Quarterly Report October 2010 – December 2010sjredevelopment.org/quarterlyreports.pdf · “cloud” computing technology and bio technology ... Brown Clothing Store and there is

Quarterly ReportOctober 2010 – December 2010

Quarterly Projects Reports

1 – 3

4 - 5

6 - 18

19 - 25

26 - 38

39 - 54

Downtown

Update on small business assistance, and retail recruitment in Downtown San Jose.

Enterprise Zone Update on business recruitment, retention and job creation in the Enterprise Zone.

Neighborhood Business DistrictsUpdate on business improvement programs including retail recruitment, retention and streetscape improvements.

Industrial Development Update on private development and job creation in industrial areas.

Projects Under Construction SJRA public or private initiated construction projects under construction in redevelopment project areas including Strong Neighborhood Initiative projects.

Housing Updates on Housing projects with or without SJRA assistance.

Downtown

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Downtown Retail Strategy and Implementation

408-795-1818Contact Number

http://www.sjredevelopment.org/retailprogram.htm

Visit

Christine Velasquez Project Lead

DescriptionThe Downtown Retail Strategy and Implementation Program promotes retail opportunities to prospective tenants and brokers. Agency staff facilitates all facets of the process for new tenants from site introduction, to leasing assistance and store opening.

New Retail Openings• Pho 69 Restaurant (321 S. First St.) • A Taste of Paris Boulangerie (116 Paseo de San Antonio)• Brixton Hue - hair salon and boutique (33 S. Third St.)• Los Gatos Brewing Company (165 W. Santa Clara St.)• The Clubhouse Sports Bar (150 Paseo de San Antonio) • La Piñata Restaurant (17 N. San Pedro St.)• Paesano’s Sicilian Restaurant (350 W. Julian St.)

Retail Under Construction• La Victoria - expansion (131 W. Santa Clara St.)• Soho Café (30 E. Santa Clara St., Fountain Alley)

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Pho 69 321 S. First Street

A Taste of Paris Boulangerie 116 Paseo de San Antonio

Brixton Hue33 S. Third Street

Downtown Office Recruitment and Retention

408-795-1816Contact Number http://www.sjredevelopment.org/programs.htm

Visit

Hope ShapiroProject Lead

DescriptionThe Downtown Office Recruitment and Retention Program provides services to attract office tenants and retain existing employers. As Downtown San Jose continues to evolve as Silicon Valley’s City Center, there is an opportunity to attract emerging technology companies and incubator programs to fill the abundance of available class B and C office space.

Current ActivityAgency staff continues outreach and educational efforts to growing regional companies, commercial real estate brokers and property owners to promote the various business assistance resources and amenities available to companies seeking a Downtown location.

Agency staff collaborated with the Mayor’s office and the Office of Economic Development to retain PricewaterhouseCoopers LLC and to assist with finding new space in the long-vacant Oracle building (Sobrato). Agency staff conducted eight business retention visits and responded to seven inquiries from companies interested in locating in Downtown San Jose. Businesses expressing interest included two universities, and companies in the renewable energy, “cloud” computing technology and bio technology industries.

In order to ensure the highest quality experience for the attendees and sponsors, the Downtown San Jose Real Estate Tour scheduled for October 14, 2010 has been postponed to later in 2011.

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Industrial DevelopmentEnterprise Zone

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Enterprise Zone

408-795-1813 Contact Number Visit www.sjredevelopment.org/EnterpiseZoneProgram.htm

Yolanda LeeProject Lead

DescriptionThe State of California designated a 12-square mile area in San Jose as an Enterprise Zone (EZ) and effective January 9, 2009, the State approved the expansion of the Enterprise Zone to include a total of 7,678 acres within the city. Businesses located in the Enterprise Zone may qualify for special state tax incentives that include Hiring Tax Credits, Sales and Use Tax Credits and Business Expense Deductions. The Enterprise Zone tax incentives are important tools used by the Redevelopment Agency and the City to attract and retain businesses.

UpdateDuring the months of October through December 2010, 107 companies submitted applications for Hiring Tax Credit Vouchers, and 446 Hiring Tax Credit Vouchers were issued. Since the beginning of Fiscal Year 2010-2011, staff has processed 823 Hiring Tax Credit Vouchers for 171 companies.

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ENTERPRISE ZONE COMPANIES

Neighborhood Business Districts

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The Alameda Neighborhood Business District

Update

The General Membership/Board Meetings were held on October 21, 2010 and November 18, 2010. The General Membership/Board Meeting was not held in December due to holiday schedules. The next General Membership/Board of Directors meeting will be held on January 20, 2011.

On December 3, 2010, the Association co-hosted along with the Westminster Church and Shasta/Hanchett Park Neighborhood Association, the Annual Tree Lighting Ceremony (1110 Shasta Avenue) on The Alameda. On December 5th, the ABA showcased their own float in the San Jose Holiday Parade to promote the Rose, White & Blue Parade. On December 17th, the ABA hosted their annual Holiday party.

Plans are underway for the 2011 Rose, White & Blue Parade scheduled for July 4, 2011. The Rose, White & Blue Parade Committee will meet on January 11, 2011 to discuss the event and continue sponsorship recruitment. The Board is applying for a Festival, Parade and Celebration Grant from the Office of Cultural Affairs to help fund the event.

