Staff Emails Part 15.1 PDF

From:
To:
Cc:
Subject:
Date:
Bondi, James
Blackwell, Fred; Flynn, Rachel; Kahn, Kelley; Manasse, Edward; Lane, Patrick; Hamilton, Harry; Boyd, Karen;
Gallo, Aliza; Hunter, Gregory; Byrd, Michele; Hall, Mark; Li, Hui Chang; Neary, Mike; Estes, Lesley; Amirzehni,
Gus
Todd, Amber; ConfRoom - Building Bridges; Casteel-Brown, Gia; Davila, Robert; Ferracane, Christina; Hillmer, J
H; Ranelletti, Darin
RE: Major Projects Update - (12th Street Remainder)
Friday, May 16, 2014 3:17:29 PM
Hi all, just sending out one last reminder about this meeting Monday 5/19, 10:30 AM,
focusing on the 12 th Street Remainder project and some cross-departmental issues to
consider. See you there.
Jim Bondi
City Administrator Analyst
Office of the City Administrator
510-238-6654
-----Original Appointment----From: Casteel-Brown, Gia On Behalf Of Blackwell, Fred
Sent: Wednesday, May 14, 2014 5:02 PM
To: Blackwell, Fred; Flynn, Rachel; Kahn, Kelley; Santana, Deanna (DJSantana@oaklandnet.com);
Manasse, Edward; Lane, Patrick; Hamilton, Harry; Bondi, James; Boyd, Karen; Gallo, Aliza; Hunter,
Gregory; Byrd, Michele
Cc: Todd, Amber; ConfRoom - Building Bridges; Casteel-Brown, Gia; Davila, Robert; Ferracane,
Christina; Hillmer, J H; Ranelletti, Darin
Subject: Major Projects Update - (12th Street Remainder)
When: Monday, May 19, 2014 10:30 AM-11:30 AM (UTC-08:00) Pacific Time (US & Canada).
Where: Building Bridges Conf Room
Writing to let you know that Mondays meeting (5/19, 10:30 AM, Building Bridges Conf
Room) will focus on issues involved with the 12 th Street Remainder project, and additional
staff from Parks and Rec, Public Works, Planning, and Project Implementation will all be in
attendance. See you there.
From:
To:
Cc:
Subject:
Date:
Bondi, James
Li, Hui Chang
Lane, Patrick; Hunter, Gregory; Estes, Lesley
RE: Major Projects Update on 12th St Remainder
Friday, June 13, 2014 11:56:14 AM
Its unclear what the format and function of the standing Major Projects meeting will be
going forwardthats one of the things on my list to discuss with Henry when he officially
starts next week, but obviously it will not be the #1 thing on his agenda. For the kind of
discussion youre describing I think youre better off convening the participants yourself,
then narrowing the issues and decision points for a more precise discussion with Henry after
(hopefully) the City parties have a working consensus. Just my suggestion, proceed as you
deem best.
Jim Bondi
City Administrator Analyst
Office of the City Administrator
510-238-6654
_____________________________________________
From: Li, Hui Chang
Sent: Friday, June 13, 2014 11:53 AM
To: Bondi, James
Cc: Lane, Patrick; Hunter, Gregory; Estes, Lesley
Subject: RE: Major Projects Update on 12th St Remainder
Hi Jim,
As a follow up to the May 19th Major Projects meeting on the 12th Street Remainder
Parcel, I am checking to see if it would be possible to schedule another such meeting and
invite the same participants (and others as necessary) to review UrbanCores latest Schematic
Design.
Since our meeting, UC has made progress on their design and is moving away from any
parking under the park, and a lower unit count, e.g. 280+/- with the similar gross SF as the
original scheme that was 247 units but more smaller units (studios and 1br).
The Developer has agreed to present to Measure DD on July 21st (though I am still to
confirm this approach with Leslie) and I am asking them to have a draft of their Schematic
Plans for staff review and comment before then or by Friday, July 11 the latest.
So I am wonderingcould this be the topic for the Major Projects meeting on Monday July
14th ?
Alternatively, maybe I could just schedule a meeting separately on my own?? but I was
wondering if the Major Projects Meeting would be the more appropriate forum
_____________________________________________
Hui-Chang Li Urban Economic Analyst
CITY OF OAKLAND, Economic & Workforce Development Department
Project Implementation Division
250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612
Tel: 510.238.6239
Fax: 510.238.3691
-----Original Appointment----From: Bondi, James On Behalf Of Blackwell, Fred

To: Blackwell, Fred; Davila, Robert; Hall, Mark; Hamilton, Harry; Neary, Mike; Byrd, Michele; Estes,
Lesley; Lane, Patrick; Amirzehni, Gus; Hunter, Gregory; Li, Hui Chang; Bondi, James; Hillmer, J H;
Santana, Deanna; Gray, Neil D.; Flynn, Rachel; Ferracane, Christina; Boyd, Karen; Gallo, Aliza; Kahn,
Kelley; Manasse, Edward
Cc: Todd, Amber; Casteel-Brown, Gia; ConfRoom - Building Bridges
Subject: FW: Major Projects Update
Note: The GMT offset above does not reflect daylight saving time adjustments.
*~*~*~*~*~*~*~*~*~*
Good afternoon, colleagues from Parks and Rec, Public Works, Project Implementation, and
Planning:
On Monday, the City Administrators bi-weekly Major Projects working group meeting will
focus on issues around the 12 th Street Remainder project. Briefly, Patrick Lane describes
the status as:
The latest proposal includes a request to build under the open space for the garage. There
is also the potential to require park improvements, park maintenance and possibly revenue
from the use of the site. The project is also purchasing land from the City which is needed
to balance the General Fund budget next fiscal year.
Fred has asked that appropriate staff from your respective departments be on hand to
inform the discussion. Please plan to attend if you are available. Thanks very much.
Jim
-----Original Appointment----From: Casteel-Brown, Gia On Behalf Of Blackwell, Fred

Sent: Tuesday, February 04, 2014 9:34 AM
To: Blackwell, Fred; Hamilton, Harry; Byrd, Michele; Lane, Patrick; Hunter, Gregory; Bondi, James;
Santana, Deanna; Flynn, Rachel; Boyd, Karen; Gallo, Aliza; Kahn, Kelley; Manasse, Edward
Cc: Todd, Amber; Casteel-Brown, Gia; ConfRoom - Building Bridges
Subject: Major Projects Update
From:
To:
Cc:
Subject:
Date:
Attachments:
Li, Hui Chang

"jamesevann@aol.com"
Estes, Lesley
RE: Meas DD Coalition -- re Meeting of Mon, Nov 17.
Monday, November 17, 2014 5:21:00 PM
Letter to James Vann Measure DD Nov 2014 NOT SIGNED.pdf
DD letters re E 12th St parcel Oct 30, Jul 21, May 21 2014.pdf
Hi James,
Attached is a copy/draft of the letter in response to the 3 letters on the Lake Merritt Apartments
project from the Measure DD Coalition. I intended to get to you the final version before tonights
meeting but unfortunately, the attached is only a draft because it is not yet signed off.
I am only sending it to you (and copying Lesley) for now so you have something to report for
tonights meeting (which I will not be able to attend) as I know a project update is part of the
agenda.
But for your records, hang on and I will get you an official final letter before the end of the week.
Thanks and sorry for the delay in getting this response to you.
_____________________________________________
Hui-Chang Li
Urban Economic Analyst


Tel: 510.238.6239
Fax: 510.238.3691
From: Li, Hui Chang

Sent: Friday, November 07, 2014 11:59 AM
To: 'jamesevann@aol.com'
Subject: RE: Meas DD Coalition -- re Meeting of Mon, Nov 17.
Hi James, I do plan to get letter to you by then. I dont know about the rest yet. Give me to the end
of the day to think about it
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: jamesevann@aol.com [mailto:jamesevann@aol.com]

Sent: Friday, November 07, 2014 11:53 AM
To: Li, Hui Chang
Subject: Meas DD Coalition -- re Meeting of Mon, Nov 17.
Hello Hui,
Michael is framing the agenda for Nov 17 meeting.

I am hoping the response on the "remainder parcel" issue will be reported on either by you or me
(hopefully, the letter addressed to the Meas DD Subcommittee will be received and can be presented).
Do you plan to attend the meeting ?
If so, do you desire to be listed on the agenda ?
Are there updates you desire to report ?
Thanks,
James Vann, 763-0142
From:
To:
Cc:
Subject:
Date:
Attachments:
Naomi Schiff
Li, Hui Chang
JamesEVann@aol.com Vann (jamesevann@aol.com)
Re: Measure DD letter asking for % of sale proceeds
Tuesday, April 14, 2015 4:00:44 PM
dd_coalition_CED_ April 14 2015.pdf
Thanks so much! I did not know, as had to leave the meeting, but it will be great
news to get some funding for the maintenance, should it go through! Thank you for
letting me know.
Best,
Naomi
------------------------------Naomi Schiff
Seventeenth Street Studios
410 12th Street, Suite 300
Oakland, CA 94607
510-835-1717
www.17th.com
Just a few steps from the 12th Street BART station
On Apr 14, 2015, at 3:53 PM, Li, Hui Chang wrote:
Hi,
Can you send me your letter asking for funds from land sale proceeds of 12th St
Remainder go to Measure DD maintenance. This is for my records and I am writing
the supplemental report right now so want to look at your exact language.
As you saw today, CED Committee recommended an amount of 25% of net land sale
proceeds go toward maintenance fund for Measure DD improvements.
Thanks,
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
By all means! Here is the latest version.
From:
To:
Cc:
Subject:
Date:
Gray, Neil D.
Michael Johnson
Manasse, Edward; Li, Hui Chang; Mike Pyatok; Ronnie Turner
RE: meeting w Planning before Oct 28th?
Tuesday, October 22, 2013 9:33:31 AM
Hi,
I showed Ed Manasse the plans and he is also very happy about the revised massing. Thanks for
such a great response to our input.
--Neil
____________________
Neil Gray, Planner III
Planning and Zoning
City of Oakland
(510)238-3878
From: Michael Johnson [mailto:mjohnson@urbancorellc.com]
Sent: Monday, October 21, 2013 7:25 PM
To: Li, Hui Chang
Cc: Mike Pyatok; Gray, Neil D.; Ronnie Turner; Faye Paulson; John Given
Subject: Re: meeting w Planning before Oct 28th?
Hui Chang and Neil: I thought we had a good meeting. We are glad you
like the direction of the revised elevations which are still a work in
progress. See the attached as requested. Also we have attached the
Unit Mix and Site information you requested. Hope to see you at the
Community Meeting on Monday Oct. 28th. Regards, Michael
On Mon, Oct 21, 2013 at 3:33 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Thanks for the preview today.
As a follow-up, is it possible to email to me a PDF of the latest drawings you showed us today?
Also, just to reiterate, please get back to Neil for his zoning analysis:
-
calculation of open space
total parcel area
parking spaces
# of units and by type
I will check in again after your Nov 4 th meeting with Tim White to arrange the meeting Gregory
asked for re: presenting to us your ideas for the potential use of the adjacent OUSD site.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li
Office of Neighborhood Investment

City of Oakland
250 Frank H. Ogawa Plaza, Suite 5313
Oakland CA 94612
Tel 510-238-6239
From: Li, Hui Chang

Sent: Wednesday, October 16, 2013 5:33 PM
To: 'Mike Pyatok'; Michael Johnson
Cc: Gray, Neil D.; Ronnie Turner
Subject: RE: meeting w Planning before Oct 28th?
OK, Monday, Oct 21st 1:30pm 3:00pm it is. Come to the Dunsmuir Room on the 5 th floor of
250 Frank Ogawa Plaza. Neil Gray (Planner III assigned to this project) and I will be there. I have
also invited others to join this meeting.
Just FYI, here are the contact info and roles of the other staff I invited to this meeting (all who
were present at our last meeting except Rachel).
Christina Ferracane
Planner II
(Planner assigned to Lake Merritt Station Area Plan)
cferracane@oaklandnet.com
(510) 238-3903
Edward Manasse
emanasse@oaklandnet.com
Manager, Planning Department
(510) 238-7733
Rachel Flynn
Director, Planning and Building
rflynn@oaklandnet.com
(510) 238-2229
Patrick Lane
Redevelopment Manager
pslane@oaklandnet.com
(510) 238-7362
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Mike Pyatok [mailto:mpyatok@pyatok.com]

To: Michael Johnson
Cc: Li, Hui Chang; Mike Pyatok; Gray, Neil D.; Ronnie Turner
I can do this Monday 1:30-3:00.

