HomeMy WebLinkAbout19I - RFQ - RENOVATIONS YMCAREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
AUGUST 5, 2013
TITLE:
REQUEST FOR QUALIFICATIONS FOR RENOVATION
AND REUSE OF THE Y.M.C.A. PROPERTY
LOCATED AT 203 -205 W. CIVIC CENTER DRIVE
11 CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
F-11 :I 061TJ2[
❑
As Recommended
❑
As Amended
❑
Ordinance on 1" Reading
❑
Ordinance on 2nd Reading
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Implementing Resolution
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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 for the renovation and adaptive reuse
of the Y.M.C.A. property, incorporating the building's historic and iconic architecture.
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,
especially including those that would preserve the historic character of the building. The
Committee has reviewed the RFQ and recommends that the City Council authorize staff to
circulate it to interested parties.
DISCUSSION
The Y.M.C.A.'s location, iconic architecture, and condition present a unique opportunity to return
this underutilized building to its former prominence. The site is located directly adjacent to the
Civic Center complex that includes city, county, state and federal offices (Exhibit 1). The purpose
of this RFQ is to offer the opportunity for developers to submit their qualifications for renovation
and reuse of the Y.M.C.A. building. Potential reuses of the building identified by the
Development and Transportation Council Committee at its June 4, 2013 meeting include but are
not limited to retail, office, hotel, residential, and entertainment uses. All proposals must
incorporate public areas and art, and meet the Secretary of the Interior's standards for Historic
Preservation as the Y.M.C.A. building is listed on both the Santa Ana and National Register of
Historic Places.
The City purchased the property in 1992 from the Y.M.C.A. who at that time was vacating the site
and wanted to sell the property. The building has been vacant and is in serious disrepair due to
age and vandalism. Over the years, the City has made several attempts to market or entertain
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RFQ -YMCA
August 5, 2013
Page 2
proposals for the site, but the substantial amount of City subsidy required to renovate the
structure had been a deterrent. Given the building's advantageous location and iconic
architecture, and a renewed interest in the property with a change in market conditions, the City
is presented with a unique opportunity for the right development team to revitalize this building
and activate a key entry point to the City's Civic Center, incorporating the building's historic
architecture into a new and innovative use.
The recommended action authorizes release of the Request for Qualifications (RFQ) for the
renovation and reuse of the vacant Y.M.C.A. building (Exhibit 2). The RFQ is designed to afford
the opportunity for developers to propose a use that would be compatible with the surrounding
area, while restoring this unique building in a manner consistent with its National Register of
Historic Places and the Santa Ana Register of Historical Properties designations.
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
presented 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.
FISCAL IMPACT
There is no fiscal impact associated with this action.
Sandra D. Gottlieb
Interim Executive Director
Community Development Agency
SDG /JT /GPL /MF /kg
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a Trevino
Executive Director
Planning and Building Agency
RFQ -YMCA
August 5, 2013
Page 3
Exhibit: 1. Map
2. Request for Qualifications
3. Distribution List
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EXHIBIT 2
Request
for
Qualifications
The YMCA Building
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TABLE OF CONTENT
Introduction............................................................................................... ..............................1
Santa Ana and its Downtown .................................................................. ..............................1
Opportunity Site — Y.M.C.A. (203 -205 West Civic Center Drive) ........... ..............................7
Vision......................................................................................................... ..............................9
ProjectObjectives .................................................................................... ..............................9
Mandatory Pre - Submittal Conference ................................................... .............................10
SubmittalRequirements ......................................................................... .............................11
SubmissionProcedures ......................................................................... .............................14
SelectionProcess .................................................................................... .............................15
SelectionCriteria .................................................................................. ............................... 15
TentativeTimeline ................................................................................... .............................15
Disclaimers.............................................................................................. .............................16
Exhibits.................................................................................................... .............................16
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INTRODUCTION
The City of Santa Ana (the "City ") invites responses to this Request for Qualifications (RFQ) by
qualified developers to develop the best available option for the renovation and reuse of the
historic YMCA building. The YMCA's location and its iconic architecture presents a unique
opportunity to return this underutilized building to its former prominence. The City is
determined to find a suitable project which will incorporate the buildings historic architecture
into a new and innovative use. The site is located directly adjacent to the Civic Center Complex
that includes City, County, State and federal offices, and close proximity to the City's dynamic
downtown. The purpose of this RFQ is to offer the opportunity for qualified developers to
present creative ideas for restoring this unique building in a manner consistent with its National
Register of Historic Places designation and the Santa Ana Register of Historical Properties.
