candlestick-point-2/document-library

1. Overview of the Project Area

CPN 7 is located within the Candlestick Point subarea of the Project Area and represents one of San Francisco’s major mixed-use redevelopment efforts, transforming former stadium and industrial lands into new residential neighborhoods with parks, retail, and community amenities. Please note, for purposes of the D4D, the subject site is located within the Alice Griffith Neighborhood of the Candlestick Point subarea but is still identified as Block 7.

Plans for Candlestick Point, along with the Redevelopment Plan, the DDA, and related documents, were initially approved in 2010 and have since been modified by four amendments, most recently in 2024.

Overall, the Project Area will provide up to 7,218 residential units, of which approximately 34% will be affordable;

approximately 3.1 million square feet of commercial development (including office, research and development, retail, and hotel uses); approximately 184,000 square feet of community and cultural facilities; and approximately 16 acres of parks and open space, excluding State Parks.

The Project Area integrates affordable housing, transit access, and open space connections to create a complete neighborhood that links to adjacent development parcels and the broader Bayview Hunters Point community.

Urban design principles for the area emphasize:

• Transitioning building heights and densities to complement existing neighborhoods;

• Strengthening pedestrian connectivity and access to nearby parks;

• Preserving view corridors from Bayview Hill; and

• Supporting transit-oriented development consistent with the Candlestick Point Design for Development.

2. Affordable Housing

The Below-Market Rate Housing Plan, Exhibit F to the DDA, establishes the Master Developer’s obligations and methods to deliver affordable housing within the Project Area. Affordable units are delivered through a range of strategies to serve diverse populations:

• Alice Griffith replacement units: 256 units built in multiple phases to replace the public housing units at the former Alice Griffith Public Housing site. All Alice Griffith residents have relocated and to date, 226 of these units have been constructed.

• Agency affordable units: 1,033 units affordable to households earning up to 60% AMI in 100% affordable development built on OCII-owned lots (“Agency Lots”), or as a part of the Alice Griffith replacement units.

To date, 107 of these units (and 4 associated manager’s units) have been constructed as new units built as part of the redevelopment of the former Alice Griffith Public Housing Site. Agency Lots will be delivered as development-ready pads.

• Inclusionary units: 503 units affordable to households earning from 80% to 120% AMI built by the Master Developer or other assigned vertical developers as part of larger market rate projects. To date, none of these units have been constructed.

• Workforce units: 687 units affordable to households earning 120% to 160% AMI built by the Master Developer or assigned vertical developer as part of larger market rate projects or as standalone workforce developments on designated lots. To date, none of these units have been constructed.

3. Major Phase

Candlestick Point development will occur in seven Major Phases. The first Major Phase, which is comprised of four blocks at Alice Griffith, is complete. CPN 7 is part of Major Phase 2. Major Phase 2 includes four mixed-use residential development blocks along the planned extension of Harney Way in Candlestick Point South, two residential development blocks along the planned extension Arelious Walker Drive (one of which is CPN 7), and a commercial development parcel at the planned intersection of Harney Way and Arelious Walker Drive in Candlestick Center.

The Major Phase 2 application was initially approved in 2014, amended in 2016, and amended again in 2019.

Applicants should note that at the time of Commission approvals, the application was labeled “Major Phase 1”. In 2024, the Commission approved certain changes to the Candlestick Point plan documents. These changes included the elimination of sub-phases and a revision to the boundaries and development sequencing for Major Phases.

Despite these changes, the previously approved Major Phase applications remain in effect for Major Phase 2.

CPN 7 is one of two Agency Lots within Major Phase 2. The other site is Candlestick Point South Block 11a (“CPS 11a”). Based on a previous phasing plan and infrastructure improvement schedule, OCII selected a development team for CPS 11a, along with Candlestick Point Block North Block 10a, through a competitive request for proposal process in 2016. CPS 11a advanced through design development documents until area-wide development was paused in 2019. OCII anticipates resuming predevelopment work on CPS 11a this summer/fall.

4. Qualified Developer and Community Partners

The DDA (attachment F, Below Market Rate Housing Plan) requires the selection of a Qualified Housing Developer to partner in the development of lots designated for OCII sponsored affordable housing (“Agency Lots”). Qualified Housing Developers are defined as a nonprofit or for-profit organization with the ability to secure low-income housing tax credits and affordable housing financing and to develop Affordable Units consistent with the character and quality of the Residential Projects in the Project Site and with the Redevelopment Requirements (capitalized terms as defined in the DDA).

