HomeMy WebLinkAbout19I - RFQ - RENOVATIONS YMCAREQUEST FOR
COUNCIL ACTION
CITY COUNCIL MEETING DATE:
AUGUST 5, 2013
TITLE:
REQUEST FOR QUALIFICATIONS FOR RENOVATION
AND REUSE OF THE Y.M.C.A. PROPERTY
LOCATED AT 203 -205 W. CIVIC CENTER DRIVE
11 CITY MANAGER
RECOMMENDED ACTION
CLERK OF COUNCIL USE ONLY:
F-11 :I 061TJ2[
As Recommended
As Amended
Ordinance on 1" Reading
Ordinance on 2nd Reading
Implementing Resolution
Set Public Hearing For
CONTINUED TO
FILE NUMBER
Authorize the Community Development Agency to release a Request for Qualifications inviting
qualified developers to submit Statements of Qualifications for the renovation and adaptive reuse
of the Y.M.C.A. property, incorporating the building's historic and iconic architecture.
DEVELOPMENT AND TRANSPORTATION COMMITTEE REVIEW
The Development and Transportation Committee reviewed this matter at its meeting on June 4,
2013. The Committee suggested that the City solicit a broad array of concepts for this property,
especially including those that would preserve the historic character of the building. The
Committee has reviewed the RFQ and recommends that the City Council authorize staff to
circulate it to interested parties.
DISCUSSION
The Y.M.C.A.'s location, iconic architecture, and condition present a unique opportunity to return
this underutilized building to its former prominence. The site is located directly adjacent to the
Civic Center complex that includes city, county, state and federal offices (Exhibit 1). The purpose
of this RFQ is to offer the opportunity for developers to submit their qualifications for renovation
and reuse of the Y.M.C.A. building. Potential reuses of the building identified by the
Development and Transportation Council Committee at its June 4, 2013 meeting include but are
not limited to retail, office, hotel, residential, and entertainment uses. All proposals must
incorporate public areas and art, and meet the Secretary of the Interior's standards for Historic
Preservation as the Y.M.C.A. building is listed on both the Santa Ana and National Register of
Historic Places.
The City purchased the property in 1992 from the Y.M.C.A. who at that time was vacating the site
and wanted to sell the property. The building has been vacant and is in serious disrepair due to
age and vandalism. Over the years, the City has made several attempts to market or entertain
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RFQ -YMCA
August 5, 2013
Page 2
proposals for the site, but the substantial amount of City subsidy required to renovate the
structure had been a deterrent. Given the building's advantageous location and iconic
architecture, and a renewed interest in the property with a change in market conditions, the City
is presented with a unique opportunity for the right development team to revitalize this building
and activate a key entry point to the City's Civic Center, incorporating the building's historic
architecture into a new and innovative use.
The recommended action authorizes release of the Request for Qualifications (RFQ) for the
renovation and reuse of the vacant Y.M.C.A. building (Exhibit 2). The RFQ is designed to afford
the opportunity for developers to propose a use that would be compatible with the surrounding
area, while restoring this unique building in a manner consistent with its National Register of
Historic Places and the Santa Ana Register of Historical Properties designations.
The process will involve two steps: this issuance of the RFQ to identify qualified developers
followed by the issuance of a Request for Proposals (RFP) to a short list of the top RFQ
respondents. This process is designed to limit the initial costs and time burden on respondents in
order to attract the interest and participation of the highest number of qualified developers as
possible. The shortlisted developers would then be requested to submit full proposals to the City
for an evaluation and selection process. This approach will ensure that the City and development
community can most efficiently deliver the optimum development scenario for the site.
Based on the anticipated schedule, qualifications will be due September 9, 2013, with the review
process commencing immediately. Following the review of qualifications, recommendations will
be made by staff and the Committee to the City Council regarding top candidates to invite to
participate in submitting a full proposal. It is anticipated this list of top candidates will be
presented to the Council for its consideration at its November 4, 2013 meeting. Depending upon
the number of qualification packages received, the time frame may be adjusted. Attached is the
RFQ distribution list which includes entities who have expressed interest in development in the
City over the years, in addition to other organizations that can assist in outreach to their members
Exhibit 3). The RFQ will also be posted on the City's website. It is anticipated that the RFQ will
be issued on August 6, 2013, subject to City Council approval.
FISCAL IMPACT
There is no fiscal impact associated with this action.
