REQUEST FOR QUALIFICATIONS AND PROPOSALS Notice of Development Opportunity

Transcription

1 REQUEST FOR QUALIFICATIONS AND PROPOSALS Notice of Development Opportunity Marina Bay Waterfront City of Richmond, California Issued by the City of Richmond, CA Planning Department Submission Deadline: August 25, 2016 at 12:00 PM (PST)

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3 REQUEST FOR QUALIFICATIONS AND PROPOSALS Notice of Development Opportunity City of Richmond, California Marina Bay Waterfront City Council Mayor Tom Butt Vice Mayor Eduardo Martinez Councilmember Nathaniel Bates Councilmember Jovanka Beckles Councilmember Gayle McLaughlin Councilmember Jael Myrick Councilmember Vinay Pimple City Manager Bill Lindsay Request for Qualifications and Proposals: Marina Bay Waterfront 3

4 CONTENTS I. EXECUTIVE SUMMARY... 5 II. NEIGHBORHOOD & COMMUNITY ASSESTS... 7 III. SITE VISION IV. SITE AND PARCEL SUMMARY V. DEVELOPMENT TEAM SELECTION VI. FIRST ROUND SUBMITTAL REQUIREMENTS VII. SECOND ROUND SUBMITTAL REQUIREMENTS VIII. SELECTION CRITERIA, PROCESS, & SCHEDULE IX. CITY NON-LIABILITY & RELATED MATTERS X. PROCESS FOR SUBMITTING PROPOSALS XI. ATTACHMENTS Request for Qualifications and Proposals: Marina Bay Waterfront 4

5 I. EXECUTIVE SUMMARY Opportunity City of Richmond, CA Develop a mixed-use project on several waterfront parcels formerly owned by the Richmond Community Redevelopment Agency. This opportunity site is located in the City s Marina Bay neighborhood, situated on the waterfront adjacent to existing residential, marina and commercial/ light industrial uses. Past conceptual development plans envisioned relocating a portion of the current boat lot and constructing a high-density residential community on the site. A standalone, full-service restaurant would occupy the southern portion of the site and the esplanade would be lined with small-scale, neighborhood serving marinerelated businesses housed in a series of detailed structures reminiscent of waterfront communities such as Seaside, FL, Monterey, CA, or Martha s Vineyard, MA. Site Development Team Property Disposition Selection Process The site is located along Richmond s south shoreline and within the regionally identified South Richmond Priority Development Area (SRPDA). Nearby amenities include the Rosie the Riveter WWII Home Front National Historic Park, two full-service restaurants, the Ford Assembly Building, single and multi-family residential structures, the future Richmond Ferry Terminal and the future Berkeley Global Campus at Richmond Bay. The land area of the site is approximately 4.51 acres (not including the adjacent Marina Bay Boat Storage. An aerial site photo is shown in Attachment 1. Qualified development teams must have substantial commercial and residential infill development experience, specifically pertaining to waterfront developments. Teams must include an experienced urban infill architect and financial consultant. The City desires to execute a Land Development Agreement (LDA) that includes, at a minimum, a scope of development, schedule of performance, pro-forma, and detailed development plan prior to any transfer of title. The First Round of the review process involves the submittal of qualifications, a basic design concept master plan, and a preliminary financing plan. An evaluation of the submittals by a panel of staff and consultants will generate a short list of qualified development teams. Detailed master plans and proposals will be sought during the Second Round of Request for Qualifications and Proposals: Marina Bay Waterfront 5

6 evaluations from the short-list of development teams. Staff and consultants will interview and rank the shortlisted development teams and the highest rated team will be recommended to the City Council to enter into an Exclusive Right to Negotiate agreement (ERN) for development of the property. Pre-Proposal Neighborhood Tour Pre-Proposal Meeting Submission Deadline Questions Thursday, August 4, 2016 at 10:00 am (PST) Departure from City Hall 450 Civic Center Plaza, Richmond, California Monday, August 15, 2016 at 2:00 pm (PST) Richmond Room (First Floor) 450 Civic Center Plaza, Richmond, California Thursday, August 25, 2016 at 12:00 pm (PST). Questions regarding this Request for Qualifications and Proposals must be submitted via to Richard Mitchell and Soco Montore at and Answers to questions received during the previous work week will be posted publicly at by 5:00 pm each Monday. If the City finds it necessary to issue an addendum, prospective applicants will receive notification of the addendum. It is the proposer s responsibility to periodically check the Richmond Opportunity Sites website to view answers to questions received. Interested parties may download copies of the above mentioned proposal and all attachments by visiting the Richmond Opportunity Sites website at Request for Qualifications and Proposals: Marina Bay Waterfront 6