Additionally, Applicants must involve community partners to develop, co-develop, or to provide social or clinical services to residents of the Project. Community partners include but are not limited to non-profit organizations providing services to the residents of the greater southeast area of the City. Community partner participation is consistent with the DDA Community Benefits Plan (DDA Attachment G, Section 5.1. (c) Agency Community Partners).

5. Preference Holder Program As noted in Section I, creating housing opportunities for Preference Holders is OCII’s highest priority in the development of CPN 7. In the 1960s and 1970s, SFRA undertook activities as part of the federal urban renewal program that displaced a significant number of residents and businesses of color. The Preference Holder program, established under state law in 1969, provides priority to low- and moderate-income displaced persons in the leasing and sale of affordable housing assisted by the SFRA or OCII. Based on state law effective in 2022, the priority has been expanded to include direct descendants of displaced persons.

The Preference Holder program applies to all OCII-assisted affordable units and, with this Project, OCII seeks to create attractive, high-quality housing at Candlestick Point that meets Preference Holder needs.

6. Development Controls The Redevelopment Plan establishes primary land use types and generalized neighborhood intent and characteristics. The companion D4D establishes detailed height, bulk, parking, street frontage and other design standards and guidelines to guide development within Candlestick Point.

OCII anticipates new amendments to the D4D to accommodate a maximum number of affordable units on the Site, pursuant to this RFP. The selected Applicant should be prepared to work closely with OCII to study and formalize any such amendments in the Schematic Design approval application to the Commission. Any amendment to the D4D is subject to approval by both the Commission and the San Francisco Planning Commission.

5. Site Infrastructure The Master Developer will construct utility infrastructure, streets, sidewalks, and other improvements to serve the vertical development sites in Major Phase 2. The Master Developer has submitted a street improvement permit for

10 Request for Proposal – CPN 7 review by City agencies and expects that the permit will be issued in fall 2026. A copy of the draft permit will be made available to the selected Applicant. The selected Applicant will be expected to coordinate extensively with the Master Developer throughout predevelopment and construction on infrastructure placement, schedules, and overall logistics, and must be prepared to advance certain design elements at an earlier than typical stage in the development process to facilitate the delivery of infrastructure serving the Site.

6. Neighborhood and Transit Amenities When complete, Candlestick Point will provide a wide variety of new amenities and features, including significant public parks and open space, bicycle and transportation connections and infrastructure, and retail. In addition and in the interim, Project residents will have access to existing features located in the adjacent Bayview neighborhood.

The Site is located a block away from Bret Harte Elementary School and KIPP Bayview Elementary (public charter), under a mile from KIPP Bayview Academy (public charter middle school) and approximately 1.5 miles from Phillip and Sala Burton Academic High School.

Mi Rancho Supermarket is the closest grocery store, located just under one mile from the Site. Foods Co. is approximately 1.5 miles and Grocery Outlet is 1.8 miles. The nearest pharmacy is Walgreens, located approximately

1.5 miles from the Site.

The Site is served by Muni Bus 29, which operates directly along Bill Walsh Way (which has been renamed Giants Drive) with two stops within one block from the Site and provides a direct connection to the T-Third Street light rail line, providing a transit connection to downtown San Francisco. The T-Third Street light rail line 3rd Street and Gilman Avenue stop is located 0.6-miles from the site. Future transit improvements will expand regional connectivity for Candlestick Point, including an extension of 56-Rutland connecting the area to Visitation Valley, the new Candlestick Point Express providing express service to Downtown San Francisco via US-101, and a future bus rapid transit service via an extension of Geneva Avenue. Additional transportation services include the Bayview Community Shuttle, which facilitates convenient circulation within the Bayview Hunters Point neighborhood. The shuttle is currently funded through November 2027.

Gilman Playground Park, located adjacent to the project site and managed by San Francisco Recreation & Parks, offers a range of community amenities. Programming includes youth and afterschool services provided by Hunters Point Family, exercise and recreational facilities, and a variety of community events delivered in partnership with local community-based organizations. Candlestick Point State Recreation Area is also located approximately 0.6 mile from the Site, providing additional recreational access for residents.