Possible uses may include, but not be limited to retail, office, hotel, residential, and
entertainment.
The City envisions a two -step process for selecting a qualified developer. The first step involves
issuance of an RFQ to identify a group of qualified developers, and the second step involves the
issuance of a Request for Proposals (RFP) to a short list of the top respondents to the RFQ. This
process will ensure that the City and development community can most efficiently 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. Today, this historic
city serves as Orange County's downtown. 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, 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. 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
that 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.
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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, restaurants in the Artists Village, shopping along 4th Street, and
live /work housing accommodations. The downtown area also boasts numerous art deco style
historical buildings that are listed in the National Register of Historic Places.
TRANSIT ZONING CODE
Though the YMCA site is not in the boundaries of the Transit Zoning Code, it is adjacent to the
boundaries where the code impacts future development of the Downtown. 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 Transit Zoning Code (TZC) is designed to provide the zoning necessary to support the
long -term development of a successful transit program. 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 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.
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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 streetcar would provide the YMCA site with easy access to both the Civic Center and
downtown. One of the proposed routes for the fixed guideway /streetcar transportation system
would travel westbound only on Civic Center Drive between Bush and Flower and eastbound
only on Fifth Street between Ross and Minter. Another proposed route is eastbound on 4`"
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. 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.
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
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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,
k $
2010, after an extensive public
outreach process, the City
Council /former Community
Redevelopment Agency
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
�t
moderate income households. Both
the rental and for sale units are located
on a total of approximately six acres of
land.
The rental homes called Triada at the
Station District, located mainly in the
area of Santa Ana Boulevard and Lacy
Street and just a few blocks east of the
�
downtown area includes 74 podium
apartment units (including retail and
child care components), twenty -five new construction
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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 year, with a waiting list already underway.
ARTISTS VILLAGE LOFTS
The Artists Village Lofts encompasses three blocks within the heart of the downtown area and
consists of 86 live -work studios in three phases: Main Street Studios, East Village Studios and
Santa Ana Lofts. Although, both the Main Street Studios and East Village Studios are located
east of Main Street, they are still in close proximity and walking distance to the 3`d and
Broadway parking structure. The Santa Ana Lofts which were completed in 2011 are located at
the southeast corner of 3`d Street and Sycamore Street directly across the street from the 3`d
and Broadway parking
structure. The overall
design concept for this
development involved
live /work units configured
as two -story townhomes on
the first and second levels
and single floor "flat' units
on the third level. The units
range from approximately
1,500 to 2,800 square feet.
Each of the phases
incorporated distinctly have
different exterior
elevations. Although, the skeletal make -up of the project blocks incorporated 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.
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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 - YMCA [203 -205 West Civic Center Drive
The Site The site is a 27,331 square foot (approximately 0.63 acres) rectangular parcel on
the North side of Civic Center Drive between Broadway and Sycamore Street
(Assessor's map
below).
Location Located at 203 W. Civic Center Drive, on the Northwest corner of Civic Center
Drive and Sycamore Street just north of the Civic Center Complex that includes
City, County, State, and Federal offices and the historic Old Orange County
Courthouse. The Site is walking distance to Santa Ana's downtown shops,
restaurants and the Civic Center.
Current Uses The site is currently occupied by a vacant 44,468 square foot, 3 -story plus
basement building and a 1,250 square foot secondary building.
Zoning /GP The property is located within the Midtown Specific Plan (SP -3), specifically the
Civic /Professional District. The General Plan Land Use designation for the
property is Professional /Administrative Office (PAO). The Civic /Professional
District's goals are to promote the linkage between the Civic Center and the
related professional offices associated with government use including law
offices, financial institutions, and non - profit organizations. The District plays a
multi- faceted role in Midtown and is ideally suited to provide office and other
space to public and semi - public agencies that are not in the Civic Center, but
must locate close to it. The Civic /Professional District also serves the downtown
area with office space, business services, technical schools, and other
organizations that can benefit from a location adjacent to Downtown Santa Ana
and its significant public transportation facilities. Finally, the Civic /Professional
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CIVIC CENTER DRIVE
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Location Located at 203 W. Civic Center Drive, on the Northwest corner of Civic Center
Drive and Sycamore Street just north of the Civic Center Complex that includes
City, County, State, and Federal offices and the historic Old Orange County
Courthouse. The Site is walking distance to Santa Ana's downtown shops,
restaurants and the Civic Center.