7 II. NEIGHBORHOOD & COMMUNITY ASSESTS Diverse neighborhoods, pristine marinas, shopping, recreational and cultural amenities, and 32 miles of trail-lined shoreline (more than any other city in the San Francisco Bay Area), make Richmond among the most unique and desirable communities in California. This section identifies samples of the assets easily available to the Marina Bay Waterfront site, and complimentary to the surrounding South Shoreline s growth, a focal point of Richmond s evolution. Richmond is ambitious and welcoming to smart growth development. RICHMOND FERRY TERMINAL The Richmond Ferry Terminal is adjacent to the Ford Point office building and Craneway Pavilion (Source: WETA, 2016). Construction of the Richmond Ferry Terminal is scheduled to begin summer 2017, with direct service between Richmond s Ford Point and San Francisco s Financial District. The Water Emergency Transportation Authority (WETA) recently received a $4 million federal grant to facilitate expanding its services, scheduled to start in early The Richmond Ferry Terminal is approximately one mile from the site - approximately 15 minute walk - and is anticipated to have passengers in San Francisco in less than 30 minutes. Request for Qualifications and Proposals: Marina Bay Waterfront 7

8 BUSINESS COMMUNITY The waterfront Ford Point Building sets the benchmark for historic renovation, and is anchored by Columbia Sportswear, Esko Bionics, and SunPower (Source: Orton Development, 2016). Columbia Sportswear, Esko Bionics, and SunPower anchor the beautifully renovated, waterfront offices of the historic Ford Point building and Craneway Pavilion (adjacent to the future home to Richmond s Ferry Terminal). The Ford Point building, winner of the American Institute of Architects National Honor Award, hosts 517,000 square feet on 26.5 acres featuring a saw-tooth roof design with large northern skylights and a prominent exterior facade of brick and glass, overlooking the San Francisco bay, and is approximately one mile from the site. Richmond s central Bay Area location, easy access to transportation, mild climate and great value continue to attract a myriad of well known, diverse businesses looking to create or expand their Bay Area presence. Amazon, Blue Apron, Columbia Sportswear, Hello Fresh, SunPower, Restoration Hardware, Whole Foods, and Williams Sonoma are just a few of the marquee companies that now call Richmond home. Amazon and Whole Foods most recently chose Richmond when they acquired hundreds of thousands of square feet for their distribution networks. Richmond s diverse and flexible commercial, office and industrial space present attractive options for potential businesses. Request for Qualifications and Proposals: Marina Bay Waterfront 8

9 UC BERKELEY GLOBAL CAMPUS AT RICHMOND BAY Richmond s downtown is minutes away from the Multi-Modal Station, future Ferry Terminal, Berkley Global Campus, shopping, and BART stops (Source: Richmond Bay Specific Plan, 2015). The City of Richmond received a significant vote of confidence when it was selected as the future site of the University of California s Berkeley Global Campus. The Berkeley Global Campus will utilize 130 waterfront acres to focus on global engagement and research integration with deep ties to the main campus and the local Richmond community. The UC Berkeley Global Campus at Richmond Bay will bring an estimated 5.4 million square feet of research, development, and education space to Richmond s South Shoreline. The complex will span approximately 134 acres and will host international academic programs. The new anchor institution is anticipated to bring a host of benefits to the City of Richmond, including thousands of multi-sector employment opportunities, increased office and research space, and the birth of a new innovation hub in Richmond, all of which have the potential to create a significant economic impact for City residents. The Berkeley Global Campus development received a significant boost when the Koret Foundation recently provided funding to UC Berkeley and UC San Francisco for a joint planning grant for research on the Richmond waterfront. The two prestigious institutions plan to use the Richmond site to collaborate on research for global health, quantitative precision medicine, diagnostic and therapeutic precision medicine, and microbial research. The City of Richmond is developing the Richmond Bay Specific Plan to guide development around the campus to ensure the housing, economic development and transportation connectivity needs will maximize the campus impact. The campus site is only approximately three miles from the Marina Bay Waterfront site. Request for Qualifications and Proposals: Marina Bay Waterfront 9

10 RICHMOND MULTI-MODAL TRANSIT STATION Richmond s recently developed BART Transit Village Parking Center caters to high density residential development and mixed use space (Source: Watry Design, Inc.). Richmond s Multi-Modal Transit Station is the only station in the San Francisco Bay Area to provide direct connections to the region s commuter rail system, Bay Area Rapid Transit (BART), AC Transit rapid bus service, Amtrak, and the Capitol Corridor. A quick 1.5 mile drive from the site can connect you with the greater Bay Area and beyond. The station recently underwent a $20 million dollar renovation that features a multi-story parking center with 760 parking spaces to cater to Richmond s transit-oriented character. The renovated Downtown entrance features a safe, functional, and modern design that includes sustainable features like energy efficient LED lighting and drought resistant landscaping. The site is also in close proximity to El Cerrito Del Norte (2.8 miles) and El Cerrito (4.8 miles) BART stations. Request for Qualifications and Proposals: Marina Bay Waterfront 10

