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HomeMy Public PortalAbout19941207 - Agendas Packet - Board of Directors (BOD) - 94-31 Open Space 4b MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Meeting 94-31 SPECIAL MEETING BOARD OF DIRECTORS AGENDA* 7:30 P.M. - Town of Los Gatos Wednesday Council Chambers December 7, 1994 110 East Main Street Los Gatos, California (7:30) ROLL CALL * ORAL COMMUNICATIONS -- Public ADOPTION OF AGENDA WRITTEN COMMUNICATIONS BOARD BUSINESS 1. Staff Presentation and Review of Request for Use Proposals for Mt. Umunhum Buildings and Facilities at Sierra Azul Open Space Preserve -- R. Anderson I (9:00) INFORMATIONAL REPORTS -- Directors and Staff I " ADJOURNMENT i * TO ADDRESS THE BOARD: The Chair will invite public comment on the agenda item at the time the item is considered by the Board of Directors. Each speaker will ordinarily be limited to 3 minutes. Alternately, you may comment to the Board by a written communication, which the Board appreci- ates. NOTICE OF PUBLIC MEETINGS The Legislative, Finance, and Public Affairs Committee will meet on Wednesday, December 20, 1994 at 1:30 P.M. at the District Office. 330 Distel Circle . Los Altos, California 94022 1404 . Phone:415-691-1200 FAX:415-691-0485 j Board of Dire(tors:Fete Siemens,Robert M(Kibbin,Deena Henshaw,Ginny Babbitt,Nonette+Hanko, Betsy Crowder,Wim de Wit I I Open Space 1 1 R-94-123 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Meeting 94-31 December 7, 1994 AGENDA ITEM Review of Request for Use Proposals for Mt. Umunhum Buildings and Facilities at Sierra Azul Open Space Preserve GENRAL MANAGER'S RECOMMENDATION No formal Board action is requested at this time. Staff will make a detailed presentation and respond to questions and comments from the Board. DISCUSSION i The Board authorized staff to issue the attached Request for Proposals (RFP) at its regular meeting on October 26, 1994 (see report R-94-106). At that time, the Board also scheduled a special meeting in Los Gatos for staff to present the RFP and answer questions from potentially interested parties and the general public. i Notice of RFP's availability has been provided to the local press, advertized in a November 28 box ad in the San Jose Mercury News, a December 7 ad in the Los Gatos Weekly Times, and mailed to a list of approximately 800 persons, provided by Caltrans, with potential interest in local surplus property. The full RFP was also mailed to a list of 20 parties who had previously expressed interest in the facilities, including the San Jose State University School of Business. A staff conducted site tour for persons potentially interested in submitting a proposal is scheduled for Thursday, December 15, at 10:00 a.m. Prepared by: Randy Anderson, Planning Manager Contact person: Same as above i i 330 Distel Circle • Los Altos, California 44022-1404 • Phone:415-691-1200 FAX:415-691-0485 I Board of Directors:Pete Siemens,Robert McKibbin,Teena Henshaw,Ginny Babbitt,Nonette Hanko,Betsy Crowder,Wim de Wit I i ----------------------- ----------------- - TO: Members of the Audience i When an item you're concerned with appears on the agenda, the President will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so your name and address can be accurately included in the minutes. Name MA-)�.K 6. CLM,�,Nf,-k Organization,, Mailing Address -8 6Ja--t- Cam" �vS ytcsos c {a Crs-�3 �-- Street City Zip Subject vs a� M , c,►.� �a�,3�0� r�_s,-�-� r-�rz t�,vHu<- TO: Members of the Audience When an item you're concerned with appears on the agenda, the President will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so your name and address can be accurately included in the minutes. Name oZT "�pb (-' Organization Mailing Address �6 IU fl rl/ 64 6 Street City Zip 05s 5 or- VT u�u'J�M A3 A AB/e C Subject 49ip5EX UM& TO: Members of the . _adience When an item you're concerned with appears on the agenda, the Chair will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so that your name and address can be accurately included in the minutes. Name�ZIL S'aMTnse --f' V� Organization 0,e ya i 2M'6 Assoc- Mailing Address �,)lxdLo-�0 L h Street City Zip Subject 151ronavv-q `tom , i i TO: Members of tht .audience When an item you're concerned with appears on the agenda, the Chair will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so that your name and address can be accurately included in the minutes. Name:3a,� �,4, Q Organization sflN J b F 051-A 4 IC 6 056 Mailing Address a) O V, flV6 GAlzft, C h R,§'�15p Street City Zip Subject U5� Of K�SF, UNI QW tJUM fK AP C&% i I t aR. 14616 A,,T(Z*Z IMIartt. 0?59ZYI06- . TO: Members of the Audience When an item you're concerned with appears on the agenda, the President will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so your name and address can be accurately included in the minutes. at Name , 1-4 a R0 W A C►�K Organization eW *,l l iA7-i adix KS� Mailing Address 6 969 Cif uM? Ca,J JJ fC �'Qn► nS C)512,0 Street City Zip Subject PC SS I ?,t-t' 1) o-\-Itg- �Eg (I- r � � 1 { 1 i 1 a { {� 1 I i i I 1 I I i � i i I I i I I I I l I i I � I 1 i f / � C�� !nos �- ���Uu �/� �--H `�11`���`� - TO: Members of the Audience When an item you're concerned with appears on the agenda, the President will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We t request that you fill out this form completely and present it to the Recording Secretary so your name and address can be accurately included in the minutes. Name rc�As LoW Organization w,N�y u,LL SK�I2�Dc¢S NAwc, 4u7>Xv� ao Mailing Address 2-0 3 S �� t3�a�rr' 94 Z Street City Zip Subject �La-r467 LLD/t,44 L.ASE or- Mt. UwutiHtAAA �rtF-- i i TO: Members of the ,adience i When an item you're concerned with appears on the agenda, the Chair will invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so that your name and address can be accurately included in the minutes. Name #01yqgn kGfpWC--r-2— _ Organization AwJ/Of), M ilin Address P O qqq7 Street City Zip Subject �,FC TO: Members of the ftudience When an item you're concerned with appears on the agenda, the Chair will III invite you to address the Board at that time; on other matters, you may address the Board under Oral Communications. (An alternative is to comment to the Board by a Written Communication, which the Board appreciates.) Each speaker will ordinarily be limited to three minutes. When recognized, please begin by stating your name and address. We request that you fill out this form completely and present it to the Recording Secretary so that your name and address can be accurately included in the minutes. Name � � ��.