Sent from my iPhone
On Oct 16, 2013, at 5:02 PM, "Michael Johnson" <mjohnson@urbancorellc.com> wrote:
I can do Monday Oct. 21st at 1:30pm - 3:00pm or Tuesday at
10:30am. Let me know. Thanks
On Wed, Oct 16, 2013 at 5:01 PM, Li, Hui Chang <HLi@oaklandnet.com>
wrote:
Unfortunately, 10:30am - 12:00noon on Oct 21st doesnt work for Neil but we are
available for that same time on Tuesday. Or Monday 10/21 1:30pm 3pm or 4pm
5pm
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
To: Mike Pyatok
Cc: Li, Hui Chang; Gray, Neil D.
All, I could to Monday Oct 21st from 10:30am - 12:00noon, or

Tuesday morning same time. Thanks, Michael
On Wed, Oct 16, 2013 at 4:28 PM, Mike Pyatok <mpyatok@pyatok.com>

wrote:
Monday 10:30-12 or in the afternoon 2-6.
Sent from my iPhone
On Oct 16, 2013, at 4:05 PM, "Michael E. Johnson"
<mjohnson@urbancorellc.com> wrote:
Yes we can. Per this email I'm asking Mike when he could join me
to review it with your team next week. Mike? Thx
Michael E. Johnson
President
UrbanCore-Integral, LLC
457 10th Street
San Francisco, CA 94103

(415) 748-2300 - Cell
(415) 553-4022 - Office
On Oct 16, 2013, at 3:52 PM, "Li, Hui Chang"
<HLi@oaklandnet.com> wrote:
Michael,
Since you mentioned to me your team has made changes
to the towers design following Planning staffs
feedback, could we schedule a time for you to show us
what you came up with prior to the community
meeting?
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li
City of Oakland
Oakland CA 94612
Tel 510-238-6239
_____________________________________________
From: Gray, Neil D.
Sent: Wednesday, October 16, 2013 11:01 AM
To: Li, Hui Chang
Subject: RE: UrbanCore-Integral's 1st Community
Meeting for 12th St Parcel
Is there any way we can look at them sooner than the
meeting?
____________________
Neil Gray, Planner III
Planning and Zoning
City of Oakland
(510)238-3878
_____________________________________________
From: Li, Hui Chang
To: Gray, Neil D.
Subject: RE: UrbanCore-Integral's 1st Community
Meeting for 12th St Parcel
Hi Neil, I just wanted to let you know that the
Developer has made changes to their design based on
their meeting with us/Planning Staff. I have not seen
this yet but they said they have showed it to CALM and
will be showcasing it at this community meeting.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li
City of Oakland
Oakland CA 94612
Tel 510-238-6239
-----Original Appointment----From: Gray, Neil D.
To: Li, Hui Chang
Subject: Tentative: UrbanCore-Integral's 1st
Community Meeting for 12th St Parcel
When: Monday, October 28, 2013 6:30 PM-8:30
PM (UTC-08:00) Pacific Time (US & Canada).
Where: 1050 2nd Street, Oakland, CA: La
Escuelita Elementary School, Cafeteria
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Flynn, Rachel
Sawicki, Mark; Li, Hui Chang; Lane, Patrick; Ronnie Turner
Re: Missed Meeting
Wednesday, February 25, 2015 9:26:08 PM
Rachel, thanks for your email. We had a good meeting and the folks from UDR as
did we met Mark. We look forward to continuing to move the project forward.
Regards, Michael
_____________________________
Michael E.Johnson, President
UrbanCore Development, LLC
4096 Piedmont Avenue
Oakland, CA 94611
c: (415) 748-2300 mjohnson@urbancorellc.com
www.urbancorellc.com
On Feb 25, 2015 5:48 PM, "Flynn, Rachel" <RFlynn@oaklandnet.com> wrote:
Hi Michael and Ronnie,
My sincere apologies for missing the meeting yesterday with both of you and
UDR. As usual, my previous meeting went much longer than expected. I knew
you were in good hands with Patrick and Hui-Chang, but I was still sorry to miss
it.
Sounds like your project is in good shape and that the DDA can soon be approved
and purchase of the property completed.
Just so you know, I am no longer the Acting Director of Economic Development.

The new Director started on Monday. His name is Mark Sawicki and he is copied
here.
When you get to the Planning/Building part of your project, Id be glad to meet
(and actually show up!) to review your design, etc.
It would probably be a good idea for Mark Sawicki to meet UDR. If that is
scheduled, let me know.
Thanks for your investment in Oakland. Im glad that last hiccup got resolved.
Rachel
Rachel Flynn AIA

Director l Planning & Building Department
City of Oakland
510 . 238 . 2229
From:
To:
Subject:
Date:
Michael Johnson
Li, Hui Chang
RE: Next steps & Community Benefit Asks - 12th St Remainder
Monday, July 28, 2014 3:04:11 PM
Next couple of days. Thanks

__________________________
Michael E. Johnson
President & CEO
UrbanCore Development
457 10th Street
(415) 748-2300
mjohnson@urbancorellc.com
On Jul 28, 2014 2:09 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
August 4 th is fine.
Yes, I will keep you in loop and will circle back re: items raised by constituents.
When will updated ENA be signed?
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691

Sent: Monday, July 28, 2014 9:36 AM
To: Li, Hui Chang

Subject: Re: Next steps & Community Benefit Asks - 12th St Remainder
Hui Chang, thanks for your email and the information provided. We will
continue to monitor and review these items and discuss them with staff.
In the meantime, I wanted to let you know that my architecture team
needs a few more days for our submittal, so instead of July 31st it will
be Monday August 4th. They are taking into account the various
comments and suggestions from the recent meetings in revisions in this
package, as well as refining the elevations to create an attractive
package for submittal. Let me know if this is ok. Also following this
submittal we can discuss the timing of the next Community Meeting and
the forum for such. Thanks, Michael
On Fri, Jul 25, 2014 at 4:47 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Hi Michael,
The report out to the Measure DD Coalition meeting Monday night went well. Here is
link a to meeting minutes, FYI, and also attached is written report from the
subcommittee of our 7/17 meeting. While there were no additional comments on the
design, do take note of the community benefit asks on the last page from Meas DD
group. In addition, a letter from the Oakland Tenant Union has come to my attention
(also attached).
In summary, OTU is asking the City to prohibit accruing "condominium conversion

credits" on this project (that a Developer would normally be allowed under the Citys
condo conversion ordinance if project is condo-mapped and rented out for the first 7
years) and a requirement that all tenants be notified at the beginning of tenancy that
the units are subject to being sold at any time at the owner's discretion. (The latter
point is not reflected in the attached letter but Mr. Vann elaborated on this in
subsequent emails to me).
Just to be clear, I am simply forwarding these letters to you right now as an FYI so
you are kept in the loop. I am not asking for a response from you at this point or
stating a City position. I will need to first coordinate the relevant City staff to meet
internally to consider and discuss the issues raised.
In terms of next steps, per ENA:

1. Updated project designs and applicable zoning applications due to Planning next
week, 7/31 (I will remind relevant City staff to send any comments on the 7/15
drawings before then).
2. We need to start planning the next Community Meeting, setting time, place and
outreach, which I will f/u on in a separate email
Thank you,
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From:
To:
Subject:
Date:
Michael E. Johnson
Li, Hui Chang
Re: outreach list
Tuesday, August 20, 2013 11:48:47 AM
I think that would be good to have so we can send them a notice of the mtg. Thx
Michael E. Johnson
President
457 10th Street
(415) 748-2300 - Cell
(415) 553-4022 - Office
On Aug 20, 2013, at 11:11 AM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Michael,
Would you be interested a list of property owners (and mailing addresses) within a
certain buffer around the site? If so, I could help get that generated for you.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Li, Hui Chang
Faye Paulson; Mike Pyatok; "Merlin Edwards"; Crystal Beverly; Ronnie Turner
Re: Parcel Map
Wednesday, December 18, 2013 8:51:42 PM
Thanks. If you are around next week let's discuss the schedule, design and project
status. Thanks, Michael
_______________________
Michael E. Johnson
President & CEO
457 10th Street
(415) 748-2300
On Dec 18, 2013 5:49 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Attached is a PDF the recorded parcel map of 12th St Remainder your

records.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From:
To:
Subject:
Date:
Attachments:
Li, Hui Chang

"Michael Katz"
RE: Parcel Question
Thursday, January 22, 2015 12:33:00 PM
image001.png
Hi Michael,
I will need to look more closely at the exact language of the RFP I sent you but it is true than in
Citys communications with interested Developers, from the very beginning, the City has marketed
this site for market-rate housing development, with some retail on the ground floor, per new zoning
that was at the time under development as part of the Lake Merritt Station Area Plan.
This site was initially purchased by the Redevelopment Agency from the City during the demise of
Redevelopment but later had to be returned to the City due to state clawback. By that time, the
City was already in an ENA with UrbanCore. With the loss of Redevelopment, the City was
interested in selling this land at fair market value and did not anticipate having the funds that are
necessary to subsidize an affordable housing development.
So just to be clear, no, the City will not be providing any direct or indirect subsidies to the project.
This land will be sold at an appraised price that is based on a Fair Market Value. Any City subsidy
into the project would trigger the Citys various employment program requirements, etc..
UrbanCore hosted a general community meeting to present their design just this week on January
20th . They hosted their first meeting in October 2013. In between, they have also presented to the
Measure DD Coalition Meeting as well as met with various interested community stakeholders,
when requested.
Hui-Chang
From: Michael Katz [mailto:mkatz.eastbayworks@gmail.com]
Sent: Thursday, January 22, 2015 10:31 AM
To: Li, Hui Chang
Subject: Re: Parcel Question
Thanks HuiI appreciate you sharing the RFP.

After reading it, I have some questions I'm hoping you can clarify I understand the developer, UCI, has stated that the RFP requires the project to include
100% market rate units. I don't see that in the RFP. Can you clarify?
Has or does the city plan to provide any direct or indirect subsidies to the project, as
proposed by UCI?
Per the City, UCI is required to conduct community design meetings. Have those
occurred?
Thanks!
Mcihael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz
Regional Coordinator
250 Frank Ogawa Plaza Suite 3315

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Thu, Jan 22, 2015 at 9:40 AM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Attached was the original RFP.
You are right that the current project description differs from the one UrbanCore originally
proposed in response to the Citys RFP, although not by much. This is expected to happen during
the ENA process as Developer refines its project proposal in response to community input, staff
input, new zoning and what is needed to make the project financially feasible. The current project
proposal includes having 1,500 square feet of caf space on the ground floor.
_____________________________________________
Hui-Chang Li


Fax: 510.238.3691
Tel: 510.238.6239

To: Li, Hui Chang

Good morning HuiCan you share the City's original RFP for the 12th St. site? I'm not finding it online. Also, the
staff report you shared includes some specifications, specifically, 500+ square feet of ground
floor retail or community space which, as I understand it, is not included in UCI's current
proposed development.
Thanks!
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Wed, Jan 21, 2015 at 2:38 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
No, the City plans to sell this parcel to the developer UrbanCore, who was selected for exclusive
negotiations with the City in July 2013 after an RFP process.
(See attached staff report to City Council)
City staff and UrbanCore are currently negotiating the Disposition and Development Agreement
(DDA) and I expect this Agreement to go to City Council in April 2015.
At this time, Developer is in the process of getting the planning entitlements for their proposed
project.

Sent: Wednesday, January 21, 2015 2:28 PM
To: Li, Hui Chang
Understood, Hui. Is that to say that even once the development is entitled and built the city
will retain ownership of the land?
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
Sure.
Just to be clear this parcel is currently owned by the City

_____________________________________________
Hui-Chang Li


Fax: 510.238.3691
Tel: 510.238.6239

To: Lane, Patrick
Cc: Li, Hui Chang
Thanks Patrick!
I appreciate the break down.
Hui, I will reach out separately with further any questions.
Regards,
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Wed, Jan 21, 2015 at 12:38 PM, Lane, Patrick <PLane@oaklandnet.com> wrote:
We had an Exclusive Negotiating Agreement (ENA) with Urban Core. The term was just completed
but the project still does not have entitlements or CEQA review from Planning because of delays in
approving the Lake Merritt Station Area Plan. We expect the project to complete entitlement in the
next couple months and then the City can approve the Disposition and Development Agreement.
Hui Chang Li is the project manager so if you have more questions contact her.
Patrick Lane [mailto:pslane@oaklandnet.com]
Development Manager, City Of Oakland
Economic & Workforce Development Department

Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
Sent: Tuesday, January 20, 2015 12:12 PM
To: Lane, Patrick
Subject: Parcel Question
Hi PatrickI work in the Office of Economic and Workforce Development (3rd floor). I was speaking
with Kelley Kahn at an event last week and she suggested you would could help me with
some background information on a parcel that may or may not still be city owned.
The parcel in question is the 12th Street site at Lake Marritt Blvd. across from the lake and
adjacent to the Dewey School campus.
I was unable to pull any documentation from the county recorder's office and hoping you
might have the following:
What is the city's current relationship to that parcel?
If the city no longer owns the site, who does?
Has the developer secured financing for their proposed project?
Is there a window of time the developer has in which to secure funding before the site
returns to the city or goes back on the market?
Thank you for your assistance!
Best,
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
From:
To:
Subject:
Date:
Attachments:
Li, Hui Chang

"Michael Katz"
RE: Parcel Question
Friday, January 23, 2015 11:46:00 AM
image001.png
Hi Michael,
Yes, you are right that in this RFP, the City was certainly open to receiving proposals for
workforce housing, so I should clarify my statements
Community benefits, like affordable housing, were a consideration in selecting a Developer and
development proposal, but other sections in the RFP (which I cut and pasted below) indicate that it
was not the only consideration.
Other considerations included:
Sales Price The sales price and ability for strong tax generation were important.
The nature of the proposed project and the proposed land purchase price will
both be major selection Criteria
The City does not intend to provide monetary assistance. However, there may be
public participation through land write-downs, demolition of existing structures, and/or
assistance with potential environmental remediation of the site. If the City
discounts the land price (i.e. sells the property for less than its Fair Market Value
based on a MAI appraisal), or provides any other direct or indirect subsidy, the project
will be subject to the following City of Oakland employment and contracting programs:
Feasibility Does the proposal seem financially feasible? Will it move quickly through
development?
current capacity and financial resources to construct the proposed development(s)
within a reasonable timeframe without City assistance
Design Does the design enhance the neighborhood and Oakland?
Also, how consistent the proposed project was with the vision of the Administrative Draft Lake
Merritt Station Area Plan (issued in July 2012 and later adopted in December 2014) was an
important consideration. The Specific Plan identified the parcel as a Primary Gateway Opportunity
Site and considered it an ideal development site for high density, transit-oriented housing.
I hope this is responsive to your questions. If it would help you to talk about this, feel free to give
me a call.
Thank you,
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691

Sent: Friday, January 23, 2015 11:08 AM
To: Li, Hui Chang
Good morning Hui-ChangThank you for clarifying. The RFP (Sections C(3)(e), D(4)(c) and Attachment 2 section
IV(E)) indicates proposers may submit a proposal including workforce housing which does
not align with what you stated the city has been communicating. Can you share any
documents that do indicate the City's intention for the site to be developed for market rate
housing only?
Thanks,
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Thu, Jan 22, 2015 at 12:33 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Hi Michael,
I will need to look more closely at the exact language of the RFP I sent you but it is true than in
Citys communications with interested Developers, from the very beginning, the City has marketed
this site for market-rate housing development, with some retail on the ground floor, per new zoning
that was at the time under development as part of the Lake Merritt Station Area Plan.
This site was initially purchased by the Redevelopment Agency from the City during the demise of
Redevelopment but later had to be returned to the City due to state clawback. By that time, the
City was already in an ENA with UrbanCore. With the loss of Redevelopment, the City was
interested in selling this land at fair market value and did not anticipate having the funds that are
necessary to subsidize an affordable housing development.
So just to be clear, no, the City will not be providing any direct or indirect subsidies to the project.
This land will be sold at an appraised price that is based on a Fair Market Value. Any City subsidy
into the project would trigger the Citys various employment program requirements, etc..
UrbanCore hosted a general community meeting to present their design just this week on January
20th . They hosted their first meeting in October 2013. In between, they have also presented to the
Measure DD Coalition Meeting as well as met with various interested community stakeholders,
when requested.
Hui-Chang

To: Li, Hui Chang

Thanks HuiI appreciate you sharing the RFP.
After reading it, I have some questions I'm hoping you can clarify I understand the developer, UCI, has stated that the RFP requires the project to
include 100% market rate units. I don't see that in the RFP. Can you clarify?
Has or does the city plan to provide any direct or indirect subsidies to the project, as
proposed by UCI?
Per the City, UCI is required to conduct community design meetings. Have those
occurred?
Thanks!
Mcihael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Thu, Jan 22, 2015 at 9:40 AM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Attached was the original RFP.
You are right that the current project description differs from the one UrbanCore originally
proposed in response to the Citys RFP, although not by much. This is expected to happen during
the ENA process as Developer refines its project proposal in response to community input, staff
input, new zoning and what is needed to make the project financially feasible. The current project
proposal includes having 1,500 square feet of caf space on the ground floor.
_____________________________________________
Hui-Chang Li


Fax: 510.238.3691
Tel: 510.238.6239

To: Li, Hui Chang

Good morning HuiCan you share the City's original RFP for the 12th St. site? I'm not finding it online. Also, the
staff report you shared includes some specifications, specifically, 500+ square feet of ground
floor retail or community space which, as I understand it, is not included in UCI's current
proposed development.
Thanks!
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
No, the City plans to sell this parcel to the developer UrbanCore, who was selected for exclusive
negotiations with the City in July 2013 after an RFP process.
(See attached staff report to City Council)
City staff and UrbanCore are currently negotiating the Disposition and Development Agreement
(DDA) and I expect this Agreement to go to City Council in April 2015.
At this time, Developer is in the process of getting the planning entitlements for their proposed
project.

