HomeMy WebLinkAbout19H - RFQ - 3RD AND BROADWAY PARKING STRUCTURE201 w third street
201 west third street
201 w 3rd street
201 w 3rd st
3rd and broadway
third and broadway
3rd & broadway
third & broadway
REQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
AUGUST 5, 2013
TITLE:
REQUEST FOR QUALIFICATIONS FOR
DEVELOPMENT OF THE THIRD STREET AND
BROADWAY PARKING STRUCTURE -
201 W. THIRD STREET
?V±j CITY MANAGE
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
APPROVED
? As Recommended
? As Amended
? Ordinance on 1" Reading
? Ordinance on 2nd Reading
? Implementing Resolution
? Set Public Hearing For_
CONTINUED TO
FILE NUMBER
Authorize the Community Development Agency to release a Request for Qualifications inviting
qualified developers to submit Statements of Qualifications to develop an innovative, high quality
project at the Third Street and Broadway parking structure site, designed to complement and
enhance the unique characteristics of Downtown Santa Ana.
DEVELOPMENT AND TRANSPORTATION COMMITTEE REVIEW
The Development and Transportation Committee reviewed this matter at its meeting on June 4,
2013. The Committee suggested that the City solicit a broad array of concepts for this property,
though it noted that certain uses, such as a hotel, could be desirable. The Committee has
reviewed the RFQ and recommends that the City Council authorize staff to circulate it to
interested parties.
DISCUSSION
The Third Street and Broadway parking structure is centrally located in Downtown Santa Ana,
which is situated in the heart of Orange County (Exhibit 1). Downtown is a unique and vibrant
area characterized by a mix of retail, restaurants, entertainment venues, artist lofts, and other
uses catering to a broad customer base. Given the site's development potential and that the
parking structure's design is now functionally obsolete, the property is being considered for
redevelopment. The subject Request for Qualifications (RFQ) envisions replacing the parking
structure with an innovative high quality project that reconnects Third and Fourth Streets,
activates the ground floor space, incorporates public areas and art, and replaces the existing 440
parking spaces along with providing adequate parking for the new development. Potential uses
for this site include: retail, restaurant, residential, hotel and/or office/commercial use. The RFQ is
19H-1
RFQ 3rd and Broadway Parking Structure
August 5, 2013
Page 2
designed to encourage creativity by developers in proposing the optimum development scenario
best suited to the Downtown and reflective of the needs of the community.
The Third Street and Broadway parking structure was constructed in 1982 on a 62,243 square
foot lot. The building area is approximately 146,055 square feet and consists of three levels that
service both daily and monthly parking. The structure has reached a point of functional
obsolescence due to its lack of vehicle and pedestrian mobility between Third and Fourth Streets,
and lack of street level activity along its outer edges. Additionally, there are several items in need
of repair or resolution including structural shoring, poor circulation, drainage issues, and obsolete
parking equipment. Based on an initial evaluation conducted by City engineers, it is estimated
that it would cost the City approximately $8.6 million to perform the necessary electrical,
mechanical, drainage, and structural improvements along with parking control upgrades
installation of security upgrades and wayfinding just to bring the parking structure to a baseline
level of service.
At the City Council Development (Land Use) and Transportation Committee meeting, staff
presented the options of either making the estimated $8.6 million of repairs to the parking
structure necessary to bring it to the baseline standard, or demolishing the structure and
developing a project that includes replacement parking. The Committee members and staff
agreed that the long-term benefits associated with demolition and redevelopment is the preferred
option. The Committee members also concurred with staff that the development would need to
incorporate adequate parking to replace the existing 440 spaces as well as any additional
capacity necessary to support any new uses generated by the project. However, it was agreed
that shared (reduced) parking could be considered if justified by a parking study.
The recommended action authorizes the release of an RFQ for the development of the Third
Street and Broadway parking structure site (Exhibit 2). The process will involve two steps: this
issuance of the RFQ to identify qualified developers followed by the issuance of a Request for
Proposals (RFP) to a short list of the top RFQ respondents. This process is designed to limit the
initial costs and time burden on respondents in order to attract the interest and participation of the
highest number of qualified developers as possible. The shortlisted developers would then be
requested to submit full proposals to the City for an evaluation and selection process. This
approach will ensure that the City and development community can most efficiently deliver the
optimum development scenario for the site.
Based on the anticipated schedule, qualifications will be due September 9, 2013, with the review
process commencing immediately. Following the review of qualifications, recommendations will
be made by staff and the Committee to the City Council regarding top candidates to invite to
participate in submitting a full proposal. It is anticipated this list of top candidates will be brought
to the Council for its consideration at its November 4, 2013 meeting. Depending upon the
number of qualification packages received, the time frame may be adjusted. Attached is the RFQ
distribution list which includes entities who have expressed interest in development in the City
over the years, in addition to other organizations that can assist in outreach to their members
(Exhibit 3). The RFQ will also be posted on the City's website. It is anticipated that the RFQ will
be issued on August 6, 2013, subject to City Council approval.
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RFQ 3`d and Broadway Parking Structure
August 5, 2013
Page 3
FISCAL IMPACT
There is no fiscal impact associated with this action.
