Linden partners response to octavia freeway parcel t

PARCEL T

1 . I N T R O D U C T I O N A N D E X E C U T I V E S U M M A R Y

2 . S T A T E M E N T O F Q U A L I F I C A T I O N S

3 . F I N A N C I A L S T A T E M E N T

4 . D E V E L O P M E N T C O N C E P T

5 . F E A S I B I L I T Y O F P R O P O S A L

7 . S C H E D U L E

8 . P R O P O S A L E X E C U T I O N

9 . D E P O S I T

1 0 . A P P E N D I X

1

Made In Hayes Valley

Hayes Valley has experienced an urban renaissance after the removal of the earthquake-damaged Central Freeway and the opening of the new Octavia Boulevard in 2005. The neighborhood revival has fostered a vibrant and soulful community defined by its unique mix of locally grown merchants and highly creative residents committed to design excellence, socio-economic diversity, and a transit-oriented lifestyle. DM Development and DDG became part of this tight-knit community when we setup offices on Linden Alley in 2011 and began developing three former freeway parcel sites (Parcels H, J, and V) to reconnect the neighborhood and realize the vision of the newly adopted Market Octavia Plan. Since then, our groups have embraced the community and taken active roles in its civic organizations, such as the Hayes Valley Neighborhood Association, to help shape its future. As well, we have worked closely with the neighborhood to craft development projects that are sensitive and responsive to the fabric of the area. It is thus with great pleasure that DM Development and DDG present proposals to acquire and develop Central Freeway Parcel T and Parcels R & S currently being offered by the City of San Francisco. Through the development of these significant sites, we aspire to further enhance the neighborhood, achieve and exceed the objectives set forth in the Request For Proposals, and craft an ensemble of projects that are uniquely made in Hayes Valley.

M A D E I N H A Y E S V A L L E Y P A R C E L TL I N D E N P A R T N E R S

1 I N T R O D U C T I O N A N D E X E C U T I V E S U M M A R Y

M A D E I N H A Y E S V A L L E Y P A R C E L T

I N T R O D U C T I O N A N D E X E C U T I V E S U M M A R Y



Guiding Principles

Our proposals for Parcel T and Parcels R & S provide an optimistic, innovative and exciting vision of the future for the neighborhood and the City. It is a vision guided by the Hayes Valley community and the Office of Economic and Workforce Development, and it aspires to the following high-level principles:

of the economic spectrum, and most importantly for low to middle income households, through the creation of efficient floor plans that are both beautiful and affordable by design

to a rich tapestry of architecture unfolding along Octavia Boulevard, blending modern concepts with the City’s rich architectural traditions

Boulevard to engage the pedestrian realm and offer entrepreneurs the opportunity to incubate innovative retail businesses

than private cars by maximizing bicycle storage and creating a parking garage that will store car-share vehicles accessible by the community on Parcel T

public green space, creates new linear park, acti-vates living alleys, and supports community-orient-ed temporary uses such as a Hayes Valley farmers market, which the neighborhood has long desired

reduce cost, decrease construction time, and limit environmental impact

energy efficiency and promote sustainability

safety and convenience for residents

architects, developers and landscape designers, who collectively express the ethnic, economic, and gender diversity of the City



Development Team

Linden Partners is a unique partnership between DM Development and DDG, development firms with substantial local experience and deep expertise across the entire development lifecycle. The team’s current development projects in Hayes Valley at 8 Octavia, 400 Grove and 450 Hayes represent over 120 units of housing with onsite affordable units, 10,000 square feet of curated retail space, and over $100MM in total project value.

Linden Partners is committed to architectural design ex-cellence, sustainable development, community enrich-ment, and the creation of integrated affordable housing. One of the key strengths of the group is its expertise in the entitlement process and its desire to involve the commu-nity in the planning phase of a project. The team worked closely with community groups in Hayes Valley to design and entitle 8 Octavia, 400 Grove and 450 Hayes and re-ceived strong endorsements and letters of support from the Hayes Valley Neighborhood Association (HVNA), the Hayes Valley Merchants Association (HVMA), Merchants of Upper Market and Castro (MUMC), Lesbian Gay Bi-sexual and Transgender (LGBT) Community Center, and the San Francisco Housing Action Coalition (SFHAC). All three projects received unanimous approval by the San Francisco Planning Commission.

Linden Partners has assembled an extremely talented team of architects and consultants to design and ex-ecute its vision. To promote creative diversity, Linden Partners is collaborating with three separate architectur-al firms to design Parcel T and Parcels R & S. Parcel T is designed by Edmonds + Lee Architecture, an award winning, San Francisco-based design firm specializing

in contemporary, modern architecture. Parcel R is de-signed by Kennerly Architecture & Planning. Established in 1999, Kennerly Architecture & Planning is a San Fran-cisco based design firm practicing architecture, interior design and master-planning in urban and rural environ-ments. Parcel S is designed by DDG Design, the archi-tectural arm of DDG, which integrates the development and construction processes to create highly crafted and inspiring spaces. In addition, the team is envisioning a new landscape master plan for Parcel T and Parcels R & S, designed by Marta Fry Landscape Associates, an award winning San Francisco landscape architectural firm based in Hayes Valley that has previously worked with DM Development and DDG to create a compel-ling landscape plan for 8 Octavia, 400 Grove and 450 Hayes. Collectively, the development team represents four women-owned, two minority-owned and one gay-owned business, providing an excellent example of gen-der, ethnic and LGBT diversity.

The team’s equity partner, Orange Avenue SF Realty, is committed to financing innovative, architecturally distinc-tive urban infill projects in San Francisco and New York and has demonstrated its strong financial capacity and commitment to Hayes Valley by providing equity capital for the development of 8 Octavia, 400 Grove and 450 Hayes. Orange Avenue SF Realty has expressed strong interest in providing equity funding for the development of Parcel T and Parcels R & S. First Republic Bank, who provided the construction financing for 8 Octavia and Canyon Capital Realty Advisors, who provided the con-struction financing for 400 Grove and 450 Hayes have also expressed their strong interest to finance the con-struction of Parcel T and Parcels R & S for Linden Partners.



Linden Partners’ commitment to urban design excel-lence, responsiveness to community concerns, proven financial strength, relevant neighborhood development experience, and ability to execute all phases of the de-velopment process will preserve and enhance this vital neighborhood corridor and provide significant benefits for San Francisco, making Linden Partners the ideal group to pursue and execute these important and excit-ing projects.





DM Development 448 Linden Street San Francisco, CA 94102 T 415 692 5060 F 415 692 5069

DDG 448 Linden Street San Francisco, CA 94102 T 415 692 5050 F 415 692 5059

April 4, 2014

Robin Havens Office of Economic and Workforce Development City Hall, 1 Dr. Carlton B. Goodlett Place, Suite 448 San Francisco, CA 94102

Subject: Central Freeway Parcel T Response to Request For Proposals Dear Ms. Havens:

DM Development and DDG are pleased to present this proposal to acquire, entitle, and construct a mixed-use project on Central Freeway Parcel T currently being offered by the City of San Francisco. Our proposal for Parcel T may be summarized as follows: Acquisition, entitlement and construction of a 26-unit, 33,336 square foot mixed-use

(residential over commercial and parking) project with unit prices targeted towards middle-income households

A proposed purchase price of Three Million Dollars ($3,000,000) upon completion of entitlements

Fifteen percent (15%) affordable on-site housing units Ground floor commercial space designed for a future community beer hall concept Bicycle storage exceeding the requirements of the Market Octavia Plan A subterranean parking garage to store 13 vehicles, including 6 car share vehicles

accessible by the community to mitigate the loss of car share parking lots in the neighborhood

Conformance with Market Octavia Plan guidelines and zoning regulations without requiring variances

Unique and distinctive architectural design that provides visual interest along Octavia Boulevard, maximizes view corridors for residents, and complements other new development in the area, including 8 Octavia on Parcel V


Subject: Central Freeway Parcel T Response to Request For Proposals Page 2 of 2

In addition to our proposal for Parcel T, we also seek to acquire, entitle and construct Parcels R & S. By combining the acquisition, entitlement and construction of all three parcels, we can leverage the financing, coordinate the entitlement process and take advantage of economies of scale in construction, which will allow us to maximize our acquisition price to the City, create a master planned trio of buildings, and provide a high quality product at affordable prices within an accelerated timeframe. DM Development and DDG are individually and collectively committed to architectural design excellence, sustainable development, community enrichment, and the creation of integrated affordable housing. The firms are currently joint venture partners on development projects at 8 Octavia Boulevard, 400 Grove Street and 450 Hayes Street in Hayes Valley, representing over 120 units of housing with onsite affordable units, 10,000 square feet of curated retail space, and over $100MM in total project value. One of the key strengths of the group is its expertise in the entitlement process and its desire to involve the community in the planning phase of a project. The team worked closely with community groups in Hayes Valley to design and entitle 8 Octavia, 400 Grove, and 450 Hayes and received strong endorsements and letters of support. This community support was instrumental in obtaining unanimous approval by the San Francisco Planning Commission for all three projects. DM Development and DDG have assembled an extremely talented team of architects and consultants to design and execute their vision for Parcels R & S and Parcel T. To promote creative diversity, we are collaborating with three separate architectural firms: Kennerly Architecture & Planning, DDG Design, and Edmonds + Lee Architects, as well as landscape architect Marta Fry Landscape Associates. Collectively, the development team represents three women-owned, two minority-owned and one gay-owned business, providing an excellent example of gender, ethnic, and LGBT diversity. We have read and agree to the terms and conditions set forth in Section VI and Section VII of the Request For Proposals for Parcel T. We look forward to working with the City, the Office of Economic and Workforce Development, and the community to develop Central Freeway Parcels R, S and T, which will further revitalize the Hayes Valley neighborhood and help fulfill the vision of the Market Octavia Neighborhood Plan. Sincerely, Sincerely,

Mark MacDonald Joseph A. McMillan, Jr. DM Development DDG Principal Chairman and CEO

2

Development EntityDM Development and DDG plan to create a new Joint Venture entity called Linden Partners, which will contract with the City and County of San Francisco for the acquisition and development of Parcel T (as well as Parcels R & S) into mixed-use residential and retail projects.