To: Li, Hui Chang
Understood, Hui. Is that to say that even once the development is entitled and built the city
will retain ownership of the land?
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
Sure.
Just to be clear this parcel is currently owned by the City
_____________________________________________
Hui-Chang Li


Fax: 510.238.3691
Tel: 510.238.6239

To: Lane, Patrick
Cc: Li, Hui Chang
Thanks Patrick!
I appreciate the break down.
Hui, I will reach out separately with further any questions.
Regards,
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
On Wed, Jan 21, 2015 at 12:38 PM, Lane, Patrick <PLane@oaklandnet.com> wrote:
We had an Exclusive Negotiating Agreement (ENA) with Urban Core. The term was just completed
but the project still does not have entitlements or CEQA review from Planning because of delays in
approving the Lake Merritt Station Area Plan. We expect the project to complete entitlement in the
next couple months and then the City can approve the Disposition and Development Agreement.
Hui Chang Li is the project manager so if you have more questions contact her.
Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
To: Lane, Patrick
Subject: Parcel Question
Hi PatrickI work in the Office of Economic and Workforce Development (3rd floor). I was speaking
with Kelley Kahn at an event last week and she suggested you would could help me with
some background information on a parcel that may or may not still be city owned.
The parcel in question is the 12th Street site at Lake Marritt Blvd. across from the lake and
adjacent to the Dewey School campus.
I was unable to pull any documentation from the county recorder's office and hoping you
might have the following:
What is the city's current relationship to that parcel?
If the city no longer owns the site, who does?
Has the developer secured financing for their proposed project?
Is there a window of time the developer has in which to secure funding before the site
returns to the city or goes back on the market?
Thank you for your assistance!
Best,
Michael
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Michael Katz

Oakland, CA 94612
C: 510-205-5902
O: 510-238-6152
From:
To:
Subject:
Date:
Michael Johnson
Li, Hui Chang
Re: proposed relocation of storm drain
Friday, May 02, 2014 9:18:10 PM
Ok. Our plan is to relocate the sewer as needed to potentially accommodate parking
under the park. But we are evaluating several options regarding parking even still. More
to come. Thanks
_____________________________
Michael E. Johnson
President & CEO
457 10th Street
(4150 748-2300
On Fri, May 2, 2014 at 2:23 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Thanks, Michael. All the forthcoming info sounds great, but for now I was just wanting
confirmation, for my own understanding, that what you are proposing is to hook into
the existing storm drain and to relocate the existing pipes?? This is not something
weve talked about before so I am just needing to get clear first before I start
coordinating internally on the City side, if necessary.
I am hoping to confirm May 9 th meeting before end of day but the problem is it is hard
to get on the City attorneys calendar and she really should be there if we are take this
time to also review the CEQA scope
more soon,
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239

Sent: Friday, May 02, 2014 11:01 AM
To: Li, Hui Chang
Cc: Mike Pyatok; Doug Austin; Brad Flewellen; Ronnie Turner
Subject: Re: proposed relocation of storm drain
Hui Chang, we are underway with a detailed topo, boundary and utility survey.
We have asked the surveyor to include the entire area outside the site down to the
Estuary where the expansion of garage and the park will be located. We will be
evaluating the storm sewer to determine what is necessary and possible. This is a
part of our current schematic design work. So we will have more info on this in
the coming weeks. Thanks and please confirm the May 9th mtg. Michael
_______________________
Michael E. Johnson
President & CEO
457 10th Street
(415) 748-2300
On May 2, 2014 1:54 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Hi Michael, Michael and Doug,
Quick questions for you while I am waiting to get our next meeting set up
I am trying to understand what you are proposing re: the relocation of the storm drain.
Are you proposing to hook into the existing storm drain and relocate the pipes? It looks
to me like the proposed relocation of the assumed location of existing pipes is to allow
the building additional underground parking space (167 parking spots:343 units or .48).
Is that correct? Please clarify.
I am trying to get clarification from you so I can find out:

1)re: capacity, is the proposed relocation physically feasible/possible
2)what is the cost 3)what is City process to grant permission for such an endeavor
4)verification of actual location of pipes.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From:
To:
Cc:
Subject:
Date:
Gray, Neil D.
Stanley, Jennifer
Li, Hui Chang
RE: Public Meeting for Proposed Housing Development-1/20
Monday, January 12, 2015 4:01:50 PM
Hi,
Sorry, I misread the email. I thought that the meeting below was the BPAC meeting. You should contact Hui Chang (ccd here) to
discuss whether taking the project to the BPAC is necessary. Hui Chang is the project manager in redevelopment.
--Neil
Neil Gray, Planner III | City of Oakland | Bureau of Planning | 250 Frank H. Ogawa, Suite 2114 |Oakland, CA 94612 | Phone: (510)238-3878 |
Fax: (510) 238-4730 | Email: ngray@oaklandnet.com | Website: www.oaklandnet.com/planning
From: Stanley, Jennifer

Sent: Monday, January 12, 2015 3:58 PM
To: Gray, Neil D.
Subject: RE: Public Meeting for Proposed Housing Development-1/20
Hi Neil,
Please give me any idea of when it is timely to bring this to BPAC so I can determine whether there is time available.
Thanks!
Jennifer Stanley
City of Oakland | Public Works | APWA Accredited Agency
250 Frank H Ogawa Plaza, Suite 4344 | Oakland, CA 94612
(510) 238-3983 | (510) 290-2790 cell | bikeped@oaklandnet.com
From: Gray, Neil D.

To: Ranelletti, Darin
Cc: Stanley, Jennifer; Manasse, Edward
Hi,
I was already planning on going because of the Lake Merritt Blvd project.
From: Ranelletti, Darin

To: Stanley, Jennifer; Manasse, Edward; Gray, Neil D.
Subject: FW: Public Meeting for Proposed Housing Development-1/20
Ed: Is anyone being appointed to represent the Planning Dept. at BPAC meetings during Christinas absence (see below)?
Jennifer & Neil: I am forwarding this to Neil (via this email) since he is the case planner for the Lake Merritt project so that you two can
discuss if the project is going to BPAC.
Thanks,
Darin
Darin Ranelletti, Deputy Director | City of Oakland | Bureau of Planning | 250 Frank H. Ogawa, Suite 3315 | Oakland, CA 94612 | Phone:
(510) 238-3663 | Fax: (510) 238-6538 | Email: dranelletti@oaklandnet.com | Website: www.oaklandnet.com/planning

Sent: Monday, January 12, 2015 11:13 AM
Hi Darin,
Can you tell me who (if anyone) is covering for Ms Ferracane while shes away? Thx,
Jennifer Stanley
From: Patton, Jason

To: Stanley, Jennifer
Discuss with Christina on how to handle it. Shes the BPAC point person for the Planning Dept.
To: Patton, Jason
Thoughts on how to handle this?

From: prinz.ebbc@gmail.com [mailto:prinz.ebbc@gmail.com] On Behalf Of Robert Prinz
Subject: Re: Public Meeting for Proposed Housing Development-1/20
Hi Jennifer,
Can you tell me if the attached development project at Lake Merritt Blvd and E 12th St will be coming to the BPAC for
review? If not then it seems like it would be a good one add to a future agenda.
Thanks,
Robert Prinz
Education Director
Bike East Bay
**************************
Bike East Bay Office: 466 Water Street in Oakland's Jack London Square
Mail: PO Box 1736, Oakland, CA 94604
Telephone: (510) 845-RIDE (7433), ext 2
**************************
Click here to join Bike East Bay as a member! Support our advocacy work while getting great incentives and discounts at
local bike shops and businesses.
**************************
Bike East Bay has moved! We are still at Jack London Square in Oakland, just a block from our former office. Click here for
a map showing how to find us.
From: Lake Merritt Station Area Plan <L2@oaklandnet.com>

Date: Tue, Jan 6, 2015 at 2:20 PM
Subject: Public Meeting for Proposed Housing Development-1/20
To: lake_merritt_plan@oaklandnet.com
--Robert
Subject:
Date:
RE: Public Meeting for Proposed Housing Development-1/20

Tuesday, January 13, 2015 4:31:18 PM
FYI Neil, I talked to Jennifer about this. The next opportunity to present at BPAC would be February 19th but that agenda is looking
full.
In addition to the community meeting the developer is hosting on 1/20, the park plan related to this project is going before the PRAC
on 2/11 and then to Planning Commission on 3/18, which are opportunities for BPAC commissioners to weigh in on project.
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Gray, Neil D.

Cc: Li, Hui Chang
Hi,
Sorry, I misread the email. I thought that the meeting below was the BPAC meeting. You should contact Hui Chang (ccd here) to
discuss whether taking the project to the BPAC is necessary. Hui Chang is the project manager in redevelopment.
--Neil

To: Gray, Neil D.
Hi Neil,
Please give me any idea of when it is timely to bring this to BPAC so I can determine whether there is time available.
Thanks!
Jennifer Stanley
From: Gray, Neil D.

Cc: Stanley, Jennifer; Manasse, Edward
Hi,
I was already planning on going because of the Lake Merritt Blvd project.
From: Ranelletti, Darin

To: Stanley, Jennifer; Manasse, Edward; Gray, Neil D.
Ed: Is anyone being appointed to represent the Planning Dept. at BPAC meetings during Christinas absence (see below)?
Jennifer & Neil: I am forwarding this to Neil (via this email) since he is the case planner for the Lake Merritt project so that you two can
discuss if the project is going to BPAC.
Thanks,
Darin
Darin Ranelletti, Deputy Director | City of Oakland | Bureau of Planning | 250 Frank H. Ogawa, Suite 3315 | Oakland, CA 94612 | Phone:
(510) 238-3663 | Fax: (510) 238-6538 | Email: dranelletti@oaklandnet.com | Website: www.oaklandnet.com/planning

Hi Darin,
Can you tell me who (if anyone) is covering for Ms Ferracane while shes away? Thx,
Jennifer Stanley
From: Patton, Jason

Discuss with Christina on how to handle it. Shes the BPAC point person for the Planning Dept.
To: Patton, Jason
Thoughts on how to handle this?

From: prinz.ebbc@gmail.com [mailto:prinz.ebbc@gmail.com] On Behalf Of Robert Prinz
Subject: Re: Public Meeting for Proposed Housing Development-1/20
Hi Jennifer,
Can you tell me if the attached development project at Lake Merritt Blvd and E 12th St will be coming to the BPAC for
review? If not then it seems like it would be a good one add to a future agenda.
Thanks,
Robert Prinz
Education Director
Bike East Bay
**************************
Bike East Bay Office: 466 Water Street in Oakland's Jack London Square
Mail: PO Box 1736, Oakland, CA 94604

Telephone: (510) 845-RIDE (7433), ext 2
**************************
Click here to join Bike East Bay as a member! Support our advocacy work while getting great incentives and discounts at
local bike shops and businesses.
**************************
Bike East Bay has moved! We are still at Jack London Square in Oakland, just a block from our former office. Click here for
a map showing how to find us.
From: Lake Merritt Station Area Plan <L2@oaklandnet.com>

Date: Tue, Jan 6, 2015 at 2:20 PM
Subject: Public Meeting for Proposed Housing Development-1/20
To: lake_merritt_plan@oaklandnet.com
--Robert
From:
To:
Subject:
Date:
Lane, Patrick
Li, Hui Chang; Gerard, Jennie
RE: Question - please answer by noon on Thurs
Wednesday, February 18, 2015 6:31:25 PM
In 2011 the City decided to sell the property to the Redevelopment Agency for future development.
The property transferred to the in June 2011.
In 2012, while the Agency was waiting for the Measure DD work to be completed and the final
parcel to be surveyed, making the site ready for development, the Agency received a couple
unsolicited letters of interest.
In late 2012 the Agency was asked to get more formal proposals and issued a mini-RFP to the
interested parties. By the time the ENA was approved in July 2013, the City was expecting the sale
price to be clawed back by the State Controller under the dissolution of redevelopment. The ENA
was therefore executed by the City Of Oakland
The FY 2013-15 Budget, approved in June 2013, included $4 million in land sales proceeds. The only
property held by the City that could generate the sales proceeds is the 12 th Street Remainder.
Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
From: Li, Hui Chang
Sent: Wednesday, February 18, 2015 4:59 PM
To: Lane, Patrick; Gerard, Jennie
Subject: RE: Question - please answer by noon on Thurs
Patrick,
How would you answer Jennies question?
I would say that the decision to sell 12th St Remainder at FMV was made by the City
Administrator for City budgetary reasons in 2012. The money from the sale of this land was
anticipated to be at least $4 million in revenue for the 2013-15 budget (to the general fund).
The decision was later approved by the City Council in Dec 2012 when they first approved the
RFP process and then again in July 2013 when UrbanCore was selected for the ENA.
Patrick, please let us know if you have anything to add to this.
_____________________________________________
Hui-Chang Li

Tel: 510.238.6239
Fax: 510.238.3691
From: Gerard, Jennie

Sent: Wednesday, February 18, 2015 4:13 PM
To: Li, Hui Chang
Subject: Question - please answer by noon on Thurs
Hi Hui Chang,
CM Guillen is meeting at 1:00 pm on Thurs with some of the folks who oppose the Lake
Merritt Blvd Tower project. He may be asked when the decision was made to sell the parcel
at FMV, and who made it. Please refresh my memory if you can respond before the meeting.
That would be helpful if the question comes up. Thank you.
Jennie Gerard, Chief of Staff
Oakland District 2 Councilmember Abel Guillen
510.238.7023 (direct)
510.238.7002 (District Office)
In the office Monday - Thursday
From:
To:
Cc:
Subject:
Date:
Attachments:
Li, Hui Chang

Lane, Patrick
Flynn, Rachel
RE: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Monday, November 17, 2014 5:01:00 PM
Letter to James Vann Measure DD Nov 2014.doc
Patrick,
Can you sign attached letter in response to Measure DD Coalition group? It is pretty much the
same letter that went out to Oakland Tenants Union, except I added a City response to a fourth
concern raised regarding the wind and shadow studies that the DD Coalition group wants done.
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Li, Hui Chang

Sent: Friday, October 31, 2014 4:48 PM
To: Flynn, Rachel
Cc: Lane, Patrick
Subject: RE: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Yes, will do.

