THE ANTIOCH DEVELOPMENT AGENCY RIVERTOWN WATERFRONT DEVELOPMENT PROJECT AREA REQUEST FOR QUALIFICATIONS January 24, 2005
The Antioch Development Agency (the Agency ) seeks one or more developers or consortia of developers to design and build mixed-use commercial and residential projects, consistent with the policy direction set forth in the General Plan of the City of Antioch (the City ), on property located in downtown Antioch and along the Antioch waterfront, (the Rivertown Waterfront Development Project Area ). A list of General Plan policy directions, which may apply to the Rivertown Waterfront Development Project Area, is attached hereto as Exhibit A. RFQ Objectives: The objective of this Request for Qualifications (RFQ) is to identify one or more qualified developers or consortia of developers capable of and interested in carrying out the projects and working collaboratively with the Agency in meeting the prescribed timeline and objectives of each project. From the Statements of Qualification submitted, the Agency will invite the most qualified developers to submit full proposals. Upon review, the Agency will identify either a master developer or several developers and invite such developer(s) to enter into exclusive negotiations with the Agency. The Agency s intent is to negotiate a Disposition and Development Agreement ( DDA ) with each developer. Vision for Rivertown Waterfront Development Project Area The vision for the Rivertown Waterfront Development Project Area is to create an exciting urban core with diverse economic, housing, cultural and entertainment opportunities. The focus will be to provide a community gathering place for Antioch residents, with specialty commercial, retail, restaurant, and entertainment uses, as well as various recreational activities along the riverfront. Ideally the revived downtown will offer an attractive destination for non-residents that will promote Antioch as the Gateway to the Delta and will increase the City s exposure throughout the Greater Bay Area. It will be a vibrant, active downtown area, with both daytime and nighttime activities involving the use of existing facilities such as the El Campanil Theatre. The Agency envisions a multi-use, active environment, featuring structures with ground floors devoted to retail, restaurant, commercial services, and entertainment, and residential and office uses on upper floors. The river will become the visual centerpiece of the Rivertown Waterfront Development Project Area, which will feature a river walk, public art, and activity areas. This river walk will be part of a pedestrian/bicycle trail running along the river. North-south streets within the Rivertown Waterfront Development Project Area will have views of the river, and most buildings along the waterfront will face the river or will be oriented in that direction. To the extent practical, the existing rail line will become more of a community asset. The vision expressed in this RFQ should not be considered by proposers as limiting. The Agency recognizes that qualified developers are fully cognizant of the market conditions and are capable of articulating a vision consistent with the market.
The Rivertown Waterfront Development Project Area As shown on the map, attached hereto as Exhibit B, the project sites are located predominately in the Agency s Project Area No. 1 ( Project Area No. 1 ); however, portions of the Rivertown Waterfront Development Project Area are not within Project Area No. 1. Project Area No. 1 Description: Project Area No. 1 was originally adopted on July 15, 1975 by Ordinance No. 290-C-S. Project Area No. 1 has been amended four times. Two of these amendments established time and financial limits for Project Area No. 1. Ordinance No. 653-C-S, which was adopted on November 12, 1986, established a cumulative tax increment limit for Project Area No. 1 of $200 million from the date of the original redevelopment plan. The third amendment changed various financial time limits to conform to a change in State law (AB 1290). In October 1999, the Agency extended the deadline for commencement of eminent domain actions until November 25, 2011, while also prohibiting the acquisition by eminent domain of real property zoned for residential uses as of November 25, 1999. In addition, pursuant to the amendments, the effectiveness of the redevelopment plan for Project Area No. 1 shall terminate on July 15, 2015 and the Agency shall not pay indebtedness or receive tax increment after July 15, 2025. History of Waterfront Development Sites and Redevelopment Activities within Project Area No. 1 The City s General Plan designates the sites within the Rivertown Waterfront Development Project Area generally as follows: (1) industrial; (2) marina; (3) park; (4) high density residential; (5) commercial; (6) open space; (7) water-oriented mixed use; and (8) flood control wetlands mitigation area. Additional information regarding the enumerated land uses for the sites within the Rivertown Waterfront Development Project Area may be found in the City s General Plan at Section 4.4.6.1. 2