Sandra D. Gottlieb
Acting Executive Director
Community Development Agency
SDG/GPUkg
Exhibit: 1. Map
2. Request for Qualifications
3. Distribution List
(-?L
J2 Trevino
Executive Director
Planning and Building Agency
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EXHIBIT 1
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EXHIBIT 2
Request
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Third Street and Broadway
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TABLE OF CONTENT
Introduction ...................................................................................................................................1
Santa Ana and its Downtown ..........................................................................................................1
Opportunity Site - 3rd and Broadway Parking Structure ...................................................................7
Project Objectives ...........................................................................................................................8
Mandatory Pre-Submittal Conference .............................................................................................9
Submittal Requirements ...............................................................................................................10
Submission Procedures .................................................................................................................13
Selection Process ..........................................................................................................................14
Selection Criteria ......................................................................................................................... 14
Tentative Timeline ........................................................................................................................15
Disclaimers ...................................................................................................................................15
Exhibits .........................................................................................................................................16
19H-8
INTRODUCTION
The City of Santa Ana (the "City") invites responses to this Request for Qualifications (RFQ) by
qualified developers to build a high quality mixed-use development designed to complement
and enhance Downtown Santa Ana. The site is located at 3rd Street and Broadway in the heart
of the City's downtown. The site is currently improved with a 440 space City-owned parking
structure that is functionally obsolete and has several physical limitations. The purpose of this
RFQ is to offer the opportunity for qualified developers to present a creative mixed-use project
which may include, but not limited to: retail, office, hotel, and/or residential use with the
understanding that the development must include 440 replacement parking spaces in addition
to the parking requirements associated with the proposed development unless a parking study
supports a reduced parking scenario. The site is located within the boundaries of the Transit
Zoning Code.
Recognizing that the downtown is essentially built-out and a development opportunity of this
importance and magnitude (1.43 acre site near the center of downtown) will not likely be
available in the foreseeable future, the City is determined to find a suitable mixed-use project
which is innovatively designed and will complement other developments and historic buildings
in the downtown. The project must also comply with the recently adopted development
standards outlined in the Transit Zoning Code.
The City envisions a two-step process for selecting a qualified developer to redevelop the 3rd
Street and Broadway parking structure site. The first step involves issuance of an RFQ to
identify a group of qualified developers and the second step involves the issuance of an RFP to
a short list of the top respondents to the RFQ. This process will ensure that the City and
development community can deliver the best project for the property.
SANTA ANA AND ITS DOWNTOWN
Founded in 1869, Santa Ana is located between two major freeways in central Orange County
and shares its boundaries with the cities of Orange, Tustin, Costa Mesa, Fountain Valley and
Garden Grove. It serves as the county seat of Orange County, and is home to many federal,
state and county facilities, including the Ronald Reagan Federal Courthouse. A diverse
population of over 350,000 call Santa Ana home. Residents and businesses alike are attracted
to the City's distinctive housing choices along with Santa Ana's abundance of entertainment
and shopping venues throughout, such as the notable Discovery Science Center, Bowers
Museum and MainPlace shopping mall.
DOWNTOWN
Santa Ana's downtown has a district listed in the National Register of Historic Places. This area
is roughly bounded by Civic Center Drive, First Street, Ross Street, and Spurgeon Street. In
recent years, the downtown area has undergone several changes which have resulted in
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19H-9
competing parking needs. Today, this historic city serves as Orange County's downtown rich
with a mix of shops, artist enclaves, restaurants, entertainment venues and loft housing. In
addition to the changing uses, the hours of operation for the downtown span over a wider
period of the day, from coffee shops which open early to retail businesses that are opened
during the day to restaurant and entertainment venues that are open into the evening hours.
The increased activity requires preserving the current level of parking availability to
accommodate all the surrounding uses.
For over three decades, the City of Santa Ana, private investors, business owners, various
organizations, and community residents have worked together to revitalize and promote urban
renewal in the downtown area while maintaining the historic and cultural traditions of the area.
Santa Ana's downtown area is becoming widely known as a dynamic urban center acclaimed for
the arts, theaters, galleries, and restaurants in the Artists Village, live/work housing
accommodations, and shopping along 4`h Street. The downtown area also boasts numerous art
deco style historical buildings that are listed in the National Register of Historic Places.
TRANSIT ZONING CODE
In 2010, the City adopted Specific Development 84 (Transit Zoning Code), a comprehensive land
use plan that incorporates approximately 450 acres extending from Grand Avenue to the City's
downtown core. The completed document can be viewed in its entirety at:
http://www.ci.santa-ana.org/pba/planning/Transit Zoning Code.asp.
The Transit Zoning Code envisions the Santa Ana Regional Transportation Center as an
important transit center between Los Angeles and San Diego, offering Amtrak and Metrolink
service connecting to local light rail and bus service, all supported by housing, office, and
focused commercial development.
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The Transit Zoning Code (TZC) is designed to provide the zoning necessary to support the long-
term development of a successful transit program, as well as several properties owned by the
City and Successor Agency of the former Redevelopment Agency (Agency). The TZC provides
new zoning for properties contained within its boundary, while at the same time it preserves
the existing Light Industrial (M1) and Heavy Industrial (M2) zones through new Industrial
Overlay Zones.