_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Flynn, Rachel

Sent: Friday, October 31, 2014 2:51 PM
To: Li, Hui Chang
Cc: Lane, Patrick
Subject: FW: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Hi Hui Chang and Patrick Can you handle this request? Thanks so much, Rachel
Sent: Friday, October 31, 2014 11:24 AM
To: Li, Hui Chang
Cc: Cowan, Richard; Quan, Jean; Flynn, Rachel
Subject: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Good morning, Hui,

Your reply and the attached letter of Director Flynn are received and are much appreciated on
conveying the desired outcome relating to our varied requests.
Especial thanks and appreciation to Director Flynn and Planning Manager Patrick Lane for their
cooperative consideration.
Director Flynn's 30 October letter is addressed to Oakland Tenants Union, certainly one of the
concerned and requesting organizations. The initial requests, however, relating to the "remainder
parcel" were submitted 21 May & 21 July by the Measure DD Community Coalition, the City-ordained
organization charged with monitoring and oversight of DD projects.
Accordingly, it is requested that the same letter (with minor revisions as appropriate) be transmitted to
the DD Coalition for the Coalition's records, as followup and response to the initial request and report of
DD's appointed "Subcommittee on the Lake Merritt Boulevard Remainder Parcel"
The transmittal can be addressed to:
Subcommittee on Lake Merritt Boulevard Remainder Parcel
Measure DD Community Coalition
via:
William Threlfall, DD Coordinator wthrelfall@pacbell.net
with Copies to the Subcommittee:
Naomi Schiff,
Naomi@17th.com
Joel Peter,
joelpeter88@gmail.com
James E Vann jamesevann@aol.com
Many thanks,
James E Vann,
for the Meas DD Subcommittee
Hi James,
See attached the letter from Rachel Flynn in response to your e-mail below dated
September 10, 2014 and your letter dated April 16, 2014.
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691
From:
To:
Cc:
Subject:
Date:
Attachments:
Li, Hui Chang

"wthrelfall@pacbell.net"
"Naomi@17th.com"; "jamesevann@aol.com"; "joelpeter88@gmail.com"; Flynn, Rachel; Lane, Patrick; Estes,
Lesley
RE: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Tuesday, November 18, 2014 10:38:00 AM
Letter to James Vann Measure DD Nov 18 2014 SIGNED.pdf
DD letters re E 12th St parcel Oct 30, Jul 21, May 21 2014.pdf
To: Subcommittee on Lake Merritt Boulevard Remainder Parcel

Attn: William Threlfall, DD Coordinator
Please see attached letter from Patrick Lane, Acting Manager of Project Implementation Division, as a
follow-up and response to the initial request and report of DD's appointed "Subcommittee on the Lake
Merritt Boulevard Remainder Parcel"
Thank you,
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691

Sent: Friday, October 31, 2014 11:24 AM
To: Li, Hui Chang
Cc: Cowan, Richard; Quan, Jean; Flynn, Rachel
Subject: Reply & Request re Response Letter Regarding the Lake Merritt Blvd "Remainder Parcel"
Good morning, Hui,
Your reply and the attached letter of Director Flynn are received and are much appreciated on
conveying the desired outcome relating to our varied requests.
Especial thanks and appreciation to Director Flynn and Planning Manager Patrick Lane for their
cooperative consideration.
Director Flynn's 30 October letter is addressed to Oakland Tenants Union, certainly one of the
concerned and requesting organizations. The initial requests, however, relating to the "remainder
parcel" were submitted 21 May & 21 July by the Measure DD Community Coalition, the City-ordained
organization charged with monitoring and oversight of DD projects.
Accordingly, it is requested that the same letter (with minor revisions as appropriate) be transmitted to
the DD Coalition for the Coalition's records, as followup and response to the initial request and report of
DD's appointed "Subcommittee on the Lake Merritt Boulevard Remainder Parcel"
The transmittal can be addressed to:
Subcommittee on Lake Merritt Boulevard Remainder Parcel
via:
William Threlfall, DD Coordinator wthrelfall@pacbell.net
with Copies to the Subcommittee:

Naomi Schiff,
Naomi@17th.com
Joel Peter,
joelpeter88@gmail.com
James E Vann jamesevann@aol.com
Many thanks,
James E Vann,
for the Meas DD Subcommittee
Hi James,
See attached the letter from Rachel Flynn in response to your e-mail below dated
September 10, 2014 and your letter dated April 16, 2014.
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691
From:
To:
Subject:
Date:
jamesevann@aol.com
Li, Hui Chang
Re: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd "Remainder Parcel"
Saturday, July 26, 2014 1:12:03 AM
Hui,
As a heads-up, I was among a group of tenant activists invited to meet today (Friday morning) with
Mayor Quan on her present initiative dealing with seismic retrofit of residential buildings.
At the end of the meeting, I asked the Mayor and Richard Cowan, Chief of Staff, if the office had
looked into the "remainder parcel" matter as delineated in the April 16 letter from Oakland Tenants
Union. I told Richard there have been recent communications with the City Project Manager (you) on
the matter. Richard asked that I forward copies of the communications, which I did earlier today.
james
OK. Thank you.

_____________________________________________
From:
To:
Subject:
Date:
jamesevann@aol.com
Li, Hui Chang
Friday, July 25, 2014 8:11:34 AM
Hui Chang,
I confirm that your interpretation of the two "asks" of the tenant community (ineligibility for condo
conversion credits & advance notification to tenants that developer's option to revert to condos may be
exercised at any time at the option of developer), and the "ask" of the Measure DD Coalition (for some
offering of "community benefits") is correct.
One additional comment where the tenant community's position appears may still be unclear: You
write: "... the City is placing restrictions on the project to keep the project affordable (e.g. limiting
condo conversion which would remove affordable rental units from the market). In these
development deals, the City may or may not own the land to be sold/developed but there is a clear
City subsidy for affordable housing." Over and above very real and significant moral and ethical
considerations, the tenant community is convinced and strongly contends that the tremendous material
and financial investment of the City (and the community in passing the DD Bond Measure) for creation
of the "remainder parcel" far exceed any "appraisal valuation" of the parcel, and literally amount to a
"clear City subsidy" -- the basis of contention that this development should be determined "ineligible to
accrue condominium conversion credits."
As the project manager for the "remainder parcel" development, we are pleased that you are aware of
these "asks" and hopefully, to the extent that your authority permits, will attempt as much as possible to
assure these "asks" are appropriately addressed in legislative instruments.
PS: The report of the 7/17 meeting now archived in Meas DD website is corrected as requested.
James E Vann, on behalf of
Oakland Tenants Union and an Assembly of Pro-Tenant Organizations
-----Original Message----From: Li, Hui Chang <HLi@oaklandnet.com>

To: jamesevann <jamesevann@aol.com>
Sent: Thu, Jul 24, 2014 4:46 pm
Subject: RE: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd
"Remainder Parcel"
Thank you for the clarification, James.

I understand now from your email below that you/pro-tenant activists are asking that the
DDA between the City and UrbanCore:
prohibits Developer from accruing the "condominium conversion credits" (that a Developer
would normally be allowed under the Citys condo conversion ordinance if project is condomapped and rented out for the first 7 years) and
requires all tenants be notified at the beginning of tenancy that the units are subject to
being sold at any time at the owner's discretion.
Please confirm this is what you are asking.
I will need to find out what the existing regulations are now on these two issues.
And as project manager for the existing ENA with UrbanCore (and for the upcoming DDA),
I am keeping track of these two asks, in addition to the other community benefits asks
from Measure DD. I and appropriate staff will be considering these asks in our
negotiations with Developer, or specifically in the drafting of our DDA.
And just to clarify, so we are on the same page when using certain words:
An ENA (Exclusive Negotiating Agreement) is the contract between the City and Developer
during the planning/pre-development phase, to get a City-owned site ready for sale and
then construction.
A DDA (Disposition and Development Agreement) is the contract between the City and
Developer that governs the sale of City-owned land and also development. The DDA is the
mechanism to enforce any special/additional restrictions or requirements that the City
wants for a project that normally does not apply if City is not the seller.
A Regulatory Agreement is between the City and a Developer, but unlike in a DDA, the
Developer is a non-profit receiving City subsidy to develop affordable housing (either rental
or for-sale) and the City is placing restrictions on the project to keep the project affordable
(e.g. limiting condo conversion which would remove affordable rental units from the
market). In these development deals, the City may or may not own the land to be
sold/developed but there is a clear City subsidy for affordable housing.
Best,
_____________________________________________

Tel: 510.238.6239 Fax: 510.238.3691

Sent: Thursday, July 24, 2014 10:11 AM
To: Li, Hui Chang
Subject: Re: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd
"Remainder Parcel"
Hui-Chang,
Sorry to miss your call yesterday (Wed) afternoon. I had just left for the monthly meeting of East Bay
Housing Organizations (EBHO). Please feel free to call back if desired.
I write to clarify my message of yesterday. I reacted incorrectly to the questions you posed, so I reply
to clarify what was intended.
Of course, even if to be operated as a new multi-family rental project, the developer is entitled to file
both for subdivision and to condo-map its project. We acknowledge that this is consistent with, and is
necessary for UrbanCore's expressed intent to sell the units at some point as condos. The contention
of the tenant community, however, is that this process should not generate "conversion credits"
You are absolutely correct, and I totally misstated the facts regarding condo-mapping a new project.
I also misstated in asserting that the desire of pro-tenant activists is to disqualify the remainder parcel
project from its entitlement to be condo-mapped. Also out of ignorance, I failed to distinguish between
the DDA and the Regulatory Agreement," and in fact did not know of the Regulatory Agreement.
I thank you for the distinction and for your helpful explanation.
To be totally clear, the pro-housing community desires that the development be prohibited from
accruing "condominium conversion credits" (as is currently the restriction with all other publicly assisted
projects). As you describe, the restriction language is included in the standard regulatory agreement,
not the DDA. There is no intent to create or reference any other document, nor to ascribe new
additions to the DDA, the intent and the desire of both this response and the April 16 letter is that the
present procedures of the City that prohibit the application of "condominium conversion credits" also be
applied to development of any residential project at the "remainder parcel."
We also request that if the development is initially operated as rental apartments with the intent to be
subsequently sold as condominium units that appropriate documents should also specify that all tenants
be given notice at the beginning of tenancy that the units are subject to being sold at any time at the
owner's discretion.
Finally, as you request and by virtue of your interest and knowledge, it will be a benefit to the tenant
community to assure that you are kept informed of actions and intents on this matter.
I trust this reply sufficiently clarifies my earlier misinterpretation.
James E Vann, 763-0142

Sent: Wed, Jul 23, 2014 4:59 pm
"Remainder Parcel"
Thank you for your thoughtful and responsive email, James. The attached letter was also
very informative. Could you please copy me in such correspondences related to the
Remainder Parcel going forward? I should stay in the loop so I can help keep track of
these important issues, especially amongst City staff.
Yes, the oral report you gave to the Coalition on Monday was correct but I did notice that
the electronic copy of the report since emailed out still contained the word mandate and
incorrectly credited the City Council (as opposed to the City Administrator) for granting the
6-month extension on the ENA. Please have Bill correct this in the archive copy.
In the letter from OTU dated April 16, 2014, you wrote:
The Citys Disposition & Development documents and regulations of the CEDA
Division prohibit developments that receive city, county, federal, or public
financial assistance from accruing "conversion credits."
Could you please clarify what you are referring to when you write Citys Disposition &
Development documents and regulations of the CEDA Division? Do you mean the
Regulatory Agreements between the City and Developer?
As far as I know, it is only via the Regulatory Agreement (between the City and
Developer) that the affordable rental projects receiving funding from the City are prohibited
from converting to condo or selling conversion credits. (Please correct me if you know
otherwise are there other sources/regulations for the prohibition?) For example, here is
the language from a standard Regulatory Agreement for City funded affordable housing
projects:
CONDOMINIUM CONVERSION. Owner may not convert Project Units to condominium or
cooperative ownership or sell condominium or cooperative conversion rights to the Property
during the term of this Regulatory Agreement. However, Oakland will give reasonable
consideration to any proposal to convert Project Units to limited-equity cooperative ownership.
Your wrote in your 7/17 report:

Developments that have public assistance are not eligible to convert their rental developments
to condominiums. The Coalition interprets this prohibition as equally applicable to development
of the Remainder Parcel.
When you write, not eligible again, are you basically referring to the Regulatory
Agreement or is there another basis as well?
Also, I want to clarify what you/ the pro-tenant community is asking for in the April 16 letter.
Are you asking that in the DDA b/w Developer & City, the project be:
restricted from both being condo-mapped and exercising conversion credits
restricted from either a condo-map or exercising conversion credits
Best,
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691

Sent: Wednesday, July 23, 2014 2:40 PM
To: Li, Hui Chang
"Remainder Parcel"
Hello Hui-Chang,
I owe you an apology. I had not seen the actual ENA, but assumed the terms carried over. Even so,
I understood your objection to the term "mandate," and actually did modify the report to say "will
coordinate." What I discovered yesterday was that I had two DD files on my PC and the one I initially
edited from your clarifications and other comments at DD, was not the final copy. When I realized the
error and made revisions to page 3, I inadvertently overlooked the "mandate" correction because I
thought I had already made it (but on the wrong copy). I think it was stated properly in the oral report,
so I will talk with Bill about correcting the archive copy. Again, sorry.
Regarding condominium conversion credits, Yes, the pro-tenant community strongly objects to the
"remainder parcel" being able to be condo-mapped, and thus cause the removal of up to 298 existing
rental units. The remainder parcel is a creation of the Measure DD referendum voted 90% by
Oaklanders as a general plan for betterment and beautification of the city. The pro-tenant community
firmly contends that the remainder parcel, where major city resources were required for the parcel's
creation, should then become a loophole where the apartments produced would (by agreement to rent
the units for 7 years) automatically accrue "298 conversion rights" enabling the parcel's developers to
cause 298 existing rental units to be converted to for-sale condominiums, together with the wholesale
eviction of up to 298 existing Oakland renter households. This cannot happen, and while the developer
is free to build and market condo units as it may wish, we strongly oppose "condo-mapping" of the
development -- which automatically grants "conversion rights," and will therefore insist that the DDA
should prohibit condo-mapping this particular development.
Such possible occurrence would be a moral injustice that totally turns the objectives of Meas DD on its
head, and is an outcome that no one would have approved as a result of the Measure DD referendum.
Your questions:
My understanding is that if a Developer builds with a condo map, the units are not subject to the city's
condo conversion law because technically no conversion is taking place, even if units are initially rented
out.
A bit of semantic acrobatics here: A development that is condo-mapped is not subject to the City's
Condo Ordinance, BUT, by virtue of the Condo Ordinance if the condo-mapped development agrees to
rent for 7 years, the Developer gains "conversion credits" that can be sold to other Developers, or the
same Developer accrues the "automatic right" through conversion credits to remove the same number
of existing rental units from the inventory, convert the units to condos, and sell the condos at market.
It seems to me that even if the City determines there is not a basis to disqualify the project from being
condo-mapped, you and other organizations like Oakland Tenants Union are advocating that this
restriction at least be a part of the DDA is that correct?
Yes, the pro-tenant community is unanimous in having this restriction included in the DDA. OTU
contends that the City has made tremendous financial investments in this parcel that can never be
reflected in an "appraisal valuation." On that basis the reminder parcel differs from other lots that may
be purchased from the City, and which should disqualify this parcel from being condo-mapped.
The initial Oakland Tenants Union statement -- sent April 16 to Mayor Quan and Planning Director
Flynn -- is attached. The statement has been endorsed by all the various pro-tenant
organizations, which are presently in waiting to know what direction the City and Developer may be
inclining toward. Depending on those inclinations, the organizations will begin meeting, developing, and
implementing a serious action program to see that this possible injustice does not occur.
I welcome hearing your thoughts.
james vann, 763-0142

Sent: Wed, Jul 23, 2014 12:52 pm
"Remainder Parcel"
Thank you, James. I thought you did a great job of reporting out to the Coalition. And your points here
have all been duly noted.
Just to clarify, the quote you are referring to below comes from page 4 of the staff report to City Council
to approve the Citys ENA with UrbanCore:
https://oakland.legistar.com/LegislationDetail.aspx?ID=1441186&GUID=8BADE21D-E83E-4381-BAF0BA64C6F8CDAD
It is not from the original ENA Agreement itself. There is no such language in the ENA itself that
mandates that UrbanCore coordinate with OUSD. However, staff recognized that this coordination is
needed for the project to be successful so it was called out in the coordination section of the staff
report. Just to be clear, I think the focus of my correction here is on semantics.

I am interested in your argument that this project does qualify for condo conversion. Could you please
forward me the statement you sent to Mayor Quan and Planning Director Rachel Flynn listing the
reasons why you believe the "remainder parcel" does not qualify for a condo map? I would like to
understand what you think is the basis for the disqualification and will look into that question further.
out.
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691

Sent: Tuesday, July 22, 2014 10:15 AM
To: Li, Hui Chang
Cc: Estes, Lesley; Flynn, Rachel; Lane, Patrick; Manasse, Edward; Ferracane, Christina;
mayorjeanquan@oakland.net; rcowen@oaklandnet.com
"Remainder Parcel"
Hui-Chang,
Thank you for attending the Measure DD Coalition meeting last night. Your appearance and
assistance in responding to some of the attendee's questions was most helpful. The clarifications you
forwarded were incorporated into the oral report to the Coalition and will be reflected in the report that
goes into the Measure DD archives.
Regarding coordination with OUSD, the original ENA Agreement at Page 4, bottom paragraph states:
... "Further, UCI will also need to coordinate its project proposal with the development plans of
neighbors of the Property to the south (Oakland Unified School District) and to the west (city's open
space created by Meas DD improvements." Respecting your interpretation, the words "mandate
coordination with OUSD" will be softened.
Regarding possible "Condominium Conversion Rights" for this "remainder parcel" development, The DD
Coalition, CALM (Coalition of Advocates for Lake Merritt - the group that envisioned and gained City
Council approval for Lake Merritt Blvd), East Bay Housing Organizations, 1200 Lakeshore Tenants
Assn, and Oakland Tenants Union all have grave concerns and objections and strongly contend that
the objectives of Meas DD which formed this City-created parcel makes it inconsistent with, and
therefore not eligible for conversion credits.
It is inconceivable that the residents of Oakland would heavily tax themselves to provide for a
development that could cause the displacement, removal, and condoization of almost 300 of their
residences -- many presently in affordable 3 and 4 bedroom apartments -- but displaced by an
assembly of more expensive and smaller, primarily studio-sized condominiums. We are convinced the
public outrage would be both visible and immediate.

To date, Oakland Tenants Union has submitted an extensive statement to Mayor Quan and Planning
Director Rachel Flynn listing some 14 of the broad range of financially-valued city-assistance
contributions that OTU and other objecting organizations are convinced disqualifies the "remainder
parcel" from conversion credits. Hopefully, long before the DDA and prior to more active opposition
actions, an early decision will be made disqualifying this possible development from accruing
conversion credits.
James E Vann

Cc: Estes, Lesley <LEstes@oaklandnet.com>; Flynn, Rachel <RFlynn@oaklandnet.com>; Lane,
Patrick <PSLane@oaklandnet.com>; Manasse, Edward <EManasse@oaklandnet.com>; Ferracane,
Christina <CFerracane@oaklandnet.com>
Sent: Mon, Jul 21, 2014 6:25 pm
"Remainder Parcel"
Hi James,
Thanks for these notes.
Two minor corrections 1)the ENA was extended by the City Administrator, not the City Council. The
the possibility of a 6-month extension to be granted by the City Administrator was always a part the
original Agreement. 2) It is true that UrbanCore has been coordinating the development of this
Remainder Parcel with OUSDs plans for the adjacent site but this coordination is not mandated by
the ENA.
I have noted your list of proposed community benefits.
I will look into the question of whether this development would be eligible to convert to condos. My
understanding is it can be because this project has no public assistance. There is no such restriction
for market rate sale of City/Agency land.
The shadow study is indeed underway by environmental consultant LSA as part of additional CEQA
study needed by this roject. I will keep the Coalition posted on when this study is complete.
See you at tonights meeting.
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691

Sent: Monday, July 21, 2014 3:34 PM
To: Li, Hui Chang
Cc: Estes, Lesley; Flynn, Rachel; Lane, Patrick; Manasse, Edward; Ferracane, Christina
Subject: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd "Remainder
Parcel"
To:
Hui-Chang Li, Urban Economics Analyst
cc:
Rachel Flynn, Director of Building Services & Planning

Patrick Lane, Development/Redevelopment Program Manager
Lesley Estes, Meas DD Programs Manager
Ed Manase, Strategic Planning Director
Christina Ferracane, Senior Planner
Re:
Report of 7/17 Meeting of Meas DD Subcommittee with Designated Developer of Lake Merritt
Boulevard "Remainder Parcel"
For information, we forward the Meas DD Subcommittee's report of the meeting held 17 July with
representatives of the designated developer's team.
Appreciation to Ms Hui-Chang for her coordination, assistance and logistics in making the meeting
happen in a timely manner.
Meas DD Subcoommittee
Naomi Schiff, Chair
Joel Peter
Sandy Threlfall
James E Vann
From:
To:
Subject:
Date:
Attachments:
jamesevann@aol.com
Li, Hui Chang
Wednesday, July 23, 2014 2:40:26 PM
OTU-LettToMayorRe-LMBlvdApts-16Ap14.rtf
Hello Hui-Chang,
Your questions:
out.
A bit of semantic acrobatics here: A development that is condo-mapped is not

subject to the City's Condo Ordinance, BUT, by virtue of the Condo Ordinance if the
condo-mapped development agrees to rent for 7 years, the Developer gains
"conversion credits" that can be sold to other Developers, or the same Developer
accrues the "automatic right" through conversion credits to remove the same number
of existing rental units from the inventory, convert the units to condos, and sell the
condos at market.

Sent: Wed, Jul 23, 2014 12:52 pm
"Remainder Parcel"
Thank you, James. I thought you did a great job of reporting out to the Coalition. And your
points here have all been duly noted.
Just to clarify, the quote you are referring to below comes from page 4 of the staff report to
City Council to approve the Citys ENA with UrbanCore:
https://oakland.legistar.com/LegislationDetail.aspx?ID=1441186&GUID=8BADE21D-E83E4381-BAF0-BA64C6F8CDAD
It is not from the original ENA Agreement itself. There is no such language in the ENA
itself that mandates that UrbanCore coordinate with OUSD. However, staff recognized
that this coordination is needed for the project to be successful so it was called out in the
coordination section of the staff report. Just to be clear, I think the focus of my correction
here is on semantics.
I am interested in your argument that this project does qualify for condo conversion. Could
you please forward me the statement you sent to Mayor Quan and Planning Director
Rachel Flynn listing the reasons why you believe the "remainder parcel" does not qualify
for a condo map? I would like to understand what you think is the basis for the
disqualification and will look into that question further.
My understanding is that if a Developer builds with a condo map, the units are not subject
to the city's condo conversion law because technically no conversion is taking place, even
if units are initially rented out.
It seems to me that even if the City determines there is not a basis to disqualify the project
from being condo-mapped, you and other organizations like Oakland Tenants Union are
advocating that this restriction at least be a part of the DDA is that correct?
_____________________________________________

Tel: 510.238.6239 Fax: 510.238.3691

To: Li, Hui Chang

"Remainder Parcel"
Hui-Chang,
conversion credits.
James E Vann

Sent: Mon, Jul 21, 2014 6:25 pm
"Remainder Parcel"
Hi James,
Two minor corrections 1)the ENA was extended by the City Administrator, not the City
Council. The the possibility of a 6-month extension to be granted by the City Administrator
was always a part the original Agreement. 2) It is true that UrbanCore has been
coordinating the development of this Remainder Parcel with OUSDs plans for the
adjacent site but this coordination is not mandated by the ENA.
I will look into the question of whether this development would be eligible to convert to
condos. My understanding is it can be because this project has no public assistance.
There is no such restriction for market rate sale of City/Agency land.
The shadow study is indeed underway by environmental consultant LSA as part of
additional CEQA study needed by this roject. I will keep the Coalition posted on when this
study is complete.
_____________________________________________
Tel: 510.238.6239
Fax: 510.238.3691

To: Li, Hui Chang
Parcel"
To:
cc:

Re:
Naomi Schiff, Chair
Joel Peter
Sandy Threlfall
James E Vann
From:
To:
Subject:
Date:
Li, Hui Chang

"Jeffrey Levin"; James Vann
RE: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd "Remainder Parcel"
Thursday, July 31, 2014 5:37:00 PM
Thanks, Jeff.
Buts just to clarify:
there is no City-owned parcel where a DDA would be used.

Actually, in the case of the DDA for the 12th St Remainder Parcel, a City-owned parcel is
involved.
But, yes, I understand that the DDA is the document to be used to
prohibit condo conversion credits and the language to be added to the DDA could mirror the
language that Housing uses in its Regulatory Agreement. I am gathering that such a restriction has
never been added to a DDA for the market-rate sale of City-owned land.
And the question that I am not clear on is if there is an actual City policy (outside of a Regulatory
Agreement or a DDA) that prohibits city-subsidized projects to convert or sell conversion credits. I
understand that this has been City practice but is there an actual City policy (i.e. ordinance, law?)
that I can reference?
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Jeffrey Levin [mailto:jeff@ebho.org]

Sent: Thursday, July 31, 2014 4:20 PM
To: James Vann
Cc: Li, Hui Chang
Subject: Re: Report of 7/17 Meeting of Meas DD Subcommittee with Developer on LM Blvd "Remainder
Parcel"
I want to clarify something about which document would be used to prohibit condo
conversion credits.
The HCD affordable housing programs use a Regulatory Agreement because it's tied to
provision of funds (loans/grants) but there is no City-owned parcel where a DDA would be
used. In the case of this parcel, the City would be using a DDA to establish
restrictions/conditions of development, but probably will not be using a Regulatory
Agreement unless financing is also being provided.
In this case, it would be appropriate to add language to the DDA that mirrors the language
that HCD uses in its Regulatory Agreement.
Jeffrey P. Levin
Policy Director
East Bay Housing Organizations
538 9th Street, Suite 200 | Oakland, CA 94607
510-663-3830 x316
jeff@ebho.org
NOTE: I am generally in the office only on Monday, Tuesday and Thursday, so I may
not be able to reply to your e-mail right away.
Visit us at www.EBHO.org and follow us on Facebook and Twitter!