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Retail Manager Christine VelasquezContact Number 408-795-1818Meets 3rd Thursday each month from 8:00 am - 9:15 am Westminster Church (1100 Shasta Avenue)

Maria Le408-795-1859

Business ManagerContact Number

www.the-alameda.comVisit

The Alameda Business Association (ABA)

Business Association

Mayor Chuck Reed and Councilmember Pierluigi Oliverio attend The Alameda

Community Tree lighting

St. Leo’s School among some of the student choir performances


(continued)The Alameda Caltrans Transportation Community Planning GrantIn April 2010, the City Department of Transportation (DOT) submitted a Transportation for Livable Communities (TLC) grant for $3,390,000 to the Metropolitan Transportation Commission (MTC) and a Community Design & Transportation Program grant to VTA for $1,500,000. The City of San Jose was awarded the TLC grant for approximately $3.1 million by the MTC. Proposed improvements include: pedestrian cross walks and bulb outs; raised medians with left turn pockets and pedestrian refuge area; and, median landscaping. In coordination with District 6 staff, City and Agency staff are working with The Alameda Steering Committee (TASC) and the Alameda Business Association on establishing a Maintenance Improvement District that, if approved by the property owners, would provide funding for the maintenance elements constructed from grant funds. The TASC met on September 28th with Agency and City staff to discuss the next steps for the Maintenance District.

Property owners within the Phase 1 boundaries (Stockton to Fremont) attended the first property owner meeting on November 8, 2010, at Westminster Church regarding the proposed Maintenance Improvement District. Staff presented the benefits of an assessment district. Staff will identify the baseline for moving forward with estimates of assessment values to the property owners. A second community meeting will be held on January 27, 2011 to present findings to the property owners and to continue discussion on maintenance and cost options.

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Retail Manager Christine VelasquezContact Number 408-795-1818Meets 3rd Thursday each month from 8:00-9:15 am Westminster Church (1100 Shasta Avenue)

Maria Le408-795-1859






(continued)

Façade Improvement Program850 The Alameda - The façade improvement work began on October 12, 2010 and includes repainting the building, replacing windows, removing two roll-up garage doors, constructing two new second front entries, installing tile at the front base of the building, and installing several metal awnings. One of the tenants is the Black and Brown Clothing Store and there is a second unit that is currently available. The front entryways, tile and new window installation work has been completed. The project is scheduled for completion in February 2011.

RetailNew Retail Opening• Brown and Black Clothing Store (850 The Alameda)

Retail in Permitting or Under Construction• Whole Foods (The Alameda at Stockton Avenue) –Anticipated opening to be determined.

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Future location of Whole Foods

Retail Manager Christine VelasquezContact Number 408-795-1818Meets 3rd Thursday each month from 8:00-9:15 am Westminster Church (1100 Shasta Avenue)

Maria Le408-795-1859





Black and Brown850 The Alameda

Before and After850 The Alameda

Alum Rock Neighborhood Business District

Board of Directors meets the 3rd Monday of the month from 10:00 am – 11:00 am. General Membership meets quarterly, 3rd Monday of the month (March, June, September, December) 10:00 am -11:00 am

R. JamesBusiness Manager


www.arvba.orgVisit

Alum Rock Village Business Association (ARVBA)


UpdateOn the evening of December 6th, the Alum Rock Village Business Association (ARVBA) held the annual General Membership holiday mixer at the newly renovated Fuel and Feed building.

The Light Up the Village event was held on December 11, 2010 from 1 p.m. to 5:30 p.m. Beginning at 1:00 p.m., performances were held, including a combined choir from Cureton, Linda Vista and Lyndale Elementary Schools, a hip hop dance class from Joseph George Middle School, the Glory Ringers handbell choir from Foothill Presbyterian Church, the Sheppard Middle School band, and young folklorico dancers. Children were able to visit special guests, Frosty the Elf and Smokey Bear, and participate in various holiday crafts. Santa was in his “House in the Village” at the historic Alum Rock Fuel & Feed building and handed out a candy cane and a voucher for a free library book from the Cruz/Alum Rock Library to each child. From 5 to 5:30 p.m., guests gathered at the corner of White and Alum Rock to hear carols performed by the James Lick High School “Gig Band.” ARVBA President Frank Cortez, Councilmember Xavier Campos, Supervisor Dave Cortese, and Redevelopment Agency Executive Director Harry Mavrogenes spoke and the trees near the James Lick High School marquee were lit.

The next General Membership meeting will be on March 21, 2011.

RetailNo new retail activity.

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Light Up the Village Event

East Santa Clara Street NeighborhoodBusiness District

Business Manager Maria LeContact Number 408-795-1859

Retail Manager Christine VelasquezContact Number 408-795-1818

Meets 3rd Tuesday of every month from 6:00 pm - 7:00 pm at City Hall (200 E. Santa Clara St., 14th Floor)

East Santa Clara Street Business Association (ESCBA)


Update

ESCBA held General Membership/Board of Directors meetings on October 19, 2010, and November 16, 2010. The December General Membership/Board of Directors meeting has been cancelled due to the holidays.

The Board continues involvement on the potential plans for the San Jose Medical Center site, developing marketing collateral for ESCBA, and implementing goals and objectives from the ESCBA 2010-2011 Strategic Plan. The Board held an ESCBA Winter Business mixer on December 14, 2010 at a new boxing and training facility, Relentless Boxing (27th East Santa Clara Street and new ESCBA member). The next General Membership/Board meeting is on January 18, 2011 where they will have a guest speaker from the Valley Transportation Authority (VTA) to give updates on the Santa Clara-Alum Rock BRT project


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Attendees at ESCBA Winter Business Mixer

Councilmember Sam Liccardo and business owner Arturo Quintero of

Relentless Boxing & Training Center

Japantown Neighborhood Business District

Christine Velasquez408-795-1818

Retail ManagerContact NumberMeets 3rd Thursday or every month from 6:30 pm –7:30 pm at JBA Office (564 Sixth Street) or Roy’s Station Café

Maria Le408-795-1857=9

Business LiaisonContact Number

www.japantownsanjose.orgVisit

Japantown Business Association (JBA)


Update The JBA General Membership/Board of Directors met on October 21, 2010 and November 18, 2010 at Roy’s Coffee Station. The JBA regularly scheduled meeting on December was cancelled due to the holidays. The next General Membership/Board of Directors meeting is on January 20, 2011.