The Transit Zoning Code encourages the development of transit-oriented development
containing a mix of residential, commercial, and professional uses to achieve the City's and the
region's goals of establishing housing adjacent to transit. The Transit Zoning Code area is
primed for increased growth given its proximity to major transit systems and its adjacency to
existing residential communities, creating amenity-enriched connections between the
government center and rail station, and improving area-wide walkability.
FIXED GUIDEWAY PROJECT
The cities of Santa Ana and Garden Grove in cooperation with the Orange County
Transportation Authority (OCTA) are proposing to build a fixed guideway/streetcar
transportation system between the Santa Ana Regional Transportation Center (SARTC) and a
new transportation center in Garden Grove. The system would provide transit services for
commuters travelling from the train station to employment and activity centers in the heart of
Orange County and for residents and visitors alike travelling to destinations throughout the
area.
The proposed streetcar would service the Santa Ana's historic downtown area. One of the
proposed routes for the fixed guideway/streetcar transportation system would travel
eastbound on 4th Street from Ross Street to Mortimer and westbound on Santa Ana Boulevard
providing an alternate mode of transportation in and out of the downtown and Civic Center
area. This proposed route would be located one block north of the 3rd and Broadway parking
structure and could also potentially decrease the on-street parking supply. The alternate route
would operate primarily along Santa Ana Boulevard and the Pacific Electric Right-of-Way
(PEROW.) In the downtown/Civic Center area, it would operate westbound only on Civic Center
Drive between Bush and Flower and eastbound only on Fifth Street between Ross and Minter.
It would provide easy access to both the Civic Center and Downtown Santa Ana. A decision has
yet to be made regarding the route selection for the Fixed Guideway. More information
regarding the Fixed Guideway and Santa Ana's Transit Vision can be located at
http://santaanatransitvision.com.
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SANTA ANA REGIONAL TRANSPORTATION CENTER
The existing train station is marked by a
beautiful building with historic inspirations. However, the building isn't able to effectively serve
the higher level of demand expected in the future. Across from the existing site on the east side
of the tracks is county-owned land offering the possibility to expand the station and its services,
with the objective to blend existing and new uses as part of the SARTC Master Plan.
The SARTC Master Plan improves access to the station, updates the station's facilities, and
creates convenient linkages among Metrolink and Amtrak rail services, buses, and the proposed
streetcar. It also improves access for cars, pedestrians, bicyclists, and creatively incorporates
the planned Santa Ana Boulevard grade separation into a multi-modal corridor.
For more information regarding the SARTC Master Plan please visit
http://santaanatransitvision.com/SARTC_master-plan.
STATION DISTRICT
Adjacent to the Downtown, is a
94-acre area designated as the
"Station District." On June 7,
2010 after an extensive public
outreach process, the City
Council/former Community
Redevelopment Agency
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19H-12
approved several actions to facilitate the development of an affordable housing project, located
in the Station District, which would enhance the Lacy Neighborhood and support the transit
vision for the area. Related California/Griffin Realty Corporation (Santa Ana Station District,
LLC) was the master developer and responsible for the rental homes, while City Ventures is the
developer of the for-sale housing component. The project includes 114 rental units in
apartment and townhome building types; all but two (manager units) will be available to
persons at or below 50% of the adjusted median income (AMI). The for-sale component
includes 24 units; five of the units will be designated for moderate income households. Both
the rental and for-sale units are located on a total of approximately six acres of land.
year with a waiting list already underway.
The rental homes called Triada at the
Station District located mainly in the
area of Santa Ana Boulevard and
Lacy Street, a few blocks east of the
downtown area includes 74 podium
apartment units (including retail and
child care components), twenty-five
new construction units and
approximately 10 rehabilitated
structures containing 15 units. A
grand opening was recently held
and all units have been leased. The
24 unit for-sale project is anticipated
to commence construction later this
ARTISTS VILLAGE LOFTS
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square feet. Each of the phases incorporated distinctly have different exterior elevations.
Although, the skeletal make-up of the project blocks incorporated has common floor layouts,
the exterior materials and finishes have different exteriors. The Main Street Studios provide an
art deco type design continuing the established design of Old City Hall. The East Village Studios
reflect a simple modern design relative to the buildings in the immediate area. The Sycamore
Street Lofts embody a "brownstone" design reflective of the Downtown Historic District.
SANTIAGO STREET LOFTS
The award-winning Santiago Street Lofts project was completed with the final phase in 2010,
consisting of 108 loft-style units that allow residents to both live and work in the same space,
and are conveniently located across the street from the Santa Ana Regional Transportation
Center. Constructed by Lennar Homes through a public/private partnership with the former
Redevelopment Agency, this for-sale project incorporates outstanding architectural design and
artwork. The units range in size from 1,554 square feet with 1.5 baths to 2,292 square feet and
2.5 baths.
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OPPORTUNITY SITE - 3rd and Broadway Parking Structure [201 West 3rd Streetl
The Site The site is a 62,243 square foot (approximately 1.43 acres) rectangular parcel on
the North side of 3rd Street betw
Location Located on the Northeast
corner of Broadway and 3rd
Street.
Current Uses The site is currently occupied
by a 146,055 square foot (3-
level) parking structure
containing 440 parking
spaces. The structure services
both transient and monthly
parking. Monthly parking
een Broadway and Main Street
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passes are sold on a first
come first serve basis with a maximum of 300 passes sold a month.
The City has a long term lease agreement with the California State University,
Fullerton Foundation for 30 parking spaces.