7. Hunters Point Shipyard Citizens Advisory Committee (CAC) The HPS CAC is an advisory body comprised of residents, business owners, and representatives of community organizations in the Project Area. A member of the CAC will review proposals in response to this RFP and will participate in the evaluation panel. The recommended Applicant will present their proposal to the CAC, including the Housing Subcommittee of the CAC, prior to Commission action. The CAC will again review the selected design concept when the Project proceeds to seek Schematic Design approval. https://hpscac.net/

8. California Environmental Quality Act/ National Environmental Protection Act

As part of its actions on June 3, 2010, the SFRA Commission and the San Francisco City Planning Commission, acting as co-lead agencies, certified the Final Environmental Impact Report for the Candlestick Point/Hunters Point Shipyard Phase 2 Project (“FEIR”) in compliance with the California Environmental Quality Act (“CEQA”) and adopted CEQA findings and a series of mitigation measures, and established a comprehensive system for mitigation monitoring. The Board of Supervisors and other City departments adopted similar findings and mitigation monitoring plans.

Since certification of the FEIR, several addenda (Nos. 1–6) were prepared to evaluate project modifications, including transportation improvements, infrastructure changes, design updates, development program revisions, and updates to numerous mitigation measures. Most recently, in 2024, OCII prepared Addendum No. 7 to assess https://hpscac.net/

11 Request for Proposal – CPN 7 amendments to the Hunters Point Shipyard and Bayview Hunters Point Redevelopment Plans, the D4D, and related agreements.

The selected Applicant will be responsible for securing any additional environmental review approval under CEQA and the National Environmental Protection Act (“NEPA”), if necessary.

The Project Mitigation Monitoring and Reporting Program (“Project MMRP”) is available on OCII’s website (https://sfocii.org/sites/default/files/inline-files/12.3_%20Exh%20L%20-%20Project%20MMRP.pdf) as Exhibit L to the DDA. The selected team will work with the Department of Public Health, the San Francisco Bay Regional Water Quality Control Board, the Bay Area Air Quality Management District, other entities, and OCII staff to ensure that the mitigation measures applicable to CPN 7 are appropriately documented and implemented.

9. Soil Conditions

According to a Preliminary Geotechnical Report by ENGEO, appendix L to the FEIR, the Site is within the intertidal zone of the 1903 shoreline. The soil is generally characterized by the presence of artificial fill and young bay mud over older bay clay/Alluvium over bedrock. The selected Applicant will need to conduct Site-specific geotechnical investigations to identify exact soil conditions and the depth of bedrock, and determine appropriate foundation and structural systems.

Beginning in 2014 at Alice Griffith, the Master Developer began a surcharge program to mitigate settlement for CP infrastructure. Completed surcharge areas include portions of the planned extensions of Arelious Walker Drive, Ingerson Avenue, and Harney Way. Surcharge will continue in 2026 on Gilman Avenue, pending issuance of requisite permits.

10. The Site & Transfer of Ownership The Site is Assessor’s Block 5000-050, Lot 003, as established in Final Map No. 12681 for Candlestick Point Major Phase 2, recorded on June 22, 2026. The Site is a rectangular, approximately 35,457 square-foot lot with frontages as follows: approximately 223 feet and 4 inches along Giants Drive and the planned extension of Arelious Walker Drive, and approximately 159 feet and 3 inches along the planned extension of Ingerson Avenue and the planned segment of Orlando Cepeda Lane.

The Master Developer owns fee simple interest in the Site. The selected Applicant will need to negotiate a permit to enter with the Master Developer to pursue any necessary studies or investigations during predevelopment.

Pursuant to the DDA, the Site will transfer from the Master Developer to OCII at no cost at the close of construction financing. OCII will in turn enter into a long-term ground lease with the Developer. To allow the selected Applicant to demonstrate site control for funding applications, the Master Developer will enter into a memorandum of option, or similar instrument, with OCII. OCII will, in turn, enter into an option agreement or similar document with the Developer.

Once the Project is constructed and occupied, OCII will transfer the lease and the underlying land, against which the lease will be recorded, to MOHCD as the Housing Successor pursuant to Redevelopment Dissolution Law.

An address for the Site has not yet been determined.