The Spirit of Japantown Festival was held on October 2, 2010 in Japantown. The annual Spirit of Japantown Festival is presented by the Japantown Community Congress of San Jose and the JBA is a participating sponsor. The 2011 Spirit of Japantown Festival is schedule for October 1, 2011.

The Association held a “Trick-Or-Treat event in Japantown” event with San Jose Taiko on October 31st complete with a performance from San Jose Taiko and child safety fingerprinting services. The JBA held a Holiday mixer at Jack’s Lounge on December 15th from 5:30 p.m. to 7:30 p.m.

The Japantown Farmer’s Market is held Sundays on Jackson between 6th and 7th Streets from 8:00 a.m. to 12:00 p.m. year-round. The market has approximately 20 vendors.


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Dignitaries at 2010 Spirit of Japantown Festival

JBA Board of Directors Meeting

North 13th Street Neighborhood Business District


Retail ManagerContact NumberMeets 4th Thursday of each month from 9:00 am - 10:00 am at Gecko Grill (855 N.13th St.)

Maria Le408-795-1859


www.lunaparkbusiness.comVisit

Luna Park Business Association (LPBA)


Update The Association held the 3rd Annual Luna Park Chalk Art Festival on September 25th. An estimated 1,000 attendees visited the festival to check out the amazing chalk art. The Luna Park Chalk Art Committee met on October 5, 2010, to debrief on the 3rd Annual Chalk Art Festival and to discuss grant opportunities for the 2011 event. The 2011 Luna Park Chalk Art Festival is scheduled for September 24, 2011 at Backesto Park. The Board is applying for a Festival, Parade and Celebration Grant from the Office of Cultural Affairs to help fund the event.

The General Membership / Board of Directors met on October 28, 2010 and December 2, 2010. The Board continues plans for membership recruitment, given the success of the Chalk Art Festival, to attract additional property and business owners to become more involved and make an investment in the business district.

The Board hosted the Luna Park Holiday Business Mixer at Gecko Grill (856 N. 13th Street). The next General Membership/Board of Directors meeting will be held on January 27, 2011.

RetailRetail in Permitting Phase or Under Construction:• Apatzingan Mercado (901 Oakland Rd.) -Anticipated Opening First Quarter 2011

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Apatzingan Mercado 901 Oakland Rd.

2010 Luna Park Holiday Business Mixer

Luna Park Chalk Art Festival Featured Artist Julio Jimenez

Dignitaries at Luna Park Chalk Art Festival

Story Road Neighborhood Business District

Board of Director meets 1st Tuesday of every month from 8:30 am - 10:30 am. General membership meets 3rd Wednesday of every month from 8:30 am - 10:30 am Check website for meeting locations.

Hope ShapiroBusiness Manager


www.storyroad.orgVisit

Story Road Business Association (SRBA)


Update The Board of Directors held meetings on October 5, November 2 and December 11, 2010, at Rosy’s Fish City. Meeting discussions focused on hosting a business assistance workshop, Tamale Festival fundraising and membership development. At the October 5th meeting, Jaime Angulo of Neighborhood Housing Services Silicon Valley spoke of the continuing housing foreclosure crisis. Chuck Parra from SJSU presented a Facebook page the student group setup for the SRBA as part of their service learning project at the December 11th meeting.

General Membership meetings were held on October 20 and November 17, 2010. The October 20th meeting was at the offices of KLIV AM/KRTY FM radio station at 750 Story Road. George Mau and Laleh Movassat discussed the Small Business Loan programs available from Wells Fargo at the November 17th meeting.

SRBA co-hosted a holiday mixer with the Hispanic Chamber of Commerce on December 9, 2010 at the John Vasconcellos Education & Technology Center Building at 749 Story Road.

RetailNew Retail Openings • Nubi Yogurt (1698 Story Rd. #20) • Wingstop Restaurant (1150 S. King)

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October 5, 2010 Board of Directors meeting

Nubi Yogurt 1698 Story Rd. #20

General Membership meeting on October 20, 2010

West San Carlos St. Street Neighborhood Business District

Meets 2nd Tuesday of every month from 6-7pm at Addison Ave. Credit Union (1570 W. San Carlos St.)

Arian CollenBusiness Manager


www.sancarlosstreet.comVisit

West San Carlos Street Neighborhood Business Association (WSCSNBAI)


Update The WSCSNBA held a Board meeting on October 12, 2010 where the final details of the Luther Burbank Jamboree and Carnival were discussed.

The Luther Burbank Jamboree and Carnival was held on October 15-17, 2010. The three day event featured carnival rides, arts and crafts, live music, dancing, food, and community booths, with Councilmember Oliverio speaking on the 16th.

The WSCSNBA held its annual holiday dinner/meeting on December 9, 2010 at Habana Cuba Restaurant. Councilmember Oliverio and Agency Executive Director Harry Mavrogenes were in attendance.

The CBID Petition Task Force for the proposed formation of a CBID for West San Carlos Street (Sunol St. to I-880) met on October 22, 2010 and discussed the current responses to the petitions which monitor support for the CBID. The CBID will provide funds for marketing, beautification, increased safety, and landscape maintenance for the Neighborhood Business District. If the property owners support the CBID, an official ballot will be sent by the City of San Jose to the property owners to vote on the formation of the CBID.

Retail New Retail Opening• Moda Italia – expansion (350 Bird Ave.)