• Term: Effective January 1, 1999 - January 1, 2029 with option to
extend.
(Concurrent with term of Lease Agreement between the Foundation
and the City for lease of the building, commonly known as "Grand
Central Building")
• Restricts the use of 30 parking spaces on the first floor between the
hours of 8:00 p.m. and 12:00 a.m. every day during the term of the
agreement.
• Cost of monthly parking passes will remain $40 during the term of the
agreement.
• On-site security must be provided between the hours of 7:00 a.m.
and 12:00 a.m.
In addition, there is a verbal agreement to accommodate juror parking for the
Ronald Reagan Federal Courthouse.
All other monthly parking accommodations are on a first come first serve basis.
After the site was constructed, a catwalk and bridges on both the east and west
side were constructed providing property owners to the north direct pedestrian
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19H-15
access into the parking structure. Should the catwalk be removed, coordination
with adjacent property owners will be necessary.
Zoning/GP Downtown (DT) Zone
The property is located within Specific Development 84 commonly known as the
Transit Zoning Code, specifically within the downtown (DT) subzone. This zone is
applied to the historical shopping district of Santa Ana, a vital pedestrian
oriented area that is defined by multi-story urban building types accommodating
a mixture of retail, office, light service, and residential uses. The permitted uses
and standards in this zone are intended to reinforce this form and character
while allowing for new context-sensitive infill development. The Transit Zoning
Code is form-based code meaning that the development standards vary based
on the building type proposed. The complete Transit Zoning document including
permitted uses and development standards is available online at:
http://www.santa-ana.org/pba/planning/Transit Zoning Code.asp. The General
Plan land use designation for the property is District Center (DC) additional
information is available at http://www.ci.santa-
ana.ca.us/generalplan/documents/LandUse.pdf
Surrounding Surrounding land uses include a mix of office, retail and restaurant uses to the
Land Uses North, South, East and West.
Ownership The property is currently debt free and fully owned by the City of Santa Ana.
History The 3-level parking structure was constructed in 1982. Minor repairs and
improvements have been made including:
0 1989 - Repair damaged wall
0 1994 - Wrought iron fence added between parking structure and existing
building
0 2004 - "Artists Village Parking" sign added
2009 - Meter upgrade
Additional Information: A presentation was given to the City Council Committee on
Development and Transportation on June 4, 2013. The presentation can be located at
http://www.ci.santa-ana.ca.us/cda/.
PROJECT OBJECTIVES
In order to inspire creativity and imagination, this RFQ intentionally does not identify the
specific uses or building type that the City would like developed at this site. However, to
convey the City's goals and expectations for the development of the site, without being overly
prescriptive on design and exact use, the following project objectives and potential uses should
be considered:
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1. The 440 existing parking spaces must be replaced. However, the City will consider
innovative parking strategies that provide for shared use between the public parking
and the parking required for the mixed-use development if they are supported by a
professionally prepared parking study.
2. Any proposed development must present a creative solution to achieving connectivity
and pedestrian activity and flow between 3rd Street and 4th Street.
3. The development must exemplify exceptional architecture and sustainable design and
construction, generate street-level activity, and provide visual interest.
4. Potential uses identified by the Council Committee include:
a. Retail
b. Restaurant
c. Residential
d. Hotel
e. Office/Commercial uses
5. The ground floor muse be activated with uses such as retail, office, and hotel and/or
residential.
6. The development must meet the concepts and standards identified in the Transit Zoning
Code.
7. The proposed development should present creative incorporation of public art/public
space(s).
8. The City is open to considering a variety of conveyance structures such as a sale of the
fee interest in the land, an installment sale, and a long-term ground lease. The RFQ
response should identify the type of conveyance anticipated to be proposed by the
respondent.
MANDATORY PRE-SUBMITTAL CONFERENCE
All developers must attend a mandatory pre-
submission conference. The conference is
scheduled as follows:
Date: August 19 , 2013
Time: 09:OOAM
Location: City Hall
20 Civic Center Plaza
2nd Floor Large Conference
Room 229
Santa Ana, CA 92701
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Parking is available in front of City Hall and in the parking structure on Civic Center Plaza Dr.
between the County Courthouse and City of Santa Ana Library. Visit the website for more
parking information at http://www.santa-ana.org/documents/CivicCenterTempDirectory.pdf
To confirm attendance respondents may call Ms. Leticia Lopez at (714) 647-6974 or e-mail at
Ilopez5 Santa-ana.ore referencing 3rd and Broadway RFQ Pre-Submission Conference in the
subject line.
SUBMITTAL REQUIREMENTS
All submissions shall include information in the format described below. Please submit
information in appropriate detail to allow adequate review and evaluation of your
qualifications. The SCQ must be organized in the following order and consist of the following
elements and information:
A. Development Team
1. Letter of Introduction - Include a summary of the respondent's basic qualifications,
experience, past projects of similar nature and size, and reasons for interest in this
opportunity. The letter signed by a principal or authorized officer who may make legally
binding commitments for the entity.