11 COMMUNITY & CULTURE The beautifully renovated East Bay Center for the Performing Arts is a cultural hub for the region, and is approximately 10 minutes by car. (Source: East Bay Center for the Performing Arts, 2016). Recently named the Best Longstanding Performing Arts Education Venue by the East Bay Express, the East Bay Center for the Performing Arts is a cultural and civic hub recognized for its contribution to training youth and young adults in the performing arts. Located Downtown in a renovated Beaux Arts building, the Center features a glowing new groundfloor performance space, two new theaters and an additional 5,000 square feet of space for practice rooms and teaching labs. Residents of the site can easily reach the East Bay Center for the Performing Arts only 1.5 miles away in Richmond s Downtown. (Source: East Bay Center for the Performing Arts, 2016). Request for Qualifications and Proposals: Marina Bay Waterfront 11

12 COMMUNITY & CULTURE The National Park Service s Rosie the Riveter WWII Home Front Museum celebrates Richmond s homefront history (Source: American Institute of Architects, San Francisco Chapter, 2016) The City of Richmond is committed to investing in its residents to build a healthy community. Richmond recently launched the Richmond Promise to dedicate $35 million over 10 years to provide college readiness support and scholarships up to $1,500 for Richmond residents graduating from local schools. Please visit to find out more about this innovative program for Richmond residents. Richmond is also known for celebrating its rich history. The Rosie the Riveter WWII Home Front National Historic Park, one of the few urban parks managed by the National Park Service, highlights Richmond s prominent role in the World War II home front effort. The park can be accessed from the site with an approximately 15 minute walk along the scenic San Francisco Bay Trail. More information can be found on the Rosie the Riveter WWII Home Front website. Request for Qualifications and Proposals: Marina Bay Waterfront 12

13 RECREATION AND PARKS Point Isabel is a testament to Richmond s beautiful shoreline and bounty of parks enjoyed by people across the Bay Area (Source: thebark.com, 2016). Richmond now has completed more than 31 miles of the Bay Trail, exceeding all other cities on this planned 500- mile hiking and biking route encircling San Francisco and San Pablo Bays. The Bay Trail offers access to commercial, industrial, and residential neighborhoods; points of historic, natural and cultural interest; recreational areas including beaches, marinas, fishing piers, and boat launches, and more than 130 parks and wildlife preserves totaling 57,000 acres of open space. The site s position directly on the shoreline with access to the Bay Trail makes it a unique opportunity. Richmond is home to a substantial amount of the East Bay Regional Park s acreage, which includes parks and recreation areas popular throughout the region including Pt. Pinole, Miller- Knox, Alvarado Park, Kennedy Grove and Wildcat Marsh. A highlight among these parks is the 23-acre Point Isabel Regional Shoreline Dog Park, rated by experts as the Number One dog park in North America. Visitors can enjoy breathtaking views of the Bay, the San Francisco skyline and the Golden Gate as they and their dogs frolic along an array of mutli-use trails. Richmond maintains pristine marinas popular amongst boat and yacht enthusiasts. Richmond Harbor, home to some of the Bay Area s finest boats and marine businesses, includes yacht brokerage, yacht repair, boat repair, and boat construction. (Source: City of Richmond, 2016). Request for Qualifications and Proposals: Marina Bay Waterfront 13

14 CURRENT DEVELOPMENT PROJECTS A number of developers recognized Richmond s assets and are currently in the development pipeline. A partial list of current development projects is featured below. Nevin Homes Residential Apartments (21 Nevin Avenue): 289-Units Bay Walk Mixed Use Live/Work (Marina Way South & Wright Avenue): 208-Units Richmond Central Ave Project Apartments (Central Ave & San Mateo Street): 155 units Garrity Way Apartments (Garrity Way & Blume Drive): 98 Units Anchorage at Marina Bay Phase II (Regatta Blvd & Jetty Drive): 88 Townhomes Harbour View Senior Apartments (25 Harbour Way): 80 Unit Terminal 1 Residential Community (Dornan Drive & Brickyard Cove Road): 334 Units Request for Qualifications and Proposals: Marina Bay Waterfront 14

15 CURRENT DEVELOPMENT PROJECTS Shea Homes/Bottoms Project (Seacliff Drive & Sandpiper Spit): 60 Units Hilltop Apartments (Garrity Way & Hilltop Mall Road): 180 Units Request for Qualifications and Proposals: Marina Bay Waterfront 15