The Atchison, Topeka and Santa Fe Railroad main line runs east-west along the waterfront. In some areas, there is limited or no land north of the minimum railroad right-of-way. Thus, development of the Rivertown Waterfront Development Project Area will require cooperation with the railroad, as well as with the Public Utilities Commission. In addition, the California State Lands Commission granted its waterfront tidelands rights to the City, and thus, a plan for the use of these lands may require review and approval of that Commission. At the time of adoption in 1975, a number of conditions of blight were noted that had caused Project Area No. 1 to stagnate and require redevelopment assistance. One of the major problems confronting the City was the decline of commercial and industrial property values in Project Area No. 1. Due to this, taxes paid by commercial and industrial property owners were declining and more of the burden of paying for City services was shifted to homeowners. 3
Project Area No. 1 also exhibited a number of other physical and economic conditions of blight. These included: age and functional obsolescence; deterioration and dilapidation; high vacancy rates; mixed and incompatible uses; inadequate parking and access; and inadequate public improvements. Since formation of Project Area No. 1, the Agency has focused a substantial portion of its activities on the downtown and waterfront areas of Project Area No. 1. Major accomplishments have been achieved in the following areas: 1) public facilities; 2) public improvements; and 3) economic development. One of the major projects completed early in the life of Project Area No. 1 was the replacement of the City Hall. The Agency then turned its attention to the installation of needed infrastructure in the downtown, including street reconstruction; the replacement of water mains; and streetscape improvements, including, streetlights, sidewalks, and street furniture. The Agency also completed a 269-berth Marina, which includes a restaurant and other retail uses and an adjacent park. In the early 1990's, the Agency assisted in the construction of a police facility that sits at the western boundary of the downtown area. The Agency also acquired land in the downtown during this period, which has led to additional private development activity in Project Area No. 1. At the corner of I Street between 2 nd and 1 st Streets, the PG&E offices were completed. The Agency also assisted in the development of office space in the Downtown. 4
Further investment in public facilities and improvements in the downtown in the early 1990's resulted in the successful completion of the following projects: The development of Prospects School with the Antioch Unified School District. The completion of a downtown community center and Amtrak station The acquisition of land for the development of public parking lots The design and partial completion of a riverfront promenade and plaza The widening of L Street from 4 th to the railroad The widening of 4 th Street from L to Somersville In the past three years, other projects that have been completed or are in progress include: The A Street extension which connected A Street to 2 nd Street (the main downtown street); and The widening of L Street from 4 th to 10th Given the extensive activities described above, the Agency has largely exhausted its financial resources. Further, the El Campinil Theatre will have to be integrated into any project eventually conceived by the selected developer(s). A summary of environmental matters that may arise in connection with the development of the Rivertown Waterfront Development Project Area, is attached hereto as Exhibit C. 5
QUALIFICATIONS SUBMITTAL The Agency requests 8 copies of the Statement of Qualifications setting forth the following information: 1. Statement of Interest and Vision. In a brief statement, please discuss why you are interested in participating in the development of the Rivertown Waterfront Development Project Area. Without developing a specific plan or identifying prospective tenants or site developers, also discuss your overarching visions for the Rivertown Waterfront Development Project Area, including your approach to ensuring that the projects are responsive to market and community conditions that may change over the years. 2. Team Identification. Describe the makeup of the team that would be involved in the implementation of the project; e.g., the developer, design architect, leasing consultant, environmental consultant, financial partners, and other team members you feel are important to your approach. Provide an explanation of the development team s preliminary proposed organizational and management approach for this project, including a description of the roles and responsibilities of each team member. Identify the individual who will serve as the principal or managing partner for the development. In addition, describe the extent of previous collaboration among team members. For key members of the team, please enclose resumes as well as brief descriptions of their key roles and responsibilities for this project. 