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Moda Italia Fine Men’s Wear350 Bird Ave.

Agency Executive Director Harry Mavrogenes, WSCNBA President Marry Mashburn, and Councilmember Oliverio

at the 2010 WSCNBA Holiday Dinner

2010 Luther Burbank Jamboree & Carnival

Willow Street Neighborhood Business District


Retail ManagerContact NumberBoard of Directors meets 3rd Wednesday of every month from 12:00 pm - 1:00 pm. General membership meets every other 3rd Wednesday at Chalateco Restaurant (245 Willow Street)

Isaac Orona408-535-8509


Calle Willow Business Association

Update

The Washington Area Community Coalition (WACC) unanimously approved to grant the Calle Willow Business Association $22,000 for the Calle Willow Beautification Project. The project consists of the installation of new banners, reducing the clutter in the public right of way by installing and consolidating public signs and repainting parking and curb markers.

The NBD manager has composed and delivered the Project Service Memorandum (PSM) to the Department of Transportation to finalize the Project Scope. The Department of Transportation is completing their edits of the PSM and has provided a commitment to conclude the Calle Willow Beautification Project by late spring.

The next Board meeting will be held on January 19, 2011, at the Chalateco Restaurant.


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Calle Willow Board meeting

New banner designs

Winchester Business District

Retail Manager Christine VelasquezContact Number 408-795-1818

Board of Directors meets 1st Friday of every month from 12:00 pm - 1:00 pm. General membership meets every other month, 1st Friday from 11:00 am – 12:00 pm at National University (3031 Tisch Way)

Maria Le408-795-1859

Business Manager

Contact Number

www.winchesterba.orgVisit

Winchester Business Association (WBA)


Update The Board of Directors cancelled the October 2010 meeting due to scheduling conflicts. The General Membership meeting was held on November 5, 2010 and the Board of Directors met on December 3, 2010.

WBA hosted an Open House on December 8, 2010 for Chipotle Restaurant and welcomed the new business to Winchester. The Annual WBA Holiday business mixer was held at Veronica’s Art of Dance Studio on December 15, 2010.

The 3rd Annual Winchester Business Association Barbecue Cook-off is scheduled for June 11, 2011. The Committee is submitting an application to the Kansas City Barbecue Society (KCBS) to sanction the event. After approval, the KCBS would provide certified sanctioned judges and an event coordinator for the competition portion of the event. The Committee will now focus on planning the entertainment, resource area, and highlighting the Winchester Business District for the event.

RetailRetail in Permitting Phase or Under Construction:• Oriental Sushi Buffet (780 S. Winchester Blvd.) –

Anticipated Opening First Quarter 2011• Gen Japanese Cuisine (1317 S. Winchester Blvd.)

Anticipated Opening First Quarter 2011

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Gen Japanese Cuisine1317 S. Winchester Blvd.

WBA Chipotle Open House Event

Councilmember Pete Constant with WBA Members at WBA 2010 Holiday Business

Mixer

SNI Retail Activity

Strong Neighborhood Initiative (SNI)

Project Area

Christine VelasquezProject Lead

Retail ActivityDescription


New Retail OpeningHoffman/Via Monte SNI• Whole Foods (1146 Blossom Hill Rd. – Pueblo

Plaza)

Retail in Permitting or Under ConstructionHoffman/Via Monte SNI• Pet Food Express (1152 Blossom Hill Rd. –

Pueblo Plaza)• Pinkberry (1130 Blossom Hill Rd. – Pueblo Plaza)• Peet’s Coffee & Tea (1130 Blossom Hill Rd. –

Pueblo Plaza)

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Pictures from Whole Foods’Grand Opening Event

November 10, 2010

Industrial Development

Industrial Development

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Industrial Project Areas

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Edenvale Technology Park

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Equinix Development

$0Agency Budget

November 2010Completion

408-795-1847Contact

EquinixDesign Team

www.equinix.comWebsite

Jennifer ChenProject Lead

Description Equinix, a major U.S. network data center and provider of internet exchange services expanded its existing facility at 11 Great Oaks Boulevard in Edenvale. Staff has been working with Equinix on their expansion project since 2007.

The project consists of a 170,000 square feet of data center in a two-story building approximately 55 feet in height. The construction value of the project is approximately $148 million and completed in10 months.

UpdateEquinix’s held a grand opening celebration of its new building on November 19, 2010. The facility provides key infrastructure to assist companies in cloud computing, digital content and mobile applications. The new data center is one of the most energy efficient data center in Silicon Valley.

11 Great Oaks Blvd – Edenvale Technology Park

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Building Exterior

Building Interior

Building Exterior

Rincon De Los Esteros

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San Jose Incubator Program

Julie AmatoProject Lead408-795-1845Contact

San Jose BioCenter5941 Optical Courtwww.sjbiocenter.com

The San Jose BioCenter is a life sciences business incubator and laboratory facility with 27 client companies. From October to December, the BioCenter hosted seven events for clients and funders.

San Jose Innovation Center10 S. Third Street

The San Jose Innovation Center is home to the Environmental Business Cluster, the U.S. Market Access Center, and the Entrepreneur Center.

Environmental Business Clusterwww.environmentalcluster.org

The Environmental Business Cluster (EBC) is an incubator focused on clean technology commercialization. The EBC has 23 client companies. From October to December, the EBC hosted eight events for clients and funders.

U.S. Market Access Centerwww.usmarketaccess.com

The U.S. Market Access Center (USMAC) provides market strategy and business development services to international information and communications technology companies that want to enter the American market. The organization has 62 client companies. In November, the U.S. Market Access hosted a group of Singaporean entrepreneurs to receive boot-camp-styled coaching services and learn about Silicon Valley.

