July 29, Revise Section 1.1 (BACKGROUND AND CONTEXT) to the following:

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ADDENDUM NO. 2 Page 1

ADDENDUM NO. 2

TO

REQUEST FOR QUALIFICATIONS

FOR NEW DEVELOPMENT OF

OAKLAND UNIFIED SCHOOL DISTRICT PROPERTIES,

INCLUDING THE PARCELS HOUSING THE PAUL ROBESON ADMINISTRATION

BUILDING AND DEWEY HIGH SCHOOL

1025 SECOND AVENUE •

1105 SECOND AVENUE

OAKLAND CA 94606

July 29, 2014

TO ALL POTENTIAL RESPONDENTS:

This Addendum forms a part of the above-referenced request for qualifications (RFQ) and

modifies the RFQ. All other provisions in the RFQ remain unchanged.

• Revise Section 1.1 (BACKGROUND AND CONTEXT) to the following:

1.1. BACKGROUND AND CONTEXT

Sometime during the night of January 7, 2013 a substantial water leak occurred on the

top floor of the Oakland Unified School District's (the “District” or “OUSD”) Paul Robeson

Administration Building, located at 1025 2nd Avenue, causing excessive flooding on all

four floors and significant damage to the entire structure. As a result of this water

damage, the Paul Robeson Administration Building has been vacated and staff relocated

to leased space at the Trans Pacific Center, 1000 Broadway. The Administration Building

and an adjacent Annex Building, also vacant, are both presumed to be beyond repair.

The District will issue a separate solicitation for demolition and hazardous materials

remediation of these structures. In addition, the Oakland Unified School District will

temporarily relocate and surplus the adjacent Dewey Academy High School at

1105-1111 2

nd

_{Ave. (“Dewey High School”). The Board of Education has convened a surplus}

property advisory committee (“7-11 Committee”) (Ed. Code §§17387, 17388). Finally,

the District will seek approval from the City to vacate 11

th

_{Street and merge the 1025}

and 1105 parcels into one contiguous parcel (the “Site”). Following the District’s

demolition and remediation of the aforementioned Administration Buildings and the

temporary relocation of Dewey, the District anticipates delivery of expects to deliver a

“clean and graded” Site.

• Revise Section 1.2 (DISTRICT OBJECTIVES) to the following:

1.2. DISTRICT OBJECTIVES

Primarily, the District anticipates a long-term ground lease structure with a joint

occupancy component (Ed. Code §17387; §17515) that will allow it to participate in

an increasing revenue stream over the lease term, most importantly to off-set the

costs associated with the leased Administration space at 1000 Broadway, and/or the

costs of rebuilding and returning the Administration Building and Dewey High School to

District property. However, this Request for Qualifications ( “ R F Q ” ) does not limit the

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type of development project and encourages proposals that will achieve the above

objectives of the District while also obtaining community support.

The District’s s p e c i f i c objectives include:

• Redeveloping the site with income-generating uses under a sixty-six year (66)

to ninety-nine year (99) ground lease.

• Maximizing an income stream to supplement its annual operating and capital

project budget.

• Merging parcels and further subdividing to create a separate Assessor’s

Parcel. Number (APN) and preserving the ownership over the Site to the

District.

• Building a replacement campus for Dewey High School.

• Building a replacement building for District Administration to include board

chambers and community meeting space.

For purposes of developing this RFQ, it is contemplated that medium to high density

multi-family residential, which may include some component of affordable housing or

teacher housing, is the primary use proposed for the Site in order to meet the goals of

maximizing annual revenue to the District over the long term. However, proposers may

also propose commercial and/or retail uses which generate equivalent or greater lease

revenue. In addition, the District will consider proposals to exchange property for equal

consideration (Ed. Code § 17536), and will also consider proposals for the adaptive

reuse of the Administration Building (Paul L. Robeson Building) and the Annex

Building (Ethel Moore Memorial Clinic) located on the 1025 2

nd

_{. Avenue parcel.}

Potential options might include:

• Developer maintains control over entire Site through a long term ground lease,

with construction of the Administration Building and Dewey HS achieved through

a lease leaseback financing structure on smaller parcel - District/Dewey lease

rents to Developer would be off-set by ground lease rents due the District on the

larger Developer parcel;

• After lot merger and parcel realignment, District constructs its own

Administration / Dewey HS Building(s) on smaller parcel with remaining acreage

available to Developer under a long term ground lease;

• Developer identifies appropriate exchange site for District Administration and

Dewey HS relocation and District leases entire Site to Developer under long term

ground lease.