Save the Date: September 17th is EBHO's 10th Annual Interfaith Breakfast! Visit our website for details.
On Thu, Jul 24, 2014 at 10:11 AM, <jamesevann@aol.com> wrote:

Hui-Chang,
Sorry to miss your call yesterday (Wed) afternoon. I had just left for the monthly
meeting of East Bay Housing Organizations (EBHO). Please feel free to call back if
desired.
I write to clarify my message of yesterday. I reacted incorrectly to the questions you
posed, so I reply to clarify what was intended.
Of course, even if to be operated as a new multi-family rental project, the developer is
entitled to file both for subdivision and to condo-map its project. We acknowledge that this is
consistent with, and is necessary for UrbanCore's expressed intent to sell the units at some point as
condos. The contention of the tenant community, however, is that this process should not generate
"conversion credits"
You are absolutely correct, and I totally misstated the facts regarding condo-mapping a new project.
I also misstated in asserting that the desire of pro-tenant activists is to disqualify the remainder parcel
project from its entitlement to be condo-mapped. Also out of ignorance, I failed to distinguish
between the DDA and the Regulatory Agreement," and in fact did not know of the
Regulatory Agreement.
I thank you for the distinction and for your helpful explanation.
the pro-housing community desires that the development be
prohibited from accruing "condominium conversion credits" (as is currently the
restriction with all other publicly assisted projects). As you describe, the restriction
language is included in the standard regulatory agreement, not the DDA. There is no
intent to create or reference any other document, nor to ascribe new additions to the
DDA, the intent and the desire of both this response and the April 16 letter is that the
present procedures of the City that prohibit the application of "condominium
To be totally clear,
conversion credits" also be applied to development of any residential project at the

"remainder parcel."
We also request that if the development is initially operated as rental apartments with
the intent to be subsequently sold as condominium units that appropriate documents
should also specify that all tenants be given notice at the beginning of tenancy that
the units are subject to being sold at any time at the owner's discretion.
Finally, as you request and by virtue of your interest and knowledge, it will be a
benefit to the tenant community to assure that you are kept informed of actions and
intents on this matter.
I trust this reply sufficiently clarifies my earlier misinterpretation.
James E Vann, 763-0142
Sent: Wed, Jul 23, 2014 4:59 pm
"Remainder Parcel"
Thank you for your thoughtful and responsive email, James. The attached letter was also
very informative. Could you please copy me in such correspondences related to the
Remainder Parcel going forward? I should stay in the loop so I can help keep track of
these important issues, especially amongst City staff.
Yes, the oral report you gave to the Coalition on Monday was correct but I did notice that
the electronic copy of the report since emailed out still contained the word mandate and
incorrectly credited the City Council (as opposed to the City Administrator) for granting the
6-month extension on the ENA. Please have Bill correct this in the archive copy.
In the letter from OTU dated April 16, 2014, you wrote:
The Citys Disposition & Development documents and regulations of the CEDA
Division prohibit developments that receive city, county, federal, or public
financial assistance from accruing "conversion credits."
Could you please clarify what you are referring to when you write Citys Disposition &
Development documents and regulations of the CEDA Division? Do you mean the
Regulatory Agreements between the City and Developer?
As far as I know, it is only via the Regulatory Agreement (between the City and
Developer) that the affordable rental projects receiving funding from the City are prohibited
from converting to condo or selling conversion credits. (Please correct me if you know
otherwise are there other sources/regulations for the prohibition?) For example, here is
the language from a standard Regulatory Agreement for City funded affordable housing
projects:
CONDOMINIUM CONVERSION. Owner may not convert Project Units to condominium or
cooperative ownership or sell condominium or cooperative conversion rights to the Property
during the term of this Regulatory Agreement. However, Oakland will give reasonable
consideration to any proposal to convert Project Units to limited-equity cooperative ownership.
Your wrote in your 7/17 report:

Developments that have public assistance are not eligible to convert their rental developments
to condominiums. The Coalition interprets this prohibition as equally applicable to development
of the Remainder Parcel.
When you write, not eligible again, are you basically referring to the Regulatory
Agreement or is there another basis as well?
Also, I want to clarify what you/ the pro-tenant community is asking for in the April 16 letter.
Are you asking that in the DDA b/w Developer & City, the project be:
1. restricted from both being condo-mapped and exercising conversion credits
2. restricted from either a condo-map or exercising conversion credits
Best,
_____________________________________________
Fax: 510.238.3691
Tel: 510.238.6239

To: Li, Hui Chang
"Remainder Parcel"
Hello Hui-Chang,
Your questions:
out.
A bit of semantic acrobatics here: A development that is condo-mapped is not subject to the City's
Condo Ordinance, BUT, by virtue of the Condo Ordinance if the condo-mapped development agrees to
rent for 7 years, the Developer gains "conversion credits" that can be sold to other Developers, or the
same Developer accrues the "automatic right" through conversion credits to remove the same number
of existing rental units from the inventory, convert the units to condos, and sell the condos at market.

Sent: Wed, Jul 23, 2014 12:52 pm
"Remainder Parcel"
Thank you, James. I thought you did a great job of reporting out to the Coalition. And your points here
have all been duly noted.
Just to clarify, the quote you are referring to below comes from page 4 of the staff report to City Council
to approve the Citys ENA with UrbanCore:
https://oakland.legistar.com/LegislationDetail.aspx?ID=1441186&GUID=8BADE21D-E83E-4381-BAF0BA64C6F8CDAD
It is not from the original ENA Agreement itself. There is no such language in the ENA itself that
mandates that UrbanCore coordinate with OUSD. However, staff recognized that this coordination is
needed for the project to be successful so it was called out in the coordination section of the staff
report. Just to be clear, I think the focus of my correction here is on semantics.
I am interested in your argument that this project does qualify for condo conversion. Could you please
forward me the statement you sent to Mayor Quan and Planning Director Rachel Flynn listing the
reasons why you believe the "remainder parcel" does not qualify for a condo map? I would like to
understand what you think is the basis for the disqualification and will look into that question further.
out.
_____________________________________________
Fax: 510.238.3691
Tel: 510.238.6239

To: Li, Hui Chang
"Remainder Parcel"
Hui-Chang,
conversion credits.
James E Vann

Sent: Mon, Jul 21, 2014 6:25 pm
"Remainder Parcel"
Hi James,
Two minor corrections 1)the ENA was extended by the City Administrator, not the City Council. The
the possibility of a 6-month extension to be granted by the City Administrator was always a part the
original Agreement. 2) It is true that UrbanCore has been coordinating the development of this
Remainder Parcel with OUSDs plans for the adjacent site but this coordination is not mandated by
the ENA.
I will look into the question of whether this development would be eligible to convert to condos. My
understanding is it can be because this project has no public assistance. There is no such restriction
for market rate sale of City/Agency land.
The shadow study is indeed underway by environmental consultant LSA as part of additional CEQA
study needed by this roject. I will keep the Coalition posted on when this study is complete.
_____________________________________________
Fax: 510.238.3691
Tel: 510.238.6239

To: Li, Hui Chang
Parcel"
To:
cc:


Re:
Naomi Schiff, Chair
Joel Peter
Sandy Threlfall
James E Vann
From:
To:
Subject:
Date:
Nguyen, Thang
Li, Hui Chang
RE: Request for Information on Parcel for Sate
Monday, February 10, 2014 9:40:52 AM
Hi Hui-Chang,
Thank you so much for such a detailed synopsis of this parcel. I greatly appreciate the
helpful information you have provided. Thank you!
Thang Nguyen
Real Estate Agent
Real Estate Services
City of Oakland
510 238-6363
From: Li, Hui Chang

Sent: Friday, February 07, 2014 6:06 PM
To: Nguyen, Thang
Subject: RE: Request for Information on Parcel for Sate
Thang,
I think you are inquiring about what we call the 12th Street Remainder Parcel (aka, the wedge
or remainder parcel) a site roughly less than 1 acre in size that was former right-of-way and
was created as a result of the Measure DD roadway improvements. It does not have an APN yet
because a parcel map was only recorded in December, but the adjacent parcels APN is 019-0027013-03. This adjacent property is located at 1105 2nd Avenue and is owned by OUSD; however,
the remainder parcel is owned by the City and was appraised for $2.5 million.
The City is in an Exclusive Negotiating Agreement with a Developer (UrbanCore-Integral) for predevelopment of the site for a 24-story residential tower. UrbanCores proposal was selected via an
RFP process that went out December 2012. (Separately, UrbanCore is in discussion with OUSD to
propose a project on their site).
1. spot re-zone ?
Currently, the parcel falls under two zones and, yes, a zoning amendment will be needed to
accommodate the proposed 24-story residential tower on the site. The zoning amendment
will be done as part of the adoption of the Lake Merritt Specific Plan, which proposes
amendments to other zones as well as to the general plan.
2. How far along is this parcel in terms of being able to be marketed for sale?
The final Lake Merritt Specific Plan (along with Final Zoning and General Plan
Amendments) and EIR is expected to be adopted by City Council June 2014. Since the
required CEQA document for the proposed project on this site will tier-off of the Plans
EIR, this project will not get CEQA approval until that time or soon after (July/September
2014).
So, I expect/hope to be able to return to City Council for approval to enter into a
Disposition and Development Agreement (DDA) with the Developer, assuming all ENA
deliverables have been satisfied by the Developer at that time.
3.
What are some of the next steps we have to take before we can market it?
No need to market the site at this point, since UrbanCore is the developer selected after
an RFP process.
Again, the City needs to continue on stay on schedule to adopt the LMSAP. Here is the
schedule going forward:
Date
Fall 2013
Winter 2013-14
June 2014
Public Body
Landmarks Preservation Advisory
Board
Planning Commission
Bicycle and Pedestrian Advisory

Committee
Parks and Recreation Advisory
Commission
Planning Commission
City Council
Meeting Topic
Draft Plan (and list of recommended

changes)
Draft Zoning and General Plan Amendments
Draft Design Guidelines
Draft Environmental Impact Report

Draft Plan
Draft Zoning and General Plan Amendments
Draft Design Guidelines
Draft Environmental Impact Report

Final Plan
Final Zoning and General Plan Amendments
Final Design Guidelines
Final Environmental Impact Report

The Developer needs to complete its ENA deliverables which include:
- Obtain Entitlements (status: pre-application has been submitted)
- Obtain CEQA approval (Status: CEQA consultant hired and the proposed Scope of
Work base on existing DRAFT EIR for LMSAP is underway, just started this month)
And then later on:
- Getting financing in place including finalizing proformas and LOIs from lenders and
equity partners to finance project.
- Appraise property
In short, I think the earliest that the City can sell this parcel is September 2014.
Hope this provides you the information you are looking for. Let me know if you have additional
questions. Thanks!
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Nguyen, Thang

Sent: Thursday, February 06, 2014 3:00 PM
To: Li, Hui Chang
Subject: Request for Information on Parcel for Sate
Hi Hui-Chang,
I am working on a list of surplus properties that have been identified to be disposed to
balance the budget. One of the properties on this list is APN # 019-0027-013-03 (1105 2 nd
Avenue). Win2Data shows this parcel currently in the ownership of the Oakland Unified
School District. I see notes that say something about needing a spot re-zone. I understand
that you might have more knowledge about this parcel. Can you please give me some
information on this parcel? How far along is this parcel in terms of being able to be
marketed for sale? What are some of the next steps we have to take before we can market
it? Is it still in the School Districts ownership? Any information would be greatly
appreciated. Thank you very much.
Thang Nguyen
Real Estate Agent
Real Estate Services
City of Oakland
510 238-6363
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Li, Hui Chang
Peter Waller; Lane, Patrick; Austin, Doug; Mike Pyatok; Shannon Allen; Dan Hogman; Brad Flewellen;
AVRPStudios .; Ronnie Turner; Hunter, Gregory; merlin edwards
RE: Revised performance schedule for ENA extension
Friday, June 13, 2014 6:17:16 PM
Hui Chang, that sounds fine. Thanks, Michael

__________________________
Michael E. Johnson
President & CEO
457 10th Street
(415) 748-2300
On Jun 13, 2014 5:48 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Michael,
Yes, both date changes you suggested are OK, although Id prefer you submit the next
draft of schematic plans to me sooner morning of the 15 th (a Tuesday) rather than
COB, so staff has adequate time to review before the July 21 st meeting.
See attached 1 st Amendment to our ENA for your signatures which includes this new
Schedule as Exhibit A. Please return 3 hard copies to me with your wet signatures so I
can get signed off on the Citys end.
For your records, Ive included the Schedule as an Excel file, with the various tabs.
Let me know if you have questions,

_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691

Sent: Thursday, June 12, 2014 7:32 PM
To: Li, Hui Chang
Cc: Brad Flewellen; Mike Pyatok; Peter Waller; Ronnie Turner; Austin, Doug; Dan Hogman;
AVRPStudios .; Shannon Allen; merlin edwards
Subject: Re: Revised performance schedule for ENA extension
Hui Chang, thanks for sending the updated Schedule of Performance.