Example of a lab space at the San Jose BioCenter

San Jose Innovation Center

Location of the Environmental Business Cluster and the US Market Access Center on the corner of 3rd and Santa Clara Streets

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Industrial Work Program

Business Retention

Corporate Visits

Staff routinely meets with companies located in the industrial project areas to identify and address issues that affect the companies’ competitiveness or ability to sustain operations in San Jose, with a particular focus on driving-industry companies in sectors like clean technology and semiconductors. Between October and December, staff met with 25 companies located in North San Jose, Edenvale, Monterey Corridor and the Downtown.

Business Attraction

Corporate Visits

Staff routinely responds to inquiries from companies that are interested in relocating their operations to San Jose, with a particular focus on driving industry companies in sectors like semiconductors, clean and green technologies, software, and the life sciences. Between the months of October and December, staff met with 10 companies looking for space in San Jose.

Special Tenant Improvement (STI) Meetings

Staff facilitates companies with their tenant improvements in order to ensure an expedited permit process and provide excellent customer service. Between the months of October and December, staff attended six STI meetings for five companies who are expanding or new to San Jose.

408-795-1849

Richard Keit

408-795-1847

Jennifer Chen

408-795-1846

Don Burrus

408-795-1845

Julie Amato Edith RamirezProject Leads

408-795-1815Contact

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Projects Under Construction

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Publicly Funded Projects

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Civic Auditorium Phase 2 Improvements

Redevelopment AgencyDeveloperELS ArchitectsArchitectGarden City ConstructionContractor

May, 2011Completion Date

$4,270,311Total Project BudgetDavid MosherProject Lead

DescriptionPhase 2 includes facility improvements such as structural upgrades; a new elevator in the rear of the Montgomery Theatre that will serve both the Civic Auditorium and the Montgomery Theatre; completion of other ADA improvements to enhance the use of the Civic Auditorium and provide for additional accessibility to the Montgomery Theatre; and build-out of concessions in the Civic Auditorium. These improvements will also help to extend the useful life of the facility.

Construction UpdateWork inside the Montgomery Theatre was completed in November, 2010, except some minor punch list items. The last of the upgraded HVAC mechanical units for the Montgomery Theatre will be delivered in mid-January be completed by the end of January, 201

Work at the Civic Auditorium is also virtually complete except the concession areas. The historic lights have been refurbished, the walls and ceilings have been painted, new fixed seating is completed, structural upgrades are complete and major electrical, mechanical, and plumbing infrastructure upgrades are virtually complete. Plumbing, mechanical, and electrical rough-in has commenced in the concession areas.

135 West San Carlos Street

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Municipal Stadium

ENCON Energy Co.Project Design

Sharon JonesProject Lead

Devcon Construction Inc.General Contractor

March 2011Completion Date

$338,708 Total Project Budget

DescriptionThe project includes demolition and relocation of the storm drain connection; demolition and relocation of the sanitary sewer connection; installation of new concrete pad, conduit and bollards per PG&E requirements for installation of a new transformer; coordination with PG&E for removal of the existing transformer equipment; electrical equipment and terminations; related site work; and associated finishes.

Construction UpdateNotice to Proceed was issued to the Contractor to commence work on November 1, 2010. The sanitary sewer and storm drain connections are complete. Trenching and installation of conduit is complete. PG&E cut power to the site and removed the old transformer equipment in December. It is anticipated that the new transformer and switchgear will be installed in January. The project completion date is March 30, 2011.

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588 East Alma Street and Senter Road

Hillview Park

Redevelopment AgencyProject Design

Dolores MontenegroProject Lead

G&G BuildersGeneral Contractor

January, 2011Completion Date

$200,000 Total Project Budget

DescriptionThe Hillview Park Play Area Project consists of the removal and disposal of existing damaged play equipment; procurement and installation of new play equipment; removal of existing chain link fence, new plastic coated chain link; and miscellaneous other improvements.

Construction UpdateThe project was bid and awarded in September 2010, and a notice to proceed issued in November 2010. The contractor completed the excavation and removal of soils in the area where the new tot lot will be installed. G&G also removed and disposed of all of the old equipment. The new equipment arrived on site in late December but could not be installed because of the December rains. Equipment will be installed in January and the project is considered as complete and will no longer be included in the report.

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The project is located on Hillview Park, adjacent to the Hank Lopez Center at 1649 Adrian Way

Aborn Sidewalk Improvement Project

Joseph J. AlbaneseGeneral ContractorRedevelopment AgencyDeveloper

$ 123,929Total Project BudgetCharlie Rous Project Lead

DescriptionThis project consists of the demolition of existing asphalt paving and concrete driveways and the construction of new concrete sidewalk and driveways and installation of new storm sewer lines.

Construction UpdateConflicts with gas and utility lines delayed construction while solutions were developed. An underground electric line must be relocated to allow for installation of this Project’s drainage improvements. The Project will be placed on hold until the relocation occurs. A temporary asphalt pedestrian pathway has been placed connecting the sidewalks.

The contract with JJ Albanese will be closed this month.

City and Agency staff has initiated discussions with PG&E to determine possible timing for relocation of the conflicting utilities. Once these conflicts are resolve, the neighborhood hopes the sidewalk project can be rebid. No schedule is available at this time for any future construction. This is the final report on this project.

Aborn Road between Towers Lane and South King Rd.

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Agency Assisted and Privately Funded Projects

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Flames

Charles Doerr GroupArchitect

Kelly HylandProject Lead

Duplan Construction General Contractor

December 2010Completion Date

$950,000 $260,000 Agency

Total Project Budget

DescriptionExpansion of Flames Restaurant into the remaining ground floor spaces on the San Fernando Street side of the Fourth Street Parking Garage. The expansion will include a bakery and additional seating to accommodate group dining.