SECTION IV. DEVELOPMENT PROGRAM

A. Housing Development Concept

OCII’s goal for the Site is to maximize affordable housing units with amenities thoughtfully designed to serve a variety of household types. Meeting the housing needs of Preference Holders and maximizing Preference Holder https://sfocii.org/sites/default/files/inline-files/12.3_%20Exh%20L%20-%20Project%20MMRP.pdf)

12 Request for Proposal – CPN 7 occupancy is a top priority in the development of this Site. The Project will be presented in a high quality, livable design and will serve low-income families.

Development shall comply with this RFP, the requirements of the Redevelopment Plan and related documents, and all other applicable federal, state and local regulations, but the Applicant may propose amendments to one or more of these requirements to achieve OCII’s goals of maximizing affordable housing and achieving good urban design in keeping with the principles set forth in the D4D. Working within these parameters, the Applicant may use some discretion regarding unit count, unit sizes, and building layout provided that the Project is suitable for family housing and the other uses described herein.

The below table summarizes the OCII programming guidelines for the Site:

Program Element Requirements

Target Populations

• Low-income families at a range of income levels

• Applicants may propose tiered income levels up to 60% MOHCD AMI, however, the average AMI must be at or below 50% MOHCD AMI.

• Income tiers for all units should be targeted to meet the needs of Preference Holders and should thus include very low and extremely low AMI units.

Units

Approximately 100 units

• 25% 1-bedroom/1-bathroom, target of 550 net square feet

• 50% 2-bedroom/1 or 1.5 bathroom, target of 850 net square feet

• 25% 3-bedroom/1.5 or 2 bathroom, target of 1,100 net square feet

• Two 4-bedroom/2 bathroom, target of 1,400 net square feet

• One 5-bedroom/2 or 2.5 bathroom, target of 1,500 net square feet At a minimum, the overall Project must average 2.5 bedrooms per unit. Please note that the above per unit percentages can be adjusted to meet required 2.5 bedroom average.

Interior Services and Management Space

• Desk staff at main residential entrance

• Dedicated, private offices for property management and resident services staff

• Storage space for supplies, replacement furnishings, and program materials

Common Spaces/Amenities

• At least one common area/community room/multi-purpose room, with adjacent or incorporated kitchen

• Varied spaces that allow for both active programming and passive use

• Include spaces tailored to meet resident needs at various life stages (for example, remote work rooms, homework rooms, children’s playrooms, teen spaces, lounges, or fitness rooms)

• At least one laundry room with the correct ratio of machines to number of units

• Outdoor open spaces designed to serve the tenant populations, in accordance with the standards described in Section IV.C below

Parking (Vehicle and Bicycle)

• Provide resident parking at a target ratio of approximately 0.6 to 0.8 space per unit.

Class I bicycle parking spaces at a minimum 1:1 ratio (consider a design that also accommodates stroller parking)

Applicants should determine and describe the optimal construction type for the Site to meet the programming, design, and cost containment requirements of this RFP. To the extent possible, variations in floor plates should be minimized and unit sizes and layouts should be consistent and stacked. The narrative should describe efficiencies contemplated in the proposed design.

13 Request for Proposal – CPN 7

The selected Applicant must possess the qualifications and experience to implement a financially sound development plan to construct and operate the housing and achieve a high-quality design with amenities that enhance unit livability.

Please refer to Section IV.F and G below for zoning and land use restrictions. OCII reserves the right to select an Applicant and require significant redesign. OCII further reserves the right to change the scope of the development program and/or require changes to the building design and unit configuration as it deems appropriate. As described in Section IV.C below, in furtherance of City objectives to increase affordable housing, OCII anticipates rezoning Block CPN 7 to modify height, density, and/or bulk standards on the Site, subject to further studies and requisite approvals, following Applicant selection.

1. Target Populations As previously noted, CPN 7 will provide affordable housing serving low-income households. Housing Preference Holders is of the highest priority. Additional information regarding preferences for resident selection is described in Section IV.E below.

According to San Francisco’s 2022 Housing Element, the City is home to a diverse range of family and household structures including multigenerational families, LGTBQ+ families, single parents, roommate living, artist co-ops, single-person households, couples, or families with multiple children among many others. The Housing Element notes that households with children are having an increasingly hard time staying in San Francisco and are experiencing high rates of overcrowding. Other household types are also experiencing overcrowding: many have been doubling or tripling up to live in the City as roommates or related adults because they cannot find housing that is within their financial reach and meets their needs.