Roles and ResponsibilitiesDEVELOPER: LINDEN PARTNERSLinden Partners’ office is located at 448 Linden Street in the heart of Hayes Valley and is a continuation of DDG, DM Development and Orange Avenue SF Realty’s current joint venture partnership developing 8 Octavia, 400 Grove and 450 Hayes. Previously, Linden Partners purchased these parcels from the City and County of San Francisco and is in the process of constructing mixed-use multi-family projects on the three respective sites.

Not long ago, the Central Freeway bifurcated Hayes Valley. Patricia’s Green had not yet captured the hearts of San Francisco’s children, locals, tourists and pooches alike. The Proxy was not around to provide made-to-order ice cream, artisanal coffee, German beer and brats, San Francisco’s best bike tours, the coolest performance outerwear, urban exercise classes and ever-changing pop-ups. Hayes Valley was a vastly different neighborhood than the colorful place it is today. The Hayes Valley Neighborhood Associations’ (HVNA) grass root efforts and vision energized and united the community to shape the Market Octavia Neighborhood Plan and redefine Hayes Valley. We are proud to be part of this transformation, take our role as a developer very seriously and will use our local perspective to continue Hayes Valley’s evolution while developing Parcels R, S & T.


2 S T A T E M E N T O F Q U A L I F I C A T I O N S

ARCHITECTS: EDMONDS + LEE ARCHITECTSStrong architecture and great design are fundamental to Linden Partners’ development process. We are extremely excited to introduce Edmonds + Lee Architects as our Parcel T partner (and Kennerly Architecture & Planning and DDG Design as our Parcels R & S architecture partners). Edmonds + Lee Architects provides a bold and unique response to an extremely constrained site condition while helping to connect Octavia Boulevard from Hayes Street to Market Street with active retail frontages and dense residential programming.

Stanley Saitowitz | Natoma Architects, Fougeron Architecture, and Handel Architects expertly crafted the 8 Octavia, 400 Grove and 450 Hayes designs to help heal the scars left by the former Central Freeway. The architects leveraged their ability to foster community through the built environment, emphasized green and sustainable features as well as maximized affordability via efficient spaces. As a result, the community and HVNA championed our projects and helped us achieve unanimous Planning Commission approvals on all three projects. Working with the same architects again on Parcels R, S & T would have been an easy choice and undoubtedly resulted in innovative new designs. However, we felt Hayes Valley’s diverse architectural fabric and vibrant building stock warranted collaborating with and showcasing a new group of architects on Parcels R, S & T. Hayes Valley is not defined by a single architectural style or type. The district contains a wide variation of building sizes, styles or type. Edmonds + Lee Architects (as well as Kennerly Architecture & Planning and DDG Design on Parcels R & S) acknowledge this diversity with complimentary but different design aesthetics, united through common active ground floors, quality materials, dense residential programming, sustainable features and site-specific schemes.

LANDSCAPING: MARTA FRY LANDSCAPE ASSOCIATEMarta Fry Landscape Associates (MFLA) is our Linden Street neighbor as well as the 8 Octavia, 400 Grove and 450 Hayes landscape architect. MFLA’s local understanding and extensive Hayes Valley expertise will stitch Parcels R, S & T into the community fabric as well as further activate Octavia Boulevard. We are saddened to replace the community gardens currently on Parcels R and S. However, MFLA’s plans include living, accessible and engaging streetscapes blurring the lines between the new building frontages

S T A T E M E N T O F Q U A L I F I C A T I O N S


and public realm. Vibrant landscape and project specific designs utilizing highly crafted streetscapes will tie the three projects together as well as to the broader Octavia Boulevard. Marta Fry is a contributing HVNA Greening Committee member.

GENERAL CONTRACTOR: CANNON CONSTRUCTORSCannon Constructors (Cannon) is currently building our 8 Octavia and 400 Grove projects as well as finalizing a Gross Maximum Price contract for our 450 Hayes project. Cannon is an experienced local general contractor, whose principals have over 75 years of construction experience. Cannon will provide preconstruction services as well as act as the general contractor for Parcel T (as well as Parcels R & S).

LAND USE COUNSEL: SHEPPARD MULLIN RICHTER HAMILTONMaria Pracher of Sheppard Mullin Richter Hamilton, our land-use counsel, brings over 28 years of land use and environmental experience pertaining to real estate development projects and San Francisco’s entitlement process.

ENGINEERS AND CONSULTANTSLocal environmental engineers, Treadwell and Rollo, will act as our environmental soils engineer with Earth Mechanics sharing geotechnical guidance. A deep roster of experienced professional consultants contributed to the successful 8 Octavia, 400 Grove and 450 Hayes designs. While Parcel T (as well as Parcels R & S) are still conceptual in nature, many of the same consultants would be ideal development team candidates. Some of our current consultants include: KPFF Consulting Engineers (structural and civil), Dolman Structural Engineers, ACIES Engineering (MEPS engineers), Martin Ron Associates (land surveyors), Thorton Tomasetti (green consultants), Berg Davis (public affairs), Simpson Gumpertz & Heger (waterproofing consultants), Wilson Ihrig & Associates (acoustical consultants), A. R. Sanchez Corea & Associates (permit consultant), CoDe Network (creative consultant) and Asato Communications (public relations).



LEAD NEGOTIATORMark MacDonald of DM Development and Craig Hamburg of DDG will act as Linden Partners’ lead negotiators to finalize the potential purchase and sale agreement. Linden Partners’ entity and operating agreement has not yet been finalized and specific roles are yet to be defined. However, both Mark and Craig have extensive experience negotiating complex real estate transactions and financings on behalf of DM Development and DDG.

OPERATIONS AND MANAGEMENTSimilar to 8 Octavia, 400 Grove and 450 Hayes, DDG and DM Development’s joint venture partnership, Linden Partners, will be responsible for all management and operational activities throughout the development process and after project completion.

FINANCIAL ASSURANCEIn January 2011, DM Development and DDG with its financial partner Orange Avenue SF Realty closed all cash purchases on Parcels H and J. During the same period we purchased the development rights and worked to entitle Parcel V eventually closing all cash on the land transaction with the City in February 2012. To date, we have invested over $26MM into Parcels H, J and V. We made investments in Hayes Valley when no one else was able to or wanted to. We hope our purchase, entitlement and current construction performance on Parcels H, J and V are strong indicators of our intentions and of the seriousness we take our obligations.

FINANCIAL AND LEGAL STANDINGPer the RFP response requirements, we are obligated to note no principals or partners on the Linden Partners development team have filed for or previouslydeclared bankruptcy at anytime in their careers. Nor are there any pendinglegal proceedings or actions currently against anyone on the Linden Partnersdevelopment team.



Primary Team Members

DDG Partners LLCJoseph a. McMillan, Jr. Christopher J. ProkopChairman President Chief Executive Officer Chief Operating Officer

NYC1

DDG Design

DDG Development

William M. Kluczkowski Craig N. Hamburg Finance, Project Mgmt. Project Manager

NYC1 SF

Parcel T

DM Development Partners, LLCDanielle Dignan Mark W. MacDonaldPrincipal Principal

SF

Ownership Structure

DDG Partners LLC

100%

DDG Investor LLC

5% Equity Investor

Administrative Manager

Start Alternative Investments LLC

100%

Orange Avenue SF Realty, LLC

90% Equity Investor

DM Development Partners, LLC

100%

DM Investment Holdings, LLC

5% Equity Investor

Manager

Note: (1) Indicates that team member or group is based in the New York City office; however, significant time is spent in the San Francisco office

Linden Partners, LLC

100%

Parcel T

Harold HillConstruction Manager


DDG DM Development

JOSEPH A. MCMILLAN, JR. Chairman, Chief Executive Officer

Prior to founding DDG, Joe’s experience included Och-Ziff Capital Management Group LLC (NYSE: OZM), a multi-strategy asset management firm with $28 Billion of assets under management, where he was a senior member of the U.S. Private equity investment team; and Greenhill & Co., Inc. (NYSE: GHL) and Greenhill Capital Partners, LLC, where he was a Principal and initial member of the Greenhill Capital Partners, LLC investment team managing $1.1 Billion of equity capital. Joe previously served in the U.S. Army.

Joe holds a B.S. In Commerce, Concentration in Finance from the University of Virginia

JOHN C. KEELER Senior Advisor, General Counsel

JC is a founding member of DDG. Prior experience includes: Managing Member of Keeler Development Group, LLC, a private real estate investment and development firm headquartered in New York; and General Counsel and Strategic Advisor to other privately owned companies. Previously, JC was a commercial litigator in New Orleans. He is admitted to the bar in New York and Louisiana.

JC holds a J.D. from Tulane University Law School, and a B.A. from the University of Colorado in Russian Language and Political Science.

CHRISTOPHER J. PROKOP President, Chief Operating Officer

Prior to co-founding DDG, Chris spent his career as a real estate entrepreneur, developing over one million square feet of real estate, including as President of Vesta Development Group, Inc., where he was focused on ground-up construction and repositioning of luxury residential real estate’ and Northeast Investors, Co. and affiliates, where he was focuses on commercial and medical office development and management, historic restoration, master planned townhouse development, and resort property development and management. Chris was a financial analyst and associate with CB Richard Ellis Group, Inc.

Chris holds a B.S. In Business Management from Ithaca College, and an M.B.A. in Finance from Fordham University.

PETER G. GUTHRIE Chief Creative Officer, Head of Design & Construction

Peter is a founding member of DDG, and his prior experience includes being the founder and President of Office [606] design + construction LLC, and integrated architectural and construction management firm headquartered in New York; and Peter Gluck & Partners, Architects and ARCS Construction Management Services LLC, where he was a senior project manager responsible for numerous design and construction management projects.

Peter holds an A.B. in Art History and Sculpture from Duke University, and a Masters in Architecture from the Yale School of Architecture.

