Mission Blvd Mixed-Use Project OFFERING MEMORANDUM
TABLE OF CONTENTS TABLE OF CONTENTS THE DEVELOPMENT OFFERING THE PROPERTY DEVELOPMENT CONCEPT DEVELOPMENT APPROACH FREMONT OVERVIEW MAPS AND PHOTOS P. 1
DISCLAIMER DISCLAIMER COLLIERS INTERNATIONAL DISCLAIMER: This document has been prepared by Colliers International for advertising and general information only. Colliers International makes no guarantees or representations or warranties of any kind, expressed or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquires as to the accuracy of the information. Colliers International excludes unequivocally all inferred or implied terms, conditions and warranties arising out this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers International and/or its licensor(s). CONTACT FOR FURTHER INFORMATION, PLEASE CONTACT: Susan Yeager Vice President, Offce of Administrative Services 43600 Mission Blvd Fremont, CA 94539-5847 +1 510 659 7307 syeager@ohlone.edu P. 2
Development Offering Fremont, CA P. 3
THE OFFERING DEVELOPMENT OFFERING The Ohlone Community College District (the District ) is pleased to present this opportunity for interested private developers to submit proposals for the development of a high quality, urban scale mixed-use project on a portion of the existing Ohlone Communnity College campus in Fremont, California. The proposed development sites total approximately 15.0 acres in size and are located on the east side of Mission Boulevard between Witherly Lane and Pine Street (the Property ). The District is seeking a development partner or partners with technical, design and financial capabilities that can provide creative and innovative approaches to develop a high quality, financially feasible mixed-use project on the proposed development sites. The intent of this Offering Memorandum (OM) is for the District to select the most capable and qualified developer or developers with experience in the development of high quality, urban scale mixed-use development projects. The selection of a developer(s) will be based on the process, submittal requirements and selection criteria set forth in this OM; and specifically on the proposed development concepts, qualifications, related project experience, and assessed financial strength. The selection process will culminate in a public bid process pursuant to the California Education Code. The District is offering the proposed development sites on a long-term lease basis as defined in this OM. The specific business terms and conditions for disposition of the site(s) and development of the proposed project(s) will be embodied in a ground lease(s) to be considered and approved by the District Board of Trustees. A prospective developer may submit a proposal for all or any combination of the sites being made available by the District. P. 4
The Property Fremont, CA P. 6
PROPERTY OVERVIEW Established in 1965, serves the cities of Fremont and Newark. The Fremont Campus is located on Mission Boulevard south of Interstate 680 and the historical Mission San Jose on a 534-acre site. is part of the Ohlone Community College District. The Ohlone Community College District operates by authority of its Board of Trustees and the Board of Governors of the California Community Colleges. The Ohlone Community College District serves more than 335,000 residents within its 100 square mile boundaries. is an accredited college, accredited by the Western Association of Schools and Colleges. is also accredited by the Bureau of Citizenship and Immigration Services to enroll non-immigrant students. currently enrolls approximately 17,000 day and evening students each semester at both the Ohlone and Newark campuses. The student body is diverse, reflecting the changing demography of California s major ethnic groups. THE OPPORTUNITY Unique Opportunity for Mixed Use Development in prestigious Mission San Jose, Fremont, CA The proposed Mission Boulevard Mixed Use Development sites (the Property ) are a part of the 534-acre Fremont Campus. The sites consist of 3 sites totaling approximately 15 acres. All parcels enjoy Mission Boulevard frontage. o Parcel A 1.8 acres o Parcel B-1 6.0 acres o Parcel B-2 7.2 acres The Property enjoys excellent access to Silicon Valley employers via excellent access to Highways 17 / 880, and 280 / 680 The Property is served directly by AC Transit and is within 14 minutes from the Fremont BART station The Property enjoys great views of the Mission San Jose Hills and San Francisco Bay Easy walk to a broad selection of restaurants and retail services Great walking and biking trails are easily accessible to the Property ADDRESS: 43600 Mission Boulevard, Fremont, Alameda County CA between Witherly Lane and Pine Street APN S: Parcel A 1.8 acres 513-0742-001 Parcel B-1 6.0 acres 513-0742-002 Parcel B-2 7.2 acres 513-0742-003 P. 7
PROJECT ENTITLEMENTS: The current approved uses include Public Facility, a Historic Overlay District and Hillside Combining District. Current permitted uses include public parks and open space, public colleges, public transit agency facilities and other conditional uses. Based on prior conversations with the city of Fremont, a mixed use (offce/retail/residential) development similar to existing uses along Mission Boulevard would be acceptable. ADJACENT USERS: To the South are residential uses including exclusive single family residential neighborhoods To the North are retail uses, the Mission San Jose Church as well as single family homes To the West are retail uses, more residential development including single and multi family homes To the East are the Mission Hills including Mission Peak PROPERTY CONDITION: Parcel A is vacant, generally flat and ready to receive improvements once entitlements have been secured Parcels B-1 and B-2 currently serve as parking which will be relocated as part of the Master Facilities Business Plan LOCATION: The Property is a prime in-fill opportunity located on Mission Boulevard in the prestigious Mission San Jose district of Fremont. The Property is surrounded by an attractive residential and commercial neighborhood with most single-family homes exceeding $1,000,000. Current mean household incomes in Fremont are $114,000 according to ABAG. PARKS: The Property enjoys immediate access to Fremont which is a 534-acre campus The Property is located at the trailhead for Mission Peak Regional Preserve where hikers can enjoy a climb of over 2200 feet and enjoy a 360 degree view of the Bay Area Just a few short minutes via Mission Boulevard at Interstate 680 and Vargas Road is the newly opened Vargas Plateau Regional Park which enjoys sweeping views of the Bay Area and 6 miles of trails P. 8