2. Team Members - Identify members of the development team and provide a brief
description of each team members including the following:
• Principals involved in the project
• Resumes of key team members
• Describe team members proposed role and relevant experience with projects of
similar nature and size
• Team members' experience in and familiarity with development in Santa Ana
• An organizational chart of the firm(s)
• The name of the person authorized to negotiate on behalf of the developer
• Identify the lead contact for the team
• The developer should indicate past experience in working with his team
B. Development Team Qualifications
Successful development of the site will require a team of professionals that
demonstrates the following qualifications:
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1. Demonstrated relevant development experience in high-quality construction and
management of mixed-use developments consisting of a variety of uses which
collectively include hotels, office, residential, dining, pedestrian-oriented ground
floor retail, and restaurant uses.
2. Demonstrated experience with one or more development projects previously
completed or under construction of at least $50 million in value.
3. Development experience with development of public and private parking, as well as
innovative parking solutions.
4. Inclusion of strong and creative architects on the team who have demonstrated
innovative approaches to mixed-use, urban infill development.
5. Experience and ability to assemble a team with the appropriate specialties for
construction, market analysis, tenant recruitment, and marketing.
6. Demonstrated ability to secure funding for complex, mixed-use development.
7. Excellent references regarding development experience.
8. Demonstrated record of success in implementing sustainable development and
building practices.
9. Demonstrated success with public-private partnerships of a similar scale.
10. Demonstrated commitment to community participation and experience working
with community groups.
C. Experience and References
Provide relevant development experience, particularly in developing mixed-use
developments with public agencies. Each comparable development should detail
the following information listed below. Provide information on at least three
projects and no more than five. Please utilize the Project Summary Form (Exhibit B)
for each project.
1. Location and name of project.
2. Total development scope and size (including residential uses, commercial
component uses, and infrastructure improvements, if applicable).
3. Development schedule including explicit identification of time allotted for public
processes and entitlements.
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4. Land acquisition cost and project construction costs.
5. The amounts of debt and equity funds used to finance the project. Please
provide contact information for the lender and equity providers for the project.
6. Any local, state and/or federal funding sources used to fund project costs.
Please provide contact information for a representative of each assistance
source.
7. An overview of the investment return thresholds that were established during
the predevelopment process and the returns that were actually achieved,
including an identification of the point in time that the project achieved a
breakeven cash flow.
8. Description of the roles played by the development entity and unique challenges
of the development.
9. Involvement of public agencies, their specific roles and contact information for a
representative of the jurisdiction or agency in which the project was
constructed.
10. Description of community outreach and participation process.
D. Proposed Proiect Description
The City does not expect a final development or design solution as a response to the
RFQ. At a minimum, the response should include a brief narrative description of the
preliminary development concept for the site and description of land use mixes, how
your team approaches development of this type, including public/private working
relationships, public outreach, integrated public private land uses, design process, and
other elements you feel would be relevant. Additional supportive documents and
illustrative concepts that help to communicate the team's vision are welcome, but not
required.
E. Financial Capacity
For confidentiality purposes, please send any financial information your team would like
to remain confidential under a separate cover (Below see Submission Procedures ).
Provide evidence of sufficient financial strength to undertake and successfully
complete a project of this scale:
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1. Provide evidence of sufficient financial strength to undertake and successfully
complete a project of this scale including. The desired evidence is recent financial
statements for the company with an accompanying letter from a certified public
account verifying that the financial statements were prepared in accordance with
Generally Accepted Accounting Principles. The City, at its sole discretion, may
consider alternative evidence of sufficient capacity to undertake a development of
the proposed scope. Any alternative evidence must be approved by the City prior to
the submission of a response to the RFQ.
2. A statement identifying the debt/equity and financial return threshold anticipated
by the project. Please note, this information will be kept confidential.
3. Identification of any projects/financing that the team collectivity or individually has
defaulted on.
The Financial capacity information should be submitted directly to the City Attorney. To
the extent legally possible this information will be kept confidential.
F. Conceptual Financing Approach
Provide a description of how your team typically structures financing for projects of this
type.
G. Development Schedule
Include a conceptual development schedule which includes key dates for actions such as
preparation of the site development plan and accompanying documentation,
community outreach, Disposition and Development Agreement negotiation period,
entitlements, financing, and start and completion of construction.
SUBMISSION PROCEDURES
In order to be considered responsive to this RFQ, developer-design teams shall submit six (6)
copies of the following information in bound document form and an electronic version (in Word
Document or PDF) of the entire response on CD to the following:
Ms. Sandra D. Gottlieb
Assistant Director
Community Development Agency
20 Civic Center Plaza, M-25
Sixth Floor
Santa Ana, CA 92701
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Please send any proprietary financial information you wish to remain confidential under
separate cover to:
Ms. Lisa Storck
Assistant City Attorney
20 Civic Center Plaza, M-29
Seventh Floor
Santa Ana, CA 92701
Faxed submittals WILL NOT be accepted. Components of the RFQ response package received
after the date and time specified in this RFQ will be rejected by the City as non-responsive.
Questions regarding this RFQ or the submission requirements should be submitted in writing by
regular mail, e-mail or fax to:
Ms. Gabriela P. Lomeli
Redevelopment Project Manager 1
20 Civic Center Plaza, M-25
Santa Ana, CA 92701
Fax: (714) 647-6549
E-mail: RFQDowntownDevelopment@santa-ana.org
SELECTION PROCESS
The City will create a selection committee, which will review and analyze responses, contact
references, and complete interviews as necessary. The Selection Criteria identified in the
following section of this RFQ will be used to determine which respondents will be invited to
participate in a Request for Proposals (RFP). Following City Council approval of a preferred
Development Team through the RFP process, the parties are expected to enter into an
exclusive negotiating agreement during which time a detailed development program will be
developed and business terms will be negotiated.