CRAIG N. HAMBURG Vice President, Head of San Francisco Office

Craig runs DDG’s San Francisco office, and his prior experience includes, being the Project Frog’s supply chain director for sustainable and prefabricated construction systems; and Intracorp San Francisco LLC, where he was a project manager responsible for project and construction management for The Hayes, a 128 unit condominium project located at 55 Page Street in Hayes Valley as well as Arterra a 269 unit condominium project located in Mission Bay. Craig currently sits on the board of Hayes Valley Neighborhood Association and is actively involved in the Transit & Planning and Community Greening Committees.

Craig holds an B.S. in Finance from Tulane University’s A. B Freedman School of Business.

JESHUA PAONE, RA, AIASenior Architect

Jes is the Senior Architect at DDG Design and has over 15 years experience working on a diverse range of projects in San Franciso and New York. Prior to DDG Design career highlights include working for Peter Guthrie at Office [606] design + construction LLC in New York, Zack | De Vito Architecture Construction and Allied Architecture & Design in San Francisco.

Jes holds a B.A. in Architecture from UC Berkeley, is Licensed to Practice Architecture in the State of New York and is a Member of the American Institute of Architects, Brooklyn Chapter.

MARK MACDONALDCo-Founding Principal

Mark is a Co-Founding Principal of DM Development. Mark is involved in all phases of the real estate development process with an emphasis on acquisitions, partnerships, finance, design, entitlements, marketing and sales. Prior to founding DM Development, Mark was a Senior Manager at Oracle Corporation where he held leadership positions in Engineering, Business Development, and Strategy. Mark is an active member of the Urban Land Institute (ULI) and he has been a speaker at the San Francisco ULI Residential Local Product Council and the Fisher Center Annual Real Estate & Economics Symposium. Mark earned a Bachelor of Science in Engineering from Stanford University and a Master of Science in Management from the Stanford Graduate School of Business.

DANIELLE DIGNANCo-Founding Principal

Danielle is a Co-Founding Principal of DM Development. Danielle is involved in all phases of the real estate development process with a focus on finance, operations, and investor relations. Prior to founding DM Development, Danielle was the Principal of Dignan Development, which focused on the renovation of single and multi-family urban homes, with a special interest in the sensitive balance between preserving a building’s original character and adding a 21st century aesthetic. Danielle’s background also includes more than a decade of teaching leadership and she is a USCG licensed captain. Danielle holds a Bachelor of Arts in history from the University of Rhode Island.

HAROLD HILLVice President, Construction Management

Harold has sixteen years of experience managing successful and award-winning construction projects, totaling over $835MM and 2.8MM square feet. Prior to DM Development, Harold was with Millennium Partners where he was a construction manager for the Millennium Tower, a $560MM, 1.1MM square foot, 60-story, 419 condo mixed-use project at 301 Mission Street. Prior to Millennium Partners, Harold worked at Howard S Wright Construction, where he was a project manager for 199 New Montgomery, a 166-unit condominium tower, and 333 First Street, a 342-unit condominium project. Prior to Howard S. Wright, Harold was a project manager for Webcor Builders, where he was a superintendent / project manager for 160 King Street and 150 California Street. Harold holds a Bachelors of Science with a major in Construction Management, Arizona State University.



DDG and DM Development have made an extensive commitment to Hayes Valley, developing three new projects in the area, establishing their offices on Linden Street and starting a neighborhood journal.

NEIGHBORHOOD MAGAZINEDDG and DM Development have sponsored a neighborhood journal that features area residents and businesses while telling the story of Hayes Val-ley. Conceived in collaboration with CoDe Inc and Apartamento, a Barcelo-na-based interiors lifestyle magazine, this journal aims to serve the neighbor-hood and its varied residents and commercial establishments with changing periodicals that capture the exciting and varied landscape of Hayes Valley. The journal will also be provided by Apartamento.

Hayes Valley Journal









Linden Partners

Linden Partners is a unique partnership between DM Development and DDG, development firms with substantial local experience and deep expertise across the entire development lifecycle. Linden Partners is committed to architectural design excellence, sustainable development, community enrichment, and the creation of integrated affordable housing. The team is currently developing three projects in Hayes Valley at 8 Octavia, 400 Grove and 450 Hayes.





8 Octavia

Prominently situated at the entry to the desirable Hayes Valley neighborhood, 8 Octavia will be a gateway to San Francisco across from the classically designed First Baptist Church, at the intersection of Market Street and Octavia Boulevard. Envisioned by renowned architect Stanley Saitowitz, the award winning design will feature distinct, loft-like residences, advanced home technologies, curated retail and convenient access to mass transit. The building will contain light-filled vertical courtyards, an innovative approach to providing open space and improving the built environment.

8 Octavia will also feature a predominately western-facing glass façade with louvers that allow residents to modulate natural light and privacy as well as improve energy efficiency, resulting in a structure that will appear to breathe and evolve throughout each day. The spaces have been designed in the classic Saitowitz style, with open layouts and minimum walls, allowing the freedom to customize each space without constraints.

Address: 8 Octavia Boulevard

Architect: Stanley Saitowitz

Height: 75’ on Market, 55’ on Haight

Completion Date: June 2014

Residential Net Square Feet: 43,824Commercial Net Square Feet: 4,348





400 Grove

This distinctive mixed-use development with 34 unique homes is located on a high profile corner of the Hayes Valley neighborhood close to some of the City’s most significant performing arts venues, including the War Memorial Opera House, Davies Symphony Hall, SF Jazz Center and the San Francisco Ballet.

The Fougeron Architecture designed building features a wave-like exterior facade that provides a modern reinterpretation of the classic San Francisco bay window. A two-level opening on Gough Street will allow exceptional light and air into an internal courtyard with a landscaped bamboo grove.

Address: 400 Grove Street

Architect: Fougeron Architecture

Height: 55’ on Gough Street, 45’ on Grove Street

Completion Date: March 2015 (Estimated)

Residential Net Square Feet: 27,750Commercial Net Square Feet: 2,085





450 Hayes

Located in the heart of the vibrant Hayes Valley neighborhood, this mixed-use project consists of 41 homes over neighborhood-serving commercial space. The Handel Architecture designed building will feature a distinctive pattern of wood panels that create a kinetic rhythm on the building’s facade.Scattered bay windows angled down Hayes Street will provide panoramic views of Patricia’s Green. A birch grove in the project’s interior courtyard will create a shady retreat for the building’s residents, and loft homes on Ivy Street will offer unique sunken living spaces with soaring ceilings and private gardens. Nearly a dozen city and regional mass transit lines are nearby, providing residents with efficient access to citywide and Bay Area amenities.

Address: 450 Hayes Street,

Architect: Handel Architects

Height: 45’ on Hayes Street,45’ on Ivy Street

Construction Completion Date: August 2015 (Estimated)

Total Residential Net Square Feet: 38,134Commercial Net Square Feet: 3,680





DM Development

DM Development is a San Francisco-based real estate development and investment firm focused on urban infill mixed-use projects. The firm was founded in 2010 by Danielle Dignan and Mark MacDonald, both long-time residents of San Francisco, who share a passion for creating ex-ceptional urban properties with a commitment to distinctive design, sustainability, and community revitalization. Through a series of successful sin-gle-family and boutique multi-family housing proj-ects in San Francisco, the principals of DM De-velopment cultivated their expertise, relationships, and development team and built a platform ca-pable of executing larger, more complex projects that embodied the same values of high design, sustainability, and community enrichment reflect-ed in their earlier developments.

DM Development focuses on middle-market op-portunities up to 250,000 square feet and em-phasizes value-oriented, opportunistic investing that leverages its extensive development and in-house construction expertise. The firm currently has 250,000 square feet of ground-up, mixed-use development in progress totaling over 120 resi-dential units and 10,000 square feet of commer-cial space with an estimated value of $155MM. In addition, the firm is a development consultant on an additional 250,000 square feet of ground-up, mixed-use development totaling over 300 res-idential units and 15,000 square feet of commer-cial space with an estimated value of $250MM.




950-974 MARKET STREET

DM DevelopmentDevelopment ConsultantConstruction Management

BI GArchitect

Completion2018 (Estimated)



THE RESERVE, COSTA RICA

DM DevelopmentJoint Venture Development Partner

ArchitectAssembledge+

Completion Date2015 (Estimated)



2440-2444 Broadway

DM DevelopmentDeveloper

Michael Hennessey ArchitectureArchitect

Completion2011



2919 Laguna Street



Completion2010 (Entitlements Obtained)



30-32 Prescott Street



Completion2011 (Entitlements Obtained)



DM DEVELOPMENT - DEVELOPMENT EXPERIENCE AND CURRENT WORKLOAD

Project Name Address Role Type Category Total GSF # of Buildings Total # of Units TDC Start Date Completion Date Current Status Gov’t Program Construction Lender Permanent Lender Property Manager

(a) (b) (c) (d) (e) (f) (f) (g)

147-149 Wool 147-149 Wool Street (SF) D, B CH SR 2,800 1 2 $1 MM 2002 2004 Com NA NA NA

543 20th 543 20th Ave (SF) D, B SF SR 2,901 1 1 $1 MM 2004 2006 Com NA NA NA

The Reserve Santa Teresa, Costa Rica D, JV CH NC 56,400 28 28 $32 MM 2007 2015 Pre NA NA NA

2440-2444 Broadway 2440-2444 Broadway (SF) D, B CH SR 10,183 1 3 $8 MM 2009 2011 Com NA NA NA

30-32 Prescott 30-32 Prescott St (SF) D CH SR 4,067 2 2 $2 MM 2010 2011 Ent NA NA NA

2919 Laguna 2919 Laguna St (SF) D CH NC 6,021 1 2 $3 MM 2008 2010 Ent NA NA NA

8 Octavia 8 Octavia Boulevard (SF) D, B, CM, JV CH / R NC 70,153 1 47 $35 MM 2011 2015 UC NA First Republic bank NA TBD

400 Grove 400 Grove St (SF) D, B, CM, JV CH / R NC 44,414 1 34 $24 MM 2011 2015 UC NA Canyon Partners NA TBD

450 Hayes 450 Hayes St (SF) D, B, CM, JV CH / R NC 65,167 1 41 $37 MM 2011 2016 Pre NA Canyon Partners NA TBD

950-974 Market 950-974 Market St (SF) CM, O (Dev Consultant) CH / O / R / H NC 440,899 2 316 $263 MM 2013 2018 Pre NA TBD NA TBD

(a) ROLE: Roles played in the development of each property listed. If developed as part of a joint venture, JV will appear with the respective role (e.g., D/JV). D=Developer; B=Builder; GC= General Contractor; CM=Construction Manager; F=Provided Financing; O=Other (specify)

(b) TYPE: Project Type: RH=Rental Housing; CH=Coop/Condo Housing; SF=Single Family Housing; O=Office; R=Retail; CF=Community Facility; M=Mixed Use; H=Hotel(c) CATEGORY: NC=New Construction; SR=Substantial Rehab; MR=Moderate Rehab(d) STATUS: Pre=Pre-development; UC=Under Construction; Com=Completed, Ent=Entitled(e) GOVERNMENT PROGRAM: Affordable housing program, contact name, and telephone number.(f) CONSTRUCTION/PERMANENT LENDER: Name of the institution.(g) MANAGEMENT: Name of the property manager used, if any.