Current Uses The site is currently occupied by a vacant 44,468 square foot, 3 -story plus
basement building and a 1,250 square foot secondary building.
Zoning /GP The property is located within the Midtown Specific Plan (SP -3), specifically the
Civic /Professional District. The General Plan Land Use designation for the
property is Professional /Administrative Office (PAO). The Civic /Professional
District's goals are to promote the linkage between the Civic Center and the
related professional offices associated with government use including law
offices, financial institutions, and non - profit organizations. The District plays a
multi- faceted role in Midtown and is ideally suited to provide office and other
space to public and semi - public agencies that are not in the Civic Center, but
must locate close to it. The Civic /Professional District also serves the downtown
area with office space, business services, technical schools, and other
organizations that can benefit from a location adjacent to Downtown Santa Ana
and its significant public transportation facilities. Finally, the Civic /Professional
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District serves as a corridor linking downtown and the Civic Center with the Main
Street Financial District and the Downtown District.
Surrounding Surrounding land uses include a mix of office, educational and health uses
Land Uses including Taller San Jose, the UCI Family Health Center, and the Old Orange
County Courthouse.
Ownership The property was purchased by the City of Santa Ana in 1992.
Parking There is no on -site parking provided. Parking is currently available in an adjacent
structure north of the property. At this time, 150 parking spaces are leased in
this structure at a rate of $15,000 per month. The lease is assignable and there
are approximately 15 -years remaining on a 25 -year lease with two 10 -year
extension options.
History The building was constructed in 1923 and was operated as a YMCA until its
closing in 1989. The building was added to the National Register of Historic
Places in 1993 and to the Santa Ana Register of Historic Properties in 2001
(Landmark designation).
Historic Features of the YMCA which should be preserved include, but are not
Requirements limited to:
• Building configuration
• Building massing
• Roofshape
• Primary and secondary exterior materials including Terracotta and wrought
iron
• Symmetrical design
• Original public entries and fenestration
• Significant interior spaces and materials where existing (mantle, pool, etc.).
If not fully retained, the pool may be covered and utilized as floor space, but
not removed to allow for future restoration.
Building The building has not been occupied since 1989 and over the last 24 -years
Improvements has significantly deteriorated. A preliminary analysis has identified that
the following minimum building improvements will be required:
• Asbestos /Lead abatement
• Seismic Retrofit
• Ingress /Egress Requirements (handrails, stairwells, etc.)
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• Accessibility (elevators, ramps, stairwells, landings, doorway widths,
restrooms)
• Ventilation (HVAC, ducting, mechanical equipment)
• Fire Suppression (sprinklers, fire rated walls, fire exit hardware)
• Electrical /Plumbing up to current code requirements
• Structural Improvements (shoring, flooring, roofing)
• Change in occupancy classification requirements depending on the proposed
use
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/.
VISION
The buildings advantageous location and iconic architecture present a unique opportunity to
return this currently underutilized building to its former prominence. The City is determined to
find a suitable project which will incorporate the buildings historic architecture into a new and
innovative use.
PROJECT OBJECTIVES
In order to inspire creativity and imagination this RFQ intentionally does not identify specific
land -use and development standards. However to convey the City's goals and expectations for
the development of the site, without being overly prescriptive on design and exact use(s), the
City is supportive of the following project objectives /uses:
1. Retain and enhance as much of the exterior of the building as possible in compliance
with the historic preservation requirements specified above and the Secretary of the
Interior's Standards for Rehabilitation.
2. Provide high quality architecture that highlights the historic status of the YMCA building
while also activating this portion of Civic Center Drive with a new and innovative use.
3. Potential uses identified by the City include:
a. Residential
b. Hotel
c. Office /Commercial uses
d. Health /Fitness Center
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91Pat;e
4. Creative incorporation of public art /spaces(s)
5. 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 including a tour of the
YMCA building. The conference is scheduled as follows:
Date: August 19, 2013
Time: 2:OO13M
Location: YMCA Building
203 W. Civic Center Drive
Santa Ana, CA 92701
Metered parking is available on Sycamore Street. In addition, parking is available in the
structure located at 812 N. Sycamore (directly behind the YMCA building).