Units should be designed to accommodate persons of all ages in a wide variety of household configurations. Units and amenities should incorporate best practices in urban multi-family housing and designs should incorporate feedback from experienced project managers and operations staff.

B. Land Use Restrictions

The land use controls and development standards of the Redevelopment Plan and the D4D apply to CPN 7, and its development is subject to the review and approval of OCII, which has sole land use authority over the Project Area. The Redevelopment Plan and the D4D are available on OCII’s website at https://sfocii.org/projects/hunters-point-shipyard-candlestick-point-2/document-library. As described in the Redevelopment Plan, these documents replace the City’s Planning Code.

As previously noted, OCII may consider amending the D4D to increase the maximum density and height on the Site and may support other amendments to the development standards as necessary to facilitate the delivery of a high-quality Project. Any amendments to the D4D subject to further studies, community outreach, environmental review, and consideration and approvals by the Commission and the Planning Commission. Applicants should address their approach to managing any recommended variations or amendments to the development standards and similar actions in their submittal.

C. Design & Construction

OCII requires excellence in architectural design and construction. Through thoughtful contextual design and massing, the Project must acknowledge and address its location at the border of the established Bayview/Bret Harte neighborhood and the new, master-planned, mixed-use development at Candlestick Point. In addition to offering highly functional residential spaces, the Project’s design must serve to activate the streets through a thoughtful ground floor design.

The D4D identifies development standards that define the building mass and design, including minimum setbacks and required stepbacks and maximum heights and bulk. The D4D includes various guidelines to direct the details of the building design. Please refer to the D4D for comprehensive design standards and guidelines.

https://sfocii.org/projects/hunters-point-shipyard-candlestick-point-2/document-library

14 Request for Proposal – CPN 7

Along with review for compliance with Project Area standards, designs will be subject to review for cost containment, constructability, and overall efficiency based on best practices from OCII and MOHCD residential projects.

Building Envelope and Design OCII Requirements

Urban Design

This block is situated at the entrance to the Candlestick Point Project Area from the northwest portions of the city. It functions as a gateway to the start of the mixed-use retail street experience on the new extension of Ingerson Avene, flanked by high intensity mixed-use residential and commercial developments beyond on both sides.

The block also frames a portion of the eastern frontage of Gilman Playground Park. The architecture should appropriately respond to the pedestrian experience at the streets and the Mid-Block Break.

Building Height

Maximum of 40 feet (see D4D Figure 4.3) OCII acknowledges that achieving the target unit count is not feasible within this height limitation and expects that an increased height may be appropriate for portions of the Site. Applicants should carefully consider appropriate building height(s) and explain rationale for the proposed massing (in no case should the proposed height exceed 85 feet). While a deviation from the D4D maximum height is expected, Applicants should adhere to the D4D urban design intent, which acknowledges CPN 7’s location at the edge of the Project Area, and should be compatible with and provide a transition between the existing residential area and the planned development scale at Candlestick Point, by allocating taller heights near Ingerson Avenue and Arelious Walker Drive intersection and all along Arelious Walker Drive. Any additional height should be configured to minimize additional shadow on the adjacent Gilman Playground Park.

Density

Residential Density I: 15-75 dwelling units per acre As noted above, OCII seeks a target unit count in excess of the currently zoned density.

OCII may support a D4D amendment to redesignate the Site to Residential Density III (100-175 units per acre). Any deviation from the D4D is subject to requisite approvals.

Urban Placemaking

Refer to D4D Section 2.2, Objective #7, Figure 2.6 and Appendix 7 Definitions Provide a Focal Point at the intersection of Ingerson Avenue and Arelious Walker Drive.

”Buildings and civic spaces at these locations should be of significant scale and stature..”

Definition for Focal Point - An area within the public realm that is at a major intersection or within the park system, which will have a high degree of pedestrian use due to the immediately adjacent uses.

Development Block Coverage

• Up to 40 feet in height: maximum of 100%

• 40 feet to 60 feet in height: maximum of 75%

• 65 feet in height and above: maximum of 50% Maximum percentages are exclusive of setback areas. See D4D Table 4.3.

Streetwall Standards

Refer to D4D Table 4.6.