16 III. SITE VISION OVERVIEW City of Richmond, CA The City of Richmond (City) is pleased to announce an opportunity to develop a commercial, retail, and residential waterfront infill site in Richmond s Marina Bay neighborhood. The site is located along Richmond s south shoreline and within the regionally recognized South Richmond Priority Development Area (SRPDA). With a land area of ±4.51 acres in a mixeduse area, this unique site is currently serviced by AC Transit bus route #74 and is located less than one mile (about 15 minutes walking distance) from the Richmond Ferry Terminal, where service to San Francisco is scheduled to begin in The site is located along the San Francisco Bay Trail and directly on Richmond s beautiful waterfront, providing unprecedented scenic views of San Francisco. Additional amenities located in close proximity to the site include the Rosie the Riveter WWII Home Front National Historic Park, Ford Assembly Building and Craneway Pavilion, Salutes and Assemble restaurants, and the UC Berkeley Global Campus. The site presents an opportunity to leverage the natural beauty and ambiance of the Richmond waterfront. Adjacent neighborhood communities and destinations will support a top-quality project on this spectacular infill site. Redevelopment of this site into a vibrant waterfront village is intended to compliment the surrounding residential and business communities while providing shopping, dining, and entertainment amenities to visitors and persons frequenting this area. When completed, this revitalization effort is hoped to provide evening and weekend uses to persons living in and visiting the Richmond waterfront area. The selected development project must demonstrate how it will take advantage of its convenient access to the new Richmond Ferry Terminal, convenient access to regional freeways, adjacent employment centers, and dramatic waterfront views. The overall design concept shall emphasize attractive and complete streets, wide sidewalks, landscaping and connectivity to the adjacent Bay Trail to improve pedestrian and bicycle connectivity in the area. These concepts are more extensively discussed in the recently adopted South Shoreline Connectivity Plan, Richmond Bay Specific Plan (pending adoption) and the General Plan 2030, which identifies this area as one of Richmond s three Major Activity Centers. This land use classification includes mid- and high-rise mixed-use development to serve the community and region. Areas with this designation are characterized by streets with minimal setbacks, wide sidewalks, and public spaces that cater to pedestrians and transit riders. The selected developer must be prepared to commit to an aggressive performance timetable in order to take advantage of favorable market conditions, while also being sensitive to the specific design parameters outlined in the City s General Plan sections applicable to Change Area 3: Ford Peninsula and Marina Bay. The City seeks to maximize the overall sustainability of the Project to the extent possible through the integrated use of sustainable building elements. In addition, the proposal should appeal to the mixed-use nature of the neighborhood and comply with development parameters contained within this Request for Qualifications and Proposals (RFQ/P). The developer selected through this process will be expected to Request for Qualifications and Proposals: Marina Bay Waterfront 16

17 cooperate with the City, including the Planning, Building, Engineering, Fire, and other relevant departments throughout all planning, design, and construction phases of the project. Richmond s draft Livable Corridors Form-Based Code, including its Architecture Guidelines and Sustainability Guidelines, presents a manual for designing more livable, walkable neighborhoods and transportation nodes. Form-Based Codes are an alternative approach to zoning that reinforces walkable, sustainable, mixed-use environments and development and builds upon the character of a place. While this site is not located within one of the draft Form-Based Code transects, development proposals should be informed by the vision set forth in the draft Form-Based Code. An excerpt of the Livable Corridors Form-Based Code Architecture Guidelines is provided in Attachment 3 of this document. The City of Richmond is currently in the process of updating its zoning code to be consistent with the General Plan, as mandated by California State law. More information is available on page 21. OBJECTIVES Identified objectives for this site include: Develop the site as a master planned waterfront/infill project. Incorporate high-quality design elements throughout the project to ensure the development reflects the truly special nature of this waterfront site. Work closely with Bay Conservation Development Commission (BCDC) to include public space access seamlessly throughout the overall project. Work closely with staff to inform the community on the project design as well as envisioned uses. Request for Qualifications and Proposals: Marina Bay Waterfront 17

18 DESIRED TYPOLOGIES Richmond General Plan 2030 Halvorson Design North Jersey Media Group The Prado Group Request for Qualifications and Proposals: Marina Bay Waterfront 18

19 IV. SITE AND PARCEL SUMMARY Owner Site Address City of Richmond Vacant lot at the southern end of Northshore Drive, adjacent to Marina Way on the Western the parcel s western boundary. Assessor Parcel Number (APN) Area Site Description 2030 General Plan Land Use Designation ±4.51 acres The project site, as shown in Figure 1 and exhibited in Attachment 1, is located at the southern end of Northshore Drive in Richmond s Marina Bay neighborhood. The project site is adjacent to the Anchor Cove townhomes (developed by Signature Properties), Salute s Restaurant, and Marina Bay Yacht Harbor. The site is identified as one of Richmond s three Major Activity Centers with a classification of High-Intensity Mixed Use. This General Plan 2030 land use designation envisions mid- and high-rise mixed-use development at major activity centers to serve the community and region. Office, retail, entertainment and residential uses are allowed. Areas with this designation are characterized by streets with minimal setbacks, wide sidewalks, and public spaces that cater to pedestrians and transit riders. Other desired improvements in public areas could include transit shelters, public art, improved pathways, pocket parks and mini-plazas. This designation permits the construction of buildings between 15 and 135 feet in height with a maximum density of 125 dwelling units per acre (5.0 FAR). Request for Qualifications and Proposals: Marina Bay Waterfront 19