��_,t. ���-� �r Organization Mailing Address Street City Zip Subject 10�'j -�►''� ;l :�«.-� 4� c� cK tier (/ drew► i I t MT.UMUNHUM PRESENTATION - DEC. 79 1994 1. Overview of Presentation A Generally follow the contents aft eq ecr_f sa1s. Provide some information about the District, an overview of the site's recent history and general features, and the District's general goals for its use. B Have a slide show with more detail about the site and buildings. An inventory and evaluation of the buildings and facilities was commissioned by the District in 1994 C Architect Bill Gould of HMC Group will go over the general configuration and condition of the buildings and infrastructure, and some of the potential further studies that could be required to implement a use proposal D Details of the process for submitting and reviewing proposals E Open up for questions and comments, first from Board, and then from audience. Can ask questions during presentation about what we're presenting F Copies of the Request for Proposals, evaluation report, and other background documents are available for review in the back of the room, or at District offices, or can be purchased for the cost of reproduction 2 District Descriorion A The Midpeninsula Regional Open Space District(MROSD)is an independent government agency that acquires and manages public open space land in the coastal mountains and along San Francisco Bay B The District was formed in 1972 by voter initiative in northwestern Santa Clara Co., and extended by voter initiative in 1976 into southeastern San Mateo Co. C The District boundary extends from San Carlos to south of Los Gatos. This area is divided into seven wards, each represented by an elected Board member D Funding comes from a small share of the property tax in this area E The District has preserved over 37,000 acres of diverse open space and manages 23 open space preserves 1 2,.�ite Backgrqund, A Site was formerly Air Force Almaden Early Warning Radar Station B District purchased the site in 1986 after identified as surplus property in the early 1980s when ground radar technology was made obsolete by satellites C Located on Mt. Umunhum, now part of the District's 10,000 acre Sierra Azul Open Space Preserve in southwestern Santa Clara County. (show regional location map on overhead) D The long-term objective for the Sierra Azul area is to create a contiguous band of permanently protected open space consisting of county, state, District and public watershed lands, for: 1. protection of native wildlife and resources, and 2. low-intensity recreational enjoyment of nearby urban populations 3. Facilities Overview A 15 acre complex includes military, administration, maintenance, housing and recreational buildings B Supporting roads, parking, utility systems, water supply and sewage treatment systems. C The buildings and infrastructure were constructed between 1955 and 1975 D In varying states of disrepair, they will require significant repair and modification to re- establish use, due to their original special purpose design, outdated construction methods, damage from the 1989 earthquake, harsh weather and vandalism 4. District Goals for Site Use A District does not have the objective, in its own right, of having the buildings used. B The long-term objective of the District is to return the Mt. Umunhum site to as natural condition as possible while providing for passivy recreational use (trails, staging areas, restrooms, signs and maps, patrol and maintenance). C Other public or private uses may be desirable on the site to the extent that they are compatible with this objective 2 D Revenue from use of the site and assistance with removal of unused facilities are also sought by the District E Potential examples of uses that might satisfy the District's criteria include communications facilities, retreat or conference center, youth hostel, or conservation worker's camp F In any case, low traffic generation and low overall impact will be a primary considerations G The District reserves the right to reject all offers 5. Potential Tg---s for Use Agreemen A The most desirable form of private interest in the site from the District's standpoint would be a long-term lease B The District is not likely to entertain sale of a fee simple interest, it may be open to other sale arrangements, such as defeasible fee or a fee interest for a term of years. 6. Road A9_q=ess___ (sh6w overhead of road map) A Access is from Highways 17 and 85 via approximately four miles of suburban boulevards and thirteen miles of winding and often steep paved roads B Hicks Road is a county road approximately 5.5 miles from Blossom Hill Road to Loma Almaden Road C Loma Almaden Road, about 4 miles long, was constructed by the Air Force on easements over private land 7. Property Ownership and Public Access shoW-6Ve-flidad zf property-ftia—p) A 15 acre site part of a larger parcel of approximately 200 acres B Currently, the closest public access to the site by vehicle is at a gate approximately one third of the way up Loma Almaden Road from Hicks Road C Trail access is available from this point to Bald Mountain, approximately 1/2 mile to the east, and 1/2 mile to the west, on and adjacent to Loma Almaden Road D Site has not been open to the public due to potential structural and toxic hazards, issues 3 ----------- - - - - - - - - I I I I I regarding public access g g p over the entry road, potential 'mpacts on adjacent property owners, and resolution of the appropriate types of use and management concerns. E Areas shown as CMU, or Conservation Management Unit, have trails that cross private property. Access is at the discretion of the property owner and is not encouraged by the District F As the District secures land or trail easements, these CMU areas, and the currently closed area around the site are expected to be open to public access G District owns most of the property in the region, several parcels adjacent to the site are owned by Loren McQueen, who leases portions of his property for communications installations. Mr. McQueen has access rights over Loma Almaden Road and Loma Ridge Road 1. Access to the former Air Force facilities on Mt. Thayer, approximately 1.2 miles west of the Mt. Umunhum site, is controlled by Mr. McQueen. 2. If use of Mt. Thayer is included in a proposal, the proposer will be responsible for working out access with Mr. McQueen H San Jose Water Works owns land further to the south of the site, will be concerned about quality of surface water draining into the Lake Ellsman watershed. ................ 