• Minimum Setbacks:

o Giants Dr. (formerly Bill Walsh Way): 6 feet from property line (applicable to frontage adjacent to open space) o Ingerson Ave. and Arelious Walker Dr.: 10 feet from property line. Note, however, that a minimum of 30 linear feet of frontage must be built to the property line at the intersection of Ingerson Ave. and Arelious Walker Dr. to hold the corner (see Section 4.2.4.A of the D4D).

o Edward J. Debartolo Jr. Lane (Mid-Block Break): No setback. Align primary building façade at property line.

15 Request for Proposal – CPN 7

• Minimum build-to line: 50% on Edward J. Debartolo Jr. Lane, 70% on all other frontages

• Maximum projection:

o Habitable: Maximum 3 feet over building face on setback or public realm.

Individual projection limited to 25 feet over streets with minimum 9 feet clearance below.

o Non-habitable: Maximum 6 feet over building face on setback or common open space or 3 feet into public realm. Individual projection limited to 25 feet over streets with minimum 9 feet clearance below.

• Maximum building entry recess: 8 feet

• Grade separation above sidewalk for ground floor residential units: 2 feet to 4 feet

Floorplate/Plan Length/Diagonal

Bulk controls do not apply to residential buildings below 85’.

Massing Controls

Refer to D4D Table 4.4

• Max. Apparent Face – Base (first 20 feet in height): 30 feet

• Max. Apparent Face – Above Base:

o 30 feet up to a height of 65 feet o 100 feet for a height above 65 feet up to 85 feet

• Min. Change in Apparent Face – Above Base: offset in the horizontal plane of the building face of min. 1 feet in depth and 1 feet in length or a minor change in fenestration and/or material

• Upper Floors Stepback:

o For building height of up to 65 feet:

Floors above 55 feet: 20% of floor plate directly below Abutting Mid-Block Break: floors above 35 feet - 1:1.2 plane at property line.

o For height between 65 feet and 85 feet:

Floors above 65 feet: 20% of floor plate directly below Abutting Mid-Block Break: floors above 35 feet: 1:1.2 plane at property line.

OCII recognizes that massing control standards may create challenges in stacking and limit opportunities to add financially viable height/density. Applicants should seek ways to meet the intent of these controls and, if deviations are proposed from the D4D, identify the deviation and the reason for the deviation within the proposal submittal.

Lobby Placement • Consider lobby placement near intersection of Arelious Walker Dr. and Ingerson Ave.

Open Space

Refer to D4D Section 4.3.2 (F) – Private Open Space

• Total minimum net usable open space of 60 square feet per residential unit

• Open space areas must meet the dimensional requirements of the D4D.

• Design should attempt to maximize sunlight exposure to open spaces, particularly seating areas or other passive recreation spaces.

Code Compliance and Green Building

• Compliance with San Francisco Building Code and Administrative Bulletin AB-093

• Compliance with San Francisco Planning Department Standards for Bird-Safe

Buildings adopted July 14, 2011

• Equivalent of LEED “Gold” rating or Green Point Rating of 125 or higher

Utilities & Building Services

• All garbage and recycling facilities must be located fully within the building, and must meet Recology pick-up requirements

• Minimize blank walls and utility frontages

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• Any visible utility and mechanical equipment and connections must be architecturally screened from public view.

Passenger Loading

• Based on adjacent streetscape designs and constraints, Applicants should assume that passenger loading will be located on Ingerson Ave. (please see Section IV.C.1 for further information regarding surrounding street typologies/constraints)

Vehicular Access and Loading

• Please see Section IV.C.1 for discussion regarding garage entry considerations

• No off-street loading facilities are required for residential development

1. Street Types

• Arelious Walker Drive (“AWD”). Identified as a “Primary Arterial” street in the D4D (see Figure 3.3) and will include two traffic lanes in each direction as well as a turn lane. In addition, AWD will include Class III bicycle improvements (see D4D Figure 2.5). Applicants should assume that passenger loading will not be allowed on AWD. Curb cuts for driveways are not typically allowed on arterials, however, a potential curb cut for driveway access to CPN 7 garage parking may be considered, subject to study and review with OCII, MTA, and other relevant reviewing agencies. Consider grading change along Arelious Walker Drive to locate garage and driveway.

