REQUEST FOR INTEREST/QUALIFICATIONS for WEST RIVER SITE DEVELOPMENT OPPORTUNITY 10257 West River Street, Truckee, CA DUE DATE: June 30, 2017 @ 5:00 P.M. PST 10183 Truckee Airport Road Truckee, CA 96161 Tel: 530-582-2914
Part 1: West River Site Opportunity Part 1: The West River Site Opportunity I. INTRODUCTION The is pleased to offer an outstanding development opportunity to design, construct and operate a riverfront project in Downtown Truckee. The Site is a 1.42-acre parcel of prime riverfront land located at 10257 West River Street, situated just one block south of the Historic Downtown Truckee Commercial Row, which is a popular visitor destination and shopping/ dining hub for locals and visitors. It is anticipated that the development will be a public-private partnership between the Town and the selected development partner. The project will result in a mixed-use site on which a public park will work together with a commercial or civic development to activate the downtown riverfront and provide public access to the scenic Truckee River. Conceptual rendering of the West River Site, including a riverfront park and destination restaurant II. SETTING Economics and Market Setting With a full-time population of 16,300 residents, Truckee offers a charming small town character. Yet, the town s population often swells to beyond 70,000 people on busy holidays, ski season powder days, and summer weekends when Truckee is a popular destination for visitors and second home owners seeking the area s world class scenery and recreation. Additionally, Truckee is located at the crossroads of Interstate 80, and Highways 89 and 267, a strategic location linking the Bay Area, Sacramento, and Reno to Lake Tahoe, the region s numerous ski resorts, and outdoor recreation activities. As a result, visitor flow through Truckee and the potential market for commercial development is significant. Page 1 of 5
Part 1: West River Site Opportunity Truckee s charming downtown is a National Register Historic District, boasting an array of attractive boutiques, art galleries, cafes, coffee shops, bars, and live music venues that cater to a mix of local and tourist markets. Currently, downtown Truckee spans several blocks centered around Donner Pass Road between Spring Street and Bridge Street ( Commercial Row ). Streetfair on historic Commerical Row Truckee s vibrant downtown area is expected to benefit from significant redevelopment and growth in the next few years, including new cultural venues, retail, lodging, and high-density housing developments. Planned developments include the following projects, which will complement the West River Site project: Truckee Railyard Mixed Use Development: Currently under development, the 75-acre infill development project will create an easterly extension of the existing Downtown along Donner Pass Road between Bridge Street and Glenshire Drive. This project is anticipated to include restaurant and retail space, a 71-unit affordable Truckee Artist Lofts artist housing community, local services, and a theater for live performances and films. This development is approximately 0.5 miles from the West River Site. Coburn Crossing: Expected to break ground in 2017-2018, this new development will include a 114 room hotel and 138 apartment rental units on the east side of Downtown. The Coburn Crossing development site is located on the north side of Donner Pass Road, across the street from the Stockrest Springs Road and Donner Pass Road intersection. This development is approximately 1 mile from the West River Site. Truckee Springs: A development opportunity site located directly across the Truckee River from the West River Site. Development of this site includes the opportunity to connect to the West River Site with a pedestrian bridge. III. DEVELOPMENT OPPORTUNITY The Town is seeking interest and qualifications from experienced development teams to work in partnership with the Town to design and construct this project, and to then operate the site s developed facility or facilities. The Town desires a development team that possesses the vision, resources, and experience to partner with the to produce a feasible project, both physically and financially, which will leverage private investment to improve public use and enjoyment of this prime riverfront setting. The Specifics of this development partnership will be negotiated once a finalist has been selected. However, it is anticipated that a partnership will include the following elements: The development partner and Town will work together to complete a site-wide schematic plan Page 2 of 5
Part 1: West River Site Opportunity and construction documents to cohesively connect the facilities and open space components of the project; The Town will provide funding to support a portion of the site work related to the site s open space areas; The Town will take a lead role in planning, design, and construction of streetscape improvements to improve pedestrian connectivity along West River Street from the project site to Bridge Street. It is anticipated that construction of these streetscape improvements will sync up with West River Site construction; The development partner will either purchase or enter into a long-term lease of the portion of this site containing the developed facilities and ancillary improvements. It is anticipated that Town will retain ownership of the open space portion of the site; and The development partner will provide project funding including funding for construction of all facilities and ancillary improvements (e.g. outdoor dining area, dumpster enclosures, etc., as applicable). Development Type The Town is open to commercial, civic, or mixed-use proposals for this site, provided that the proposal demonstrate the project s ability to meet the Town s goals for this site (see page 4), including substantial open space, public use, site activation, and applicant s financial capacity to implement the proposed project. Appropriate uses for the site could include: A destination restaurant River-oriented commercial activity Civic use, such as a public library or community/cultural center Housing, as a component of a mixed use development that provides significant site activation (e.g. second-floor housing above a commercial use) IV. PROJECT BACKGROUND AND PLANNING Site background The West River Site was occupied by the Truckee Lumber Company from 1885-1901. The Site then served as the Nevada County Department of Transportation and Sanitation Maintenance Yard from approximately 1964 until 1994. The acquired the site from Nevada County in 2004. Historic Truckee Lumber Company Page 3 of 5