8. General Plan and Zoning A Located in unincorporated Santa Clara Co, in Open Space Hillside General Plan designation and Hillside zoning designation B Located within the Guadalupe Watershed District which will require special mitigating measures C Santa Clara County Planning Department reps have said :he county has no jurisdiction over the use of the land D Regardless of the county's legal jurisdiction, the District will require the preparation of an environmental document for any significant use proposal, public review of the plans before the District board, and that building permits be obtained for all work 2. Tgxir on urination_Clean-up A Some toxic materials remain from the Air Force's occupancy, including: 1. electrical transformers containing PCBs 4 I 2. storage J:--ums and cans containing solvents, oil, paint 3. both above ground and below ground fuel tanks and lines 4. potentially contaminated soil around these tanks and lines B Assessment and clean-up is the responsibility of U.S. Army Corps of Engineers C The Corps has completed assessments of the site and awa..'ded a contract for removal of fuel tanks and lines and some soil D Corps is having problems with contractor's paperwork and may go to second bidder E Corps is preparing contracts for further clean-up work; only asbestos may remain to be addressed 10. Site Character tics (start slide show) A Elevation of 3500 feet, offers panoramic views oyer the Santa Clara Valley, the Santa Cruz Mountains, and Monterey Bay B Although the views can be spectacular, the weather can be extreme, with high winds, snow, and fog C The landscape immediately surrounding the site is chaparr., and oak scrub with scattered pines D The region features oak, bay, and Douglas fir forest primarily on the northern slope and chaparral, oak woodland and grassland areas in other exposures. E The region features rugged topography and sparse development which ends abruptly at the urban edge of Santa Clara Valley.. 11. Buildings and Infrgstructure (Bill Gould takes over) (slide show ends) 12. Potential Further Studies and Costs (Bill Gould) 13. Schedule and Process for Submittal and Review of P=sah, A A site visit for potential proposers is scheduled for Thursday, December 15, 1994, 5 ---------- - - - i starting at 10:00 a.m. Potential proposers are strongly encouraged to sign up on the form in the back for the site tour. We'll meet at the intersection of Hicks and Loma Almaden and pool up to the site. (Dress warmly) B Will reschedule for Thurs, Dec. 22 at 10 if weather is bad (call Diatrict offices to confirm) C Letters of interest, including a general description of the proposal and information about the proposers will be accepted at District offices until 5:00 p.m. Friday, January 6th, 1995. A letter of interest is not mandatQU to submit a formal proposal, however it will provide the opportunity for the District to comment on the project which may be helpful in the preparation of a formal proposal. D Formal proposals, responding to the Request for Proposals, will be accepted until 5:00 p._m. Friday, March 3rd, 1995. _ E Seven copies of the proposal, including description of the team, its qualifications, the project, terms, and schedule F Review of the proposals and ranking or selection is anticipated to be completed by April, 1995, with the results to be announced at a regular meeting of the Board at the District offices. G Criteria for evaluation of proposals will focus on: 1. Minimal environmental impact: wildlife habitat, traffic, visual 2. Preserves/enhances access for public and neighboring property owners 3. Supports/compatible with low-intensity public recreation 4. Provides maximum revenue and/or helps pay for other District objectives, i.e. building demo 5. Team qualifications and resources 6. Clarity and quality of the proposal package H The selected proposer will be required to submit a non-refundable deposit of fifteen thousand dollars to enter into an exclusive right to negotiate a use agreement I The RFP requirements are focused toward a large scale use proposal. Smaller scale or limited use proposals are also encouraged, and the requirements might be scaled back accordingly. 6 J It is possible that Po compatible proposals could be received in which cases the District P P would try to coordinate between the parties K Proposers will be responsible for all costs necessary to implement the project L The Board of Directors reserves the right to reject any and all proposals. 14. Questions from the Board 15. Board invites questions from audience Open Space MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Meeting 94-31 SPECIAL MEETING BOARD OF DIRECTORS AGENDA* 7:30 P.M. Town of Los Gatos Wednesday Council Chambers December 7, 1994 110 East Main Street Los Gatos, California (7:30) ROLL CALL ORAL COMMUNICATIONS -- Public ADOPTION OF AGENDA WRITTEN COMMUNICATIONS BOARD BUSINESS 1. Staff Presentation and Review of Request for Use Proposals for Mt. Umunhum Buildings and Facilities at Sierra Azul Open Space Preserve -- R. Anderson (9:00) INFORMATIONAL REPORTS -- Directors and Staff ADJOURNMENT TO ADDRESS THE BOARD: The Chair will invite public comment on the agenda item at the time the item is considered by the Board of Directors. Each speaker will ordinarily be limited to 3 minutes. Alternately, you may comment to the Board by a written communication, which the Board appreci- ates. NOTICE OF PUBLIC MEETINGS The Legislative, Finance, and Public Affairs Committee will meet on Wednesday, December 20, 1994 at 1:30 P.M. at the District Office. 330 DisteI itcle 9 Los Altos, California 94022-1404 Phone: 415-691-1200 FAX: 415-691-0485 E5 Board or Directors:Pete Siemens,Robert fNcKibbin,Teena Henshaw,Ginny Babbitt,Nonette Hanko,Betsy Crowder,Wirn de Wit -------- - - - - - Open Space I I MIDPENINSULA REGIONAL OPEN SPACE DISTRICT I I REQUEST FOR PROPOSALS DEVELOPMENT AND/OR LONG-TERM USE OF MOUNTAINTOP FORMER MILITARY COMPLEX (MT. UMUNHUM) I 1. Summary - Project Goals I The Midpeninsula Regional Open Space District is currently seeking proposals for the long-term development and/or use of all or part of an approximately 15 acre complex of buildings, land, I and facilities located at the former Almaden Air Force Early Warning Radar Station. The site is located on Mt. Umunhum, now part of the District's 10,000 acre Sierra Azul Open Space I Preserve in southwestern Santa Clara County. I The Midpeninsula Regional Open Space District(MROSD)is an independent government agency that acquires and manages public open space land in the coastal mountains and along San Francisco Bay. The long-term objective of the District is to return the Mt. Umunhum site to as natural condition as possible while providing for passive recreational use (trails, staging areas, restrooms, signs and maps, patrol and maintenance). Other public or private uses may be desirable on the site to the extent that they are compatible with this objective. Revenue from use of the site and assistance with removal of unused facilities are also sought by the District. Potential examples of uses that might satisfy the District's criteria include communications facilities, retreat or conference center (low volume/long duration), youth hostel, or conservation worker's camp. The District reserves the right to reject all offers. From the District's standpoint, the most desirable form of private interest in the site would be a long-term lease. While the District is not likely to entertain sale of a fee simple interest, it may be open to other possessory arrangements, such as defeasible fee or a fee interest for a term of years. 