• Ingerson Avenue. Identified as a “Local Street” in the D4D adjacent to the Site, but transitions on the next block to the southwest toward Candlestick Center to a “Retail Street” (see D4D Figure 3.3). Due to the likely location of the lobby at or near the intersection of Ingerson and AWD and the limitations on AWD as noted above, OCII anticipates that passenger loading is most viable on Ingerson Avenue. Any proposed loading will be subject to review by OCII and other City agencies. No garage entrances will be permitted on this street.

• Giants Drive (formerly Bill Walsh Way). An existing street located outside of the boundary of the Project Area. While the street is owned by the City, it is an unaccepted right-of-way and does not include curbs or sidewalks. OCII has studied preliminary configurations to incorporate a new sidewalk adjacent to the Site, a portion of which would need to be located within the Site (within the setback area). OCII will continue to refine sidewalk scenarios with the selected Applicant team and in collaboration with the Master Developer.

Applicants are advised that the Project will include the sidewalk design and construction. OCII has also considered locating the garage and driveway curb-cut on Giants Drive noting the grading change, and open to consider its design merits and permitting efficiencies, over its preference to locate the garage entry at Arelious Walker Drive or Orlando Cepeda Drive.

• Edward J. Debartolo Jr. Lane. A privately maintained Mid-Block Break between CPN 7 and CPN 6. Per the Phase 2 Final Map Application, the overall Mid-Block Break width is 33 feet while the D4D requires the building face separation to be 40 feet. The width includes a central 26 feet clear area open for public and vehicular access, as well as a 7 feet zone adjacent to vertical development parcel. The 7 feet zone will include lighting, street furniture, and landscape elements. For Agency Lots, including CPN 7, the entirety of 33 feet wide area, will be designed, constructed, and owned by the Master Developer and may be assigned to the future homeowner’s association following completion. In accordance with the D4D, the Mid- Block Break may be designated either as a pedestrian mews or vehicular laneway. The Mid-Block Break may be an appropriate location for vehicular entry to the CPN 7 parking garage. The selected Applicant will work closely with OCII and the Master Developer to study and propose a Mid-Block Break configuration.

2. Surrounding Uses Design should consider the existing built environment, as well as planned development within Candlestick Point.

The Site is/will be surrounded by a mix of uses, including:

17 Request for Proposal – CPN 7

• Gilman Playground Park - located to the northwest of the Site, across Bill Walsh Way (the future Giants Drive). The park is owned and operated by the San Francisco Recreation and Parks Department. It includes a play structure, basketball court, baseball diamond, a seating/picnic area, and a public restroom.

• Jamestown Hillside Community Park – located to the south of the Site, across the planned extension of Ingerson Avenue.

• CPN 6 - located to the northeast of the Site, CPN Block 6 is a market-rate residential development block, similar in size to CPN 7 and with the same current zoning (residential, at up to 75 units per acre, and maximum height of 40 feet). Note that similar to CPN 7, CPN 6 is shown in Plan Area documents as “AG 6”, part of the Alice Griffith neighborhood. OCII will facilitate coordination between the Master Developer/CPN 6 vertical developer as development plans become available.

• The remainder of Candlestick Point North located to southeast of the Site will contain a mix of low-rise, mid-rise and high-rise mixed-use and residential buildings.

• The Candlestick Point South community – located to the southeast of the Site will be a mix of low-rise and mid-rise mixed-use buildings centered around Harney Way retail street and bordering the Candlestick Point State Recreation Area (“CPSRA”). CP Center – Across the street from Ingerson Avenue, a group of mixed-use commercial and residential buildings, oriented around a Central Promenade, located to the southeast and between Arelious Walker Drive, Ingerson Avenue and Harney Way with a height of up to 180 feet, referred to as Candlestick Center “Innovation District” which is envisioned to be a vibrant community gathering space

3. Green Design Guidelines Improvements must meet San Francisco Building Code and Administrative Bulletin AB-093 and constructed to the equivalent of a Green Point Rated standard of 125 or LEED Gold rating. In addition, OCII seeks to maximize the overall sustainability of the Project to the extent possible through the integrated use of “green” building elements.

Building features considered green or sustainable may include natural ventilation, daylighting, water conservation, and use of resource efficient and healthy building materials.

4. Priority Permit Processing Pursuant to San Francisco Department of Building Inspection (“DBI”) policy, this project qualifies as a designated…