______________________________________________________________________

The following questions were raised during the pre-proposal conference on July 1,

2014 and were asked to be submitted for review and response by District:

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1. Will the Oakland Unified School District (“District”) consider any reuse of existing

buildings?

Answer: Yes, the District will consider proposals for adaptive reuse of the

existing Administration and Annex buildings. The RFQ has been modified as

indicated above.

2. Are there any reports available regarding the condition of the existing Administration

building and the costs of repair?

Answer: Yes. A report was prepared by HY Architects, Inc. after the January

2013 flood. It will be posted online with this Addendum No. 2.

3. Are any Community Benefits Agreements to be included with the development of the

District’s Site?

Answer: It is unknown at this time if Community Benefits Agreements will be

included in the development.

4. Will local businesses be given preference in the selection process?

Answer: Yes. Please refer to Section 1.9 of the RFQ: BOARD POLICY 7115 -

CAPITAL PROGRAM / CONSTRUCTION RELATED LOCAL, SMALL LOCAL AND

SMALL LOCAL RESIDENT BUSINESS ENTERPRISE PROGRAM (2014 L/SL/SLRBE).

5. Will local businesses that have done Lease Leaseback projects with the District be

given preference over other local firms?

Answer: No.

6. Is the District looking to use Measure J funds for the construction of the new

Administration Building and new Dewey High School?

Answer: Measure J funds have not been earmarked for the construction of the

new Administration Building and new Dewey High School. The intent is to have

the developer finance the cost of construction of the new Administration Building

and new Dewey High School.

7. Is affordable housing to be included?

Answer: The District will consider proposals that include affordable housing;

however it is not mandatory that a response include affordable housing.

8. What does the District consider “affordable housing”?

Answer: The District will rely on proposers who decide to include an affordable

housing component in their response to define “affordable housing”.

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9. Who owns 11

th

_Street?

Answer: 11

th

_{Street is a public street.}

10. Are as-built plans and square footages for the Administration and Annex Buildings

available?

Answer: The District is attempting to locate plans and square footage

documents for the Administration and Annex Buildings and will post such

documents online if available.

11. Has the District conducted demographic studies or growth plans for Dewey High

School? What are the growth trends for Dewey High School over the past five (5)

years?

Answer: No.

12. Will the District consider a low income proposal?

Answer: The RFQ does not limit the type of development project, but

encourages proposals that will achieve the stated objectives of the District while

also obtaining community support. The stated objective is: a long-term

ground lease structure with a joint occupancy component that will allow District

to participate in an increasing revenue stream over the lease term, most

importantly to off-set the costs associated with the leased Administration space

at 1000 Broadway, and the costs of rebuilding the Administration Building and

Dewey High School.

13. Is the District aware of the 100 ft. setback along the estuary? Will the District do

research to see how that set-back impacts the buildable space?

Answer: The District will rely upon qualified proposers to conduct the necessary

due diligence to determine the impact, if any, of the purported “set-back”.

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300 – 27th_{Street, 2}nd_{Floor | Oakland, CA 94612 | phone: (510) 446-2222 | fax: (510) 446-2211}

Oakland Davis Los Angeles

H

Y

HIBSER YAMAUCHI Architects, Inc.

OAKLAND UNIFIED SCHOOL DISTRICT

Architectural Evaluation of the Robeson Building

District Administration Building

1025 2nd Street

Oakland, California

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H

Y

OUSD Administration Building

Water Damage Remediation

May 16, 2013

Executive Summary

The building was constructed in 1926 remodeled in 1929 and per district records was added to and

remodeled in 1967 and 1968. The two 1960’s remodels have Division of the State Architect approval

numbers but no record has been found that indicates that the original building was approved or

remodeled to meet the Field Act Seismic Standards which were adopted in 1933. The building is posted

with a sign that identifies it as a structurally non-conforming building per California State Education

Code.