20 Major Activity Centers Major Activity Centers are the primary urban centers that provide a wide mix of retail, office, housing and entertainment-related uses serving the City and region overall. Richmond s major activity centers are envisioned as concentrated, high-intensity community hubs that generate revenue and jobs, and serve as the focal point of cultural, commercial, and social activities. Major activity centers should define Richmond s distinct identity and reflect the character of surrounding neighborhoods. Activity Centers are intended to be pedestrian and transitfriendly community hubs characterized by mixed-use and higher-density development capable of generating revenue and creating jobs, while providing services and amenities to residents, businesses, and visitors. High-Intensity Mixed-Use (Major Activity Center) Includes mid and high-rise mixed-use development at major activity centers to serve the community and region. Areas with this designation are characterized by streets with minimal setbacks, wide sidewalks and public spaces that cater to pedestrians and transit riders. Medium-Intensity Mixed- Use (Commercial Emphasis) is allowed within this land use designation. Density: Intensity: Height: Up to 125 du/ac 1.0 to 5.0 FAR 15 to 135 feet Request for Qualifications and Proposals: Marina Bay Waterfront 20

21 Interim Zoning Regulations Terms of Sale Utilities Soil and Environmental Conditions The City of Richmond is currently in the process of updating its zoning code to be consistent with the General Plan, as mandated by California State law. The updated Zoning Ordinance will translate Richmond s General Plan 2030 into specific regulations to guide land uses within the City of Richmond and includes streamlined procedures for permits and appeals. RFP/RFQ respondents should be prepared to respond to updated zoning requirements, as guided by the Form Based Code. Up-to-date information regarding the zoning ordinance update can be accessed at the following URL: The property was formerly owned by the Richmond Community Redevelopment Agency. The property will be sold to a single developer, who may have joint venture partners. Instruments will be a Term Sheet, Exclusive Right to Negotiate (ERN) and a Land Development Agreement (LDA). The property will be sold in a mutually acceptable condition. PLEASE NOTE that the City assumes a positive land value for the site and that any proposal containing a land value of zero is subject to immediate disqualification. The developer shall pay all requisite fees for land entitlements, permits, plan checks, and other similar incurred development costs. Utilities are available. Developers are directed to verify the suitability of the available utilities for their proposed development. Formerly referred to as Area FM, the site is located in the North Shore area of Marina Bay. This area contained Shipyards #1 and #2 (the western-most of 12 shipways) used during World War II to construct the Victory and Liberty ships. This area was filled in after World War II with dredged and other materials. Redevelopment of the Marina Bay area of Richmond began in Environmental conditions in Area FM were investigated and the results of the investigations were incorporated into HLA s Final Remedial Action Plan (the RAP ) for the Marina Bay Project (HLA, 1993). The RAP was approved by the California Environmental Protection Agency (EPA), Department of Toxic Substances Control (DTSC) in June Supplemental remedial investigations were conducted in 2000 and Request for Qualifications and Proposals: Marina Bay Waterfront 21

22 A Remedial Design and Implementation Plan (RDIP) prepared in 2005 presented a summary of previous environmental investigations, and a remedial action design for Area FM. The remedy described in the RDIP consists of in-place encapsulation of affected soil and land use restrictions (LUR). The proposed permanent cap will consist of the final development project (paved sidewalks and parking areas, building foundations and slabs, and landscaping). The LUR were developed and recorded in The LUR currently prohibit use of the property for residential, hospitals, schools and day care uses. Modification of the LUR through negotiations with DTSC will be required to allow any of these currently prohibited uses. To permit the affected soil to remain in place, a cap consisting of building foundations and slabs, paved walkways and parking areas, landscaping, and other features will be constructed over the entire site, and an Operations and Maintenance (O&M) Plan for the cap will be developed and implemented. The unpaved portions of the cap will consist of landscaped areas that will have a minimum of two feet of clean soil present to act as a buffer from the potentiallyaffected soil. Design and placement of the cap and associated drainage features will be conducted concurrent with site redevelopment activities. The O&M Plan will be developed and submitted to DTSC following completion of site redevelopment activities. The O&M plan will address implementation procedures and frequency. An O&M Agreement will be developed between DTSC and the property owner to ensure that the O&M Plan is implemented in accordance with remedial measures. The surface hardscape cover will be maintained in operating condition to minimize the potential for surface water infiltration, or exposure of the petroleum hydrocarbon- and lead-bearing soil. The O&M plan will include provisions for annual and five-year inspections. Additional paving and/ or sealing will be performed as necessary to maintain the integrity of the cover. If future activities involve excavation in areas where petroleum hydrocarbon- or lead-bearing soil is present, it will be done in consideration of the presence of the soil and in accordance with these remedial measures, the land use restriction, the Soil Management Plan appended to the RDIP, and applicable regulations. Request for Qualifications and Proposals: Marina Bay Waterfront 22

23 In accordance with the LUR, a temporary cap consisting of a minimum of one foot of soil placed on the unpaved portion of the property is required prior to the construction of the permanent cap. The specifications of the temporary cap will be provided in a work plan to be approved by DTSC. An O&M Plan for the temporary cap will need to be prepared and submitted to DTSC for approval. Parcel is currently undeveloped and vacant, with the exception of the Esplanade and a paved parking area on the western and northern portions of the property. The entirety of this parcel is subject to the CRUP. According to the CRUP, the remedial alternative for the property includes installing and maintaining a temporary, one-foot thick dirt cap over the entire property as an interim measure. The final cap will consist of hardscape, including commercial buildings, roadways, and parking areas. The interim temporary cap has not yet been fully implemented and as such, the development team should reference General Plan 2030 Element 3, Land Use and Urban Design, for guidance regarding the envisioned form and process. Request for Qualifications and Proposals: Marina Bay Waterfront 23