DDG

DEVELOPMENTDDG is a vertically integrated company that provides capital, design, construction, development and asset management across its portfolio. DDG focuses on mixed use and residential projects on the east and west coasts, creating and enhancing the built environment through innovative design and superior craft of construction. Our uniquely integrated platform ensures we can and do deliver exceptional projects. The individuals that com-prise our company have a variety of backgrounds, of-fering tremendous expertise in positioning an asset to achieve its highest value. The depth of knowledge and experience within our team is a reflection of the reputa-tion and standard of excellence associated with the DDG brand. The principles of DDG have owned, developed and managed approximately two million square feet of real estate across various asset classes.

DDG DES IGNIntegrated into a company that owns, develops, con-structs and manages its projects, design takes on a very central role for DDG. We place great emphasis on the time honored craft of architectural design, taking pains to create projects whose details and use of materials are both innovative and timeless. The myriad constraints on a project logistically, financially and artistically are all driven behind an architectural practice that is constant-ly seeking. We seek to connect, enhance and celebrate the built environment we inhabit through thoughtful and passionate engagement at all levels of the architectural process.




41 BONDNEW YORK, NEW YORK

DDG Developer ArchitectInterior Designer Builder (CM/GC) Interior Designer Property Manager



DDG Developer ArchitectInterior Designer Builder (CM/GC) Interior Designer Property Manager



345meatpacking New York, NY

DDGDeveloperArchitectBuilderInterior DesignerProperty Manager







12 & 14 WARREN NEW YORK, NY

DDGDeveloperArchitectBuilder (CM/GC)Interior DesignerProperty Manager



325 West Broadway NEW YORK, NY

DDGDeveloperArchitectBuilder (CM/GC)Interior DesignerProperty Manager





LANDMARK17 NEW YORK, NY

DDG DeveloperBuilder (CM) Property Manager Design Architect Section F Design

L3CARROLL GARDENS, BROOKLYN

DDG Developer Architect Builder (CM/GC)Interior Designer Property Manager



DDG

Asset Management

Sales & Marketing

Construction

Development

Design

Capital

Acquisition



DDG – DEVELOPMENT EXPERIENCE AND CURRENT WORKLOAD

Project Name Address Role Type Category Total GSF # of Buildings Total # of Units TDC Start Date Completion Date Current Status Gov’t Program Construction Lender Permanent Lender Property Manager

(a) (b) (c) (d) (e) (f) (f) (g)

18 Orchard 18 Orchard St (NYC) D, CM, GC CH SR 13,500 1 6 $2 MM 1998 2000 Com NA China Trust Bank NA

7 Essex 7 Essex St (NYC) D, CM CH NC 40,000 1 19 $18 MM 2001 2005 Com NA China Trust Bank NA

Landmark17 233 E 17th St (NYC) D, CM CH SR 35,000 1 13 $24 MM 2005 2008 Com NA Capital One NA

24 & 26 Warren St 24 & 26 Warren St (NYC) D, B, CM, GC, Architect CH NC 17,000 1 2 $14 MM 2006 2010 Com NA Wells Fargo NA

L3 & 4P 191 & 193 Luquer St & D, B, CM, GC, Architect CH NC 22,422 2 16 $9 MM 2004 / 2005 2011 Com NA Bank of America NA 114th 4th Place (NYC)

41 Bond Street 41 Bond St (NYC) D, B, CM, GC, Architect CH NC 29,493 1 7 $26 MM 2009 2012 Com NA People’s United Bank NA DDG

345meatpacking 345 W 14th St (NYC) D, B, CM, GC, Architect CH / R NC 70,038 1 37 $56 MM 2010 2014 UC NA M&T Bank NA DDG

325 W Broadway & 325 W Broadway & D, B, CM, GC, Architect CH / R NC 61,900 2 21 $75 MM 2012 2015 UC NA M&T Bank NA DDG 23 & 25 Wooster St 23–25 Wooster St (NYC)

12 Warren St 12–14 Warren St (NYC) D, B, CM, GC Architect CH NC 50,131 1 13 $43 MM 2012 2015 UC NA TBD NA DDG

180 E 88th St 180 E 88th St (NYC) D, B, CM, GC Architect CH NC 130,900 1 47 $157 MM 2014 2017 Pre NA NA NA DDG

100 Franklin St 100 Franklin St (NYC) D, B, CM, GC Architect CH / R NC 29,082 2 10 $31 MM 2014 2016 Pre NA NA NA DDG

8 Octavia 8 Octavia Boulevard (SF) D, B, CM, JV CH / R NC 70,153 1 47 $35 MM 2011 2014 UC NA First Republic bank NA TBD

400 Grove 400 Grove St (SF) D, B, CM, JV CH / R NC 44,414 1 34 $24 MM 2011 2015 UC NA Canyon Partners NA TBD

450 Hayes 450 Hayes St (SF) D, B, CM, JV CH / R NC 65,167 1 41 $37 MM 2011 2015 Pre NA Canyon Partners NA TBD

(a) ROLE: Roles played in the development of each property listed. If developed as part of a joint venture, JV will appear with the respective role (e.g., D/JV). D=Developer; B=Builder; GC= General Contractor; CM=Construction Manager; F=Provided Financing; O=Other (specify)(b) TYPE: Project Type: RH=Rental Housing; CH=Coop/Condo Housing; SF=Single Family Housing; O=Office; R=Retail; CF=Community Facility; M=Mixed Use; H=Hotel(c) CATEGORY: NC=New Construction; SR=Substantial Rehab; MR=Moderate Rehab(d) STATUS: Pre=Pre-development; UC=Under Construction; Com=Completed, Ent=Entitled(e) GOVERNMENT PROGRAM: Affordable housing program, contact name, and telephone number.(f) CONSTRUCTION/PERMANENT LENDER: Name of the institution.(g) MANAGEMENT: Name of the property manager used, if any.



EDMONDS + LEE ARCHITECTS

Robert Edmonds along with partner Vivian Lee are prin-cipals of the full-service, architecture and interiors firm Edmonds + Lee Architects. Founded in San Francisco in 2006 after firm principals Robert Edmonds and Vivian Lee relocated from New York City, the firm specializes in contemporary, modern design with a focus on individual, customized solutions.

Drawing upon almost 40 years of combined experience in institutional, commercial and multi-unit housing, the office focuses on single-family and multi-family housing projects with a particular interest in the contemporary urban condition and the intersection between the public and private realms.

The office and its work has been widely published and has been the recipient numerous awards including an Emerging Talent Award Winner at the 2009 Monterey Design Conference and New Practices San Francisco which recognized new and emerging architecture firms that have undertaken innovative strategies in both proj-ects and practice.

Edmonds + Lee Architects is a certified Woman-Owned (WBE) San Francisco Local Business Enterprise (LBE).

VIVIAN LEE, AIA

Prior to joining EDMONDS + LEE ARCHITECTS, Vivian was the Director of Interior Architecture at Handel Architects where she oversaw the design and completion of projects such as the Millennium Tower and NEMA in San Francisco. Before moving to San Francisco, she has also worked in the award winning offices of Skidmore Owings & Merrill, and Gabellini Sheppard Associates in New York City, completing a variety of commercial, institutional and residential projects internationally and in the United States.

Vivian has nearly a decade of experience designing multi-family building in San Francisco. She can handle projects from a complex hundred unit tower to a more intimate 3-unit building. Vivian holds a Master of Science Degree in Advanced Architectural Design from Columbia University and a Bachelor of Architecture degree from Carnegie Mellon University. She is a licensed architect in the states of California and New York.

ROBERT EDMONDS, AIA

In addition to San Francisco, Robert has lived and worked in both Los Angeles and New York as an architect in a number of prominent architectural offices including Steven Holl Architects, Gluckman Mayner Architects, Daly Genik Architects, and Studios Architecture where he was involved in museum and institutional expansion projects around the country such as the Nelson Atkins Museum of Art in Kansas City, The Philadelphia Museum of Art and the Museum of Contemporary Art in San Diego.

A native of the San Francisco Bay Area, Robert holds a Master of Science Degree in Advanced Architectural Design from Columbia University and a Bachelor of Architecture degree from Cal Poly, San Luis Obispo. He is a licensed architect in the states of California and New York.




This page:Summerhill Residence

Opposite page, top:Chestnut Street Multi-Family





This page:Oriental Warehouse Loft

Opposite page:Cube House









MFLA

MFLA. Marta Fry Landscape Associates, a San Francisco based urban design and landscape architecture studio, was established in 1990 by Marta Fry. Believing that the landscape is one of the most potent and lasting forms of cultural expression, Marta Fry leads the Studio in the ex-

ploration of the intersections and complex relationships between environmental, social and cultural systems over time, aiming to reveal and express these relationships in forms that enable vital understandings, explorations and re-connections to place.