SELECTION CRITERIA
The following criteria shall be used in analyzing all submissions and in recommending them for
further consideration:
1. The team's qualifications and experience in successfully completing comparable
developments.
2. The Developer's current financial capacity.
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3. Demonstrated understanding of and ability to comply with the Project Objectives and
Submission Requirements as stated in this RFQ.
TENTATIVE TIMELINE*
The following is a conceptual timeline for the RFQ/P process:
August 6, 2013
August 19, 2013
September 9, 2013
September 23-26, 2013
September - October 2013
November 4, 2013
TBD
TBD
TBD
TBD
*Note: All dates subject to change.
DISCLAIMERS
Issuance of RFQ (Council approves release on 8/5/13 -
action due 7/15)
Bidders Conference
Submission deadline by 4:00 p.m.
Anticipated interviews for top qualified developers
Review of submittals staff/Committee/City Council
Issuance of the Request for Proposals (RFP) to the short
list of qualified developers
Deadline for RFP submittals
Developer presentations of their proposals.
Review and selection of the preferred developer
Start exclusive negotiation period
All facts and opinions stated in this RFQ are based on available information and are believed to
be accurate. However, no representation or warranty is made with respect thereto.
The selected developer will be required to comply with all applicable laws, including labor laws
as codified in Labor Code Section 1720.
Those submitting responses to the RFQ assume all financial costs and risks associated with the
submission. No reimbursement or remuneration will be made by the City to cover the costs of
any submittal, whether or not such submittal is selected or utilized.
151Pagc
19H-23
The City reserves the right to reject any or all submittals at its sole and absolute discretion and
accepts no responsibility for any financial loss by such action.
Any agreements which may be entered into between the developer(s) and the City, including,
but not limited to an Exclusive Negotiation Agreement and/or Disposition and Development
Agreement, are subject to approval by the City Council.
The City reserves the right to waive irregularities or informalities in any submittal in the
exercise of its sole and absolute discretion.
The City of Santa Ana is an affirmative action, equal opportunity employer. It encourages
minority and women owned firms to respond to this and all other solicitations.
EXHIBITS
• ExhibitA -AerialMap
• Exhibit B - Project Summary Form
161Page
19H-24
Exhibits
17IPas,c
19H-25
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Project Summary Form
To be completed for asell comparable project Chad In the proposal as relevant experience
Name Of Responding Company
Date
Project Name:
Location
Development dales (consmreFan start) __ Pirxt opening
Project Descriptun
Number of phases/ descri tlcn of uses in each phase
W het was the proposer"s rota in project?
Did the development team include other members?
if so, name Role
Describe uniqua challenges of the Development (Please attach detailed huonnaticn action tely as needed,) -?
Total Development Scope and Sizes:
Site Area Total development size (sf, fQ
Rota if (sq. ft,) Service (sq, ft.)
Office (sq. it.) Dtlmr (Oct. hJ
Rosteurant (sq. B.)
Hotel (# of rocmu/Pranchivc)
Arts/Cukcualuses (describe)
Euenaimnentuses (describe)
Anclsaf tenants (irta 1, office, ern): (list)
Other land uses (describe) -'
Parking (# of Space"'Type of Stricture)
lnirasur clan hillaovereeaas (describe)
Public Participation In: (Please attach detailed information separately as needed,)
Public Asstltanee Land Writedown _ -Chan Loan
Fee Waiver --Tax Waiver -Expedited Processing
__Specia( Entitlements
herolvemont of Public Agendas and their Spcelfic Roles:
Describe community outreach and porticipalion processes:
Ei ti n lie time allated to public procowcn and ontidennents:
Funding slid Costs: (Please atttdt detailed inforawden separately ON needed.)