24 V. DEVELOPMENT TEAM SELECTION The process to select a developer to be offered an Exclusive Right to Negotiate agreement (ERN) concerning acquisition and development of the property will occur as follows: The first optional step is for prospective developers to attend an informational tour of the site. Tours will be led by the City s Director of Planning and Building Services on Thursday, August 4, 2016 departing from the 450 Civic Center Plaza Lobby in Richmond at 10:00 am. An optional informational meeting will be held after the City tours, during which staff will answer questions concerning the property and the RFP/RFQ and negotiation process. If you would like to attend the tour, please RSVP by no later than Friday, July 29, 2016 to Soco Montore, City of Richmond Planning Department, at soco_montore@ ci.richmond.ca.us. After the City tour, an optional informational meeting will be held, during which staff will answer questions concerning the property and the RFQ/P and negotiation process. The informational meeting will take place on Monday, August 15, 2016 at 2:00 pm in the Richmond Room, 450 Civic Center Plaza, Richmond, CA Interested parties shall submit First Round proposals containing qualifications for the development team, conceptual site plans, and preliminary financial terms and conditions such as purchase price, deposit, and other materials as outlined in Section VI, First Round Submittal Requirements, in accordance with the schedule contained in Section VIII, Selection Criteria, Process and Schedule. Developer proposals that are in compliance with the Submission Requirements will be reviewed by a Staff Review Committee. Upon completion of this review process, a limited number of teams will be asked to make project presentations to the Staff Review Committee, as outlined in Section VII, Second Round Submittal Requirements. Following the presentations, Staff will recommend one developer to the City Council for an ERN for a 45 day period to finalize a Term Sheet. During this one-and-a-half-month period, the developer must also demonstrate the financial feasibility of the proposed project, complete a detailed master plan including conceptual renderings, prepare a development phasing plan, if necessary, and provide a schedule for implementation. If the City Council approves the Term Sheet, the ERN period will be extended for up to six additional months to finalize a Land Development Agreement (LDA) for the City Council to consider. Developers are referred to Section VIII, Selection Criteria, Process and Schedule, for additional details. The City Council will select a single entity for the development of the site. Request for Qualifications and Proposals: Marina Bay Waterfront 24

25 VI. FIRST ROUND SUBMITTAL REQUIREMENTS Proposals are to be consistent with the vision and goals set forth in the previous sections of this document and the Richmond General Plan The development proposal should contain the qualifications of the proposed development team, a conceptual project site plan and design concept, and a financing plan. To address these issues, the proposal shall contain the following items, in the order listed below: A. Cover Letter City of Richmond B. Team Members C. Relevant Experience of Team Members Lead Developer Identify the type of legal entity with whom the City of Richmond would negotiate and contract. Include the contact person, firm name, address and telephone number of each of the members on the team. Indicate the lead development firm, architectural firm, management firm, marketing firm and other key players or consultants. Teams must include an experienced urban infill architect and financial consultant. List the major commercial and mixed-use projects developed as lead developer within the past five years. Include the following information for each project: total square feet of space, square feet of commercial space, tenants, site size, location, and current status of project. Include a brief description and at least three photographs (not architectural renderings) of three separate comparable projects developed, which are representative of the type and quality of the development proposed. Architectural Firm Marketing D. Financing List relevant residential, commercial, and mixed-use projects designed within the past five years. Provide, for each project, details concerning the total square feet of commercial and office space, as well as representative clients. Include at least three photographs of representative projects. Indicate the marketing plan for the proposed project and provide examples of how the proposed development will be marketed. Provide a pro forma describing the anticipated financing structure planned for acquisition, construction, and takeout financing. Request for Qualifications and Proposals: Marina Bay Waterfront 25

26 E. Conceptual Project Site Plan and Design q..concept Provide a preliminary master site and phasing plan which indicates the location and uses of proposed structures, including a basic summary of anticipated unit sizes, typology, and a rough total unit count. This master plan should remain simple in design. Request for Qualifications and Proposals: Marina Bay Waterfront 26

27 VII. SECOND ROUND SUBMITTAL - REQUIREMENTS (Short-listed teams) City of Richmond, CA Following staff review of the first round submissions, and upon staff request, short-listed development teams shall provide the following: A. Development Parameters Provide a statement of the objectives and proposed character of the development, including the following information: 1. Approximate square footage of residential space being proposed, as well as a description of housing typology(ies), target market(s), anticipated unit sizes, and a rough total unit count. 2. Approximate square footage of commercial space being proposed and a breakdown of the area proposed for each building, as well as the use being proposed (i.e. office, retail, restaurant, etc.) 3. Approximate square footage of community/open space and a description of any proposed community programming, partnerships, or amenities. 4. Artistic features such as public art, special features, or landscaping. Please note that if artistic features are not included in the proposal, a public art fee (calculated as a percentage of project costs) may be assessed. B. Master Plan Provide a master site/phasing plan which illustrates the location and configuration of the various buildings/uses proposed, as well as construction timing. This master plan should remain simple in design. C. Ownership Plans D. Public Sector Reference Summarize the development firm s short and long term ownership plans for the proposed development. If a joint venture is proposed, provide at least two references, from different public entities, from the public sector with whom the development firm has worked in a joint public/ private venture or two comparable references in obtaining approvals for a comparable project. Request for Qualifications and Proposals: Marina Bay Waterfront 27