MARTA FRY Principal. Director-of-Design

Trained in landscape architecture and urban design, Marta graduated from Har-vard’s Graduate School of Design with a master’s degree in landscape architecture coupled with an undergraduate degree in Environmental Studies and Planning. For Ms. Fry the field of landscape architecture encompasses the interweaving of art and science and provides an opportunity to work on widely diverse scales, from larger master planning visions and designs for urban infill and re-development districts to finer-grained singular design commissions. This contrast of scales and project typolo-gies provides for a stimulating environment of creative acrobatics. Based in San Fran-cisco, the native Californian finds the Bay Area fertile grounds for exploration and innovation “it’s a region with a rich history of invention, a fertile and creative environ-ment that transects disciplines and coupled with San Francisco’s cultural diversity, pro-vides a rich milieu from which to draw.” For her, California continues to be a creatively emergent and progressive environment. Ms. Fry actively participates in design juries and has taught design studios at Harvard’s GSD and UC Berkeley’s School of Environmental Design.

JAMES MUNDENSenior Landscape ArchitectProject Manager

James is a chartered member of the Land-scape Institute (UK) and graduated with undergraduate and graduate degrees in Landscape Architecture from the Univer-sity of Central England, Birmingham, UK. He leads the MFLA Studio as a senior designer and project manager in a number of challenging projects from the three, multi-family “Hayes Collection” projects, to mixed-use high-rises, schools, parks, and urban master planning. His expertise in public participation and community engagement facilitates complex projects, teams and community interface.




8 Octavia. San Francisco. CA



450 HAYES STREET | Facade Study |Street View Looking East

450 Hayes. San Francisco. CA



Mission Bay. San Francisco. CA



Arterra. San Francisco. CA

mission bay : arterra







3


3 F I N A N C I A L S T A T E M E N T

see enclosed envelope


F I N A N C I A L S T A T E M E N T


3 F I N A N C I A L S T A T E M E N T

4

Development Concept

Our proposal for Parcel T follows in the strong Hayes Valley and San Francisco tradition of multi-family residential housing over a vibrant, pedestrian-oriented commercial presence. It is a project that fits in well to the already established fabric of the city, yet can stand on its own as a significant work of architecture. Our proposal will comply with existing zoning codes and reinforce the Market and Octavia Plan.

The proposed building will in-fill the entire area of Parcel T repairing the damage caused by demolished Central Freeway. As mentioned previously, the building will be mixed-use with a retail component occupying the entire ground floor with 26 residential units distributed over four levels above.

On-site parking will be provided via a subterranean base-ment that will be accessed by a freight elevator via Rose Street. This will create space for 13 total parking spaces of which 7 will be deeded to the residential units and the remaining 6 will be designated for car-share. Additional

measures to reduce the reliance on private automobiles such as higher than required on-site bicycle parking will be provided. In an effort to maximize density and to pro-vide as many housing opportunities as possible to individ-uals and families of diverse incomes, our proposal calls for smaller, more economic units of various sizes. Each of the units has been laid out as efficiently as possible so that a total of 26 residential units can be achieved.

A combination of Studios, 1-bedroom units, and 2 bedroom units will be distributed evenly throughout the upper floors of the building creating a variety of unit mixes at each floor level. Additionally, the proposed project will participate in the Inclusionary Housing Program by providing 15% of the residential units (4 total) onsite as part of the residential unit mix.

Outdoor common space available to each of the residential units will be provided by a common, landscaped roof-top garden. The roof garden will serve as gathering area and provide additional access to the sun and city views beyond.

Floor Level Use Area (SF)* Studios 1 BR Units 2 BR Units

Level 1 Retail 2,818 N/A N/A N/A

Level 2 Residencial 4,444 3 2 2




Total 20,644 10 (40%) 6 (20%) 10 (40%)

* Gross habitable space exclusive of common hallways and exit stair cores

opposite page, top:AERIAL VIEW OF PARCEL TA building that restores and reinforces the urban fabric of Hayes Valley

opposite page, bottom:VIEW OF PARCEL T FROM MERCURY CAFEA building integrated in the daily life and community of Hayes Valley

A SUMMARY OF THE PROPOSED PARCEL T BUILDING IS AS FOLLOWS:


4 D E V E L O P M E N T C O N C E P T


D E V E L O P M E N T C O N C E P T

Retail and Street Activation

For our proposal for Parcel T, we envision a completely open and lively street level retail presence that will be focused toward the pedestrian experience and will connect into the surrounding fabric of Hayes Valley. Our proposal has allocated the entire street level floor into a commercial/retail space that can be subdivided into 3 different retail units or linked in to a singular, large com-mercial space. Unlike the smaller parcel sizes of Parcels R & S, the larger parcel size of Parcel T will allow for larger anchor tenant(s) that can serve the surrounding community.

All of the ground floor retail spaces will be directly accessible from the street at the grade of the sidewalk and the retail spaces will have ceilings heights of 15’-0” or higher throughout. Additionally, storefronts will be set back from the property lines to create inviting retail entrances and to differentiate from the residential units above. Additionally, we envision the ground floor eleva-tions to be transparent and open with the use of operable storefronts and overhead doors which will open the retail spaces to the sidewalk beyond.

this page:OCTAVIA BOULEVARD EXISTING ACTIVITY CENTERS — PATRICIA’S GREEN AND PROXYOutdoor public space that contributes to community building

opposite page, top:VIEW OF RESIDENTIAL LOBBY ENTRANCE AT THE INTERSECTION OF OCTAVIA BOULEVARD AND PAGE STREETLandscaped portions of the building and street furniture given back to the city as public space

opposite page, bottom:ACTIVITY MIGRATION AND STREET ACTIVATION DIAGRAMConnecting the ground floor pedes-trian experience to existing retail and activity centers



Hayes Valley

Proxy

K

L

M

NOCTAVIA BLVD.

R

S

T



Community and Gathering

A significant aspect of our proposal for Parcel T is about responding to the human-scaled character of the neighborhood and providing an active ground floor use that will serve the surrounding community. As mentioned previously, our proposal devotes the entire ground floor to the pedestrian experience with large expanses of operable glass windows and doors connecting the retail spaces to the adjacent sidewalks and landscaped areas.

While preliminary in nature, we envision the ground floor commercial space to be a space that is an activity center that interacts and is linked to the out-door gathering spaces currently present at Patricia’s Green and the temporary PROXY pavilions. In particular, we see the ground floor retail space on Parcel T to be the future home of the Hayes Valley Biergarten once their lease ends on Parcel L.

opposite page, top:VIEW OF STREETSCAPE ALONG OCTAVIA BOULEVARDStorefront entraces that open up and are directly accessible to the sidewalk

opposite page, bottom:VIEW OF BIERGARTEN LOCATED AT GROUND FLOOR RETAIL OF PARCEL TSpaces that provide for community gathering and active ground floor usage







5


5 F E A S I B I L I T Y O F P R O P O S A L

AssumptionsCost/Revenue Assumptions Project Cost $18.1MM

Average Condo Sell-Out (Market) $1,210 / NSFAverage Condo Sell-Out (BMR) $331 / NSFAverage Retail Rent1 $55 / RSFParking $125,000 / SpaceGross Revenue $22.3MM

Financing Assumptions LTC Construction Loan 65% Equity 35%

Schedule Assumptions Pre-Development 22 MonthsConstruction Period 16 MonthsCondo Sell-Out 4 MonthsCondo Sales Velocity ~5 Units / MonthCondo Sales Pre-TCO ~10 Units

Scope Gross Floor Area (GSF) Site Area (SF) 5,556

FAR 5.0Proposed GSF 27,780Air Rights –Deductions –Total GSF Above Grade 27,780Net Sellable SF (Above Grade) 20,644Loss Factor 25.7%

Building Area Avg. Unit Size # of Units GSF2 GSF3 NSF4

Residential (Condo) 686 26 17,826 17,826 17,826Retail 2,818 2,818 2,818Parking (Below Grade) 2,100 – –Mechanical / Circulation / Amenity 10,592 7,136 –Total 33,336 27,780 20,644

(1) No value is assigned to the below grade retail space(2) Total building(3) Total above grade(4) Net sellable square feet


F E A S I B I L I T Y O F P R O P O S A L

Profit & Loss SummaryCondo Sales Proceeds $1,066 / SF $19,010,762Parking Sales Proceeds $125,000 / Space 875,000Retail NOI 146,231Retail Sale $798 / SF 2,249,703Gross Revenue $22,281,696Less: For Sale Cost of Sales (1,034,562)Less: Project Costs (18,113,372)Total Costs ($19,147,934)Net Profit $3,133,763

Sources & UsesSources 26 Units 33,336sf 27,780sf 20,644sf

Debt Acq. Project $ / Unit $ / GFS2 $ / GFS3 $ / NFS4 AmountConstruction Loan 65% $452,834 $353 $424 $570 $11,773,692Total Debt $452,834 $353 $424 $570 $11,773,692 Equity Equity Project $ / Unit $ / GFS2 $ / GFS3 $ / NFS4 AmountEquity 100% 35% $243,834 $190 $228 $307 $6,339,680Total Equity $243,834 $190 $228 $307 $6,339,680

Total Sources $696,668 $543 $652 $877 $18,113,372

Uses 26 Units 33,336sf 27,780sf 20,644sf Project Costs $ / Unit $ / GFS2 $ / GFS3 $ / NFS4 AmountSite Acquisition $115,385 $90 $108 $145 $3,000,000Closing Costs 6,154 5 6 8 159,997Hard Costs 346,182 270 324 436 9,000,720Hard Cost Contingency 29,152 23 27 37 757,955Soft Costs 168,360 131 158 212 4,377,363Soft Cost Contingency 16,836 13 16 21 437,363Total Costs $682,068 $532 $638 $859 $17,733,771Construction Loan Interest 14,600 11 14 18 379,600Total Uses $696,668 $543 $652 $877 $18,113,372


(3) Total above grade(4) Net sellable square feet

Development Budget Summary 33,336 sf 27,780 sf 20,644 sf Budget Line Item per GSF per GSF3 per NSF3 AmountAcquisition Cost Acquisition $90 $108 $145 $3,000,000 Acquisition Cost Sub-Total $90 $108 $145 $3,000,000

Closing Costs Investor Legal $2 $2 $2 $50,107 Purchaser Legal 2 2 2 50,107 Zoning Legal – – – 5,011 Environmental Review – – – 2,505 Appraisal – – – 5,011 Survey – – – 2,505 Architectural Review – – – 5,011 Miscellaneous 1 1 2 37,580 Closing Cost Sub-Total $5 $6 $8 $159,997