YMCA Rio - Prr Submitml Conforence Parkin¢
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To confirm attendance respondents may call Ms. Rosa Barela at (714) 667 -2705 or email at
rbarela@santa- ana.org referencing YMCA RFQ Pre - Submission Conference in the subject line.
Please wear comfortable clothes and shoes as we will be providing a group tour of the building.
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SUBMITTAL REQUIREMENTS
All submissions in response to this RFQ shall include information in the format described below.
Please submit information in appropriate detail in each of the sections to allow adequate
review and evaluation of your qualifications. The RFQ response 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 must be 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 member including the following:
• Principals involved in the project
• Resumes of key team members
• Team members' experience in and familiarity with development in Santa Ana
• An organizational chart of the firm(s)
• The developer should indicate past experience in working with this team
B. Development Team Qualifications
Successful development of the site will require a team of professionals that
demonstrates the following qualifications:
1. Demonstrated relevant development experience in the renovation and reuse of
existing structures, preferably historic structures and adaptive reuse including
uses such as are being proposed.
2. Demonstrated experience completing one or more renovation and reuse
projects similar to the development being requested in this RFQ with a
construction cost of at least $10 million.
3. Demonstrated experience with public and private partnership projects with
renovation and reuse components.
4. Inclusion of strong and creative architects on the team who have used
innovative and iconic approaches to renovation and reuse of a historic building,
as well as the application of the State Historic Building Code.
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5. Experience and ability to assemble a team with the comparable specialties for
construction, market analysis, tenant recruitment, and marketing.
6. Demonstrated ability to secure funding for this type of renovation and reuse
project.
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 renovation and reuse
projects 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 new uses, infrastructure
improvements, seismic retrofit, asbestos /lead abatement, accessibility
improvements, if applicable).
3. Development schedule including explicit identification of time allotted for public
processes and entitlements.
4. Property acquisition cost and project construction /renovation 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.
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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 of the development entity and unique challenges of the
renovation and reuse.
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 /renovated.
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 renovation and reuse of the YMCA building, a
description of the types of uses proposed to be included in the project, how your team
approaches development of this type, including public /private working relationships,
public outreach, 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).
1. Provide evidence of sufficient financial strength to undertake and successfully
complete a project of this scale. The desired evidence is recent financial statements
for the company with an accompanying letter from a certified public accountant
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 that this information will be kept confidential.
3. Identification of any projects /financing that the team collectivity or individually has
defaulted on.
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The Financial Capacity information should be submitted directly to the City Attorney. To
the extent legally possible, this information will be kept confidential.
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.
Ms. Sandra D. Gottlieb
Assistant Director
Community Development Agency
20 Civic Center Plaza, M -25
Sixth Floor
Santa Ana, CA 92701
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 of the RFQ should be submitted
in writing by regular mail, e-mail or fax to:
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Ms. Gabriela P. Lomeli
Redevelopment Project Manager 1
20 Civic Center Plaza, M -25
Santa Ana, CA 92701
Fax: (714) 647 -6549
Email: RFQDowntownDevelopment @santa- ana.ore
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.
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 Issuance of RFQ
August 19, 2013 Bidders Conference
September 9, 2013 Submission deadline by 4:00 p.m.
September 23 -26, 2013 Anticipated interviews for top qualified developers
September — October 2013 Review of submittals staff /Committee /City Council
1511'age
191 -23
November 4, 2013 Issuance of the Request for Proposals (RFP) to the short list
of qualified developers
TBD Deadline for RFP submittals
TBD Developer presentations of their proposals.
TBD Review and selection of the preferred developer
TBD Start exclusive negotiation period
Note: All dates subject to change.
DISCLAIMERS
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 this 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.
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
• Exhibit C— Historic Photos
161Pa,�e
191 -24
Exhibits
171 P a
191 -25
Exhibit A
191 -26
Z
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Project Summary Form
To be completed for each comparable Project cited In the proposal as relevant experience
Nance ol'Responding Company
Date
ProkatNatmtr
Location
Development dates (omstctwtion start) First Opening
Project Deacrlption
Number of phases/ description of uses In eee'I plate
What was the proposer's role in projcet7
Did the dovelapnenl team include other members?