28 E. Business Offer F. Financial Information G. Schedule of Performance H. Contingencies I. Local Business and Local Resident Hire Requirements J. Cooperation and Coordination with Building Trades Submit the terms and conditions of the offer. Please note that a deposit will be collected from the developer selected for the site. The deposit will become non-refundable upon the execution of an Exclusive Right to Negotiate and will be credited to the purchase price. Provide evidence that the lead development firm has the financial capability to complete the proposed project within the performance timeline. Provide the two most recent audited financial statements. In addition, provide three financial references with whom the lead development firm has recently obtained acquisition and/or construction financing. Provide the following information for each reference: institution, contact name and title, phone number and address. Provide preliminary schedules for predevelopment, entitlement, design, development, and construction. Explain any conditions or contingencies that limit the submitted proposal and which modify the stated terms and conditions of this Request for Qualifications and Proposals. To the extent permitted by law, the project will be subject to the Richmond Municipal Code (RMC) local business and hire requirements, including the City s Business Opportunity Ordinance (RMC Chapter 2.50), the City s Local Employment Program Ordinance (RMC Chapter 2.56), and the City s Living Wage Ordinance (RMC Chapter 2.60). The selected developer will also be required to execute a First Source Agreement for hiring residents in accordance with the Local Employment Program Ordinance. Developers are strongly encouraged to enter into a Project Labor Agreement with building trades that exercise local hire provisions and hiring strategies that ensure at least 20% of employed laborers are local workers. Developers with such experience are strongly encouraged to provide to the City a list of the building trades crafts to be employed on the project and for which the State of California Department of Apprenticeship Standards has approved an apprenticeship program. Request for Qualifications and Proposals: Marina Bay Waterfront 28

29 VIII. SELECTION CRITERIA, PROCESS, & SCHEDULE A. SELECTION CRITERIA The following criteria will be used by the City in its selection of the best proposal: 1. Developer Experience a. Extent of experience developing comparable projects. b. Success of comparable projects concerning: 1. Economic success; 2. Overall architectural and landscape design; and 3. Marketing of residential units. c. Timeliness of previous performance. d. Experience with joint public/private real estate ventures and/or comparable large commercial/residential projects. 2. Architect Experience a. Extent of experience with residential, commercial and office projects. b. Overall architectural and landscape design. 3. Project Concept a. The overall quality and innovation of the proposed project, including green building materials, methods and operations. b. Incorporation of specific design parameters specified in the Richmond Livable Corridors Form-Based Code (see also the Architectural Standards and Sustainability Guidelines). c. Incorporation of quality design elements and materials throughout the project to ensure the proposed development maximizes the livability of the site and caters to a walkable neighborhood in close proximity to community amenities. d. The extent to which the proposal presents an innovative and realistic project concept, based on the following parameters: 1. Ability to respond to unique development opportunities and constraints. 2. Demonstrated understanding of current market conditions. Request for Qualifications and Proposals: Marina Bay Waterfront 29

30 4. Financial Capacity of Lead Developer a. Adequate level of existing assets, income and net worth. 1. Provide the two most recent audited financial statements. b. Ability to raise equity/debt funds. c. Strong relationship with lenders or demonstrated ability to internally finance the project. 1. Provide three financial references with whom the lead development firm has recently obtained acquisition and/or construction financing. d. Ability to provide and track record of providing high quality operation and maintenance. 5. Financial Terms Proposed a. Strength of purchase price and terms. b. Revenues to the City. c. Schedule of development. d. Overall value of proposed project. B. SELECTION PROCESS The selection of the developer will occur through a four-step process as follows: 1. Selection of limited number of developers to interview. a. The Staff Review Committee comprised of City staff shall carefully review all proposals (First Round Submittal Requirements) submitted for compliance with the Submission Requirements set forth above. b. Following staff review, a limited number of teams will be asked to submit second round submittal requirements and provide a presentation of their proposal to the Staff Review Committee. c. The Staff Review Committee shall evaluate the development team proposals using the Selection Criteria set forth above. The most qualified development team will be presented by staff to the City Council with a recommendation to negotiate exclusively. 2. Subsequent actions a. Selection of one firm to negotiate exclusively. 1. The developer selected by the City Council shall promptly execute an ERN. Request for Qualifications and Proposals: Marina Bay Waterfront 30