2. Site and Setting a. Site Overview At an elevation of approximately 3500 feet, Mt. Umunhum offers panoramic views over the Santa Clara Valley, the Santa Cruz Mountains, and Monterey Bay. Access is from Highways 17 and 85 via approximately four miles of suburban boulevards and thirteen miles of winding and often steep paved roads. The landscape immediately surrounding the site is chaparral and oak scrub with scattered pines. The region features oak, bay, and Douglas fir forest primarily on the northern slope and chaparral, oak woodland and grassland areas in other exposures. The region features rugged topography and sparse development which ends abruptly at the urban edge of Santa Clara Valley. 1 330 Distel Circle • Los Altos, California 94022-1404 • Phone: 415-691-1 200 • FAX: 415-691-0485 e Board of Directors:Pete Siemens, Robert.%I(Kibhin,Teeny HenSJiaea,Ginnv Babbitt,Nonette Hanko, Bow Cro�%(Ier,Wim(fe 4%it ( 1 I s 4 1i/ I.O COL(EGE \��� \ °4' 'bofN 9 w i s5.3 .9 + /SaratogQa 8 C YNOwETHAVE` n g •� �a b W 8 v, Ph 1.5 .8 1.3 ;� 1.3 1.1 HAYE 1+ ypRINGS RD. _ • 1.4 1.6 ��h (,A] h. .9 ;�9 { �NORNWOOD~ BLOSSOM > RD, [+; AQ CO Aa[K)RETUM o 1 O O �O .Ep 4 : aR.1 .8 C 1 a9 HILL GIU 1.5-� NUTRf DAME _� NOVIIIATF O_ i 'TD � Jr i� /VASO\NA � 1.1 1 1•1 - R0. 1.$ OAK! / v0' L � Z RD Pp• .5 5 �r 1 1.1 = VILLA (03 C0.1.8,,� 0 gAIOS ALMADEN Z s RO. 7 P q- - � 0 -Jj 2.1 \ I.6 '.�` •,'9 •, s� loAro Monte > .9 i eo o - z 1 a vOUr - MONTALVO S LOS Z ,., )^ .9 J Ur PARKWAY LAKF s' I SejeOO PAAK� .9 1.8 O -mv m '6 �I CO PARK q HOsrEL i ARBORETUM EL ws 1 rA J~ .2 SLOSSOM GIO HILL 1.5 0 1.7 1.53 TERESA e�Ya:� 1.3 SANBORNy8 $ ] 1.5 GID O NANNO A BLOSSOM IOLL 3 EL SERENO r.b N El.001 i CY AyE 1.8 O \ 'LARA_ o� -- osP r.4 h0 AEhrE C REDMOND SKYLINE'.. l.l .4 .3 O OA 3.3 h ,ArOE AYE. hT 'p �Ol C R U7 GATE p I MT.PLEASANT J' ye MAI I p RD F 4�. 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I COUNTY PARK 2.4 1 O sG Redwood O(• I(OgEL low A GULCH LDIflT - 1 RQ.-_ 0 BALD Y/N. r 1' _ Ppa pO' 6 MT.CHlSAMUCK-� �� Estates O C ILDO EP uNNUM tD' 6 EL.IM QO !, HDIY AD .UAE YOE' EL.17O } / FERN PK ' 2 5 City low yr �� Twin Creeks n EL 1110 a EL.Ia00 4.7 '�yT AIR FORCE ��� ���� o o CANYON RD. MAP P PA SS S�ti STATION SITE OKALL �1 1°N �o� 1.9 � =3� 2.1 /Cy AUSTAIAN ' (PRNAT E� `ID C.MF.ELIZABETH Grh' 1.4p)� a DAM �nERMOLE tf, EL ow S °e Op R•.b c'�60RRf LL 0t ED ON O EL 580 IOYOND " La re Lrr,Ata Y'T OF LOCH T '9� f' 2.1 --RO !�MT CNILAL CAMA u 3.2 • O i I' 1 qc C e h`_A* -R0�' EL.uw --- Cy g C M C11�4�r� 1.9 1 IOMA MLETA 1.2 4.5 $ AN<IE P °"` aa� 1.9 � O EL xro NEWELL Glenwood. qQ R? +St Nr ? CREEK `E 1 OL 'W 9� A' _ ACT. DAM a •Lompico �a t w 00 0Y3 CD ` ,i Q• r:BOA,o .4 /qu ti Pp. c 5.9 A OAK DR. R SNAEETREE IN �� o O q. PO 3 ' � .2 ti v �' 2.1 a o o NTON,ho GATE� SG t; ' z CAMPFIRE O ONINRI MT.1.b 4 y •!Ij�tjT ` 9•i ,J S GIRLS U �`� A ROBERTA W pONN4T�` • O O L ■Zayante 0 ))) EL 1570 O )S�'t,+l.1 Ol!•'2.1 r�0� O EL 515 Q ° ,(per' $ Oj L`-; UVAS CANYON • CROY /` p Q TV q o Q aP ,Sveadal IK &6 O Q O :3 o r �`..., • CAMp LOMA COUNTYI Figure 1 - REGIONAL / ACCESS MAP II The complex includes military, administration, maintenance, housing and recreational buildings, with supporting roads, parking, utility systems, water supply and sewage treatment systems. The buildings and infrastructure were constructed between 1955 and 1975. Currently in varying states of disrepair, they will require significant repair and modification to re-establish use, due to their original special purpose design, outdated construction methods, damage from the 1989 earthquake, harsh weather and vandalism. The site is bordered by some private land and is primarily surrounded by a growing system of public open space lands and trails, however the site itself is not yet open to the public. b. Background The Air Force identified this former early warning radar station as surplus property in the early 1980s when ground radar technology was made obsolete by satellites. The District purchased the site from the Government Services Agency in 1986 due to its location in the center of the growing complex of lands comprising Sierra Azul Open Space Preserve. The site has not been open to the public due to potential structural and toxic substance issues, issues regarding public access over the entry road, potential impacts on adjacent property owners, and resolution of the appropriate types of use and management concerns. The long-term objective for the Sierra Azul area is to create a contiguous band of permanently protected open space consisting of county, state, District and public watershed lands, for the protection of native wildlife and resources and the low-intensity recreational enjoyment of nearby urban populations. c. Road Access Road access to the site is via Loma Almaden Road and Hicks Road (see Figure 1). The site is approximately equidistant from the two nearest freeways. State Highway 17 is located nine (9) miles to the east of the site, and the newly completed Highway 85 is located about the same distance north of the site. Access from the east is via Blossom Hill Road, a major suburban boulevard, which connects to Hicks Road approximately 5.5 miles to Loma Almaden Road. Access from the north is via Almaden Expressway to Almaden Road, which turns into Hicks Road approximately 6 miles from Loma Almaden Road. Hicks Road is a winding, narrow, and often steep county-maintained I road. The road is paved and generally well-maintained. i Loma Almaden Road is 3.5 miles long and rises 1200 feet in elevation, terminating at the intersection of Loma Ridge Road on the subject property. The project site is located