If so, name Role
Describe unique challenges Vill Development (Pleas, Ohara detailed'anforrnathn separately as necdod.)
Total Development Scope and Size s:
Ste Area Total development size (if. ft.)
Retail (sq. ft.) _ Service (sq, R)
DI{tce (sq. fQ Other (sq. ft.) �-
Restaurant (sq. ft.)
Hotel ($ ofmonw /franchise)
Ads/ Culhaal uses (describe)
Entertainment twos (describe)
Anchm' towards (retail, effete, eno): (Ist) _
Other land twes (in scribo)
Parking (N OF Spac carrype of Structure)
W'tasa'nclme Irnprovem,nrs (describe)
Public Partletpation 1n: (Pleas a attach detailed htformntlon separately as needed.)
Public Assistance Lard Writedown Grand Loan
Fee Waiver Tax Waiver Expedited Processing
Special Mftiaomenls
Involvement of Publk A&Tnciet and their Sp,clfc Roles:
Describe community outreach and pamcipalion prooessoe:
&timeW'.ine allated to public processes slid entilletmnts:
Ftmditgl and Cos hit (Please attach detailed ]nfanuntion separately as needed.)
Land acquisition cost _ Projeat conialiction costs
Amouml of Ocbt Financing Fill ly CtOnhibution
Local, State, and/or Federal Funding sources
Threshold Return on Tmalinvestment Acmal Return ou Tetat hrvestment
Attach information on any local, state and/or federal funding sugroes used to fund the project costs. li,andc contact hrfoenatirm for de
lender unit equity providers fur the project.
Exhibit B
191 -27
ChmeroMP:
Name of original Owner Origmx I ownership percentage of respatdent
Current awoer (if &Tferon0 Current om rshp porcomsgo of rospocdent
Pdvale Pvtles
Pmm* Manegelvat
Construction lender
Pommunt lender
Lea %SOM/Faiorat fun&g source
Other
Other
Other
Other
Other
Public Sector Portion
Function or relationnh'r
Nnmo Tice Plxwo
Exhibit B
191 -28
Original Courtyard /Atrium
Front Elevation
Exhibit C
191 -29
I
}
y 54' S2a %�.YI IPI"1p� �X
w MI�
191 -32
EXHIBIT 3
9
pin ti
Mark Ruff, Acquisition Director
Contact
1
1 PACIFIC CAPITAL
Sam Nam
2
A/E Consultants Information Network
April Hawkins
3
ABCO Realty &Investments
Abdul Mozayem
4
Abode Communities
Robin Hughes, President & CEO
5
Affirmed Housing
--_
Jeff Edgren
6
.Affirmed Housing Group
Yvonne DeCarlo
7-Affordable
Housing Development Corp
Austin Herzog
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 Indus-
ndustries, Inc. _
Agustin Rodriguez
14
'Archstone
Jeff Sofferman, Sr. VP
15
Armstrong Butcher Properies LLC
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
Brandyw.ne Development Corp.
James Barisic
23
BRIDGE HOUSING
Philip 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
iCalifornia Pacific Homes Inc.
Cary Bren
29
California Property Specialists, 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
191 -33
EXHIBIT 3
57
'FBA Engineering
Angela Belew
-
58
Ferrini Corporation
Jonathan Ferrini
59
Fieldstone Communities Inc.
avi Greminger, President
d
David-d-
60
-- _..._
Fiesta Marketplace Partners Ltd.
_ _ _
_
Iry Chase /Ryan Chase
61
_._ _
Fiesta Riviera Ent.
Norman Shanahan
62
Ga�i Development
11
Frank Gangi
63
GDC
Jack M. D elo
64
- - - —
Gensler Architecture, Design &Planning
- - — -
Darla Callahan
65
!Gilmore Associates
Tom Gilmore
66
'GKK Cam.
Praful Kulkami
67
Grand Central Art Center
John Spialk
68
Greubel Company
_ . ..
Jerry Greubel
69
iGreystone Homes, Inc.
Ana Woods
70
GRIFFIN INDUSTRIES
John Terand-o
71
Gnffin RealtYCorp.
RogerTorriero
72
_
_ _.