31 2. The City Council will have the discretion to not select a developer to execute the ERN or take any other action it deems appropriate. b. Enter into an exclusive right to negotiate agreement (ERN). This 45-day period is expected to result in a detailed Term Sheet for presentation to the City Council for approval. Staff reserves the right to recommend against going forward with a Term Sheet and to make other recommendations as staff deems appropriate. c. Upon execution of the ERN, the selected developer must submit a non-refundable deposit of $100,000 made payable to the City of Richmond. The deposit will be applied to costs associated with the City s predevelopment activities, legal fees, appraisals, etc. 3. Term Sheet 4. Land Development Agreement The City and the selected firm will negotiate terms and conditions of the development transaction in the form of a Term Sheet. These terms shall include such business points as performance milestones, financial obligations, schedules, and purchase terms. Once the Term Sheet is approved by the City Council, the developer and City staff will negotiate a Land Development Agreement (LDA) containing all terms and conditions of the land sales transaction and development of the Site. The LDA is subject to approval of the City Council and the City Council reserves the right to reject the recommended LDA. Likewise, City staff also retains the right to recommend against approval of an LDA. Request for Qualifications and Proposals: Marina Bay Waterfront 31

32 C. TIME SCHEDULE The City anticipates the time schedule as listed below. The schedule is tentative in nature and is provided to outline the target dates set by the City. The City reserves the right to change the timeline at any point in the disposition process. Each proposer under consideration by the City will be informed directly of any changes made to the dates stated below: City of Richmond Issues Request for Proposals July 21, 2016 City Tours and Site Promotion Period July 21 August 5, 2016 TOUR DATE: August 4 Pre-Proposal Meeting August 15, 2016 Proposal Submission Deadline (12:00 pm) August 25, 2016 Selection of Second Round Developers Early September Interviews of Second Round Developers Late September One Developer Selected for ERN with City of Richmond Late September Exclusive Right to Negotiate Executed October Request for Qualifications and Proposals: Marina Bay Waterfront 32

33 IX. CITY NON-LIABILITY & RELATED MATTERS 1. No Representations or Warranties All facts and opinions stated herein including but not limited to statistical data, economic data, and projections, are based on available information and no representations or warranties are made with respect to their accuracy or completeness. 2. City Rights to Reject Any and All Proposals This RFQ/P and the selection process shall in no way be deemed to create a binding contract, agreement or offer of any kind between the City and any developer. If the City selects a developer pursuant to this RFQ/P, any legal rights and obligations between the successful team, if any, and the City will come into existence only when the LDA is fully executed by the parties, and the legal rights and obligations of each party shall at that time be only those rights and obligations which are set forth in the LDA and any other documents specifically referred to in that agreement and executed by the parties. Each developer submitting qualifications in response to this RFQ/P agrees that the preparation of all materials for submittal to the City and all presentations are at the developer s sole cost and expense, and the City shall not, under any circumstances, be responsible for any costs or expenses incurred by any candidate developer. In addition, each developer agrees that all documentation and materials submitted with a proposal shall remain the property of the City. Subject to California law and City ordinances relating to access to public records, the City may be required to publicly disclose all submitted information and materials to third parties requesting such information. The City reserves the right to accept or reject any or all developer proposals, to alter the selection process in any way, to postpone the selection process for its own convenience at any time, to waive any defects in any proposal, to issue a new RFQ/P at any time, or to hire any developer they deem appropriate in their sole and absolute discretion within or outside an RFQ/P evaluation process. 3. A real estate commission or finders fee will not be paid on this transaction. 4. City funds are not available for this project and City fees will not be waived. Request for Qualifications and Proposals: Marina Bay Waterfront 33

34 X. PROCESS FOR SUBMITTING PROPOSALS To participate in the RFQ/RFP process, developers must submit a First Round proposal by the Thursday, August 25, 2016 deadline. The First Round proposal shall be limited to 40 pages (8.5 inches x 11 inches), inclusive of attachments, graphics, forms, pictures, photographs, dividers, and etcetera. The required font size is 12 points, with minimum left and right margins of one-inch, and top and bottom margins of 0.7 inches. Please submit an original and fifteen (15) hard color copies of the First Round proposal along with one (1) copy on a flash drive. Proposals submitted by facsimile or are subject to immediate dismissal. The proposal and any required certifications shall be signed by an individual or individuals authorized to execute legal documents on behalf of the proposer. Proposer is responsible for submitting its entire proposal package with all required submittal documents and any modifications or revisions, so as to reach the City of Richmond s office as designated in the RFP by the time specified below. Any proposal, modification, or revision received by the City of Richmond after the exact time specified below may be rejected for review. The proposal must be addressed to and received no later than 12:00 pm (PST) on August 25, 2016, at the office of: Richard Mitchell Director of Planning and Building Services City of Richmond, CA 450 Civic Center Plaza, Suite 300 Richmond, CA Postmarks will not be accepted in lieu of this requirement. Proposals are to be submitted in sealed packages with the following information clearly marked on the outside of each package: 1. Name of proposer 2. Project Title XI. ATTACHMENTS Attachment 1 - Aerial Site Photo Attachment 2 - Draft Livable Corridors Form-Based Code Attachment 3 - Plat Map Request for Qualifications and Proposals: Marina Bay Waterfront 34