In response to your schedule questions, I think we can target July 15th
for submitting a draft package of schematic plans which will allow a
week for staff review and a meeting during that week before the
Measure DD meeting on July 21st. Then submit the final Schematic
Design by July 31st with any final revisions based on staff or
community input. Also as shown in Blue I made one other revision to
the Appraisal date so that the Appraiser can get our Financial Model at
the end of Sep and review that in getting the appraisal done by Oct
30th...let me know if these two changes are ok. Also, I am asking per
this email for LSA to review the schedule and advise us both on
progress. Thanks, Michael
On Mon, Jun 9, 2014 at 12:38 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Hi Michael,
Attached is a revised Schedule of Performance for Amendment # 1 to our ENA, which

will grants a 180 day extension (ending January 2, 2015)
There are two tabs the revised schedule you submitted in April 2014, and my
response in June. If you compare the two, you will see the extended dates I am
proposing are later than what you suggested, except I would like to see updated
Schematic Design Plans by June 30 th (item #20). Do you think this is possible? I am
thinking staff should see your updated plans before July 21 st Measure DD meeting.
I used generous outside dates and am trying to strike a balance between being strict
and being realistic.
Again, the goal is to get all CEQA and permit approvals before entering into a DDA in
January/February 2014; and then sell the land to you by June 2015.
So, given the following schedule of adoption of the LMSAP:

7/25/14 "Final FEIR "
8/11/14 LPAB
9/3/14 Planning Commission
9/30/14 Council CED Committee
10/7/14 Council, 1st Reading
10/21/14 Council, 2nd Reading
I am assuming:
Updated application to zoning and planning along with schematic design plans (for
the selected project and program description), including landscape for adjacent park
due by 7/31/14 (though I am checking with Neil to see if this can be later as I dont
know if 7/31/14 is reasonable to expect at this point)
Admin Draft of Projects CEQA document due by 9/30/14 possibly earlier,
depending on LSAs schedule.
PRAC & Planning Commission: November 2014
Please let me know any comments or questions you have on this revised schedule.
(Once we agree on the final dates of this Schedule of Performance, it will be attached
as Exhibit A to a simple two-page Amendment # 1, to be signed by both you, your
partner at Integral and the City Administrator/designee. The actual Amendment # 1
document is currently under review by the City Attorney.)
Thank you,
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Lane, Patrick
Ronnie Turner; Faye Paulson; Hunter, Gregory; Li, Hui Chang; Estes, Lesley; Mike Pyatok; Peter Waller; Austin,
Doug; Brad Flewellen
Re: Revised Plans - City Comments
Wednesday, May 21, 2014 4:38:42 PM
Patrick, thanks for all this important feedback below. We will be ready for a presentation
at the July 21st meeting, at which time we will have made substantial progress on the
design, including the parking and park area, which we will review with staff prior to the
July 21st meeting. Thanks, Michael
On Wed, May 21, 2014 at 4:17 PM, Lane, Patrick <PSLane@oaklandnet.com> wrote:
Your revised plans were reviewed in a Major Projects meeting Monday with staff
from Planning & Building, Public Works (Measure DD), Parks & Recreation, etc.
We received initial comments that seemed to make the use of the open space for
underground parking possible. We also learned that there was a Measure DD
Community Meeting that night. The Measure DD staff asked to present your
revised proposal to get a quick read and requested that the project be presented
by you formally at the next meeting on July 21st .
Major Projects Meeting The were no major problems seen with your proposal but
staff wanted to look at some of the detailed issues. Realizing that there would be
some value in the use of the park land, both Public Works and Parks & Recreation
wanted this to be used to maintain the parks in the area. If the revised proposal
moves forward, a portion of the appraised value would be allocated to the
easement for the underground parking. Since the use of these funds would be
maintenance, the City would probably prefer an annual payment for the
easement. In addition the project would need to provide the park improvements
around the garage and maintain this area.
Measure DD Community Meeting There werent many concerns about the use of
the open space. This wasnt expected as a programmable space. The use would
be a visual open space with more substantial vegetation. But there were concerns
about the increased density. You should be ready to address this concern at the
July 21 st meeting. You should coordinate with Lesley Estes regarding this meeting
- LEstes@oaklandnet.com or (510) 238-7431.

Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Li, Hui Chang
Lane, Patrick; Ronnie Turner; Faye Paulson; Hunter, Gregory; Estes, Lesley
Re: Revised Plans - City Comments
Wednesday, May 21, 2014 5:32:15 PM
Ok. Let us know. Thanks
On Wed, May 21, 2014 at 5:28 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Hi Michael,
Just to clarify, Measure DD Coalition does have concerns about park design as well as
other comments theyd like you to address at their July 21st meeting . See attached letter
expressing their concerns -- points 8 and 9 speak to park design specifically. (Though some
of their concerns seem more like policy decisions to be addressed by the City.) Again, this
is to give you a heads up about community concerns you should be preparing to address.
In addition to presenting at their July 21st meeting and presenting to City staff prior to
that, a task group of the DD Coalition may want to meet with you as well. (I just spoke
with their designated Task Group Facilitator Naomi Shiff about this and she will confirm
with me if they still want this meeting to happen in addition to your July 21st presentation.)
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li
Economic and Workforce Development Department

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Lane, Patrick

To: Michael Johnson
Cc: Ronnie Turner; Faye Paulson; ghunter@oaklandnet.com; Li, Hui Chang; Estes, Lesley
Subject: Revised Plans - City Comments
Your revised plans were reviewed in a Major Projects meeting Monday with staff
from Planning & Building, Public Works (Measure DD), Parks & Recreation, etc.
We received initial comments that seemed to make the use of the open space for
underground parking possible. We also learned that there was a Measure DD
Community Meeting that night. The Measure DD staff asked to present your
revised proposal to get a quick read and requested that the project be presented
by you formally at the next meeting on July 21st .
Major Projects Meeting The were no major problems seen with your proposal but
staff wanted to look at some of the detailed issues. Realizing that there would be
some value in the use of the park land, both Public Works and Parks & Recreation
wanted this to be used to maintain the parks in the area. If the revised proposal
moves forward, a portion of the appraised value would be allocated to the
easement for the underground parking. Since the use of these funds would be
maintenance, the City would probably prefer an annual payment for the
easement. In addition the project would need to provide the park improvements
around the garage and maintain this area.
Measure DD Community Meeting There werent many concerns about the use of
the open space. This wasnt expected as a programmable space. The use would
be a visual open space with more substantial vegetation. But there were concerns
about the increased density. You should be ready to address this concern at the
July 21 st meeting. You should coordinate with Lesley Estes regarding this meeting
- LEstes@oaklandnet.com or (510) 238-7431.

Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
---------- Forwarded message ---------From: "Naomi Schiff" <naomi@17th.com>

To: "Li, Hui Chang" <HLi@oaklandnet.com>, "Lane, Patrick"
<PSLane@oaklandnet.com>, "Estes, Lesley" <LEstes@oaklandnet.com>, "Flynn,
Rachel" <RFlynn@oaklandnet.com>
Cc: "Measure DD Community Coalition" <info@waterfrontaction.org>,
"JamesEVann@aol.com Vann" <jamesevann@aol.com>
Date: Wed, 21 May 2014 12:19:07 -0700
Subject: Measure DD Coalition,Regarding 12th Street Remainder Parcel
Hello!
Attached please find a letter from the Measure DD Community Coalition,
expressing some concerns about the 12th Street remainder parcel. Thank you!
From:
To:
Cc:
Subject:
Date:
Michael Johnson
Li, Hui Chang
Lane, Patrick; Hunter, Gregory
Re: Staff Recommendation: 12th St Remainder Parcel
Friday, March 22, 2013 12:04:32 PM
Hui Chang, that is great news on a Friday. We appreciate your vote of confidence, and
look forward to making this a successful project for the City of Oakland. We look forward
to the next steps. Regards and have a good weekend. Michael
On Fri, Mar 22, 2013 at 10:26 AM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Hi Michael,
Thank you and your team for taking the time to meet with City staff to discuss
your proposal for the 12th Street Remainder Parcel.
After careful consideration and review of both proposals received, staffs decision is
to recommend to City Council the selection of UrbanCore-Integral to move through
the exclusive negotiating process for the development of the 12th Street
Remainder Parcel. Wood Partners will be considered as an alternative in the
report to Council.
Staff is currently working toward scheduling this item to be heard in a Closed
Session meeting of the City Council on April 16th. It is estimated that May 2013
would be the earliest that an Exclusive Negotiating Agreement could be approved
by City Council.
I will be in contact with you again if I have questions that come up as I write the
report.
Thank you,
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li
City of Oakland
Oakland CA 94612
Tel 510-238-6239
From:
To:
Subject:
Date:
Attachments:
Michael Johnson
Li, Hui Chang
Re: Status of MJ debts to SF
Wednesday, April 01, 2015 4:55:52 PM
UCD Recent Projects PPT_4-1-15.pptx
Here you go. Profile on all 4 projects. Thanks

_______________________
Michael E. Johnson, President
Suite 313
Oakland, CA 94611
c: (415) 748-2300
e: mjohnson@urbancorellc.com
On Wed, Apr 1, 2015 at 7:40 PM, Li, Hui Chang <HLi@oaklandnet.com> wrote:
Will do. Thanks.
I am aware of the Mary Helen Rogers Senior Center and Cannery Place Apartments
from info you previously submitted.
But I dont think I have profiles on the two other projects under construction could
you email me the profiles for those?
129 unit mixed income apt building in San Francisco Mission Bay
118 unit market rate apt in Sacramento

Sent: Wednesday, April 01, 2015 4:26 PM
To: Li, Hui Chang
Cc: Lane, Patrick
Subject: RE: Status of MJ debts to SF
Also, I wanted to add that over the last two years we have successfully completed
a 100 unit affordable housing project with the City of San Francisco, and a 180
unit affordable housing project in Sacramento. We also are Co-Developers on two
other projects under construction - one 129 unit mixed income apt building in San
Francisco Mission Bay, and a 118 unit market rate apt in Sacramento, so the
Fillmore loan issues have not affected us doing business. Please add this to your
report. Thx, Michael
_____________________________

Suite 313
Oakland, CA 94611
On Apr 1, 2015 4:18 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Thank you, Michael, for this clarification. I will forward these facts with those staff who
have inquired with me -- CM Guillen and City Attorneys Office.
Thank you,
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691

Sent: Wednesday, April 01, 2015 3:50 PM
To: Li, Hui Chang
Cc: Lane, Patrick
Subject: Re: Status of MJ debts to SF
Hu Chang, Patrick: I won't be able to talk until Thursday morning. However, in the
meantime here are the facts:
- UrbanCore Development, LLC and UDR affiliates will be the only two members in
the project LLC to be formed. UDR will be the Managing Member and own 97.5%.
We will own 2.5% and receive a developer fee.
- The Fillmore Development Commercial, LLC owns Ground Lease rights on a
40,000 sf Parcel at the Fillmore Heritage project we built in 2007. Em Johnson
Interest, Inc., our former operating company is the Manager of FDC.
- we sold all the 80 condos in 2007-09 for $54 million.
- FDC does have a loan with the City on the Commercial Parcel with a $5.0 million
balance. The loan is in default because Yoshi's went into Bankruptcy in 2012 and
did not pay rent for a year during bankruptcy and has not paid the required
property taxes for 6 years, as well as the other tenant - 1300, did not pay their
property taxes.
- we are in negotiations with several new major tenants to occupy the space
vacated by Yoshi's and the successor business.
- the City has not foreclosed because these negotiations are progressing.
- OCII also loaned Yoshi's SF $7.2 million in 2006. When the business failed and
closed in June 2014, OCII forgave $4.8 million to Yoshis, and rolled over $2.4 m
to the successor business - The Addition. That operation we put in the space with
new management failed in Jan 2015, and we are negotiating what OCII will do
with the balance for the new tenant loan...it will most likely be forgiven also. I did
not guarantee it.
- Finally this Yoshi's/Fillmore business has been a nightmare for us because as the
overall project developer we were required to put the Jazz Club in the building and
it loss money for 6 years. We were clear with the City that if the tenant couldn't
pay we were not going to subsidize this project loan.
In summary this project has not and will not have any impact on our ability with
UDR to complete this Lake Merritt project. You can share these facts with other
staff and the Counsel as needed.
I will send you our 12/31/14 Financials for UrbanCore Development, LLC and Em
Johnson Interest, Inc. tomorrow. Let me know if you have any other questions.
Thanks, Michael
_____________________________
Suite 313
Oakland, CA 94611
On Apr 1, 2015 3:13 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Hi Michael,
I understand that UDR will be your financial partner to develop the 12th St Remainder
Parcel. And from staffs review of UDRs financials, we believe UDR has the financial
capacity to finance the project.
As part of our due diligence, staff needs to know about the status of any nonperforming loans in your real estate portfolio that you, and other members of the tobe-formed development entity for the Remainder Parcel, are currently involved in.
It has come to staffs attention, esp from recent press articles, that you may be
involved in at least two such debts, as described below.
Patrick and I would like to get verification from you about these reports. We are
available to talk anytime this afternoon before the Planning Commission meeting if you
want to give us a call.
Also, will you be submitting the Balance Sheet for UrbanCore LLC and Em Johnson
Interest, Inc as of December 31, 2014?
Thanks,
Hui-Chang
A. Liability to City and County of San Francisco for $5.5 million

construction loan to develop Commercial Air Rights Parcel of the Fillmore
Heritage Center
1.
According to news reports and public records

a) Fillmore Development Associates (FDA) built the Fillmore Heritage
Center which includes 80 condos, the Commercial Air Rights Parcel and the
Garage Parcel
b) Fillmore Development Commercial (FDC) is an affiliate of FDA and built
the Commercial Air Rights Parcel ground floor of high rise condo building
consisting of 50,000 square feet
c) The City of SF financed the construction of the Commercial Air Rights
Parcel by borrowing $5.5 million from HUD and loaning that money to FDC.
d) According to notice of default CCSF sent to Michael Johnson on 2/20/15,
FDC is in default of this $5.5 million loan
e) As of date of default notice, FDC is 27 months behind on payments.
Principal owed is $5M, not including $498K in interest & late payments.
f) Immediate payment of $2,087,000 to bring the loan current by March 2,
2015 or CCF will exercise remedies, including foreclosure on leasehold estate.
2.
Please confirm/verify:
a)
Above facts
b) Your relationship to and ownership interest in FDC
Current status of existing liabilities of FDC, including the amount owed to

CCSF
c)
B. Liability to Successor Agency of San Francisco Redevelopment Agency

for TI Loan to Yoshis SF, LLC
3.
According to news reports,

a) Fillmore Live Entertainment Group (FLEG) bought out the former Yoshis
in July 2014 and renamed it The Addition, which closed January 2015.
b) Michael Johnson is owner of Fillmore Jazz Club which owns 72% of
FLEG. Hence, you are a principal manager of FLEG.
c) There were existing business liabilities at the time of The Addition
closure, including approx. $2.4 million owed to the successor of the SF
Redevelopment Agency for a Tenant Improvement loan, originally to Yoshis
SF LLC.
4.
Please confirm/verify:
a)
Above facts
b) Your relationship to and ownership interest in FLEG.
Current status of existing liabilities of FLEG, including the amount owed

to the successor of the SFRA
c)
News sources:
Jun 18 2014, Coda: The End of Yoshi's SF
http://www.sfweekly.com/sanfrancisco/coda-the-end-of-yoshis-sf/Content?oid=2950002
July 4, 2014, How the Yoshis deal went down
http://newfillmore.com/2014/07/04/how-the-yoshis-deal-went-down/

