About Our Proposal

In April 2005, the City of Richmond issued a Request for Proposals for two blocks of historic downtown Richmond bound by 12th Street along MacDonald Avenue.

The Hometown Development Group has proposed two development concepts in response to the City of Richmond’s request. Scenario A is a centerpiece development that involves the creation of a high-density mixed-use urban village that includes 406 for-sale residential units (in a mix of building types that includes mid-rise condominiums, townhomes, live/work units and lofts) - achieving a density of 116 dwelling units per acre. Approximately 34,000 square feet of commercial and 9,000 square feet of community space is programmed at the ground floor MacDonald Avenue frontage to enhance the area through a mix of specialty shops (café, juice bar, boutiques) complimented by local-serving retail (i.e, dry cleaner, shoe repair shop, newsstand/bookstore) and includes an attractive pedestrian esplanade, appropriate parking and other site amenities that enhance the public attraction of the site.

A mixture of three, five and seven-story buildings reinforces the varied heights of existing buildings along MacDonald Avenue and creates a varied street edge appropriate to the revitalized Richmond.  The inclusion of mid-rise buildings results in a new sense of place, providing rich views of San Francisco and San Pablo bays as wells as Mt. Talmapais and the lush East Bay hills.

The less dense Scenario B concept mimics a similar footprint, includes 249 for sale townhomes, flats and lofts, above 36,000 s.f. of retail.

In accordance with the vision put forth by the citizens and leaders of the city of Richmond in the MacDonald Avenue Economic Revitalization Plan, our plan ensures a dense, vital community center that will increase economic activity on the corridor, and supports the surrounding retail, increasing the patronage by Richmond residents and visitors of the area’s shops, businesses and institutions, and thereby will become catalyst the successful revitalization of MacDonald Avenue as a whole.

PROJECT VISION

Our mid-rise concept proposal consists of four 7-story buildings and six 4-story buildings over a concrete podium that covers parking and highlights ground-floor retail.  The increased height provides a total of 406 units, increasing the density from our alternative low rise proposal by 63% and the height by three stories – maximizing the skyline provided by the Social Security Administration and .  This increased density addresses directly the City’s goals of high-density housing at this site and will have a greater revitalization impact.  Simply put, by including 200+ additional more new homes means increased demand for retail, food and service merchants, more income for stores, more people on the streets and on BART, and a greater catalyst for subsequent development.  

While the mid-rise proposal improves the City through its increased density, a potential difficulty is height and human scale.  The design addresses this problem by breaking down the scale and creating a village composed of lower and taller buildings clustering around lushly-landscaped courtyards.  Even the lower buildings are further fragmented and treated through differing materials, colors and patterns to create a sense of a group of buildings rather than large continuous masses.  This strategy melds the new buildings to the existing along Macdonald and creates a sense of many smaller “houses” rather than the giant complex.

Each block will consist of a post-tensioned concrete podium with light-gauge metal framed lower residential buildings defining the perimeter and extending upward 3-4 stories above the podium.   The 7- story buildings will be concrete structures and are carefully designed to keep top floor below 75 feet with so that the project avoids costly "high-rise" construction as required in the California Building Code.  Commercial and community space is located on the Macdonald corridor at grade level.  Public open space is provided by the closure of 12th Street that creates a pedestrian esplanade joining the two blocks and incorporating a public art legacy walk.  Private open space is provided by a series of connected pedestrian courtyards at the podium level and private balconies located on the perimeter or off interior access balconies. Parking is provided on two levels within the podium structure and is fully concealed by retail and residential spaces.  Ground floor entrances to two story residential units line the perimeter of the parking garages and activate the street with their stoops and porches. The lower floors of these units are raised up several feet above the sidewalk, and a series of front porches and stoops create a fine grained, residential, yet urbane character to the streetscape.

Residential Program 

The design concept for the 406 residential units is to provide modest sized units averaging approximately 1000 square feet. This goal will promote a range of unit sizes of one to three bedrooms that will be attractive to both entry level buyers and families. The design also minimizes the use of enclosed double-loaded corridors, ensuring that a large proportion of the units have two aspects, that is, windows on at least two sides, maximizing daylight and natural ventilation.

To accommodate families, the design provides significant and varied open space.  Some spaces can thus be more active, with playground equipment, while others can be more intimate for those residents who prefer more quiet surroundings. The design allows direct observation of the courtyard areas and pedestrian esplanade, providing "eyes-on-the-street" security. 

Commercial Program

 
The design concept for commercial space purposely orients the commercial space to help revitalize the Macdonald Avenue Corridor.  Approximately 32,000 square feet of commercial space is provided in two approximately equal blocks.  Separate retail parking supports the businesses and is conveniently located directly behind the stores.

This project is the central piece of the Macdonald Avenue revitaliza­tion. As called for in the request for proposal, it will “enhance the area through ground floor retail and high density housing.”  This revised proposal increases the amount of housing to 406 units or 116 units per acre.  This strategy ensures a dense, vital residential community that will support the surrounding retail and catalyze additional revitalization.  The mixture of three, five and eight story buildings reinforces the varied heights of existing buildings along Macdonald Avenue and creates a varied street edge appropriate to the new Richmond.  The additional height results in a new sense of place, a remaining for downtown Richmond. 