approximately .5 miles east along Loma Ridge Road. Loma Almaden and Loma Ridge Roads are similar to Hicks Road in terms of construction. Loma Almaden Road was constructed by the Air Force on easements over private land. Some of these property owners have challenged the right of the general public to have access over this road, however MROSD has since acquired most of the underlying fee ownership and the issue of limited access over the road does not appear to be a constraint to use of the site. 2 i i i I Ra d. Property Ownership The 15 acre site is part of a larger parcel of approximately 200 acres, as illustrated in Figure 2. Currently, the closest public access to the site by vehicle is at a gate approximately one third of the way up Loma Almaden Road from Hicks Road. Trail access is available from this point to Bald Mountain, approximately 1/2 mile to the east, and 1/2 mile to the west, on and adjacent to Loma Almaden Road. Areas shown as CMU, or Conservation Management Unit, have trails that cross private property. Access is at the discretion of the property owner and is not encouraged by the District. Eventually, as the District secures fee title or public trail easements, I these CMU areas, and the currently closed area around the Mt. Umunhum site, are expected to be fully open to public access. I While the District owns most of the property in the region, several parcels adjacent to the site are owned by Loren McQueen, who leases portions of his property for communications installations. Mr. McQueen asserts access rights over Loma Almaden Road and Loma Ridge Road. This is the primary means of access to his property. Mr. McQueen also asserts access rights to the former Air Force facilities on Mt. Thayer, approximately 1.2 miles west of the Mt. Umunhum site. If use of Mt. Thayer is included in a proposal, the proposer will be responsible for securing any needed access rights from Mr. McQueen. Land owned by San Jose Water Works (SJWW) is located south of the site and McQueen's property. SJWW will be concerned about the quality of surface water draining into the Lake Ellsman watershed further to the south. In particular, SJWW will be concerned about reactivation of septic leach fields at the site. e. General Plan and Zoning Located in the county of Santa Clara, the site is within the Open Space Hillside General Plan designation and Hillside zoning designation. The site is also located within the Guadalupe Watershed District which will require special mitigating measures. A copy of the current zoning standards and guidelines are available upon request. According to the Santa Clara County Planning Department, because MROSD is a public agency, as long as the land remains part of the public open space system, the county may not assert jurisdiction over proposals to use the land. Regardless of the county's legal jurisdiction, the District will require the preparation of an environmental document for the project, public review of the plans before the District board, and that building permits be obtained for all work. 3. Buildingsn and Infrastructure a. Current Condition An inventory and evaluation of the buildings and facilities was commissioned by the District in 1994. Prepared by an architectural and engineering team headed by Gould Architects of San I 3 i • . • { t \�.t{##� �M I '�1 `�`` • • • Y� ��1 � ;wit$ `► f h.. QV INK > ••`~/•'•dr as INN- FIX • , N • \}tf E` er+, •MUSEUM -its : `.i/A ■$ E. .� ..'w.ry.Z.7Y.�ii���:. f � 1 �:�� 1�\ '1• .q.�4� E�.'�M�.'f� �r..,� _,l i"2 `1x1 i •.•e.��� "S -• • • • (1'`�1��\L�1 i �w� S1[•3'• � y;._ k NNW AN 01% Jig • 0 + !;{`,fi� �� +• � � • � i�v". O�' Wit., :is'� ,.'L.�� }.. �.'T� `� �.... lit / � %' ,� , ► t �"®`�.. A" • • � `LEGEND •' 10 'P�• off. �. > --•1.,,:�rll t'f�'a�s_i IT• -f%%��` 'v?1'"�'? C . • • LANDS ---,"�, _±.► }1 y f{���•_ _ _ • ,­0�I� \fit ^� =-�i ..s *f` a� R `^anJ �( .1�a'f=6�/, y ��•-J t`�P���-// ^�' ��/ �.��.1 ( PAC ` v t'i��r !�< 1—-9t��){1�f .._ �✓ /.►�i I1 (l l /,/ /�• l ♦'irk r a :v r-� �♦\ �♦�1� J f• �,��� ��? _ � - ,'/ IM / sip-'.�'` pp 10 ume. ���y�t♦s��pp��__11N: �IIII' ,�./%!!!� loo ei 00041 ON L �/ �(7" I�) gg� a ,10♦�f ,,� �}�,r ft�f♦ �0�� !�f�1- T,«, k\l� -ri♦`�P�" fj v=*�1 �/� •,�� ` i�i!A/ �+�-� !'(�{.ice NO ll '� a►4((��. J� f� ME,�,1 .�/ti �;�•( / .._�ar`y'r�c31��'/II�'>=� f' ►" `"�/��`�t'��/ti � I�`, � 1! r :\`l!�..t��,,�'��,.r,.�:E _":�E g; .,j -�� ,.�pa% �'• _ Rill /�i+�, "".,ma's -'- =- { ��.�'�s� .,,,���� �► .���`' , •• •• A//fir_ �/� - �:. lu .` v- L\\. _ • / J /�l dvP i Legend MIDPENINSULA REGIONAL © AUTO ENTRY OPEN SPACE DISTRICT ®Mt. Umutwm Area HIKING ENTRY Mt. Umunhum Area, a 6300 acre portion of Sierra Azul Open Space rve, marks the southern extent of the Open Space District. The radar Q BICYCLING ENTRY of the former Almaden Air force Station is centrally located within this n of the preserve high atop the 3,486 foot summit of Mt. Umunhum. The Umunhum comes from the Ohlone Indian word for hummingbird. dic access to the Mt. Umunhum Area is currently very limited. Please EQUESTRIAN ENTRY .t the District office to obtain information before visiting the site. The I is generally sleep with chaparral being the prominent plant community. j .stands of bay trees occupy most of the ravines. A 0.5 mile trail leads 'At. Umunhum Road to Bald Mountain, a grassy knoll offering visitors PARKING cular views of the Almaden Valley and the Mi. Hamilton Range to the To reach the trailhead for the hike to Bald Mountain, take Mt. Umunhum :o District gate number 5A 7,where there is roadside parking for rive cars. �• ROAD Visitor's Guide,a District publication available free of charge,describes open space preserves. Topographic maps of individual preserves are also )le from the District. Please call,write or visit us: Midpeninsula Regional TRAIL Space District;330 Distel Circle;Los Altos,CA 94022; (415) 691-1200. I I PATH I I X NO PUBLIC ACCESS I Cmu CONSERVATION MANAGEMENT 4 3.3 UNIT: PUBLIC ACCESS IS NOT ENCOURAGED REFERENCE POINT/ s LANDMARK fL_ An ru., Groh/G07 t 4 Lb, 2-C D I S TANC E e� �umfc�r REFERENCE MARKS � as fl our �; DIST RESTROOMS c`� n Creekt l ,yam 1 Is : I POTABLE WATER of � T' � BACKPACK CAMPGROUND gg �� 2.1 w w, t f - � " � `9 p M RANGER RESIDENCE I I`I 1 Jose, the study includes evaluations of the major components of each structure. It includes extensive photographs and some preliminary cost estimates for renovation or removal work that may be required. The study make some preliminary findings about the suitability of the buildings for future use. These suitability findings are provided for the information of notentialpro sers. It