Soft Costs Financing Bank Fees - Construction Loan $4 $4 $6 $117,737 Closing Costs - Construction Loan 1 1 1 20,360 Lender Legal - Construction Loan 2 3 4 75,160 Insurance Property Insurance / Other – – 1 12,527 Builder’s Risk 1 2 2 43,721

Taxes Real Estate Taxes 6 8 10 210,600

Design/Construction Soft Costs Architectural / Engineering / Consulting 30 36 48 990,079 Controlled Inspections 2 3 4 75,160 Construction Monitoring 2 2 2 50,107 Permits / Expediting / Violations 2 2 2 50,107 City Fees 21 25 34 701,498 Utilities 3 4 5 100,214

Leasing Leasing Commissions 2 2 3 66,097 Tenant Legal – 0 1 12,527

General & Administrative Legal / Offering Plan 2 3 4 75,160 Legal / Accounting 2 3 4 75,160 Marketing 15 18 24 501,070 Office Overhead 18 22 29 601,284 Project Management 16 20 26 543,401 Light & Air Easements 1 1 2 37,580 Carrying Costs (CC + RE Tax) 1 1 1 17,813 Soft Cost Sub-Total $131 $158 $212 $4,377,363

Soft Cost Contingency $13 $16 $21 $437,736Construction Loan Interest $11 $14 $18 $379,600Construction Costs Hard Costs $270 $324 $436 $9,000,720 Hard Cost Contingency 23 27 37 757,955 Construction Cost Sub-Total $293 $351 $473 $9,758,675

Total Development Budget $543 $652 $877 $18,113,372

(1) No value is assigned to the below grade retail space(2) Total building


F E A S I B I L I T Y O F P R O P O S A L 5

Residential Unit Mix SummaryBlended Market Rate & BMR Studio Units 1BR Units 2BR Units Total

Unit Mix (% of Units) 38.5% 23.1% 38.5% 100%Unit Mix (% of NSF) 26.6% 21.6% 51.8% 100%Unit Count 10 6 10 26Average NSF 474 641 924 686Average Price $502,124 $684,978 $987,965 $731,183Average $ / PSF $1,058 $1,069 $1,070 $1,066Price $ / BR – $684,978 $493,983 $538,058

Market Rate Studio Units 1BR Units 2BR Units TotalUnit Mix (% of Units) 40.9% 22.7% 36.4% 100.0%Unit Mix (% of NSF) 28.3% 21.6% 50.1% 100.0%Unit Count 9 5 8 22Average NSF 469 645 934 678Average Price $535,104 $771,982 $1,171,646 $820,410Average $ / PSF $1,141 $1,196 $1,255 $1,210Price $ / BR – $771,982 $585,823 $657,423

BMR Studio Units 1BR Units 2BR Units TotalUnit Mix (% of Units) 25.0% 25.0% 50.0% 100.0%Unit Mix (% of NSF) 18.0% 21.3% 60.7% 100.0%Unit Count 1 1 2 4Average NSF 524 619 883 727Average Price $205,304 $249,954 $253,244 $240,437Average $ / PSF $392 $404 $287 $331Price $ / BR – $249,954 $126,622 $167,733




Financial Sources

As previously mentioned, Linden Partners is a joint venture partnership between DDG, DM Development and equity partner Orange Avenue SF Re-alty. To date, DDG, DM Development and Orange Avenue SF Realty have invested $26MM of equity into Parcels H, J and V and are committed to continue their investment into Parcel R, S & T.

Direct and Indirect Benefits to the City

DIRECT BENEFITS TO THE CITY

In addition to our $3MM all cash purchase of Parcel T, the City will receive the following additional direct benefits:

Community Infrastructure Impact Fees at Site Permit issuance.

Affordable Housing Fees at Site Permit issuance.

roughly $198,170 or $7,622 per unit annually or $6,923 per residence.

payroll taxable labor

receipt tax revenue to the City as well as employee payroll tax revenue.


F E A S I B I L I T Y O F P R O P O S A L 5

offer the below market rate condominiums onsite to better integrate affordable housing into the community. Parcel T will include 4 new affordable condominiums as part of the Mayor’s Office of Housing’s inclusionary housing program.

INDIRECT BENEFITS TO THE CITY

The City will also receive the following indirect benefits:

employment for those working in the 2,818sf of retail space.

children to play on the jungle gym, the community’s many dogs mingle on the two small greens and schoolmates and coworkers share benches at lunch. Unfortunately, Patricia’s Green struggles to accommodate the community’s constant demand. Our Parcel T streetscape plans offer much needed public space to the community and help to extend Patricia’s Green down Octavia Boulevard.

streetscape and create a common thread from Hayes Street to Market Street. We have had preliminary discussions with the owners of the Hayes Valley Biergarten, and they have expressed interest in potentially moving their operations to the Parcel T retail space once their lease expires on Parcel L. This would help preserve a popular food & beverage destination in the neighborhood and help draw activity down Octavia Boulevard towards Market Street, which would also benefit the micro-retail promenade we are proposing for Parcels R & S.

long struggled to bring a farmer’s market to the neighborhood. Parcels R & S will provide over 250 feet of new streetscape to safely host a farmer’s market and house any needed infrastructure.



market rate housing to San Francisco’s housing stock in the midst of a housing shortage.

Francisco’s current median price of $830,000. Efficiently designed residential units averaging 686 square feet create affordable housing options in an increasingly expensive housing market.

opportunities for families to stay in San Francisco.

on private automobiles by providing 6 onsite car share spaces for the community, limiting onsite parking to a level below the allowable 0.5 spaces per unit (Parcel T would be .27 spaces per unit), and including bike parking in excess of code-required quantities.

KEY PARTICIPANTS IN PROPOSED CONCEPT AND ECONOMICS

Please find enclosed letters of support to our proposed concept and economics in the appendix.







6

Architecture and Urban Design description and approach

Fifteen years after the Loma Prieta earthquake devastated parts of San Francisco, an amazing silver lining is emergent in the City’s Hayes Valley Neighborhood. The earthquake-damaged Central Freeway, a double-decker structure that once cut a swath through this neighborhood, has been demolished. Left behind are twenty-two developable parcels and a new, landscaped, European-style boulevard as the freeway’s replacement. In addition to providing the opportunity to build almost 1,000 new housing units and vibrant retail space in a densely populated, historic neighborhood, the sites offer an exceptional opportunity to achieve excellence and innovation in urban infill architectural design.

This process has resulted in an urban plan that is truly forward thinking and like the reclamation of the highline in New York City, has the potential to transform an otherwise urban blight. DDG and DM Development have adopted, augmented, and even spearheaded this urban plan with our Parcels H, J and V. We look forward to creating real critical mass and leveraging these past efforts with our current proposals for Parcels R, S & T.


6 A R C H I T E C T U R E A N D U R B A N D E S I G N


A R C H I T E C T U R E A N D U R B A N D E S I G N

HANNE FOUGERON

HANDEL EDMUNDS + LEE

SAITOWITZ

NMLI

J K O P Q T

R S U V

URBAN CORRIDOR

KENNERLY A+P DDG



1853 50 VARA BLOCK

POST LOMA PRIETATO PRESENT DAY

CENTRAL FREEWAYPRE LOMA PRIETA







PARCEL T

E D M O N D S & L E E A R C H I T E C T S







Urban Strategy

The design of the building is a direct response to the urban conditions present at and within the vicinity of Parcel T. The building was strategically designed to make use of existing public transportation and bicycle network routes thus reducing the reliance on the automobile as a source of transportation.

The residential lobby will be located at the intersection of Page Street and Octavia Boulevard and is integrated into the open, public outdoor space below the building. New, street level landscaped areas are proposed in addition to the expansive common roof deck to provide residents and the community opportunities for outdoor gathering.

opposite page, top:AERIAL VIEW OF PARCEL TA building that restores and reinforces the urban fabric of Hayes Valley

opposite page, bottom:TRANSPORTATION ROUTE DIAGRAMA building that is strategically design to interact with existing trans-portation networks



BUS R

OUTE

BIKE R

OUTE

AUTO

MO

BILE R

OUTE

PEDESTRIA

N RO

UTE



Architectural Strategy

In designing our proposed building for Parcel T, we have taken inspiration from the vernacular buildings of nearby Hayes Valley and San Francisco at large. Our proposal like the fore mentioned precedents relies on a light-weight, transparent retail base with an articulated architectural facade above. We see a building that is unified in its composition and delicately detailed with quality materials to provide an interesting architectural experience.

For the facade treatment, our proposal directly references the tradition of the Victorian Bay Window, however, rather than simply replicate the prescribed geometry, our proposal for Parcel T is of an abstracted composition of three- dimensional, articulated bays that use depth and repetition to provide visual interest. Additionally, the modular facade provides an additional layer of sus-tainability by acting as a passive solar shading device for the late-afternoon western sun.

Whether on foot, bicycle or from an automobile, our proposed building is designed to be responsive and experienced differently from multiple directions and vantage points to provide a meaningful building.

this page:BUILDING SKIN AND BAY WINDOW STUDIESCreating variety within repetition and aggregates

opposite page, top:VIEW OF INTERSECTION AT OCTAVIA BOULEVARD AND PAGE STREETThe articulated building corner rein-forces the building’s distinction as a landmark and activity center

opposite page, bottom:VIEW OF PARCEL T LOOKING NORTH ALONG OCTAVIA BOULEVARDThe three-dimensional facade creates visual interest and reduces the mass and scale of the building




SAN FRANCISCO PATTERN AND TEXTURE PRECEDENTSCreating variety within repetition and aggregates


TRADITIONAL BAY WINDOW MODULE TRANSFORM GEOMETRY

ABSTRACTED BAY WINDOW MODULE AGGREGATE CONDITION







Traditional Bay Window Module

Abstracted Bay Window Module

Transform Geometry

Aggregate Condition

PARCEL T BUILDING FACADEVariety and interest developed through modularity






Building Section



RESIDENTIAL LEVELS 2 & 3 RESIDENTIAL LEVELS 4 & 5ROOF DECK LEVEL 6




BASEMENT PARKING LEVEL 0



GROUND FLOOR RETAIL LEVEL 1





PARCEL TSITE LANDSCAPE

M F L A

SITE-LANDSCAPEHayes Valley provides a rich and vibrant mix of residential, retail, and educational facilities, as well as remnants of its light industrial and “craft” past. While rich in amenities and in proximity to the City’s primary cultural and civic institutions, it lacks open space and “green” for its cur-rent and projected residential population. With increased residential densities projected by the number of projects both in construction and those projects “on the boards” this scarcity of open space will become even more appar-ent as densities increase with infill. When one considers the replacement of the freeway ramp with the Octavia Boulevard, it greatly improved the Hayes Valley neighbor-hood and provided a visual greening and gateway. Un-fortunately this entire zone is unusable and inaccessible to the pedestrian given the high level of vehicular traffic and congestion. Patricia’s Green on the other hand is a .45 acre park and is a much loved, or over-loved neigh-borhood amenity and is showing the wear and tear of an urban park environment that is both overpopulated and over programmed for its spatial boundaries despite the constant efforts in city maintenance.