Land acquisition cost Project construction costs
Amount of Debt Financing Equity Contribution
Local. Shale, and/or Federal funding sources
Threshold Return on Total'nvescaont Actual Return on Total lavestment
Attach uafarmation on any local, stale avdror federal fimding smsccs user) to Ford the project coals. Include contact information for the
lender and equity providers for the project,
Exhibit B
19H-27
Osmershtp:
Nunes of orlgdml avmr Origins I ownorsltp percentage of resptudent
Currcntowncr (if d'e7emlrt) Current owturshp pomenlsgo ofrcepondent
References:
Private Ponies
Prcpony Mmagement
camtmcfim lendor
Portruent lemlcr
LowVSmw/Fedaral fund'utg source
Other
Odwr
Otter
Other
Other
Public Sector Partners
Function or relk6onnhi
Name Tito Namss
Exhibit B
19H-28
EXHIBIT 3
.. 1 °OT4Y 1 _ _. . _ ?pncacc _ _ I
1 1 PACIFIC CAPITAL Sam Nam
2 kE Consultants Information Network April Hawkins
3 ABM Realty & Investments Abdul M_oz enI
4 Abode Communities Robin _Hughes, ,President & CEO
5 Affirmed Housing Jeff Edg_ren
6 =Affirmed Housing Group ___ Yvonne DeCarlo
7 Affordable Housing Development Corp Austin Herzog
8 Alison Morales
9 'AMCAL Housing Mark Ruff Acquisition Director
10, Amcal Multi-Housing Inc. Mario Turner
11 'American Communities Mark Walther
12 Anchor Point Development Miguel Vasquez
13 ANR Industries, Inc. Agustin Rodriguez _
14 Archstone _ Jeff Sofferman, Sr. VP_
15 Armstrong-Butcher Pr eves LLC Gregory_L_Butcher
_ _-
16 Barry A. Cottle, Real Estate Dev. & Inv. Barry Cottle
17 Beazer Homes USA Inc. Jerry Gates
18 Bill Burk Bill Burk
19 'Bisno Development Co. Robert Bisno
20 Bonanni Development
- - Ed Bonanni
- - - -'
21 Bosa Development Eric Martin
22 Brandywine. Development Corp. James Bansic
23 BRIDGE HOUSING Philp B. Williams
24 ;Bridge Urban Infill Land Development Lydia Tan
25 Brookfield Homes - Southland Business Group Nicole Burdette, Land Acquisition Manager
26 Bryson, LLC Brent Neben
27 C & C Development Barry Cottle-,,Principal
28 California Pacific Homes Inc. Cary Bran
29
California Property Specie hsts, Inc_ -
Cindy Gomez
30
Capital Pacific Holdings Inc _
Hadi Makarechian
31 (Caribou Industries Mike Harrah
32 Centex Homes Richard Douglass
33 Champion Development Ronald Stockdale
34 Chapman University Tom Wilson
35 Chelsea Investment Corporation _ James J. Schmid
36 Chris Taylor Chris Taylor
37 Christopher Homes Inc. Christopher Gibbs
38 Church of Scientology Donald Krotee, AIA
39 CIM Group Shaul Kuba
40 Citation Homes Scott Allen
41 City Ventures Mark Buckland
42 CIVIC CENTER BARRIO HOUSING CORP Helen Brown
43 Coldwell Banker Real Estate Winston Covington
44 Collins Commercial Rudy Licerio
45 Contractors General Services, Inc. Dan Kalili
46 County of Orange OC Archives Jean 0. Pasco
47 Creative Housing Associates Michael Dieden, Principal
48 CWI Development Kevin Weeda
49 D.R. Horton Inc. Steve Firzpatrick
50 DEVELOPMENT COMMUNITY PARTNERSHIP Seimone Jurjis
51 Development, Planning & Financial Group John Foreman
52 Downtown Inc. Ryan Chase
53 Downtown Restaurant Association Jeff Hall
54 Dynamic Builders, Inc. Ken Jackson
55 'Fairfield Residential LLC Deborah Ruane
56 Far West Industries Albert Lissoy
19H-29
EXHIBIT 3
57 FBA Engineering Angela Belew
58 Ferrini Corporation Jonathan Ferrini
59 Fieldstone Communities Inc. David Greminger President
60 Fiesta Marketplace Partners Ltd. Irv Chase/Ryan Chase
61 ! Fiesta Riviera Ent. Norman Shanahan
62 gi Development
Ga Frank Gangi
63 _
GDC Jack M. Dangelo
64 Gensler Architecture, Design & Planning Darla Callahan
65 :Gilmore Associates Tom Gilmore
66 11
'GKK Corp. Praful Kulkami
67 Grand Central Art Center John yak
68 Greubel Company _ Jerry_Greubel
69 Greystone Homes, Inc. Ana Woods
70 'GRIFFIN INDUSTRIES John Terando
71 Gri fn Realty Corp. Roger Torriero
72
Habitat for Humanity of Orange County _
Mark Korando
73 Haunted History WalkinaTours Ernie Alonzo
74 !Hawkeye Development Corp Eric Johnston
75 Hearthside Homes Inc. Raymond Pacini
76 Helping Families Today Stacey Araceh
77 Henry Nicholas Foundation / Broadcom Bob Magnuson/Tony Guanci
78 Heritage Community Housing, Inc. Cesar Delgado
79 Heritage Housing Partners
' Charles Loveman
80 Fighridge Costa Housing Partners Tara Barauskas
81 Homeless Christian Fellowship of Santa Ana
--- -- - -- Armando Felix Cardenas
-- - -
82 HOT Homes Donovan Huennekens
83 IHP Capital Partners Greg Fink
84 Integral Communities Douglas Stowell
85 'Iranica Institute Kamron Jabbari
86 Irvine Housing Opportunities Patricia Whitaker
87 J.F. Shea Co. Bob Yoder
88 'Jamboree Housing With Heart Inc. Laura Archuleta, President
89 Jason's Catering Jason Kordes
90 John Laing Homes
91 K. Hovnanian Companies of California Inc. Nicholas Pappas
92 KB Homes Coastal Inc. Judy Woolen
93 KDF Communities, LLC Mark E Hyatt, Principal, Managing Member
94 Keller-CMS, Inc. Bill Marsh
95 Kevin Cabrera Kevin Cabrera
96 Kishimoto Architects, Inc Kaz Ishimoto
97 LDA Daniel Singh/Phil Reyes_
98 Lennar Homes California Inc. Jonathan Jaffe
99 Lincoln Property Company David Pinto
100 Los Angeles Community Design Center Lisa Luboff
101 'Los Angeles Housing Partnership, Inc. Hugh Martinez _
102 Magis Realty Brian Hendricks
103 Marcus & Millichap Real Estate Sean Mills
104 Mayans Development Stephen Romero
105 MBK Homes Ltd. Timothy Kane
106 McCormack Baron Salazar Tony M. Salazar
107 Mercy House Lawrence G. Haynes, Jr.
108 Meta Housing Corp Sean Clark
109 Mike Rovner Construction Sterling Lund
110 Mod Habitat Mike Embry
111 Mogavero Notestine Associates Russell Rocker
112 MVE & Partners Ernie Vasquez/Fernando Niebla
19H-30
EXHIBIT 3
i13 National Community Renaissance _ John Seymour
114 _ _.