Significant portions of all floors of the building sustained water damage earlier this year. The building

has subsequently been vacated by the District. Restoration Management Company has completed a

clean-up of the damaged areas and the building is now ready for restoration to its former use. The

required restoration includes replacement of walls, finishes, electrical and mechanical items. Based on

the scope of the work and the use of the building, the District is obligated to submit the drawings to the

Division of the State Architect (DSA). DSA will consider this project an “alteration” and as such approval

will need to be obtained for Access Compliance and Fire/ Life Safety items as well as structural review of

any new work.

Based on the building’s age it was never submitted to the DSA for review and approval for original

construction (the agency that is now DSA was created in 1933). Per conversations with DSA, further

investigation is required to determine if any remediation was completed on the building subsequent to

its original construction. If no remediation has occurred, then DSA will consider this a “rehabilitation”

project. The process for rehabilitation includes bringing the entire building up to current Title 24

standards. This would include extensive evaluation of existing conditions, energy compliance upgrades

as well as structural upgrades. The exact scope of this work cannot be determined at this time; however

we have made an attempt to consider the cost of a seismic upgrade (see below).

Scope of Work

As it relates to Accessibility Standards the building is deficient in most areas. The only room in the

building that is accessible from the exterior is the Board Room which can be accessed from the front of

the building at outside sidewalk level. Once in the Board Room there is no access to toilet rooms or the

main floors except by stairs. The building entries are stairs only and need to be modified via lifts to

provide access at the front and the rear of the building. Internally, the building has access to each floor

via elevators. Some modifications will need to be made to the elevator system. The building lacks

adequate signage and the restrooms have compliance issues and will require a complete remodel to

meet current code.

Access to the front of the building will need to be reviewed by DSA. At this time, our estimate assumes

a lift to provide accessible route to the front and rear entrances (due to proximity of the building to the

sidewalk). Elevator controls will also need to be upgraded to meet current accessibilty code.

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H

Y

OUSD Administration Building

Water Damage Remediation

May 16, 2013

As to fire life/ safety the building lacks basic requirements. The fire alarm system is almost non-existent

and upon DSA review will be required to be replaced with a fully addressable system. The upgrade

would need to occur at all five floors of the building as well and the exit stair towers. Additionally the

interior stair wells will need to be enclosed and the interior corridor walls that form the exit path need

to be reconstructed to meet current fire code.

Estimated Construction Cost

The construction cost estimate attached is based on a multiple site visits and floor plans as supplied by

District and is conceptual only. A more detailed estimate should be made once schematic plans are

created to define the full scope of the project.

The estimate identifies a floor by floor cost which includes the work required due to the water damage,

the remodel of the Toilet Rooms on each floor to meet accessibility standards and a new fully

addressable Fire Alarm System for the full building and the reconstruction of the corridor walls to create

fire rated exit corridors.

Additionally, a separate estimate has been provided to identify costs should the building require a

complete “rehabilitation” by DSA. Please note that these are estimates only. A rehabilitation project

will require extensive building testing and investigations which could lead to significantly more work

than what was initially anticipated by this study.

As a summary, we estimate the construction cost of upgrades as follows:

“Alteration” project

$ 7,342,766

“Total Construction Cost”

$26,339,456

Schedule

If investigations conclude that this is an “alteration” project then the anticipated schedule for design,

permitting and construction will be approximately 30 months. If this becomes a “rehabilitation” project,

we anticipate the time for testing, design, permitting and construction to be approximately 48 months.

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Schedule OUSD ‐ Administration Building Restoration Project

Schedule for Building as an "Alteration" Project:

Project Scoping and Requirements

1 Months

Schematic Design and Approval

2 Months

Design Development and approval

2 Months

Construction Documents Development

3 Months

DSA Design approval

6 Months

Construction Bid & Approval

2 Months

Construction

14 Months

Total

30 Months

Schedule for Building as a "Rehabilitation" project

Project Study and Scope determination

4 Months

Schematic Design and Approval

2 Months

Design Development and Approval

3 Months

Construction Document Development

4 Months

DSA Design Approval

6 Months

Construction Bid & Approval

2 Months

Construction

27 Months

Total

48 Months

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OAKLAND UNIFIED SCHOOL DISTRICT

"Alteration" Project

Conceptual Estimate including Code Upgrades of Door Hardware and Restroom remodels at each floor.

The square footage used are estimates based on site visit and district floor plans. Detailed site dimensions were not made.