Part 1: West River Site Opportunity Following acquisition of the property, the began site cleanup by removing all remaining maintenance structures. Additionally, over the past decade Chevron has completed remediation for a comingled ground water contamination plume at the Site, believed to be caused by past petroleum releases on adjacent properties. The Lahontan Regional Water Quality Control Board (LRWQCB) has determined that the sparge wells and monitoring wells used for this cleanup effort can be closed, and Chevron is scheduled to close/ abandon these on-site wells in summer 2017 prior to site redevelopment. Following well closure, LRWQCB is expected to issue a No Further Action Required letter for this site. Planning background Redevelopment of the West River Site is a Truckee Town Council priority. Several policy documents support this priority, including the General Plan, the Truckee Downtown Specific Plan, the Downtown River Revitalization Strategy, and the Town-wide Economic Development Strategy. The abovementioned documents are available for download on the project webpage (www.townoftruckee.com/westriversite). Feasibility Study In 2011 the completed a West River Site Redevelopment Feasibility Study to guide the future use of the property. This study, provided on the project webpage (www.townoftruckee.com/westriversite), should serve as a key resource for responding to this Request for Interest/Qualifications, as it defines the Town s expectations to potential development partners. The goal of the Feasibility Study was to investigate the appropriate mix of open space and development on the West River Site. This process resulted in a strong message from the community that, in addition to public open space, a developed use that will draw the public to the site such as a destination restaurant is the most appropriate anchor for this project. The Feasibility Study represents a vision for the physical features and development intensity that the community would like to see at the site. The Study provides two development concept alternatives which represent a range from a lower level of development (Alternative 1) to a higher level of development (Alternative 2) that would be acceptable at this site. Concept plans for Alternatives 1 and 2 are provided as Town s Project Goals: Redevelop the West River Site Develop a feasible public / private partnership Celebrate the Truckee River as a public asset Provide a catalyst for overall corridor improvement as a gateway to central Truckee Provide a catalyst for future river revitalization projects Integrate public uses Provide public access to the Truckee River Assure a positive transition between site and surroundings Establish the site as a western gateway to downtown Assure improvements are sustainable and energy efficient Page 4 of 5
Part 1: West River Site Opportunity Attachment B to this document. As the Town engages a development partner to improve the property, it is possible that some features of the design may change from the Feasibility Study s two development concept alternatives. The goals of both the community and the development team will be considered. Please note that cost estimates included in the feasibility study are in 2011 dollars and are provided for illustrative purposes only. In addition, please note that the estimated value of Town subsidy for each of the two alternatives reflected in the study does not represent an approved amount of Town funding. Rather, these dollar amounts simply reflect the results of a preliminary financial analysis that illustrate estimated costs of developing the site. Community Input The values meaningful public participation in land use planning. To date, the Town has held four community workshops regarding this project, including a series of three workshops in 2010 and 2011 to inform the Feasibility Study and a workshop in February 2017 to re-launch this project and confirm the direction provided by the Study. Summaries of the input provided during these workshops are available on the project webpage (www.townoftruckee.com/westriversite). As the design process progresses, there will be additional opportunities for public participation. The selected development partner will be expected to play a significant role in this public outreach. V. RESOURCE DOCUMENTS The following documents are available for download on the project webpage: www.townoftruckee.com/westriversite 1) General Plan 2) Truckee Downtown Specific Plan 3) Downtown River Revitalization Strategy 4) Town-Wide Economic Development Strategy 5) West River Site Redevelopment Feasibility Study 6) 2011 and 2017 workshop summaries VI. SITE VISIT AND TOUR Interested parties are invited to participate in an optional site visit and tour with town staff on Monday May 22, 2017 at 9:00 am. RSVP is required, and tour may be rescheduled due to inclement weather. RSVP to Hilary Hobbs at hhobbs@townoftruckee.com. Attachments: Attachment A: Location Map Attachment B: Feasibility Study Design Alternatives Page 5 of 5
Attachment A: Location Map 10257 West River Street, Truckee, California West River Site
Attachment B: Feasibility Study Design Alternatives Alternative 1- Open Space with Restaurant Alternative 1 includes a large, central open space/ park area that is oriented to and steps down toward the river, a destination restaurant, associated parking, and a flexible-use outdoor plaza. This Alternative assumes that all improvements would be limited only to the 1.42-acre site and adjacent public rights-of-way. This alternative assumes that parking would be accommodated on site and/or on the adjacent right-of-way only.
Attachment B: Feasibility Study Design Alternatives Alternative 2- Open Space with Mixed-Use Alternative 2 differs from Alternative 1 in that it reflects the future vision for both the site and the immediately surrounding area, Like Alternative 1, Alternative 2 includes a large riverfront park area and a destination restaurant. Differing from Alternative 1, this Alternative assumes that the majority of the parking could be located off-site in areas with close proximity to the project site, which would enable more of the West River Site to be improved with other uses besides parking. Alternative 2 envisions additional two-story mixed use buildings along West River Street.