DEVELOPMENT SITES The proposed Mission Boulevard Mixed-Use Development sites (the Property ) are a part of the 534-acre Fremont Campus. The sites are located along Mission Boulevard between Witherly Lane to the north and Pine Street to the south. The Property totals approximately 15.0 acres in size and is anticipated to be divided in the following development sites: Parcel A Parcel B-1 Parcel B-2 1.8 acres 6.0 acres 7.2 acres 15.0 acres The boundary line between Parcels B-1 and B-2 as indicated in this RFP is approximate. The District is willing to consider an adjustment to the boundary line to accommodate an acceptable proposal by a selected development team. Parcel A is currently vacant. Parcel B-1 is currently occupied by a surface parking lot consisting of 296 spaces for students, staff and faculty. Parcel B-2 is currently occupied by a surface parking lot consisting of 243 spaces. The District has constructed a parking garage on another area of the campus to replace the parking spaces on Parcels B-1 and B-2 but continues to make use of both lots until a lease agreement is secured with a developer for those parcels. There is an existing pedestrian promenade running east-to-west that connects the core area of the campus and Mission Boulevard. This pedestrian connection will need to be retained and enhanced in order to provide for a pedestrian area and linear space feature, including providing for connections between Parcels B-1 and B-2. There are existing rows of olive trees that extend along the entire Mission Boulevard frontage of Parcels A, B-1 and B-2. The expectation is that these existing trees will remain substantially in place and be incorporated into the proposed development subject to the appropriate City of Fremont policies, plans and ordinances (see Proposal Submittal Package). Existing uses adjacent to the Property include neighborhood and community retail uses to the north and west, and residential uses (single and multiple family housing) to the south. P. 10
Development Concept Fremont, CA P. 11
OBJECTIVE To create a high quality, economically successful public/private development in a timely manner that provides the District with an ongoing secure source of revenue that can help fund future campus needs. VISION The Ohlone Community College District envisions the Mission Boulevard development sites to be converted into a vibrant, active mixed-use village center, that could include community and neighborhood serving retail uses and services, and/or urban housing all designed to complement and enhance the character of the Mission San Jose community. The proposed development should be open and orient to both Mission Boulevard and the college campus. The proposed development should serve as a catalyst in creating a true center or focal point for the college and community, and help attract the greater Mission San Jose community to support and enjoy the unique and special character of the Mission San Jose community. GOALS The proposed development should help achieve the following goals as established by the District: Provide a stable and secure source of net income for the District in order to enhance the quality of the community college s experience; Complement the operating and functional effciency and quality of the campus; Contribute to economic vitality of the Mission San Jose community; and Serve as a catalyst for new private and/or public investment in the Mission San Jose community. P. 12
DEVELOPMENT PRINCIPLES The proposed private development on the Property shall include the type of new private development envisioned by the development concepts set forth in this OM. The major elements of the proposed private development shall include, but are not limited to the following: The Mission Boulevard frontage property should be planned and developed as a mixed-use town center, including residential, retail, offce, commercial and/or other related uses; All project improvements shall be constructed to be aesthetically pleasing, attractive and high-quality in appearance and design; The project should have strong linkages to, and compatibility with both the core college campus and the Mission San Jose community; The project should provide an active and vibrant focal point for the entire Mission San Jose community, and attract community residents and shoppers to the areas for retail goods and services; The project may include urban scale residential opportunities such as multiple-family apartments, flats, townhouses, livework units, and senior housing that serve a variety of potential occupants; The project may include retail and service commercial uses (e.g. grocery, convenience shopping, personal/food services, etc.) that serve the Mission San Jose community; The position of the project s buildings shall enhance and preserve visibility corridors from Mission Boulevard to upper campus, and provide a desired visual exposure for retail uses from the campus and Mission Boulevard; The project should provide active pedestrian