is not mandatory that they be followed. Copies of the study are available for review at District offices and may be purchased for $12 per copy. The District also has a full set of the as-built drawings for the buildings and facilities, which may be reviewed at District offices. An index of the drawings is included in the evaluation report. The inventory and evaluation categorized the buildings at the Mt. Umunhum facility into three main types consisting of 1) Special Military Purpose Buildings, 2) Support Buildings and Facilities, and 3) Residential Buildings (see Figure 3). The S_necial Military Purpe buildings are typically unsuitable for other purposes and have substantial damage or deficiencies. Many of the buildings and related utility and drainage structures are unsuitable for public use of the site, and should be removed or secured before public use is allowed. The special military buildings are clustered together at the east end of the complex on the highest point of the mountain. They are exposed to the harshest weather, are the most visually obtrusive, and suffered the greatest damage from the Loma Prieta earthquake. There may be some salvage value in some of these structures. Building 108 is a steel radar tower that could be dismantled and moved to another site for use as a lookout tower, as was done previously with a similar tower, Building 107. Buildings 110 and 119 are pre-engineered metal-framed structures that may have some potential to be disassembled and re-used. At Building 112, the Power Station, there are three huge diesel generators with a shared cooling system. These generators provided an independent power supply to operate the radar antenna and related systems. They had been sealed by the Air Force to prevent their deterioration and may have r value. Electric power is available at the site from PG&E and electric service significant wale al e. c poo would not be a constraint for future use. The Mt.Thayer portion of the former Air Force Station (labeled the Ground-Air-Transmitter- Receiver facility, or G.A.T.R.) includes a single concrete block operations building in poor condition. The Support Buildings and Facilities vary in condition and configuration. Most of these structures are in very poor condition and could not be restored to their former or alternative use for less than the cost of new construction. Some special-purpose structures, such as the bowling alley or swimming pool, would not be desirable under any likely future use scenario. Many of i the support buildings are prefabricated metal framed and sided buildings which may have some salvage value if carefully dismantled. There is some potential salvage value in fixtures such as the stainless steel sinks and the refrigerated cases in the commissary. One building in this 4 N KEY TO SYMBOLS ALMADEN AIR FORCE srArton STRUCTURES S� ExIsTINo PERMANENT 6 ROADS B PARKING 1 M EXISTING PAVED EXISTING GRAVEL ][WAGE SPRAY FIELD 104 100 1q2 124 BOUNDARIES 141• • -- — PROPERTY LINE \A 140• `gyp —x— SECURITY FENCE ' ♦� ♦♦ti0 \0 �o t ti I° ;�° *`Q!fjl /—S—PECIAL MILITAR`" yNAPNIC SCAIE IN FEET ♦� — PURPO-SE BUILDIN SUPPORT BUILDINGS caNro --- -- — bp/l 54A --- y MT. THAYER AND FACILITIES- ' � \� zoo • L�b ge4 1 FLAG POLEi A L00 OPERATIONS R -T/per\ ♦ ------ tr �, A� \ 20T Z06 I I F•tJ ,� ATIONS ` I r� A �.✓ 74 � ♦417 5`` J 102 RADAR TOWER FPS-24 1 �\ „� i RILES TO 20 711 104 PAINT STORAGE xt311 1t �. �, to bA _� 105 PROTECTIVE SHELTER It 'SODA �� d • h. J / 106 WATER STORAGE TANK 700 COMM. TRANS/RCVR. (G A.T R. BLDG-) ( 00 I +` Y ? V. 115 107 RADAR TOWER FPS-90 711 HEATING FUEL OIL STORAGE 108 RADAR TOWER MPS-14 712 SEWAGE SEPTIC TANK AS �O .j 310�3 110 TRAINING BLDG. 713 WATER STORAGE TANK -/. 112 ELECTRIC POWER STATION SEWAGE TREATMENT a sQ zoo 103 HELIPAD .... : s 114 PAINT STORAGE 115 SECURITY SENTRY HOUSE aT RESIDENTIAL - 11 DIESEL STORAGE A s • „� 118 DIESEL FUEL PUMP I III DI1�1l�C` SIY 119 C.E.MAINTENANCE SHOP BUILDINGS V L NGS 120 WHSE.SUP. 6 EQUIP. 513 124-130 FIRE HOSE HOUSE lT 140-143 SEWAGE SEPTIC TANK 505 CARPORT -� { 200 WATER PUMP 506-509 FIRE HOSE HOUSE Jed 514 I 205 B.O.Q. 232 FIRE HOSE HOUSE 510-517 FAMILY HOUSING 2011 FIRE HOSE HOUSE 231 BARRACKS (AMN.DORM},CHAPEL FAMILY HOUSING I 207 ORDERLY ROOM(SO.HO ) 234 FIRE HOSE HOUSE -- ��-� 211 MOTOR POOL (AUTO MAINT ) 212 NCO OPEN MESS 215 DISPENSARY 215 FIRE HOSE HOUSE 2•5 FIECREAI'ON tlL Oo .606ADAM 217 BOWLING ALLEY 250 AUTO MAINT 510RAGE •607 WATER PUMP 226 FIRE HOSE HOUSE 275 SWIMMING POUL NOV 1994 Figure 3 - SITE PLAN I category which does have clear future use potential is Building 211, the Motor Pool, which would be useful for housing District patrol and maintenance vehicles and equipment. I The Residential Buildings are some of the most recently constructed structures and may have the most use potential. They occupy a more sheltered and less visually obtrusive area than the military and support structures, on a south-facing slope at the southwest end of the complex. The family housing units consist of five, 2-story, four unit flats; two, 2-story, three unit buildings; and one detached single family house. All of these buildings are wood frame construction with concrete foundations. Some units are still in reasonably good condition with only minor damage. Others, especially the lower 4-plex units, have suffered significant damage. Water leaks from the roofs and windows and pest infestation are the most common damage to the interior and exterior finishes. None of these buildings have been built to meet current codes and regulations; however, some of them have a potential for reuse. I The former base commander's house (Building 516), a single-family structure, has been occupied by a caretaker and his family for the past several years, and a ranger and family have occupied one unit of a nearby three-plex (Building 515) for the past year. Most of the Airmen's Dormitory buildings have been demolished except for the concrete foundations. Building 233 remains intact, but is in very poor condition. Utilities and suvnort infrastructure may be the most significant constraint to the use of the residential structures, or to any significant use of the facilities. Heat for the buildings was typically provided by oil burning furnaces, with oil distributed by underground pipes from hilltop tanks. This system would be impractical to continue on a smaller scale, and it has been damaged by the Loma Prieta earthquake. Parts of the system are planned to be removed as part of the Corps of Engineers clean-up of toxic contaminants on the site (see paragraph b., below). New individual heating