Habitat for Human> of Crange County
_
Mark Korando
73
Haunted History Walking Tours
Ernie Alonzo
74
Hawkeye Development Corp
Eric Johnston
75
44earthside Homes Inc.
Raymond Pacini
76
HelpingFamiliesToday
Stacey Araceli
77
Henry Nicholas Foundation / Broadcom
Bob Magnuson/Tony Guand
78
Heritage Community Housing, Inc.
Cesar Delgado
79
Heritage Housing Partners
Charles Loveman
80
Highridge Costa Housing Partners
Tara Barauskas
81
Homeless Christian Fellowship of Santa Ana
Armando Felix Cardenas
82
HQT Homes
Donovan Huennekens
83
IHP Capital Partners
Greg Fink
84
Integral Communities_
-anica
Douglas Stowell
85
r 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 lshimoto
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
191 -34
EXHIBIT 3
113'National Community Renaissance
John Seymour
1 14
Neighborhood Housing Services
Glenn Hayes
115'NRI,
Inc.
Robert E. Hardwick
116'OC
Youth Commission
Mike Hoover /Rosie Avila
1 if
NEAL DEVELOPMENT
Andre O'Neal Sr.
118
Opus West Corp
Paul Marshall
119'
Orange County Community Housing Corporation
O
Allen P Baldwin
12D,
__.
County High School of the Arts
Ralph Opacic
121
Orange County Hispanic Chamber of Commerce
Reuben Franco
122LLOra�e
HousingDevelop me nt Corporation
Eunice Bobert, Chief Executive Officer
123
–
PALM DESERT DEVELOPMENT COMPANY
— - -- –
Corrlyn McGivern
124
Pardee Homes
U5
-Paul Hill
126
PAYNE DEVELOPMENT, LLC
Ned Heiman
127
PMC Internal Service Provider
Ashley Grey
128
'Portrait Homes, lnc
Avi Shah
129
Pulte Home Corp.
Igor Noriega
130
Quest Home Preservation
Kevin Merrett
131
Rainbow Building & Development
Ray Fernandez
132
RC Hobbs Company
Roger C. Hobbs
1eal
33
R Estate Development
James R. Griset
134
Real Estate Development Rentals & Investment
Bryan Klawitter
135
Real Property Finance & bey. 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
ReyLenn Properties LLC
David Todd
141
Richmond American Homes
Liesel Cooper
142
Rider Levett Bucknall Ltd
Andrew Field
143,RRM
Design Group
Annie Wesseis, Proposal Coordinator
144
RSI MCFADDEN, LLC
Ron Simon
145
RTC Mortgage Corp.
Ana Maria 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 Ill
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
191 -35
EXHIBIT
16—mt-
I Contact
169 The Chamber of Commerce
David Elliot
170'The Claremont Club
Alpert, F�res�
Mike Ailpe ideritICED0_
i7i -'T1he-GIo-baI'P'remier Development, Inc.
Darren Berberian
172 'The Olson Co.
Ste hen Olson
#y i n The aqse Group LLC
Darrell Stamps MPA - Managing Parinr e-
-174 'The Related Companies of California
Witt - e
- -
175-- The V-ietnamese American Chamber of Commerce
- be
Nguyen
Tam guyen
I 1Y611-
- The m ar mi nqton Group
Timothy Hogan
177 Tierra West Advisors
Mike Garcia
liffoll-Brothers Inc.
Jim Boyd
179 Trademark Development Company
-160 '
ban Akins
Urban Habitat
James E. Thompson_
Urban Housing Communities
John Bigley
,181
1192 Urban Studios
John Kaliski
183 Urban West
David DiR-ienzo
164 Urban West Strategies and Stellaturn, Inc.
David - - DiRienzo / Kai Hansen
fK'Urbanus, LLC
R. Matthew Shannon
166 vetrans First
Deane Tate
187 Voit
Gil Marrero
1 88 Wa f po n evelopment Cos.
e r i te D
Garrett Calacci
1,69 Western Community Housing, Inc.
Scott Gayner
190 William Lyon Homes Inc.
William Lyon
191 \(Villiam_Sparey Burk, Inc.
William Bu - rk
Ilk Windstar Communities LLC
Eric Heffner
193 Woodbridge Homes
Todd Cunningham
1 - 94 YMCA of Orange County
Michael Batiato
195
Walter Cha
191-36