Nehborhood Housing Services
Glenn Hayes
115 NRI, Inc Robert E. Hardwick
116 OC Youth Commission Mike Hoover/Rosie Avila
117 'O'NEAL DEVELOPMENT Andre O'Neal Sr.
118 ''Opus West Corp
- - Paul Marshall
-
-
1 Orange Count Community Housing Corporation , Allen P Baldwin
-
120 School of the Arts
Orange County High Ralph Opacic
121 _
Orange County Hispanic Chamber of Commerce Reuben Franco
122 Orange Housing Development Corporation Eunice Bobert Chief Executive Officer
-
123 PALM DESERT DEVELOPMENT COMPANY Corryn Mc_Givern
124 Pardee Homes
125 'Paul Hill
126 'PAYNE DEVELOPMENT, LLC Ned Heiman
127 C Internal Service Provider
PM Ashley Grey
128 _
Portrait Homes, Inc Avi Shah
-
129 Pulte Home Corp. Igor None 9
a
130 'Quest Home Preservation Kevin Merrett
131 Rainbow Building A Development Ray Fernandez
132 RC Hobbs Company _ Roger C. Hobbs
133 Real Estate Development James R. Gnset
134 Real Estate Development Rentals & Investment Bryan Klawitter
135 Real Property Finance & Dev. Company Gregory Bright
136 Regent Properties Bill Korek
137 Regis Homes Bill Albert
138 Related Companies of CA Bill Witte
139 Rennaissance Community Fund Larry Kosmont
140 ReyLerm Properties LLC David Todd
141 Richmond American Homes
' Liesel Cooker
142 '
Rider Levett Bucknall Ltd Andrew Field
143 ,RRM Design Group Annie Wesseis, Proposal Coordinator
144 'RSI MCFADDEN, LLC Ron Simon
145 RTC Morttgage Corp. _ Ana Mana Silberman
146 SA Historical Preservation Society Ben Grabiel
147 Santa Ana Business Council Sara Escalante
148 SEALI DEVELOPMENT Alex Barroso
149 Serrano Development Group, Inc. Marcus Long or Jason Tolleson
150 Siertina Development, LLC J. Fernando Niebla
151 Simpson Housing Solutions LLC Pete Harispuru
152 Singleton Urquhart LLP Mark Stacey
153 South Santa Ana Merchants Association Sharon Barlow
154 Southland Companies Michael Keele
155 Squier Properties Gary Squier
156 St. Joseph's Chris Leo
157 Standard Pacific Corp. Kenneth Campbell III
158 Standard Pacific Corp. Kenneth Campbell III
159 Steve Brahs
160 'Stockstill Communities Mike Stockstill
161 Stratus Development David S. Wood, Principal
162 Taller San Jose Shawna E. Smith
163 Taylor Morrison Inc. Mike Forsum
164 Telacu Alex Hernandez
165 Terravest Inc. Tim Mulrenan
166 The Betty Hill Historical Foundation Sheila Warner
167 The Black Chamber of Commerce Bobby McDonald
168 The California Endowment Virginia Mosqueda
19H-31
EXHIBIT 3
169'The Chamber of Commerce David Elliot
170 The Claremont Club
_ --- _ - Mike Alpert, PresidenUCEO
171 The Global Premier Development, Inc. Darren Berbenan
172 The Olson Co Stephen- Olson
_
173 The Ramsey Group LLC Darrell Stamps MPA - Managing Partner
174 .The Related Companies of California Bill Witte
175 The Vietnamese American Chamber of Commerce _
Tam Nen _
176 The Warmington Group Timothy Hogan
177'Tierra West Advisors Mike Garcia
178 Toll Brothers Inc. Jim Boyd
179 Trademark Development Company
- Dan Akins
Urban
Habitat 180 James E-Thompson
181 Urban Housing Communities _ John Bigley
182 Urban Studios John Kaliski
183'Urban West David DiRienzo
184 Urban West Strategies and Stellatum, Inc. David DiRienzo / Kai Hansen
185 Urbanus, LLC R. Matthew Shannon
186 Vetrans First Deane Tate
187 Voit Gil Marrero
188 Waterpointe Development Cos. Garrett Calacci
189 Western Community Housing, Inc. Scott Gagner
1,90 William Lyon Homes Inc. William Lyon _
191 William Sparey Burk, Inc William Burk
1N Windstar Communities LLC Eric Heffner 11
11
193 Woodbridge Homes Todd Cunningham
194 YMCA of Orange County Michael Batiato
195 _ WalterCha
19H-32