3. Relevant Experience. Please describe your most relevant experience that you feel exemplifies your qualifications for this project. Provide a list of prior projects that you believe demonstrate your capabilities to undertake the Rivertown Waterfront Development Project. Experience with other projects conducted in areas similar to the City is also of interest to the Agency. The Agency has identified at least two sites located at the west and east ends of the Project Area for high-density residential developments and seeks a development team having specific experience with such developments as well as with mixed-use developments and projects executed in partnership with local governments. The Agency also seeks a development team with experience in environmental assessment and remediation of suspect sites. Please describe your specific qualifications, if any, in both of these areas. Along with your description of each project, demonstrating your experience and capabilities, please include the name and location of the site and contact information for a key project official. 6
4. References from Public Agency Partners. The Agency seeks a developer with experience working with public agencies on development projects. Please provide contact information for individuals in public agencies with whom your team has implemented joint development projects. 5. Financial Capacity. Please provide evidence of your firm's financial capacity to carry out the development of the projects, including ability to raise potential sources of equity/debt dollars. Describe relationships with equity partners and major lenders that would be involved. If applicable, disclose any filings for bankruptcy, fines levied by government agencies, and any legal proceedings that may have a significant impact on your ability to perform the negotiated agreement. Submit your firm's most recent audited financial statements. Respondents must clearly designate those financial submittals which, in good faith, are determined to be a trade secret or confidential proprietary information protected from disclosure under applicable law. To the extent permitted by law, the Agency will attempt to maintain the confidentiality of such financial submittals. Submit confidential financial information under separate cover; all financial information must be received by the submission deadline below. 7
SELECTION PROCESS AND SCHEDULE The Agency will conduct the developer selection process, and is the sole and final decision-maker regarding this selection. The Agency reserves the right to reject any or all responses. The Agency also reserves the right to request clarification or additional information from individual respondents and to investigate the financial capability, reputation, integrity, skill, business experience, and quality of performance under similar operations of each respondent. Selection Criteria The basis for selecting one or more RFQ developer(s) will be the contents of the development team's Statement of Qualifications, possible interactions with the development team when clarifying questions, and the results of the Agency's due diligence and reference checks. The criteria for selection include: Interest in and vision for the Rivertown Waterfront Development Project Area Demonstration of relevant project experience Strength of references from public agencies Evidence of financial resources and access to capital Makeup of the project team California Community Redevelopment Law provides that the owners of property within redevelopment project area boundaries be given the reasonable opportunity to participate in the project provided such participation is consistent with the requirements, goals, and objectives of the project area. Consistent with the aforementioned Redevelopment Law, the Agency invites property owners within the Project Area No. 1 to submit a Statement of Qualifications in response to this Request. Property Owners/ Developers are subject to all criteria stated in the Request for Qualifications as well as criteria and conditions to be further specified in the forthcoming Request for Proposals. Timeline: The Agency intends to enter into one or more DDAs based (i) on demonstrated experience in the successful development of similar properties and (ii) on the successful assessment and remediation of sites of comparable complexity. Key dates are as follows, however this schedule is tentative and subject to change: Week of January 24, 2005 February 9, 2005 February 25, 2005 Week of March 14, 2005 Week of March 21, 2005 April 4, 2005 May 6, 2005 Week of May 16, 2005 Week of May 31, 2005 June 2005 RFQ Issued Pre-Submittal Meeting RFQ Responses Due Finalists Interviews Finalists Notified RFP Issued RFP Responses Due RFP Finalists Interviews Developer(s) selected DDA(s) negotiated 8