systems, either electrical or propane-fired, would be required for any building that is to be used for other than storage. Phones and electricity are available at the site and would not be a constraint, although there would be costs in extending and connecting the service. A more serious constraint is the water system. The Air Force Station water supply was derived from springs in a canyon approximately 1.5 miles south of the base complex. The water was pumped uphill to holding tanks and flowed by gravity to serve the fire and domestic water needs of the base. The earthquake caused landslides which severed the water line from the spring, and III also damaged some of the distribution piping. Portions of the distribution system for fire are also damaged, deteriorated, or missing. The two housing units currently in use by the District are served by a makeshift water system with two individual storage tanks filled by surface springs owned by adjacent property owner Loren McQueen. A tank to serve a portion of the fire system is also filled from this source. However, this supply would not be adequate to serve more extensive use of the former Air Force Station. I The sewage treatment system for the base included primary and secondary treatment facilities and a disposal field, as well as septic tanks. Currently, only the septic tanks are in use. The 5 condition of the sewage treatment facilities and equipment and their useability under current codes remains to be determined. Roads, parking areas, and sidewalks are generally in serviceable condition in the station complex, although there is the same localized damage, primarily due to the earthquake, particularly in the vicinity of the hilltop radar tower. Filling of cracks and a new seal coat over the entire surface are called for in areas that would be retained for future use. Landscaping and site fixtures such as signs, fencing, retaining walls, and lighting are quite deteriorated since the days when the Air Force station was maintained. Some of the landscaping has died, and some has overgrown the sidewalks and structures. All of it is non-native material which should be ultimately removed or gradually succeeded by natural vegetation. b. Toxic Contamination Clean-up An important issue for potential use of these facilities is toxic materials remaining from the Air Force's occupancy. The assessment and clean-up of such contamination is the responsibility of the U.S. Army Corps of Engineers (COE). COE has completed assessments of the site and identified the needs for clean-up, which included removal of electrical transformers containing PCBs, removal of storage drums and cans containing solvents, oil, paint, and other materials used for routine operations, and removal of both above ground and below ground fuel tanks and lines, and removal of potentially contaminated soil around these tanks and lines. COE awarded a contract in summer 1994 for the necessary clean-up work, which is currently in progress. This is expected to address the issue of toxic contamination except for potential asbestos in the I buildings. c. Additional Studies Required Tasks to determine feasibility of alternative use and/or demolition of structures and restoration of site identified by the architectural/engineering team that prepared the study of the buildings and facilities. The scope of work and costs are preliminary, and could vary significantly depending on the scope of the proposed use, the approach to the work, and other factors that cannot be anticipated. This list is not all-inclusive: substantial additional studies and plans could be required. This information is provided to alert prospective proposers to the level of renovation work that may be required. A. Provide an investigation and report of all buildings for asbestos abatement. 1. Prepare description of services of work to be provided by contractor/estimator. 2. Obtain proposals from contractor/estimator for estimating the project and interview with owner 3. Coordinate contractor/estimator services. 4. Evaluate report with owner and consultants. Estimated cost for consultant services: $27,550 6 I B. Provide detailed assessment of site and infrastructure and provide cost estimate for improvements. 1. Determine interface requirements for existing equipment to be retained. 2. Provide preliminary scope for required upgrades for each type of infrastructure to the extent required for development of a construction cost estimate. 3. Recommend options, if any, with representative costs relating to each of the conceptual systems. 4. Investigate feasibility of on-site/off-burial of spoils. a. Prepare description of work to be provided by contractor/estimator. b. Obtain proposals from contractor/estimator for estimating the project and interview with owner. C. Coordinate contractor/estimator services. d. Evaluate estimate with owner and consultants. 5. Infrastructure systems a. Electric Power b. Potable Water C. Sewage d. Road and Walkway system e. Drainage System f. Fire Protection Estimated cost for consultant services: $47,050 C. Provide cost estimate for a detailed assessment of a typical unit in a triplex residential building. (Note: This is the minimum detailed study required to evaluate building uses. Studies of other buildings could be required.) 1. Detailed inspection of all systems and components 2. Survey and report/assessment Estimated cost for consultant services: $199750 D. Provide cost estimates for demolition, abandonment and/or salvage of unused buildings and facilities. 1. Prepare description of services of work. to be provided by contractor/estimator. 2. Obtain proposals from contractor/estimator for estimating the project and interview prospective contractor/estimator with owner. 3. Coordinate contractor/estimator services. 4. Evaluate estimate with owner and consultants. 