Construction UpdateFlames completed the schematic floor layout for the Bakery/Banquet space and submitted the layout to the Agency for review. The Santa Clara County Department of Health approved the tenant improvement plans. The Building Department approved the tenant improvement plans on June 23, 2010, and issued a permit on June 25, 2010. Flames began construction on June 28, 2010 and construction was completed in December 2010. This project is now complete and will no longer be included in the report.

88 South Fourth Street, Suite 160

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Former Church of Christ Building Renovation

$4,115,060 Owner Investment

Green Valley CorporationArchitect

Allen IshibashiProject Lead

Green Valley Corporation General Contractor

May 2011Completion Date

$0 – DDA for Entire Block Mixed Use Development

Total Agency Budget

DescriptionImprovements include structural upgrade and exterior rehabilitation of the building as the first step in the future renovation of this historic building. The renovation of the historic church building is part of the larger Park View Tower Project.

Construction UpdatePrior to the church’s renovation the demolition of the adjacent Letcher’s Garage building was necessary and now is complete.

Since the demolition of Letcher’s Garage the Developer has been working on the following items concerning the exterior rehab of the church: schedule of development, site preparation, parking lot repairs, subcontracting, procurement and installation of temporary equipment, building protection/accessibility, minor interior clean-up work and air quality work.

The first phase of rehabilitation will consist of stabilizing the foundation. Green Valley’s structural engineers are working with the City’s Building Department to revise the structural work.

43 East Saint James Street

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North San Pedro Housing SiteJulian and North San Pedro

70-140 Units/AcreDensity

135 Units 35% ELI and 65% VLI

Affordable Units:

$19,920,000Total Agency Budget

Julian StocktonProject Area

779 Units in Four Phases –462 High-Rise and 182 Townhomes

Units$24,160,400Proposition 1C Grant

Intracorp, Barry Swenson Builder and First Community Housing

Developer

Construction UpdateDevelopment Agreement between the Redevelopment Agency and the Developer was approved June 19, 2007. First Amendment and assignment of a portion of the DDA from The Olson Companies to Intracorp was approved in October 2008. Street grid restoration design is complete. First phase of construction and street realignment work is scheduled to begin in Spring 2011.

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San Pedro Square Urban Market

Barry Swenson BuilderGeneral Contractor

Allen IshibashiProject Lead

Urban Markets, LLCDeveloper

1st Quarter 2011Completion Date

$7,281,600$2,500,000 $2,500,000$1,000,000

Total Project Budget Agency Loan Agency Grant Public Improvements

DescriptionThe project consists of seismically retrofitting and historically rehabilitating the “El Dorado” and “Lusardi”buildings (interior and exterior), improving the Peralta Plaza, installing retail kiosk space, and constructing a new urban market building on the “Perrazo” corner.

Construction UpdateLusardi Building: Structural upgrades are complete and have been inspected. Shell work is in progress including fire sprinkler system, saw cutting wall openings and interior slab/ramp replacement at entrances.

El Dorado Building: The structural foundation is complete, structural steel is complete, structural wood framing is complete. The roof 100% complete. Construction of warm shell scope of work is currently underway.

Perrazzo Building: The prefabricated steel building on the Perrazzo corner is currently being assembled.

Public Improvements: The grading, drainage and paver work is complete in the Peralta Plaza. The sidewalk widening and street work is currently underway on St John Street.

The entire project is approximately 58% complete.

Southwest corner of North San Pedro and Saint John Streets

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Children’s Discovery Museum

TBI ConstructionGeneral Contractor

June 30, 2011Completion Date

$400,000 (California Cultural and Historic Endowment Grant)

Total Project BudgetSharon JonesProject Lead

Description: In July 2006, CDM was selected to display the skeleton of a Mammoth that was found along the Guadalupe River. CDM received a grant from the California Cultural and Historic Endowment to develop the “Mammoth Discovery!” exhibit. Redevelopment Agency staff assisted CDM in preparing a Request for Qualifications and Proposals for a construction manager and general contractor to build the exhibit and other related improvements to the museum. TBI Construction and Construction Management was selected. TBI immediately began working with CDM and its architect to prepare a schedule and budget while undertaking a value engineering review to lower costs. Public Works is the permitting authority and is currently performing a plan check of the documents.

Construction Update:It is anticipated that construction will start February 1, 2011.

180 Woz Way

37

Rule 20A Utility Undergrounding

Utility Companies Developer

Bob Ruff Project Lead

PG&E, AT&T, Comcast and ABR Construction

General Contractor

April 2011Completion Date

$4,300,000 Utility Company Financing

Total Project Budget

DescriptionAll overhead utility lines and poles are to be abandoned and removed after new utility systems are constructed under sidewalks and streets in the neighborhood and utility electrical panel conversions to each structure are then completed by each property owner.

Construction UpdateAll underground construction by the utility companies was completed in fall 2010 and the pavement has been restored.

Removal of the overhead utility lines and poles has been delayed by the adjacent property owners. Private electrical panel conversions are the responsibility of the property owners and some have not completed the required work.. The city staff is working with these property owners to facilitate their conversions. The poles can only be removed by the utility companies upon 100% conversion by the property owners. When the remaining four properties are converted, the overhead wires and the poles will be removed by the utility companies.

43 East Saint James Street

38

Housing

39

Plant 51734 The Alameda

Burbank – Del Monte (SNI)Project Area

August 2009First Move-Ins

63 Units/AcreDensity

Visit: www.plant51.com

NoneAffordable Units

265Units$400,000 (For Bush Street)Total Agency BudgetThe Steinberg GroupArchitect

Balfour Beatty LLPGeneral ContractorCorona Land Co.Developer

Construction UpdateFinal completion of the north section of the project is on hold until sales of the south section of the project are close to being sold out.