FILING AND REVIEW PROCESS The selection process will involve an evaluation of the Statement of Qualifications and verification of statements made to establish said qualifications. An initial review to verify that submittals include all requested items will take place on March 1. Thereafter, Staff will conduct data verification and reference-checks, and forward the responses to the Selection Committee members. The Selection Committee may include the Agency Directors, Agency Staff as well as members of the City's Planning and Community Development Departments. This Committee will be responsible solely for selecting the developers who will be invited to submit full proposals and its members may or may not serve on the subsequent committee that will be convened to select the preferred developer. Please submit eight copies of qualifications by 4:00 pm February 25, 2005 to: City of Antioch Linda Pappas Diaz Assistant City Manager and Economic Development Director 3 rd and H Street P.O. Box 5007 Antioch, California 94531-5007 For information and questions, contact Linda Pappas Diaz, Assistant City Manager and Economic Development Director, at 925-779-7011. Website address: www.ci.antioch.ca.us 9
EXHIBIT A CITY OF ANTIOCH GENERAL PLAN POLICY DIRECTIONS 2.0 COMMUNITY VISION p. 2.1 to 2-6 2.2 Antioch s Vision p.2-1 to 2-2 2.3 General Plan Themes p. 2-2 to 2-5 3.0 GROWTH MANAGEMENT p. 3-1 to 3-18 3.1 Introduction & Purpose p. 3-1 to 3-2 3.1.1 Contra Costa County Measure C Requirements p. 3-2 3.1.2 Antioch s Advisory Measure U p. 3-2 3.3 General Plan Approach p. 3-4, 3-7 3.3.2.1 Growth Management Provisions Outside of the General Plan/Capital Improvements Program p. 3-6 3.4 Service Standards for Transportation Facilities p. 3-7 to 3-10 3.4.2.1 Performance Standards for Basic Routes p. 3-9 3.6 Managing the Rate of Growth p. 3-13 3.6.1 Rate of Growth Objectives p. 3-13 3.6.2 Rate of Growth Policies p. 3-13 to 3-14 4.0 LAND USE p.4-1 to 4-78 4.1.1 Existing Land use p. 4-1 to 4-2 4.1.2 CCC 65/35 Land Preservation Plan (Urban Limit Line) p. 4-2 to 4-3 4.2 Goals of the Land Use Element p. 4-4 to 4-5 4.3 Community Structure p. 4-5 4.4 Intensity and Distribution of Land Use *Figure 4.1 (Chart: 1 page) Jurisdictional and Infrastructure Proposed General Plan Land Use *Table 4.A (6 pages: 4-9 to 4-14) Appropriate Land Use Types & Notes to Table 4-A *Table 4.B (1 pg.: 4-15) Anticipated Maximum General Plan Build Out in the City of Antioch *Table 4.D (1 pg.: 4-17) Anticipated Maximum General Plan Build Out in the General Plan Study Area] p. 4-6 to 4-17 A-1
4.4.1 Land Use Designations p. 4-18 to 4-20 4.4.1.1 Residential Land Use Designations p. 4-18 to 4-20 4.4.1.2 Commercial Land Use Designations p. 4-20 to 4-22 4.4.6.1 Rivertown/Urban Waterfront [Includes: *Figure 4.2 Rivertown/Urban Waterfront Focus Area] p. 4-27 to 4-36 4.4.6.2 Somersville Road Corridor p. 4-37 to 4-41 4.4.6.3 Eastern Waterfront Employment p. 4-41 to 4-45 4.4.6.5 A Street Interchange p. 4-49 to 4-50 5.0 COMMUNITY IMAGE AND DESIGN p. 5-1 to 5-26 5.2.2.1 Pedestrian-Oriented Retail: Rivertown p. 5-3 5.2.5.1 Views and View Corridors p. 5-5 5.2.5.3 Streetscapes p. 5-5 to 5-6 5.2.5.7 Edges p. 5-7 5.4 Community Design p. 5-8 to 5-26 5.4.2 General Design Policies p. 5-9 to 5-13 5.4.3 Community Entries and Gateways Policies p. 5-13 to 5-14 5.4.8 Commercial Development p. 5-16 to 5-17 6.0 ECONOMIC DEVELOPMENT p. 6-1 to 6-14 6.3 Economic Development Objectives And Policies p. 6-9 to 6-12 6.3.5 Commercial and Industrial Land Availability Policies p. 6-11 to 6-12 6.4 City Fiscal Health Objectives And Policies p. 6-12 to 6-14 6.4.2 Fiscal Health Policies p. 6-13 7.0 CIRCULATION p. 7-1 to 6-14 7.1.1 Existing Roadway Network *Table 7.A (1 pg.: 7-2) Primary Arterials in Antioch] p. 7-1 to 7-3 7.1.2 Rail Facilities p. 7-3 7.1.6 Regional Planned Transportation Improvements p. 7-5 to 7-6 7.3 Vehicular Circulation Objective And Policies p. 7-8 to 7-13 Figure 7.1 Circulation p. 7-9 7.3.2 Vehicular Circulation Policies p. 7-11 to 7-13 A-2
8.0 PUBLIC SERVICES And FACILITIES p. 8-1 to 8-14 8.3 Community Facilities Objective And Policies p. 8-2 8.3.2 Community Facilities Policies p. 8-2 9.0 HOUSING p. 9-1 to 9-50 9.2 Evaluation Of Housing Programs And The 1992 Housing Element p. 9-3 to 9-7 9.2.1 Existing Housing Programs and Accomplishments p. 9-3 to 9-4 9.2.2.3 Assist in Low- and Moderate Income Housing Development p. 9-6 9.2.2.4 Provision of Adequate Sites for Housing/Rivertown General Plan Designation p. 9-6 to 9-7 9.4 Housing Resources And Constraints p. 9-22 to 9-40 *Table 9.U (1 pg) Lands Designated for Residential Development (acres) p. 9-23 *Table 9.V (1 pg) Capacity for New Residential Development Through 2006 (in dwelling unit) p.9-23 *Table 9.W (1 pg) Distribution of Available Development Capacity within the City of Antioch by Housing Income through 2006 (based on 2002 Proposed General Plan) p. 9-24 9.4.1 Availability of Sites for New Residential Development p. 9-22 to 9-25 9.4.2.1 Development Requirements p. 9-25 to 9-27 GOALS POLICIES AND IMPLEMENTING PROGRAMS p. 9-41-12-11 Goal 2: Development of broad array of housing types to accommodate a Diversity of new Antioch citizens p. 9-43 Policy 2.5: Encourage Development of Affordable Housing p. 9-46 2.5.1 Implementing Programs/Additional Development Incentives for the Rivertown Focus Area p. 9-46 to 9-47 10.0 RESOURCE MANAGEMENT 10.1 Introduction p. 10-1 12.0 IMPLEMENTATION p. 12-1 -12-12 12.2 Follow-Up Studies and Actions p. 12-1 to 12-6 A-3
EXHIBIT B Maps of Rivertown Waterfront Redevelopment Project Area B-1
B-2