Sandra D. Gottlieb
Interim Executive Director
Community Development Agency
SDG /JT /GPL /MF /kg
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a Trevino
Executive Director
Planning and Building Agency
RFQ -YMCA
August 5, 2013
Page 3
Exhibit: 1. Map
2. Request for Qualifications
3. Distribution List
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EXHIBIT 2
Request
for
Qualifications
The YMCA Building
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DRAFT
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TABLE OF CONTENT
Introduction............................................................................................... ..............................1
Santa Ana and its Downtown .................................................................. ..............................1
Opportunity Site — Y.M.C.A. (203 -205 West Civic Center Drive) ........... ..............................7
Vision......................................................................................................... ..............................9
ProjectObjectives .................................................................................... ..............................9
Mandatory Pre - Submittal Conference ................................................... .............................10
SubmittalRequirements ......................................................................... .............................11
SubmissionProcedures ......................................................................... .............................14
SelectionProcess .................................................................................... .............................15
SelectionCriteria .................................................................................. ............................... 15
TentativeTimeline ................................................................................... .............................15
Disclaimers.............................................................................................. .............................16
Exhibits.................................................................................................... .............................16
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INTRODUCTION
The City of Santa Ana (the "City ") invites responses to this Request for Qualifications (RFQ) by
qualified developers to develop the best available option for the renovation and reuse of the
historic YMCA building. The YMCA's location and its iconic architecture presents a unique
opportunity to return this underutilized building to its former prominence. The City is
determined to find a suitable project which will incorporate the buildings historic architecture
into a new and innovative use. The site is located directly adjacent to the Civic Center Complex
that includes City, County, State and federal offices, and close proximity to the City's dynamic
downtown. The purpose of this RFQ is to offer the opportunity for qualified developers to
present creative ideas for restoring this unique building in a manner consistent with its National
Register of Historic Places designation and the Santa Ana Register of Historical Properties.
Possible uses may include, but not be limited to retail, office, hotel, residential, and
entertainment.
The City envisions a two -step process for selecting a qualified developer. The first step involves
issuance of an RFQ to identify a group of qualified developers, and the second step involves the
issuance of a Request for Proposals (RFP) to a short list of the top respondents to the RFQ. This
process will ensure that the City and development community can most efficiently deliver the
best project for the property.
SANTA ANA AND ITS DOWNTOWN
Founded in 1869, Santa Ana is located between two major freeways in central Orange County
and shares its boundaries with the cities of Orange, Tustin, Costa Mesa, Fountain Valley and
Garden Grove. It serves as the county seat of Orange County, and is home to many federal,
state and county facilities, including the Ronald Reagan Federal Courthouse. Today, this historic
city serves as Orange County's downtown. A diverse population of over 350,000 call Santa Ana
home. Residents and businesses alike are attracted to the City's distinctive housing choices
along with Santa Ana's abundance of entertainment and shopping venues, such as the notable
Discovery Science Center, Bowers Museum and MainPlace shopping mall.
DOWNTOWN
Santa Ana's downtown has a district listed in the National Register of Historic Places. This area
is roughly bounded by Civic Center Drive, First Street, Ross Street, and Spurgeon Street. This
historic city serves as Orange County's downtown rich with a mix of shops, artist enclaves,
restaurants, entertainment venues and loft housing. In addition to the changing uses, the
hours of operation for the downtown span over a wider period of the day, from coffee shops
that open early to retail businesses that are opened during the day to restaurant and
entertainment venues that are open into the evening hours. The increased activity requires
preserving the current level of parking availability to accommodate all the surrounding uses.
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For over three decades, the City of Santa Ana, private investors, business owners, various
organizations, and community residents have worked together to revitalize and promote urban
renewal in the downtown area while maintaining the historic and cultural traditions of the area.
Santa Ana's Downtown area is becoming widely known as a dynamic urban center acclaimed
for the arts, theaters, galleries, restaurants in the Artists Village, shopping along 4th Street, and
live /work housing accommodations. The downtown area also boasts numerous art deco style
historical buildings that are listed in the National Register of Historic Places.
TRANSIT ZONING CODE
Though the YMCA site is not in the boundaries of the Transit Zoning Code, it is adjacent to the
boundaries where the code impacts future development of the Downtown. In 2010, the City
adopted Specific Development 84 (Transit Zoning Code), a comprehensive land use plan that
incorporates approximately 450 acres extending from Grand Avenue to the City's downtown
core. The Transit Zoning Code (TZC) is designed to provide the zoning necessary to support the
long -term development of a successful transit program. The completed document can be
viewed in its entirety at: http: / /www.ci.santa- ana.org /pba /planning /Transit Zoning Code.asp.
The Transit Zoning Code encourages the development of transit- oriented development
containing a mix of residential, commercial, and professional uses to achieve the City's and the
region's goals of establishing housing adjacent to transit. The Transit Zoning Code area is
primed for increased growth given its proximity to major transit systems and its adjacency to
existing residential communities, creating amenity- enriched connections between the
government center and rail station, and improving area -wide walkability.
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FIXED GUIDEWAY PROJECT
The cities of Santa Ana and Garden Grove in cooperation with the Orange County
Transportation Authority (OCTA) are proposing to build a fixed guideway /streetcar
transportation system between the Santa Ana Regional Transportation Center (SARTC) and a
new transportation center in Garden Grove. The system would provide transit services for
commuters travelling from the train station to employment and activity centers in the heart of
Orange County and for residents and visitors alike travelling to destinations throughout the
area.