Part 2: West River Site RFI/Q Package Part 2: West River Site Interest/ Qualifications Package I. INTEREST/QUALIFICATIONS PACKAGE REQUIREMENTS Development teams interested in this opportunity are encouraged to submit an Interest/ Qualifications Package in the format described below. Please note that neither detailed architectural plans nor renderings are desired at this time. Package Format The Interest/Qualifications Package shall address the following points in the order shown below: A. Development Team Describe the development team that would enter into negotiations with the Town of Truckee. Include any joint venture or partners to the extent known at this time, including each partner s role Describe the team s interest in this project B. Experience: Describe the development team s qualifications and experience in performing similar work. Describe up to three examples of specific projects the team, or members of the team, have completed, including project name and address. Describe the team/ applicable team member s role in each project. Include any experience with local projects, and/or projects in a mountain town environment Include any experience working collaboratively with local government or community organizations Include team s experience incorporating active public participation into the land use application and planning process Provide three (3) references from related projects, including date of project, contact person and phone number, and a brief project description C. Task Description: Provide a detailed task description indicating how the team will approach the project, and a projected timeline for major project milestones D. Development concept: Describe development team s vision for the development. i.e. describe the specific commercial, civic, and/or mixed use and open space components, and how they will work together to achieve the Town s project goals Package Submittal: Interest/Qualifications Package should not exceed five (5) single-spaced text pages in length. Page 1 of 3
Part 2: West River Site RFI/Q Package The selection committee will not review or consider the information on any pages that exceed the page limit stated above Package must include a Transmittal letter signed by an authorized employee or officer in order to receive consideration Three (3) hard copies of the development team s Package and one (1) electronic copy submitted on flash drive or CD must be received no later than the date and time shown on the first page of this RFI/Q at the Truckee Town Hall, Clerks Office, 10183 Truckee Airport Road, Truckee, CA 96161. Late Packages will not be accepted The Town shall not be responsible for Packages delivered to a location other than that specified above Package must be submitted in a sealed envelope, which is clearly marked with the subject West River RFI Package Requirements All submitted Packages shall become the property of the Cost of preparation of Package will be borne by the respondent All Package information shall remain firm/binding for ninety (90) days following the closing date for the receipt of the Package submittals The Town reserves the right to conclude the selection process after review of the Interest/Qualifications Packages, if they do not meet the Town s expectations II. SELECTION CRITERIA FOR INTEREST/QUALIFICATIONS PACKAGES All submitted Interest/Qualifications Packages will be screened by a selection committee consisting of representatives of the and other agencies, institutions or private stakeholders if considered necessary or desirable for the selection process. The proposal will be reviewed utilizing the information submitted with the Interest/ Qualifications Package. The selection process may include an interview of top candidates. The Selection Committee will select finalist teams based on the following criteria (not necessarily in order of importance): Interest in a collaborative partnership with the Town to complete this project Past experience and performance on similar projects, including working in partnership with local governments Experience completing projects in a mountain town environment Familiarity with the unique characteristics of Truckee, the downtown Truckee area, and the Truckee River Clarity of the overall project goals, including a strategy for carrying out the project Alignment of team s development concept with Town s project goals Results of reference checks Page 2 of 3
III. NEXT STEPS FOLLOWING PACKAGE SUBMITTAL Development team selection Part 2: West River Site RFI/Q Package Once all submitted development team Interest/Qualifications Packages are reviewed, up to five finalist teams will be invited by Town staff to submit West River Site development proposals to the Town for review. The Town may then request oral interviews with any of the candidate teams in order to help with the selection process. The team submitting the most highly-rated proposal will be selected by the selection committee. The Town reserves the right to reject any or all proposals in whole or in part, to waive minor irregularities in any proposal, or negotiate any aspect of a proposal which is submitted before entering into any agreements with the development team. The Town reserves the right to conclude the selection process after review of the development proposals, if they do not meet the Town s expectations, or if negotiations with selected development team do not result in a satisfactory partnership agreement. Partnership Agreement The top-rated development team will be invited to begin negotiations with the to finalize a partnership agreement. The partnership agreement will identify each partner s role, responsibilities, and financial commitments and will specify indemnification and insurance terms; The expectation is that efforts to plan, design and develop the site will occur immediately after the development partner enters into a partnership agreement with the Town. IV. CONFLICT OF INTEREST Submitters of Interest/Qualifications Packages and proposals warrant and covenant that no official or employee of the Town, nor any business entity in which an official of the Town has an interest, has been employed or retained to solicit or aid in the procuring of the resulting contract, nor that any such person will be employed in the performance of such contract without immediate divulgence of such fact to the Town. V. INQUIRIES Direct all inquiries regarding the RFI/Q to: Hilary Hobbs, Management Analyst 10183 Truckee Airport Road Truckee, CA 96161 Phone: 530-582-2914 Fax: 530-582-7710 E-mail: hhobbs@townoftruckee.com Page 3 of 3