EXHIBIT C Environmental Discussion for Projects Sites Various project sites within the Rivertown Waterfront Development Project Area may include wetlands, which may limit redevelopment of the sites or may require mitigation by restoration of wetland areas elsewhere. Wetlands may be present, for instance, in much of the area north of the railroad tracks and along the San Joaquin River. In addition, the extent of any environmental contamination on several sites is not fully understood at this time and the ultimate course for remediation will be driven by a to-bedetermined redevelopment plan. As a result, for those sites, the developer(s) selected pursuant to this RFQ process (the RFQ developer ) must have the ability to both steer the project through a dynamic process and carry out the necessary remediation objectives. The scope of work for said sites is expected to include, but is not limited to, performing or contracting for the following tasks: Additional environmental assessment, including Phase I and Phase II work Feasibility studies to select the appropriate remedy Conducting a preliminary endangerment assessment or risk assessment where appropriate Acquisition of additional funding for site assessment and clean-up Site acquisition / Assumption of environmental risk Interim property management (and possible tenant relocation) Coordinate with the site developer(s), regulatory agencies, community, Agency staff and City officials to determine optimal remediation action or removal action plan Building remediation sufficient for demolition to proceed Demolition Environmental remediation sufficient for redevelopment to proceed Conduct any operation and maintenance activities, including, without limitation, groundwater monitoring, as required by the appropriate regulatory agencies Remediation of former shipyard sufficient for redevelopment to proceed C-1
Transfer clean site for rezoning and redevelopment Remediation of toxic soil contaminants on Hickmott Cannery site While the Agency s long-term goal for environmentally suspect sites is to issue a request for proposals (RFP) in an effort to see the sites redeveloped into a viable and more compatible land use, the initial step is to further assess the degree of environmental concerns, acquire the sites, and assess potential remedial options in light of potential redevelopment scenarios. Thus, the RFQ developer(s) must be able to carry the project forward to the point that a clean site can be transferred to a private sector developer for redevelopment. In this light, the below discussion contemplates a two-step process involving RFQ developer(s) and site developer(s). The tasks defined for the proposed scope of work are as follows: Preliminary Assessment of Potential Remediation Scenarios The RFQ developer will be expected to conduct a feasibility study evaluating the remedial options and the costs attached thereto. The feasibility study will help identify any potential funding gaps in the remediation phase of the project. Any relevant information relating to these issues will be made available to prospective developers responding to a separate RFP for the redevelopment phase of the project. Coordination with Site Developer(s) The ultimate remediation scenario will necessarily be a function of both the cost to remediate and the expected rate of return on the development plan itself. To arrive at the ultimate solution that balances the cost of remediation, the market feasibility of proposed redevelopment options, and the expectation of a quality site plan will be a dynamic process. As a result, the selected candidate will serve as a resource in both preparing the RFP and assessing the feasibility of respondents proposed development plans. Once a development plan is selected, the RFQ developer(s) will be expected to work closely with the site developer(s) to ensure complementary remediation and redevelopment efforts, as well as a smooth transfer of ownership. Site Remediation Once a development plan has been selected and a remedial action plan agreed upon, the selected RFQ developer(s) is expected to undertake all aspects of site remediation, including removal of any underground storage tanks ( USTs ), to the previously agreed upon satisfaction of Agency and the impending site developer(s). It is further expected that the selected candidate will apply for and receive a No Further Action (NFA) status letter for the site from the appropriate regulatory agency. C-2
Remediation efforts on environmentally suspect sites are may include, but are not limited to: (i) asbestos and lead-based paint abatement of certain existing structures sufficient for demolition; (ii) staged demolition of some or all structures; (iii) removal of USTs; (iv) remediation of potential contamination associated with USTs; and (v) remediation of potential contamination associated with former dry cleaner. Transfer Clean Site for Redevelopment Upon completion of site remediation, to the satisfaction of the Agency and the impending site developers, it is expected that the RFQ developer(s) will then transfer the property to the selected site developer(s). Any cash consideration for the transfer will be determined by the Agency, at its sole discretion and any funds collected from the final land transaction will be paid to Agency at closing. C-3