Sales135 units have been released to date. Building A (56 units) was released in March 2009, Building B (59 units) was released in October 2009, and Building C (20 units) was released in July 2010. 95 units have closed escrow. HOA fees range from $380 - $420 per month.

Pricing on Available Units

Sales Concession Sales Incentives: $10,000 towards upgrades and closing costs with use of the preferred lender and 6 months of HOA fees.

$520K; 1,380 -1,440 sf. 2x2 Lofts$450K; 1,190-1,270 sf.2x2 Flats

$345K; 780- 920 sf.1x1 Flats

None Available; 780 - 830 sf.1x1.5 Lofts

40

360 Residences 360 South Market Street

August 2009Completed

266 SpacesParking

NoneTotal Agency Budget

Market GatewayProject Area

September 2010 First Move-Ins


*Exempt – High Rise Incentive Program

Visit: www.360residences.com

N/A*Affordable Units

213Units

$180,000,000Total Project BudgetSCB & AssociatesArchitect

Bovis Lend LeaseGeneral ContractorMesa Development, LLCDeveloper

UpdateThe project lender, U.S. Bank, sold the loan on the project to Kennedy Wilson on November 9, 2010. Kennedy Wilson is currently determining how to proceed on the project. Kennedy Wilson is in the process of foreclosing on the loan to gain control of the property. Marketing is ongoing and sales closings have been put on hold until Kennedy Wilson has gained control of the property.

41

Axis 38 North Almaden Boulevard

486 – Phase IParking


Almaden GatewayProject Area


265 Units/Acre – Phase IDensity


Visit: www.AxisSanJose.com

None – Phase I*Affordable Units

329 – Phase IUnits:

Ankrom MoisonArchitect

WebcorGeneral ContractorAlmaden Tower VenturesDeveloper

SalesHOA fees range from $374 - $490 per month. 138 units have closed escrow.


$1,475,000; 1,843 sf.; 19th Fl. $1,725,000; 1,712 sf.; 20th Fl.

Three Bedrooms and Penthouses

$510K-$645K; 1,220-1,502 sf. Two Bedrooms

$395K - $485K; 953-1,097sf.One bedroom/den

$325K - $380K; 790-925 sf.One Bedroom

From $330K – 655 sf.Studios

42

City Heights 175 West Saint James

June 2007Completed

159Parking


Julian StocktonProject Area




Visit: www.cityheightssj.com

None*Affordable Units

124 For Sale UnitsUnits:

The Steinberg GroupArchitectBarry Swenson BuildersDeveloper

SalesAll units have been released for sale. 99 units have been sold and closed escrow. HOA fees range from $335 - $455 per month.


$904K - $1,250K; 1,005-1,582 sf. Penthouse Units

From $409K - $543K;

Was $388K - $543K

2x2

From $325K - $378K; Was $300K - $378K

1x1

$305K; 728 – 785 sf.;

None available

Lofts

43

Sales ConcessionSales concessions (unchanged): 3% to outside brokers, offering $10,000 towards HOA fees or options.

The 88 88 East San Fernando Street

$275,600,000Est. Project Costs

SB Architects Architect

November 2008Completed

286 Residential and 330 Public

Parking

$12,810,000 and $12,500,000 For Public Parking

Total Agency Budget

San AntonioProject Area

May 2009First Move-Ins


Visit: www.the88sj.com

N/AAffordable Units

197Units

Webcor BuildersGeneral ContractorCIM & WMSDeveloper

Sales All units were released for sale in May 2009. Current focus on selling units on the 5th – 12th floors. Developer is not reporting sales activity or specific pricing on available units. 96 units have closed escrow. HOA fees range from $476 - $717 per month.


$1.25M - $2.75M Penthouse Units

$475K - $589K; 1,026 – 1,320sf.2x2$405K - $445K; 797 – 828 sf.1x1

$320K – $390K; 624 – 732 sf.;Studio

44

The Works125 Patterson Street

Barry Swenson BuildersArchitect

December 2006Completed

124 SpacesParking


Spartan Keyes SNIProject Area

March 2007First Move-Ins


Visit: www.theworkssanjose.com

14 ModerateAffordable Units

74 For Sale UnitsUnits

Barry SwensonGeneral ContractorGreen Valley CorpDeveloper

Sales All units have been released for sale. 64 units have been sold and 62 units have closed escrow. HOA fees range from $325 - $365 per month.


$439K-$469K; 1,250-1,375 sf.2x2

$405K; 1,047sf.; was $399K2x1

$325K - $383K; 1,025 -1,346 sf.1x1.5

Sold Out 1x1

Sales ConcessionSales concession (unchanged); 3% to outside brokers remains but added various concessions on case by case basis instead of concessions that totaled ~10% of the purchase price.

45

Projects Under Construction or Recently Completed

Neighborhoods and Industrial Redevelopment Project Areas

46

Fruitdale Station I1590 Southwest Expressway

Seidel/HolzmannArchitect

October 2008 Phase ICompleted


Fruitdale Station NBCProject Area

April 2008First Move-Ins

40 to 60 Units/AcreDensity

Visit: www.Fruitdalestation.com

In-lieu Fee Paid Affordable Units

246 Rental Phase IUnits

De Anza Properties Developer

Leasing All 246 units have been released for leasing. 238 units have been leased with 8 available units.