Fourth Floor Qnty Unit Cost per Unit Total

Walls -- Furring, Gyp. Bd & Finish--Replace 1350 SF $ 6.00 $ 8,100.00

Painting all walls 7600 SF $ 1.00 $ 7,600.00

Ceilings --- Painting 3000 SF $ 1.25 $ 3,750.00 Flooring --- Linoleum 3456 SF $ 15.80 $ 54,604.80 Base --- Rubber 450 LF $ 4.50 $ 2,025.00 Marble 200 LF $ 35.00 $ 7,000.00 Toilet Room:

Remodel to Accessibility Standards 286 SF $ 375.00 $ 107,250.00 Doors & Hardware:

Sand , Paint or Stain 20 EA $ 150.00 $ 3,000.00

New Access Compliant Hardware:

Panic Hardware 5 EA $ 750.00 $ 3,750.00

Locksets 10 EA $ 200.00 $ 2,000.00

Closers 17 EA $ 75.00 $ 1,275.00

Remove & Replace Doors 20 EA $ 250.00 $ 5,000.00 -$ Cabinetry - Kitchen 50 LF $ 350.00 $ 17,500.00 Stairwells Flooring - Treads 30 EA $ 150.00 $ 4,500.00 Painting 1150 SF $ 1.25 $ 1,437.50 Landing 2 EA $ 750.00 $ 1,500.00

Mechanical/ Plumbing (ADA upgrades NIC) $ 5,194.00

Electrical: Light Fixture replacement/ Outlets & Wiring $ 36,000.00

Fire Alarm $ 41,000.00

Fourth Floor -Subtotal $ 312,486.30

Cleaning & Moving at 15% $ 46,872.95 Total Fourth Floor Cost $ 359,359.25

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Third Floor Qnty Unit Cost per Unit Total

Walls -- New Walls 1745 LF $ 55.00 $ 95,975.00

Storefront 50 LF $ 125.00 $ 6,250.00

Furring, Gyp. Bd & Finish--Replace 5620 SF $ 6.00 $ 33,720.00

Ceilings --- $ -Painting 3400 SF $ 1.25 $ 4,250.00 Suspended Ceiling 1900 SF $ 6.50 $ 12,350.00 Flooring --- Carpet 3775 SF $ 15.50 $ 58,512.50 Linoleum 1750 SF $ 15.80 $ 27,650.00 Base --- Rubber 980 LF $ 4.50 $ 4,410.00 Marble 300 LF $ 35.00 $ 10,500.00 Toilet Room:

Remodel to Accessibility Standards 195 SF $ 375.00 $ 73,125.00 -$

Doors & Hardware: $

-Sand , Paint or Stain 11 EA $ 150.00 $ 1,650.00

New Doors 7 EA $ 750.00 $ 5,250.00

New Access Compliant Hardware: $

-Panic Hardware 1 EA $ 350.00 $ 350.00

Locksets 36 EA $ 200.00 $ 7,200.00

Closers 27 EA $ 75.00 $ 2,025.00

Remove & Replace Doors 18 EA $ 250.00 $ 4,500.00 -$ Stairwells $ -Flooring - Treads 32 EA $ 150.00 $ 4,800.00 Painting $ -Landing 2 EA $ 750.00 $ 1,500.00

Third Floor -Subtotal $ 549,273.00

Cleaning & Moving at 15% $ 82,390.95

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Second Floor Qnty Unit Cost per Unit Total Walls --

Paint Wood Base 1120 LF $ 1.25 $ 1,400.00

Ceilings --- Painting 2400 SF $ 1.00 $ 1,050.00 Suspended Ceiling 1050 SF $ 6.50 $ 6,825.00 Flooring --- Carpet 4000 SF $ 15.50 $ 62,000.00 Linoleum 2975 SF $ 15.80 $ 47,005.00 Base --- Rubber 575 SF $ 4.50 $ 2,587.50 Marble 330 SF $ 35.00 $ 11,550.00 Wood 1120 LF $ 18.00 $ 20,160.00 Toilet Room:

Remodel to Accessibility Standards 260 SF $ 375.00 $ 97,500.00 Doors & Hardware:

Sand , Paint or Stain $

-New Doors 13 EA $ 750.00 $ 9,750.00

New Access Compliant Hardware:

Panic Hardware 2 EA $ 350.00 $ 700.00

Locksets 40 EA $ 200.00 $ 8,000.00

Closers 28 EA $ 75.00 $ 2,100.00

Remove & Replace Doors 40 EA $ 250.00 $ 10,000.00 -$

Stairwells $

-Flooring - Treads 32 EA $ 150.00 $ 4,800.00

Landing 2 EA $ 750.00 $ 1,500.00

Subtotal Second Floor $ 471,496.50

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First Floor Qnty Unit Cost per Unit Total

Walls --

Paint Wood Base $

-Ceilings --- $ -Painting 3638 SF $ 1.00 $ 3,638.00 Suspended Ceiling $ -Flooring --- $ -Carpet 1583 SF $ 15.80 $ 25,011.40 Linoleum 4250 SF $ 15.50 $ 65,875.00 Base --- Rubber $ Marble $ Wood 984 LF $ 18.00 $ 17,712.00 Toilet Room: $

Remodel to Accessibility Standards 260 SF $ 375.00 $ 97,500.00 -$

Doors & Hardware: $

-Sand , Paint or Stain $

-New Doors $

-New Access Compliant Hardware: $

-Panic Hardware 7 EA $ 350.00 $ 2,450.00

Locksets 40 EA $ 200.00 $ 8,000.00

Closers 38 EA $ 75.00 $ 2,850.00

Remove & Replace Doors $

-$ Stairwells $ -Flooring - Treads 32 EA $ 150.00 $ 4,800.00 Landing 2 EA $ 750.00 $ 1,500.00 -$ Mechanical $

-Electrical: Light Fixture replacement/ Outlets & Wiring $ 43,000.00

Subtotal First Floor $ 327,816.40

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Basement Level: Qnty Unit Cost per Unit Total Painting:

Walls 1350 SF $ 1.00 $ 1,350.00

Wood Base 100 LF $ 1.00 $ 100.00

Install Wood Base 100 LF $ 15.00 $ 1,500.00

Toilet Room:

Remodel to Accessibility Standards 92 SF $ 375.00 $ 34,500.00

AC Ceiling 300 SF $ 2.85 $ 855.00

Cleaning and repairs $ 15,000.00

Mechanical $

-Electrical-Replace Outlet/ Wiring & Inspect Main SWBD $ 9,600.00

Subtotal Basement Level $ 62,905.00

Total Second Floor $ 72,340.75

Sum of Four Floors and Basement area $ 1,982,573.78

which includes new door hardware, toilet room remodeling and new fire alarm to meet Fire and ADA Standards Additional Required Code Upgrades:

Stair enclosure modifications: Each of the stair well shafts are not enclosed.

Staircases need to be removed and rplaced to meet current standards. $ 800,000.00

Elevator and Machine Room upgrades - $ 170,000.00

New handrails in the stair wells interior of the building and at stair towers

5 Locations 4 stories high. $ 37,500.00

Fire Sprinkler System $ 235,344.00

Provide accessible entries at the front and the back of the buiding.

Cut entry stairways to insert a Lift and reconfigure stairs & railing. $ 175,000.00 Provide Handicap parking spaces and signage $ 12,000.00 Curb cut at front entry sidewalk $ 8,000.00

Emergency Egress lighting & exit signage $ 100,000.00

Provide accessibile signage throughout site $ 42,000.00

New Telecommunication System $ 360,000.00

Subtotal $ 3,922,417.78

General Condition Items @ 20% $ 784,483.56

Contractor O & P $ 941,380.27

Total Constuction Cost $ 5,648,281.60

Soft Cost- Studies/ Arch/CM $ 1,694,484.48

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OAKLAND UNIFIED SCHOOL DISTRICT

"Rehabilitation" Project

Anticipated Code Upgrades Required:

Seismic Upgrades 58,836 SF $ 100.00 /SF $ 5,883,600.00 Title 24 Energy Requirements

Replace all windows with dual glazed units. $ 1,500,000.00 Furr-out all interior side of exterior walls for insulation $ 1,500,000.00

Code Upgrade Total $ 8,883,600.00

General Condition Items @ 20% $ 1,776,720.00

Contractor O & P $ 2,132,064.00

SUB-TOTAL UPGRADES $ 12,792,384.00

Design Contingency 10% $ 1,279,238.40

TOTAL UPGRADES $ 14,071,622.40

Project Soft Cost-Studies/Arch/CM $ 4,925,067.84 Total Rehab Const. Cost. $ 18,996,690.24

Total Construction Cost $ 7,342,766.08