Jul 15, 2014, New owners of Yoshi's S.F. say 'sayonara' to jazz, Japanese food and club's
name
http://www.bizjournals.com/sanfrancisco/blog/2014/07/yoshis-san-franciscos-newowners-live-music-sf.html?page=all
Jan 13, 2015
Former Yoshi's San Francisco announces sudden closure
http://www.bizjournals.com/sanfrancisco/blog/2015/01/yoshis-san-francisco-theaddition-to-close.html
March 25, 2015, A Parcel for the People?
http://www.eastbayexpress.com/oakland/a-parcel-for-the-people/Content?
oid=4229717
From:
To:
Subject:
Date:
Attachments:
Li, Hui Chang

Hayes, Gil
RE: The "WEDGE".
Friday, August 01, 2014 4:29:00 PM
APN 19-27-14.pdf
Hi Gil,
I dont know why the site address is listed as Bellevue Ave. Do you?
This is totally off.
Do you know what is the process to get this site address corrected/ assigned for a new parcel?
Where should I start? I think the developer would like the address to be something like 100 Lake
Merritt Boulevard
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Hayes, Gil

Sent: Tuesday, June 17, 2014 1:05 PM
To: Li, Hui Chang
Subject: RE: The 'WEDGE'.
Prob. no value for them to rush to show the parcel data beyond the area.. no taxes are
collected and that is what their main business is.
g
GILBERT E. HAYES, PS
- City Surveyor
Oakland Public Works Department

250 Frank Ogawa Plaza; Suite 4344
Oakland, California - 94612
510-238-3697 (Voice) - 510-238-6633 (Fax)
N 2120485.74096 <> E 6049710.38229
Confidentiality Notice: This electronic mail transmission may contain privileged information and/or confidential
information only for use by the intended recipients. Any usage, distribution, copying or disclosure by any other person
other than the intended recipient is strictly prohibited and may be subject to civil action and/or criminal penalties. If
you have received this e-mail transmission in error, please notify the sender by reply e-mail or by telephone and delete
the transmission
From: Li, Hui Chang

Sent: Tuesday, June 17, 2014 10:47 AM
To: Hayes, Gil

Just FYI, I just went on Assessors parcel viewer website and found that although there is no parcel
info, there is an APN assigned: 19-27-14
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Hayes, Gil

Sent: Thursday, June 12, 2014 6:10 PM
To: Li, Hui Chang
Subject: Re: The 'WEDGE'.
Well it's still city property so they are prob. Not rushing it.
ask. Let me know because its a good questions
Call the assessors office and
Sent
On Jun 12, 2014, at 5:36 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
<image001.jpg>
Hi Gil,
I have a question about this parcel at what point does the County assign an APN
and address? I am not familiar with this process and was assuming it would take a
couple of months from the time the parcel map was recorded which you completed
back in December -- so am just checking in again now.
In other words, is there an APN for this parcel now?
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Li, Hui Chang

Sent: Tuesday, December 17, 2013 11:09 AM
To: Hayes, Gil
OK, gotcha. So it sounds like I already have the latest original PDFs, missing
signature and the final recorded map with signature as a scanned PDF. I was just
checking.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Hayes, Gil

To: Li, Hui Chang
Of course, the significant difference is the signatures and recorded data on sheet
1. Other then that I do not recall any last minute changes that were made prior to
submission.
BUT. Having said that, the RECORDED map is the legal instrument by which
the newly created document is referenced and identified, so it would be prudent
to use that one in all exhibits or citations.
g
- City Surveyor
Public Works Agency

510-238-3697 (Voice) - 510-238-6633 (Fax)

N 2120485.74096 <> E 6049710.38229
Confidentiality Notice: This electronic mail transmission may contain privileged information and/or
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<image002.jpg>
From: Li, Hui Chang
To: Hayes, Gil
Hi Gil,
This latest attached PDF you sent seems to be a scanned version of the final parcel
map. Do you have a PDF of the original/actual file itself to email?
You previously already sent the to-be-recorded maps to me as original PDF files
(see attached email). Is there any difference between those maps and what ended up
being recorded? Basically, I want to make sure I have the latest maps as an original
PDF.
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Lane, Patrick

To: Li, Hui Chang
Subject: FW: The 'WEDGE'.

Redevelopment Manager, City Of Oakland
Oakland CA 94612
tel (510) 238-7362
fax (510) 238-3691
From: Hayes, Gil
Sent: Monday, December 16, 2013 3:20 PM
To: Golde, James
Cc: Neary, Mike; Hbert, Raymond; Lane, Patrick
Subject: The 'WEDGE'.
The Wedge is filed and I have finally received copies of the document. Attached
is a .PDF of the drawing for your records.
The lot is now a legal parcel and can be sold or transferred.
This also (finally) completes surveys involvement at this point.
Merry Christmas/Happy Holidays
g
- City Surveyor
Public Works Agency


510-238-3697 (Voice) - 510-238-6633 (Fax)
N 2120485.74096 <> E 6049710.38229
Confidentiality Notice: This electronic mail transmission may contain privileged information and/or
confidential information only for use by the intended recipients. Any usage, distribution, copying or
disclosure by any other person other than the intended recipient is strictly prohibited and may be
subject to civil action and/or criminal penalties. If you have received this e-mail transmission in error,
please notify the sender by reply e-mail or by telephone and delete the transmission
<image002.jpg>
From:
To:
Subject:
Date:
Hayes, Gil
Li, Hui Chang
Re: The wedge
Tuesday, August 13, 2013 5:57:32 PM
Call me tomorrow at 9 after I find out the full status ...g

Sent
On Aug 13, 2013, at 5:11 PM, "Li, Hui Chang" <HLi@oaklandnet.com> wrote:
Since the it sounds like the Parcel map is done and is waiting to be signed and
recorded, can you email it to me as a PDF?
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Hbert, Raymond

Sent: Tuesday, August 13, 2013 3:28 PM
To: Li, Hui Chang
Cc: Hayes, Gil; Estes, Lesley
Subject: RE: The wedge
Good Day Hui:

Everything is going fine from this end. Sheet 1, the jurat sheet is all signed with
exception to the Clerk of the Board of Supervisors and the Recorders Statement. Sheet
2 and 3 are being plotted on mylar at ARC and should be ready tomorrow. Gil is due
back into the office tomorrow. I expect the final mylars to be complete and ready to
send out tomorrow. There most likely will need to be a consent item written into the
agenda for Council Signature. Next Council Meeting is in September.
Ray
Raymond R. Hbert, LS
Chief of Party
Department of Engineering and Construction, Project Delivery Division
City of Oakland | Public Works Agency | APWA Accredited Agency
250 Frank Ogawa Plaza, 4th Floor | Oakland, CA 94612
(510) 238-7269 | (510) 238-6633 Fax
rhebert@oaklandnet.com
From: Li, Hui Chang

To: Hbert, Raymond
Subject: FW: The wedge
Raymond,
Since Gil is out, can you give me and update on the status of the parcel map for the
12 th St Remainder parcel?
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Li, Hui Chang

To: Hayes, Gil
Cc: Estes, Lesley; Lane, Patrick
Gil,
I am checking in to find out the status of the Parcel map for 12 th Street Remainder
Parcel. I heard it should be done by now. Please let me know as I am working with
Patrick on the ENA for the site.
Thank you,
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Li, Hui Chang

To: Estes, Lesley
My response to you below

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Hui-Chang Li

City of Oakland
Oakland CA 94612
Tel 510-238-6239
From: Estes, Lesley

To: Li, Hui Chang
Subject: The wedge
I talked with gil and he is in the process of creating the new parcel and estimates
he will complete the survey by the end of the month.
OK
Questions
Does the LM area specific plan have language re: use of adjacent open space?
From my reading, I dont think so but will confirm Christina in Planning
Will the res units be apartment or condo ?

TBD but likely rental
Thanks
Lesley
What kind of commercial space is being discussed?
Caf/art gallery. The SF of ground floor commercial space will be a very small
proportion of the entire project.
Sent from my Verizon Wireless 4G LTE Smartphone
From:
To:
Subject:
Date:
Li, Hui Chang

Gray, Neil D. (NGray@oaklandnet.com)
RE: Upcoming public meetings on development proposal for the "12th St Remainder Parcel"
Thursday, February 05, 2015 9:47:00 AM
Neil,
The PRAC meeting is next Wednesday and I think you should get the notice out before the end of the day since these are staff reports from you. How do you want to handle this? Can you confirm the dates
for Planning Commission as well?
I will hold off announcing the other meetings for the DDA for now.
Lets discuss.
_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
From: Li, Hui Chang

Sent: Monday, February 02, 2015 4:35 PM
To: Gray, Neil D. (NGray@oaklandnet.com)
Subject: Upcoming public meetings on development proposal for the "12th St Remainder Parcel"
Hi Neil,
What do you think of this?
I am planning to send out to the following contacts:
1) Contacts on sign-in sheet from the 1/20/15 community meeting
2) I will ask developer to send to t Sign-in sheet from their Oct 2013 community meeting (I dont have that)
3) Measure DD listserv
4) LMSAP listserv (I will ask Alicia Parker to post)
5) I will ask Jennie Gerard (Council 2) to announce on Councilmember Abel Guillen listserv
6) I will ask Ronnie to do mailing to property addresses w/i 500 feet (less than 100 property owners)
7) Anyone else?
Let me know what you think. I want to send out by COB tomorrow, 2/3.
Thanks!
Hui-Chang
+++++++++++++
Dear Neighbors and Concerned Community Members:
This is a notice of upcoming public meetings for UrbanCores proposed development on the 12th Street Remainder Parcel:
Date & Start Time

Feb 11, 2015, 4:30pm
(scheduled)
Feb 25, 2015, 5:00pm
(to be scheduled)
Mar 18, 2015, 6:00pm
(to be scheduled)
Meeting
Parks & Recreation
Advisory Committee
Design Review Committee
of the Planning
Commission
Planning Commission
Thursday to be scheduled,
10:45am
Rules & Legislations

Committee
Mar 24, 2015, 1:30pm

(Note: not yet scheduled;
soonest possible date only;
depends on Rules
Committee)
Mar 31, 2015, 5:30pm
soonest possible date only)
Apr 21, 2015, 5:30pm
soonest possible date only)
Community Economic
Development (CED)
Committee of the City
Council
City Council 1st hearing
City Council 2nd hearing
Meeting Location
Lakeside Garden Center
666 Bellevue Ave, Oakland
Oakland City Hall
(1 Frank Ogawa Plaza)
Hearing Room 1
Oakland City Hall
Council Chambers, 3 rd Fl
Oakland City Hall
Oakland City Hall
Hearing Room 1
Oakland City Hall

Oakland City Hall
If you have questions about this proposed development for City staff, please contact:
Hui-Chang Li, Project Manager, hli@oaklandnet.com, 510-238-6239
Neil Gray, Case Planner, ngray@oaklandnet.com, 510-238-3878
To follow this project on Developers on Facebook page:
https://www.facebook.com/pages/UrbanCore-Development-LLC/1385957605036676
http://www.urbancorellc.com/index.asp
Thank you for your continued interest.

_____________________________________________
Hui-Chang Li


Tel: 510.238.6239
Fax: 510.238.3691
Agenda & Related Staff report (check back for actual posting)
http://www2.oaklandnet.com/Government/o/opr/a/prac/index.htm
http://www2.oaklandnet.com/Government/o/PBN/OurOrganization/PlanningZoning/o/Commissions/DOWD009007
http://www2.oaklandnet.com/Government/o/PBN/OurOrganization/PlanningZoning/o/Commissions/
https://oakland.legistar.com/Calendar.aspx

Staff Emails Part 15.1 PDF

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From:

-----Original Appointment----From: Bondi, James On Behalf Of Blackwell, Fred

-----Original Appointment----From: Casteel-Brown, Gia On Behalf Of Blackwell, Fred

Li, Hui Chang

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

From: Li, Hui Chang

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

From: jamesevann@aol.com [mailto:jamesevann@aol.com]

Michael is framing the agenda for Nov 17 meeting.

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

By all means! Here is the latest version.

calculation of open space

total parcel area

# of units and by type

Office of Neighborhood Investment

From: Li, Hui Chang

Office of Neighborhood Investment

From: Mike Pyatok [mailto:mpyatok@pyatok.com]

I can do this Monday 1:30-3:00.

Office of Neighborhood Investment

All, I could to Monday Oct 21st from 10:30am - 12:00noon, or

On Wed, Oct 16, 2013 at 4:28 PM, Mike Pyatok <mpyatok@pyatok.com>

San Francisco, CA 94103

Just so you know, I am no longer the Acting Director of Economic Development.

Rachel Flynn AIA

Next couple of days. Thanks

When will updated ENA be signed?

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

From: Michael Johnson [mailto:mjohnson@urbancorellc.com]

To: Li, Hui Chang

In summary, OTU is asking the City to prohibit accruing "condominium conversion

In terms of next steps, per ENA:

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

Office of Neighborhood Investment

Attached is a PDF the recorded parcel map of 12th St Remainder your

Office of Neighborhood Investment

Li, Hui Chang

Thanks HuiI appreciate you sharing the RFP.

250 Frank Ogawa Plaza Suite 3315

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

From: Michael Katz [mailto:mkatz.eastbayworks@gmail.com]

To: Li, Hui Chang

250 Frank Ogawa Plaza Suite 3315

From: Michael Katz [mailto:mkatz.eastbayworks@gmail.com]

250 Frank Ogawa Plaza Suite 3315

Just to be clear this parcel is currently owned by the City

Urban Economic Analyst

CITY OF OAKLAND, Economic & Workforce Development Department

250 Frank H. Ogawa Plaza, Ste. 5313, Oakland CA 94612

From: Michael Katz [mailto:mkatz.eastbayworks@gmail.com]

250 Frank Ogawa Plaza Suite 3315