7 Estimated cost for consultant services: $28,850 Total estimated cost for consultant services: $123,200 4. Agency Description The Midpeninsula Regional Open Space District, extending from the City of San Carlos to the Town of Los Gatos, is a public agency which has preserved over 37,000 acres of diverse open space and manages 23 open space preserves. Funding is provided by a small share of the annual total property tax revenues collected within District boundaries. The District permanently protects wildlife habitat, watershed, and a variety of ecosystems, restores damaged natural resources, and provides trail and access improvements for passive recreational use by the public. The District's goals are to acquire a continuous greenbelt of protected open space lands for public use and enjoyment, and to preserve open space for future generations to enjoy. There are approximately 20,000 - 30,000 acres of land still at risk of being lost to development within the District's planning area. The District is divided into seven geographic wards, each represented for a four year term by an elected Board member. The Board holds public meetings on the second and fourth jWednesdays of each month at 7:30 p.m., at the District offices. I I j5. Schedule and Process for Submittal and Review of Proposals I a. A public hearing to review the Request for Proposals, describe current conditions, and respond to comments and questions will be held Wednesday, December 7, 1994 at 7:30 p.m. at Los Gatos Town Hall, the community nearest to the site. Prospective proposers are urged I to attend. I b. A site visit for potential proposers is scheduled for Thursday, December 15, 1994, starting jat 10:00 a.m. Potential proposers are strongly encouraged to attend the public hearing or contact the District prior to December 7 in order to sign up for the site tour. c. Letters of interest, including a general description of the proposal and information about the proposers will be accepted at District offices until 5:00 p.m. Friday, January 6th, 1995. A letter of interest is not mandatory to submit a formal proposal, however it will provide the opportunity for the District to comment on the project which may be helpful in the preparation of a formal proposal. d. Formal proposals, responding to the Request for Proposals, will be accepted until 5:00 p.m. Friday, March 3rd, 1995. 8 e. Review of the proposals and ranking or selection is anticipated to be completed by April, 1995, with the results to be announced at a regular meeting of the Board at the District offices. 6. Criteria for Evaluation of Use Proposals The following criteria will be used to evaluate proposals (criteria are not necessarily in order of priority): 1. Minimize impacts on the site and the surrounding region and neighborhood. Issues of particular concern include: a. Environmental impact: * Wildlife and wildlife habitat * Preserve/restore native vegetation * Maintain/restore natural hydrology b. Minimize traffic C. Avoid/reduce visual impact of buildings, utilities, etc. d. Accommodate need for through access by adjacent property owner (Mc Queen) 2. Supports, or is compatible with, low-intensity public recreation; other public benefit: a. Helps implement/preserve trail access opportunities b. Supports/allows public access to summit (not necessarily private vehicles) C. Minimizes area used/ maximizes area restored d. Provides other environmental or public recreational benefit (on-site or indirectly) e. Accommodates District patrol access, ranger residence and shop/office/storage L Preserves/ enhances public and visitor safety 3. Provides maximum revenue and/or minimum cost to the District: a. Entails a simpler, shorter review process; earlier start date b. Fewer conditions in the proposal C. Offers highest specified payment and/or monthly or annual revenue to District d. Minimizes monitoring and management needed by District 4. Qualifications of the proposer: a. Financial resources b. Track record on this specific type of project/activity C. Qualifications of the individuals on the project team d. A public agency or non-profit organization providing broad public benefit 5. Quality of the proposal 9 a. Complete, responds to requirements b. Well organized and documented C. Commitment to necessary research and planning, e. Clear description and quantification of the project f. Project need and feasibility is demonstrated 7. Proposal Submittal Requirements RFP respondents must submit seven (7) copies of the following information: 1. Identification of the project team members, including consultants and all joint venture or limited partners. The name, address, and telephone number of a representative authorized to act on behalf of the project entity/company. 2. The nature of the proposed interest in the property, e.g., whether a long-term lease, fee title, or defeasible fee title for a fixed period of years. 3. The nature and share of each partner, principal, or co-venturer's proposed financial investment and interest in the project. 4. Previous related project experience of each principal, partner, or co-venturer participating in the project. The date, location, nature, cost, economic success and reference contacts are to be included. 5. The proposed lease payments or purchase price, start date and payment schedule, including any conditions regarding payments or purchase. 6. Information indicating that the project team has sufficient financial resources to undertake the project, including bank references. 7. A description of the use, including the nature of the use, the number of persons and vehicles involved, which existing facilities will be used, how the existing facilities would be improved or modified, which new facilities would be constructed, and the treatment of any unused buildings and facilities. Plans or illustrations would be desirable. 8. A general process or phasing schedule for the project, indicating the stages and timing for planning, permits and approvals, and implementation. The proposer selected to enter into an exclusive right to negotiate a lease or purchase agreement will be required to submit a non-refundable deposit of fifteen thousand dollars ($15,000), which will be applied to lease or purchase payments in the event a lease or purchase agreement is successfully negotiated. 10 i The proposer will be responsible for all costs of planning, site investigation, permits and approvals, and site improvements, demolition and removals necessary to implement the project. The District Board of Directors reserves the right to reject any and all proposals. Questions regarding this Request For Proposals may be directed to Randy Anderson, Planning Manager, at (415) 691-1200. 8. Background Materials Available The following documents are available for review at District offices on an appointment basis. Copies may be obtained at the cost of reproduction. • Building Evaluation Report, Gould Architects, 1994. A preliminary assessment of the condition of the buildings and infrastructure ($12). • Various Air Force As-Built Plans. A complete list is contained in the Building Evaluation. • Plans and specifications for removal of above-ground vessels, underground fuel tanks and lines, U.S. Army Corps of Engineers, 1994. This contamination removal work is currently in progress. • Various MROSD Board reports and site acquisition studies. II 11 I