connections between the campus and Mission Boulevard, incorporating the existing pedestrian promenade running east and west to the upper campus and the existing rows of olive trees along Mission Boulevard as key design elements; The project should provide for new attractive, compelling entry gateways to the college through architectural, landscape, signage and graphic elements; The project should include provision of suffcient on-site parking to ensure successful development, marketing and operation of the development, including coordination of parking, traffc, vehicular/pedestrian access with overall campus plans; and The project shall be consistent with all City of Fremont land use/development policies, ordinances regulations, standards and guidelines as applicable to the type and extent of the proposed private development. RFP - Mission Boulevard Mixed Use Project P. 13
OVERVIEW Development Approach Fremont, CA P. 14
DEVELOPMENT RESPONSIBILITIES The District intends to lease the Property (approximately 15.0 acres in total) to one or more selected development teams. Therefore the role of the District will be that of a lessor of property in regard to the proposed site transaction(s). A prospective developer may submit a proposal for all or any combination of the sites being made available by the District. A selected development team shall act as the developer for the proposed project(s) and at its sole cost and expense be responsible for all aspects of the proposed private development activity including, but not limited to the following: Securing any required land use, planning, environmental, development and building approvals for the proposed project from the City of Fremont, including any required design review; Securing any required environmental approvals for the proposed project in accordance with the California Environmental Quality Act (CEQA); the City of Fremont shall be the lead agency in regard to any such required environmental review; Securing any required subdivision approvals for the proposed project, if applicable, in conjunction with final approval by the District; Financing and installation of public infrastructure and improvements (water, sewer, drainage, streets, street lighting, land scape, etc.) required to accommodate the proposed project in accordance with City of Fremont standards. P. 15
LAND USE AND ENTITLEMENTS The Property is located within the Mission San Jose Historic District and is currently zoned Public Facilities District (P-F), with an Historic Overlay and Hillside Combining Overlay, in the City of Fremont Zoning Ordinance. The Property is also subject to the Mission San Jose Design Guidelines. The proposed development is subject to all applicable land use, planning, engineering, design and building entitlements and approvals of the City of Fremont. The development of the Property will be subject to approval by the City of Fremont of all project entitlements including the items listed below which are subject to review by the City of Fremont Historical Architectural Review Board, Planning Commission and City Council, as applicable. General Plan Amendment Planning Development (PD) Zoning including Precise Plan District Vesting Parcel Map Environmental Review Certification PHYSICAL SITE CONDITIONS The District intends to lease the Property in its current as-is condition subject to certain limited representations and warranties related to the District s current actual knowledge, (i) District has not received any written notice that the Property is in violation of applicable laws, (ii) there are no pending or threatened condemna tion proceedings, governmental investigations or any other litigation that affect the Property, and (iii) District has not received any written notice of the presence of any hazardous materials on, in, under or adjacent to the Property except for permitted hazardous materials used in conjunction with District operations or as otherwise disclosed. P. 16
Fremont Overview, Fremont, CA P. 17
FREMONT OVERVIEW- CITY PROFILE The City of Fremont is located in the southern portion of Alameda County and served by two major freeways which provide excellent access to the San Francisco Bay Area. According to ABAG the 2015 population of Fremont was 221,200 and according likely to grow by 7.6% over the next 10 years. Fremont s residents are highly skilled and educated with over 49% holding bachelors degrees (US Census Bureau 2013). The City of Fremont was offcially incorporated in 1956 when the towns of Centerville, Irvington, Warms Springs, Niles and Mission San Jose were merged to encompass 92 square miles. The city was named after John Charles Fremont, an American military offcer and explorer. The City of Fremont is served by 3 regional airports: San Francisco International Airport which is located 40 miles to the northwest; San Jose International Airport which is 20 miles to the south and the Oakland International Airport located 25 miles to the north. Bay Area Rapid Transit (BART) has a Fremont station in downtown Fremont and will soon open a new station in Warm Springs. Demographic Information City of Fremont Total Population 226,551 Total Households 76,000 Average Household Income $114,000 Estimated Annual Spending Potential $2.7 Billion Alameda County Total Population 1,510,271 Total Households 545,138 Median Household Income $67,169 Source: Alameda County Website P. 18
Maps & Photos, Fremont, CA P. 19
SITE 0 Mi 5 Mi 10 Mi BayAreaMap.indd P. 20
Pine Street OHLONE COLLEGE MIXED USE PROJECT Witherly Lane Loop Rd A B-1 B-2 Mission Blvd Mission Blvd
A B-1 B-2 P. 22
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5. 2 3 ± ACRES FOR FURTHER INFORMATION, PLEASE CONTACT: Susan Yeager Vice President, Offce of Administrative Services 43600 Mission Blvd Fremont, CA 94539-5847 +1 510 659 7307 syeager@ohlone.edu