MFLA, the Landscape Architects, and the develop-ment-design team have turned our attention to the op-portunities in the streetscape development of Parcels R, S & T. The relatively wide sidewalks adjacent to these parcels and the intersecting alleys allow us to consider developing Octavia as a linear green. This reinforces the residential character at the streetscape as well as extends the vibrancy of the continuous retail frontages proposed for Parcels R & S. The Octavia Boulevard design has also resulted in these parallel “secondary streets” that by the nature of the boulevard layout and traffic engineering are quiet and less traveled, as well as the intersecting alleys, Lily and Rose.

We have further extended this concept of the “linear green” by removing the existing parking along Parcels R & S resulting in a zone that can be utilized as an exten-sion of the streetscape, provide stormwater interception, and expanded areas for seating and public bike park-ing without encroachment into the sidewalks. MFLA designed another example of this in our City approved Transbay Streetscape and Open Space Masterplan de-sign guidelines by designing a “road diet”; removing a lane of traffic, retaining parking but allowing the street-scape to expand and become a linear park or “green” connecting and extending the boundaries of Transbay Park. Transbay similar to Hayes Valley is a District of minimal open space yet planning for a large residential buildout.

The Team recognizes there is always controversy sur-rounding the removal of street parking but believe this is offset by the gains made in creating additional open space that provides for a multiplicity of community and neighborhood program. The neighborhood’s proximity to public transit and the walkability of the district is excel-lent. Removing parking along these frontages also pro-vides a traffic calming and “mews” like environment with improved pedestrian safety, while connecting seamlessly into our proposed living alley improvements. This also supports the objectives of the Market and Octavia Plan calling for a “transit oriented residential district” and its principles and objectives specifically addressing the pub-lic realm of streetscapes, sidewalks, corner plazas and activation and enhancement of the public realm.





HISTORICAL CONTEXT

HAYES VALLEY OPEN SPACE DIAGRAM

1960 1993 2004 2014

Freeway is built in the 1950s despite much objection by residents in the area. The freeway caused many residents to move out of the area because of noise and pollution which led to increased crime and urban decay.

In 1989 the Loma Prieta earthquake destroyed much of the freeway. The off/on ramp at Octavia was not repaired but rather removed. This introduced new post industrial interstitial spaces into the urban fabric of Hayes Valley.

All off/on ramps have been removed from the area leaving a significant scar in Hayes Valley. Reconceptualization of this space begins. A new design for Octavia boulevard and park is proposed. This new street design helps rede-fine Hayes Valley and in the process starts to attract a diverse group of locals and tourists.

Hayes Valley has become an eclectic neighborhood that embraces its vibrant arts, music and culinary culture in an equally diverse physical environment. Spaces left over by the freeway have been repro-grammed and now house some of the most dynamic and interesting activities in Hayes Valley.







The existing Octavia Boulevard provides a solid streets-cape structure upon which we can build and greatly en-hance. The boulevard layered street tree planting utilizes smaller scaled flowering Cherries along the residential frontages, and graduates to a medium scaled Ash along the boulevard’s perimeters with a strong central me-dian verticality utilizing Poplars. Traditional street lights line all streets as do street furnishings that as previously referenced are not used and actually pose a potentially hazardous condition if used by pedestrians. The exist-ing understory is in poor condition due to lack of care and maintenance and in some areas has been cut to the ground presenting an uneven and less than gracious gateway into and out of Hayes Valley. The infrastructure to support a better horticultural expression is in place and this should be refreshed throughout the boulevard as a greater improvement strategy for the District.

The removal of the street parking along Parcels R & S and T is illustrated as is the increase in a continuous planting zone along the street trees proving for an ap-proximate width of 12’-0” of “green” as our linear park. In some areas double sided benches are carved out of this area as well as hardscape connections to the street. A clear unobstructed 8’-0” city sidewalk is maintained with plaza corners differentiated. Public bike share is encour-aged as well as public bike parking. This continuous lin-ear park is recommended for its very “democratic’ nature in lieu of parklets that can often be overused exclusively by an adjacent retailer for overflow. This evens out us-age and as previously suggested, activates the proposed incubator retail along these parcels.

Traffic calming is enhanced primarily with the removal of on-street parking and having parking for Parcel T access the site from Rose Street. A cobble raised table at the street intersection of Octavia and Lily is another traffic calming measure as well as streetscape enhancements that support and elevate a residential character as well as begin to define and improve the living alley concept.Parcel T’s common open space is referenced on the roof plan. Due to the scale of the parcel and full capture of the area for units, all open space for the development will be on the roof, again utilizing an often underutilized resource for views, sunlight, and collective programming and resources. Parcel T’s requirements for stormwater management will be developed utilizing the roof design as well as the contributing streetscape’s “linear park”. A balance of green and hardscape will be further develop-ment and programmed.


STREETSCAPE PLAN AT GROUND LEVEL

1. GREEN INFRASTRUCTURE: A L INEAR PARK CREATING OPPORTUNITY FOR HABITAT CREATION, STORMWATER MANAGEMENT AND PUBLIC OPEN SPACE2. L ILY STREET INTERSECTION: A PEDESTR IAN ORIENTATED LIVING ALLEY WITH A RAISED COBBLE PAVED INTERSECTION (SHARED SURFACE) 3. TRAFFIC CALMING: S INGLE LANE (12’-0”) SHARED VEHICULAR AND B ICYCLE PATH WITH A RAISED PLATFORM AT LILY STREET INTERSECTION

PARCEL R PARCEL S

2

3 31 1

PARCEL T

S C A L E : 1 ” = 4 0 ’ - 0 ”

40’ 80’20’10’

OA

K S

TREE

T

LILY

STR

EET

PAG

E S

TREE

T

RO

SE

STR

EET


6 A R C H I T E C T U R E A N D U R B A N D E S I G N6

PUBLIC OPEN SPACE, STORMWATER MANAGEMENT & HABITAT CREATION

6


S C A L E : 1 ” = 4 0 ’ - 0 ”

40’ 80’20’10’

STREETSCAPE & ROOF PLAN

1. GREEN INFRASTRUCTURE: A L INEAR PARK CREATING OPPORTUNITY FOR HABITAT CREATION, STORMWATER MANAGEMENT AND PUBLIC OPEN SPACE2. L ILY STREET INTERSECTION: A PEDESTR IAN ORIENTATED LIVING ALLEY WITH A RAISED COBBLE PAVED INTERSECTION (SHARED SURFACE) 3. TRAFFIC CALMING: S INGLE LANE (12’-0”) SHARED VEHICULAR AND B ICYCLE PATH WITH A RAISED PLATFORM AT LILY STREET INTERSECTION

2

3 3

1 1

OA

K S

TREE

T

LILY

STR

EET

PAG

E S

TREE

T

RO

SE

STR

EET

PARCEL RPARCEL S

PARCEL T


Octavia has the ability to provide any number of special use and programmed events along its entire frontage with ease as the pattern and expectation of parking has been eliminated. A weekly Farmers Market is recommended specifically for this area, a much needed potential resource for Hayes Valley where no grocery stores currently exist except for small corner markets with minimal fresh produce. An established pattern of localized and neighborhood Farmers Markets are thriving throughout the City in every neighborhood; Noe Valley, the Castro, NOPA, Fillmore and elsewhere.

Other event uses can be programmed that support the retail and commercial use of the neighborhood as well as utilizing the rich educational, artistic and cultural adjacencies that are rarely represented in Hayes Valley. The ability to have youth symphony, drama, and dance events in closed off sections of Octavia are examples of creative events that would be possible in this exciting new streetscape.