$1,849; 1,036 sf.2x2

$1,899; 1,060 sf.2x2

Townhomes

$1,559; 695 sf.1x1

Flats

$2,495; 1,628 sf.3x3

$2,495; 1,356 sf. 3x2

$1,599; 788 sf. 1x1

Sales ConcessionOne month free rent with a 12 month lease on all units.

47

The Gardens @ 9th St. 608 North 9th Street


13th Street SNIProject Area

September 2009First Move-Ins


Visit: www.northerncalifornia.lyonhomes.com

In-lieu Fee Paid Affordable Units

44 For SaleUnits

William Lyon HomesDeveloper


From low $600’sPlan 2 – 4x2.5

From low $600’sPlan 1 – 4x2.5

Construction UpdateProject recently purchased by William Lyon Homes. Construction has began on 12 new homes in February 2010. Site work for remaining lots has also commenced.

SalesSales office re-opened on February 27, 2010.

48

Modern Ice652 Luna Park Dr.

475 SpacesParking

KTGY GroupArchitect


13th Street SNIProject Area

November 2007First Move-Ins


Visit: www.taylormorrison.com


200Units

Taylor MorrisonDeveloper


$422,990; 1,604sf.Plan 6 – 3x3

$362,990; 1,024 sf.Plan 5 – 2x2

Condos

$464,133; 1,660 sf.Plan 4 – 4x4$424,990; 1,369 sf.Plan 3 – 3x3

$414,990; 1,391 sf.Plan 2 – 3x2

Townhomes

$382,990; (Sold Out)Plan 7 – 3x2

$403,864; 1,288 sf.Plan 1 – 2x2

$402,990; 1,507 sf. Plan 8 – 3x2.5

Sales Concession$15,000 towards closing costs if preferred lender is used for both townhomes and condos. 3% commission to outside brokers.

Construction UpdateNew release of 7 homes as part of Phase 10.

Sales153 units have been released for sale. 131 units have been sold and 113 units have closed escrow . HOA frees range from $205 – $222 per month.

49

Monte Vista – Cannery Square809 Auzerias

733 Spaces Entire Project +8 Guest and 65 on Street Spaces

Parking

KTGY GroupArchitect


Burbank Del Monte SNIProject Area

October 2008First Move-Ins

31 Units/Acre All Units Density

Visit: www.kbhome.com


235 For sale flatsUnits

KB Homes South BayDeveloper

SalesAll units have been sold. This project is now complete and will no longer be included in the report.

50

Monte Vista – Madison Place809 Auzerais

733 Entire Project +8 Guest Spaces and 65 on Street Spaces

Parking

KB HomesContractor

KTGY Group Architect


Burbank Del Monte Project Area

November 2007First Move-Ins

31 Units/Acre All UnitsDensity

Visit: www.kbhomes.com

All in Cannery Square Affordable Units

148 TownhomesUnits

KB Homes South Bay Developer

SalesAll 148 townhome units have been sold. This project is now complete and will no longer be included in the report.

51

Elements Apartments (Formerly Known as Parkmoor Ave. Apartments) Race Street & Parkmoor Avenue

Sobrato Builders Contractor

MVE Studio Inc.Architect


Burbank Del Monte Project Area

October 2009First Move-Ins

50 Units/Acre Density

Visit: www.elementsapts.com

Fee PaidAffordable Units

243 Rental Units

Sobrato DevelopmentDeveloper


$2,975 - $3,145; 1,341 sf.Plan 5 – 2x2

$2,225 - $2,560; 1,242 - 1264 sf.Plan 6 – 2x2

$3,370; 1,594 sf.Plan 7 – 2x2

$2,925 - $3,025; 1,453 sf.Plan 8 – 3x2

$2,125 - $2,395; 1,173 sf.Plan 4 – 2x2

$2,265 - $2,490; 1,170 sf.Plan 3 – 2x2

$1,745 - $2,085; 904 -920 sf.Plan 2 – 1x1$1,740 - $1,970; 861 sf.Plan 1 – 1x1

Rental ConcessionPlans 22CB, 22CF and 22CE: 42 days free upon move in at market rent with a 12 month lease. On approved credit. Plans 11CA, 11CB, 11CD, 22CC, and 32CA: 30 days free upon move in at market rent with a 12 month lease on approved credit. If credit is approved with conditions, concession is applied after first full month of rent.

Leasing Pre-leasing began in August 2009 with the release of the 111 units in the first of three phases. Phase two opened on October 15, 2009 – 48 units. 182 units have been leased with 169 units occupied.

52

Villa Fontanas1445 Fruitdale Aveue

Miro Design GroupArchitect


Fruitdale Station NBC Project Area

February 2009First Move-Ins


Visit: www.villafontanas.com

N/A (Pipeline form January 2001).

Affordable Units

91 For Sale UnitsUnits

Hudson CompaniesDeveloper


$413,080K - $489,000K; 1,170 – 1,193 sf.2x2$322,874K - $372,690K; 723 – 767 sf.1x1

$480,838; 1,263 sf. 3x3

Sales Concession3% to outside brokers remain. All prices above reflects the 8% Builders Incentive. No closing costs and no HOA dues for 1 year.

SalesAll units have been released for sale. 63 units have closed escrow. HOA fees range from $237 - $253 per month.

53

Village Square1465 West San Carlos Street

2nd Quarter 2010 (est.)Completion

McKinley AssociatesArchitect


West San Carlos NBDProject Area

July 2008First Move-Ins


Visit: www.summerhillhomes.com

19Affordable Units

95 Units

Summerhill HomesDeveloper

Sales All 95 units have been sold. This project is now complete and will no longer be included in the report.

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Documents

Quarterly Report October 2010 – December 2010sjredevelopment.org/quarterlyreports.pdf · “cloud” computing technology and bio technology ... Brown Clothing Store and there is