The project will capitalize on its proximity to transportation resources to attract new residents that may live in Richmond but work in other Bay Area cities. This team has made it a primary goal that measures be implemented to provide assistance to first-time homebuyers of middle income.

Commercial development will center on community uses and incubator retail spaces to provide much needed occupancy in the downtown core as well as a base to develop local serving businesses. The basic assumption is that anchoring the development with for-sale housing will provide its own 'critical mass' for small businesses to build on, while community services will provide a source of clientele for one or two medium sized businesses that will enhance neighborhood stability.

HOMETOWN DEVELOPMENT RETAIL STRATEGY

• Primary orientation to MacDonald Avenue with “wrapped” space facing pedestrian plaza and the signature architectural feature that creates a sense of arrival.
• Incorporating pedestrian corridors that connect dedicated retail parking to street.
• Pedestrian corridors also provide opportunities for additional end-cap spaces and added architectural interest for retail space

• 9 to 6 months prior to completion of construction – business community out-reach to identify and contact successful, established businesses in general area that show promise as prospective retail tenants
•  6 to 3 months prior to completion of construction – initiate lease negotiations with retail users that have expressed intention / interest to relocate into development
• 6 to 3 months prior to completion of construction – direct marketing to targeted retail users in the following representative categories - both sole proprietors and chain / franchise operations

Food

• Hamburger
• Sandwich shop
• Coffee shop
• Pizza   
• Ice cream
• Internet Cafe
• Donut shop
• Juice
• Restaurants – sole proprietor / chain

Entertainment

• Music / CD / DVD      
• Book stores                 
• Video Rental

General Retail

• Men’s / Women’s / Children’s / Specialty
• Shoes – Men’s, Women’s, Children’s, Athletic, Specialty
• Jewelry                        
• Party Supply

Professional / Service

• Optometrist
• Legal / CPA
• Dental Clinic
• Para-legal / notary
• Walk-in Clinic 
• Packaging / Mailbox / UPS
• Insurance
• Credit Union
• Bank Branch (CRA compliance)
• Laundry / Dry Cleaner
• Florist  
• Barber / Beauty Shop
• Day Care
• Cellular
• Tutor
• Residential R E Broker
• Community Service Agencies

Compatibility with the Macdonald Avenue Economic Revitalization Strategy

City goals are attained through the following:

• The implementation of the Macdonald Avenue plan and the revitalization of the entire neighborhood will be catalyzed by this high-density project. The project achieves the City objective of providing primarily market-rate, high-density, for-sale residential products over ground-floor commercial and retail.

• The project is supported by and will support the BART station as a tran­sit oriented village. Its identity is enhanced through the taller buildings, making the complex highly visible to passengers from passing trains.  The visibility of the complex will give Richmond a new landmark and identity.

• Commercial uses reinforce existing facilities by adding medium-sized anchors and smaller, neigh­borhood-serving incubator spaces ideally suited for uses such as a dry-cleaner, florist, storefront offices, etc.

• "Smart-Growth" concepts are inherent in the design which provides a high-density, mixed use, transit oriented product while still providing ample, pleasant open space. The project will utilize LEED criteria in construction with a commitment toward LEED certification and will take creative steps to enhance affordability through the for-profit/not-for-profit partnership proposed.  Michael Willis Architects has significant success in achieving sustainability.  They have designed to the LEED Gold standard, and their Chestnut Court affordable family housing project in Oakland was recently awarded the "Show You’re Green" award for 2005 by the National American Institute of Architects.

• Hometown Development Group is fully committed to the City goals of prevail­ing wage and local employment development, local business development, living wage provisions and economic and environmental sustainability.  Hometown Development Group will, as part of its planning, explore the use of alternative energy sources and LEED certified design, construction techniques and uses of materials.

About the Hometown Development Group

The Hometown Development Group is:

R.K. Woods, Incorporated, a Richmond-based firm dedicated to development, acquisition and rehabilitation of high-quality housing within urban communities throughout California.  The firm was founded in 2002 by Robert Kelley Woods along with his father, Robert Woods both graduates of the famed Tuskegee University.  Collectively the R.K. Woods team brings together more than four decades of experience in architecture, new construction and construction management.

Richmond Neighborhood Housing Services, Incorporated (NHS) is a chartered member of the national NeighborWorks® network, is a private, not-for-profit corporation founded in the city of Richmond as a collaboration of residents, government, business and bank officials.  Supported with the financial and technical support of NeighborWorks® America – the congressionally-chartered leader in community development, Richmond NHS has worked to transform declining urban communities with the city of Richmond since 1981.  To date, nearly 10,000 families have been served or housed by Richmond NHS programs, stimulating an estimated $115 Million in reinvestment into some of Richmond most distressed neighborhoods.

Mariposa Properties Incorporated is a San Francisco-based real estate investment, development and management company active in commercial and residential properties throughout Northern California.  Mariposa’s focus is to optimize niche opportunities in the high demand/low supply Bay Area markets.  These in-fill projects allow the company excellent investment opportunities that provide for superior returns on invested capital.  Mariposa has developed a reputation for providing investors a return on capital normally associated with large developers, while retaining the hands-on efficiency of a smaller firm.  Mariposa’s projects include office, residential, industrial and land development efforts in excess of $200 Million throughout the San Francisco Bay Area.