6 A R C H I T E C T U R E A N D U R B A N D E S I G N6

PARCEL T - STREETSCAPE & GROUND FLOOR PLAN

PARCEL T - STREETSCAPE & ROOF PLAN

1. ENTRY LOBBY: STONE PAVING2. B ICYCLE PARKING/WALK STOP3. PUBLIC SEATING AT GROUND LEVEL RETAIL AND ACCESS TO LINEAR PARK4. L INEAR PARK & B IO-RETENTION AREA5. SHARED VEHICULAR & B ICYCLE PATH6. CITY S IDEWALK. CONCRETE PAVING7. VEHICULAR LIFT ENTRY (CURB CUT)8. ROOF TERRACE - TOP DECK9. ROOF TERRACE - LOWER DECK10. ELEVATOR AND STAIRS11. NATIVE & DROUGHT TOLERANT PLANTING & B IO-RETENTION AREA AT LOWER DECK 4

8

1010

11

9

5

7

6 3

1

2

PARCEL T

PAG

E S

TREE

TPA

GE

STR

EET

RO

SE

STR

EET

RO

SE

STR

EET

S C A L E : 1 ” = 2 0 ’ - 0 ”

20’ 40’10’5’




7



S C H E D U L E

PARCEL TSCHEDULE


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1

April 3rd, 2014 Robin Havens Office of Economic and Workforce Development City Hall, 1 Dr. Carlton B. Goodlett Place, Suite 448 San Francisco, CA 94102 Re: DDG & DM Development ("DDG/DM") proposal for parcels R, S & T Dear Ms. Havens: As chair of the Hayes Valley Neighborhood Association's (HVNA) Transportation & Planning Committee I write to enthusiastically endorse the proposal submitted by DDG & DM Development for former Central Freeway Parcels R, S & T. I m joined by Robin Levitt, a key member of our committee and with whom your office has worked closely for 15 years. We recently met with DDG/DM and reviewed their proposal for the three parcels. We are pleased that their proposals fit squarely with the Market and Octavia Plan, which guides development in Hayes Valley. Above all we applaud the submittal's 15% on-site affordable inclusionary housing units. We are in an affordable housing crisis, and need new affordable housing to be built in our neighborhood so that working class people can have the same livability and access to public transportation that only wealthier people can now afford. The on-site inclusionary housing brings us that. We are extremely enthusiastic about the developer's progressive plan to exclude parking on Parcels R & S and limit parking to 0.25:1 on Parcel T. Parcel T would also have six car share spaces in the project's subterranean garage. Reduced parking reduces the cost to construct the project, translating into lower housing costs and helping the on-site inclusionary housing to pencil-out. Bicycle storage exceeding code requirements is also laudable. We appreciate the unit mix for these projects, and the proposed ground floor micro-retail concept with high ceilings will activate Octavia Boulevard. The unique architectural designs fit with the HVNA's vision for multifamily housing in Hayes Valley and with the spirit of the 2005 Octavia Boulevard Design Competition. The proposal to add a linear green with traffic calming measures along the eastern Octavia Blvd access lane is also very exciting and innovative. For one, it would help mitigate the neighborhood's constant demand on Patricia's Green. The linear green is also consistent with the Market/Octavia Plan s urban design component, which calls for an improved pedestrian

2

environment along the Boulevard and potential for a Woonerf on Lily Street to provide connectivity. HVNA previously supported the DDG/DM s 8 Octavia Blvd, 400 Grove St and 450 Hayes Street projects and are very pleased to see 8 Octavia almost complete. We have worked closely with the DDG / DM team and applaud their continued involvement with the community. Craig Hamburg, of DDG, is a resident of Hayes Valley and also serves on the HVNA board of directors and has a strong commitment to the neighborhood. Lastly, compared to other projects in our neighborhood, we are especially grateful that 8 Octavia moved relatively quickly. DDG/ DM is able to execute their plans when so many others have struggled and believe the City will be best served in awarding DDG / DM Parcels R & S as well as Parcel T. The opportunity to maximize economies of scale on these three parcels also ensures the projects will move forward in a timely manner. Again, HVNA s Transportation and Planning Committee is pleased to endorse DDG & DM's Parcel R, S & T submittals. Thank you very much for your consideration, Sincerely, Jason Henderson Chair, Transportation and Planning Committee, Hayes Valley Neighborhood Association 300 Buchanan Street, #503 San Francisco, CA 94102 (415)-255-8136 [email protected]

Robin F. Levitt Member, HVNA T & P Committee 225 Lily Street San Francisco, CA 94102 415.863-5302 [email protected]

mailto:[email protected]

mailto:[email protected]

Jul 12, 2013, 2:57pm PDT Updated: Jul 15, 2013, 3:29pm PDT

Developers look to score a housing hat trick in Hayes Valley

J.K. Dineen Reporter- San Francisco Business Times

DM Development and DDG Partners are fast becoming the kings of condo development in Hayes Valley.

On July 11 the partners — San Francisco-based DM Development and New York-based DDG Partners — won unanimous approval for 450 Hayes St., a 41-unit project that is being designed by Glenn Rescalvo’s group at Handel Architects.

Meanwhile, DM and DDG have poured the foundation for 8 Octavia St., a 47-unit development designed by Stanley Saitowitz. The project is perched above the Market Street entrance to the new Octavia Street Boulevard. A third development, the 34-unit 400 Grove St. — designed by Fougeron Architecture —is set to break ground in August or September.

All three parcels were freed up for development when the old Central Freeway was torn down a decade ago.

DM Development Partner Mark MacDonald said the vision for 450 Hayes St. was shaped by the parcel’s unusual parallelogram shape — a configuration that was more an accident of history than urban planning.

“It really follows the path of the old Central Freeway as it cut through Hayes Valley,” said MacDonald. “You really have the opportunity to do something different.”

MacDonald said the design follows a diagonal flow through the site with angled bay windows that reflect the parcel's slant.

The property is also the largest development site right on trendy Hayes Street, the main shopping corridor in the neighborhood. It also faces Patricia Green, a strip of green space which has become a popular destination for dog walkers, families with kids, and picnickers. The concrete building, clad in an irregular pattern of different woods, will play off the activity across the street. “We wanted to create a kinetic facade that looks as though it were moving,” he said.

The entitlement comes as Pocket Development is selling out 300 Ivy St., a 61-unit Hayes Valley project that has topped $1,000 a square foot. The project has attracted long lines of potential buyers and sold out each release in a matter of hours. The first three releases totaled 20 units.

Chris Prokop, a partner with DDG, said the San Francisco condo market is trailing that of New York, where a scarcity of inventory has driven prices above $2,000 a square foot in many cases. He said DDG is actively looking at other San Francisco development opportunities, both with DM and individually.

“I think New York started to recover sooner and recovered faster,” he said. “But given how desirable San Francisco is, with all the industry, we certainly think there is amazing opportunity. Especially in a central neighborhood like Hayes Valley.”

J.K. Dineen covers real estate for the San Francisco Business Times.

!

Development Team Nestles New Design into Trio of Hayes Valley Condo Projects POSTED ON DECEMBER 12, 2013 BY PUBLISHER IN AEC, INDUSTRY NEWS, RESIDENTIAL

8 Octavia

By Hayden Dingman

In the second half of the 20th century, San Francisco began to emerge as an important cultural and economic center of the country. It was a time when the region gained its own prominence in creativity and design and started to influence not only the Western United States but also the nation as a whole. Today, the city by the bay is again creating a certain cultural gravitas as it exports its influential design more broadly across the globe, and its architecture will play an important role in that transition.

“We’re inspired by some of the great architecture in other cities both nationally and internationally and, I think, saw a great opportunity to bring some of that to San Francisco,” says Principal of DM Development Mark MacDonald.

DM Development, co-founded by MacDonald and Danielle Dignan, is quickly making a name for itself as the premier design-first firm in San Francisco. DM has partnered with DDG, another design-first real estate investment and development company based in New York and San Francisco, to bring about a trio of Hayes Valley projects that are utterly unlike the Victorian homes and Bay windows aesthetic for which the city is famous.

“Too often we see designs sacrificed for efficiencies, and we don’t do that,” says Joseph A. McMillan, Jr., Chairman and CEO of DDG. DDG is vertically-integrated, so it controls the entirety of a building from the design phase through construction. As such, DDG doesn’t compromise designs for cost. “We go to great pains to make sure that in all our projects, the design intent up front is what you see in the finished project.”

“[At DDG and in New York], there was a lot of focus and detail on the custom finishes and really also focusing on not only what was designed but who designed it,” says MacDonald. “I think that taking some of those values and philosophies and applying it to San Francisco’s more traditional aesthetic creates something that is really quite interesting.”

This merged aesthetic is clearest at 400 Grove, a 34-unit luxury residential development at the corner of Gough and Grove streets in San Francisco, which is scheduled to break ground today. “We worked closely with DM and DDG to try and come up with a solution to the design that was a more exciting and interesting design than is the usual for residential projects in San Francisco,” says Anne Fougeron, Principal at 400 Grove’s designer Fougeron Architecture.

“We really wanted to not do the standard bay window articulation—you know, every 25 feet a bay window.” Instead, 400 Grove features a wavy, articulated exterior with numerous planes of glass angled around the outside. The design is airy and light, incorporating a post-modern aesthetic while remaining conversant with the neighborhood.

“What we’ve done is created bays, but not traditional rectilinear bays that pop out in regimented columns. We’ve created these angles that create Bays,” says MacDonald. “There’s a nod to the old and, at the same time, looking forward to the new.”

“[400 Grove] also has a huge opening on Gough Street that’s three stories tall and allows you to see inside the courtyard of the project, which is also fairly rare on housing projects,” says Fougeron. “It’s much more inviting than a normal housing project where all you see is a front lobby and then everybody’s behind closed walls behind it.”

400 Grove!

DDG’s influence is also felt at the developer’s 47-unit Octavia Gateway condominiums at 8 Octavia St. The award-winning Stanley Saitowitz | Natoma Architects design is prominently displayed adjacent the Market Street exit of the Central Freeway and scheduled for completion next year.

“In addition to great design using high quality materials and a lot of craft, we’ve actually collaborated with a number of designers and/or artists here [in New York], and we’re doing the same in San Francisco,” says McMillan. DDG has partnered in the past with the Andy Warhol Foundation, furnishings designer The Future Perfect, and others, even wrapping some of its buildings in giant pieces of art.

“We’re working with a lighting designer to do an art installation at 8 Octavia that will stay with the building,” McMillan continues. “It will be truly beautiful. Something that hasn’t been done and/or seen before in the neighborhood.”

We’ll see whether DM and DDG meet with as much success in other neighborhoods. San Francisco’s resistance to architectural change is legendary, and there’s a reason the current projects are located in Hayes Valley. “A number of the members of the Hayes Valley Neighborhood Association were or are former architects themselves. We actually found that there was some great wind at our sails in that respect,” says MacDonald.

Still, there’s no doubting their commitment. The team is planning to break ground on a third design-forward condo project around the corner from 8 Octavia at 450 Hayes St., designed by San Francisco office of Handel Architects, in early 2014. Fougeron says this is rooted in an understanding of the value of design that is pretty rare.

“It’s pretty easy to talk the talk about design excellence, and then the first time you get the bid for the building you see it slowly degrade” says Fougeron. “For [DM and DDG], that’s really what they believe. They want to do better buildings in San Francisco that are more interesting to live in, to be in, and are better as urban buildings.”

“If you push good design, change the designed environment, you really can change the fabric of the city,” says McMillan.

!

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Linden partners response to octavia freeway parcel t

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