The streetcar would provide the YMCA site with easy access to both the Civic Center and
downtown. One of the proposed routes for the fixed guideway /streetcar transportation system
would travel westbound only on Civic Center Drive between Bush and Flower and eastbound
only on Fifth Street between Ross and Minter. Another proposed route is eastbound on 4`"
Street from Ross Street to Mortimer and westbound on Santa Ana Boulevard providing an
alternate mode of transportation in and out of the downtown and Civic Center area. A decision
has yet to be made regarding the route selection for the Fixed Guideway. More information
regarding the Fixed Guideway and Santa Ana's Transit Vision can be located at
http://santaanatransitvision.com.
SANTA ANA REGIONAL TRANSPORTATION CENTER
The existing train station is marked by a beautiful building with historic inspirations. However,
the building isn't able to effectively serve the higher level of demand expected in the future.
Across from the existing site on the east side of the tracks is County -owned land offering the
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possibility to expand the station and its services, with the objective to blend existing and new
uses as part of the SARTC Master Plan.
The SARTC Master Plan improves access to the station, updates the station's facilities and
creates convenient linkages among Metrolink and Amtrak rail services, buses, and the proposed
streetcar. It also improves access for cars, pedestrians, bicyclists, and creatively incorporates
the planned Santa Ana Boulevard grade separation into a multi -modal corridor.
For more information regarding the SARTC Master Plan please visit
http: // santaanatransitvision .com /SARTC_master_plan.
STATION DISTRICT
Adjacent to the Downtown, is a
94 -acre area designated as the
Station District." On June 7, k $
2010, after an extensive public
outreach process, the City
Council /former Community
Redevelopment Agency
approved several actions to
facilitate the development of an
affordable housing project,
located in the Station District,
which would enhance the Lacy
Neighborhood and support the transit vision for the area. Related California /Griffin Realty
Corporation (Santa Ana Station District, LLC) was the master developer and responsible for the
rental homes, while City Ventures is the developer of the for -sale housing component. The
project includes 114 rental units in apartment and townhome building types; all, but two
manager units) will be available to
persons at or below 50% of the
adjusted median income (AMI). The for
sale component includes 24 units; five
of the units will be designated for
t
moderate income households. Both
the rental and for sale units are located
on a total of approximately six acres of
land.
The rental homes called Triada at the
Station District, located mainly in the
area of Santa Ana Boulevard and Lacy
Street and just a few blocks east of the
downtown area includes 74 podium
apartment units (including retail and child care components), twenty -five new construction
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units and approximately 10 rehabilitated structures, containing 15 units. A grand opening was
recently held and all units have been leased. The 24 unit for -sale project is anticipated to
commence construction later this year, with a waiting list already underway.
ARTISTS VILLAGE LOFTS
The Artists Village Lofts encompasses three blocks within the heart of the downtown area and
consists of 86 live -work studios in three phases: Main Street Studios, East Village Studios and
Santa Ana Lofts. Although, both the Main Street Studios and East Village Studios are located
east of Main Street, they are still in close proximity and walking distance to the 3`d and
Broadway parking structure. The Santa Ana Lofts which were completed in 2011 are located at
the southeast corner of 3`d Street and Sycamore Street directly across the street from the 3`d
and Broadway parking
structure. The overall
design concept for this
development involved
live /work units configured
as two -story townhomes on
the first and second levels
and single floor "flat' units
on the third level. The units
range from approximately
1,500 to 2,800 square feet.
Each of the phases
incorporated distinctly have
different exterior
elevations. Although, the skeletal make -up of the project blocks incorporated common floor
layouts, the exterior materials and finishes have different exteriors. The Main Street Studios
provide an art deco type design continuing the established design of Old City Hall. The East
Village Studios reflect a simple modern design relative to the buildings in the immediate area.
The Sycamore Street Lofts embody a "brownstone" design reflective of the Downtown Historic
District.
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SANTIAGO STREET LOFTS
The award - winning Santiago Street Lofts project was completed with the final phase in 2010,
consisting of 108 loft -style units that allow residents to both live and work in the same space,
and are conveniently located across the street from the Santa Ana Regional Transportation
Center. Constructed by Lennar Homes through a public /private partnership with the former
Redevelopment Agency, this for -sale project incorporates outstanding architectural design and
artwork. The units range in size from 1,554 square feet with 1.5 baths to 2,292 square feet and
2.5 baths.
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OPPORTUNITY SITE - YMCA [203 -205 West Civic Center Drive
The Site The site is a 27,331 square foot (approximately 0.63 acres) rectangular parcel on
the North side of Civic Center Drive between Broadway and Sycamore Street
Assessor's map
below).
Location Located at 203 W. Civic Center Drive, on the Northwest corner of Civic Center
Drive and Sycamore Street just north of the Civic Center Complex that includes
City, County, State, and Federal offices and the historic Old Orange County
Courthouse. The Site is walking distance to Santa Ana's downtown shops,
restaurants and the Civic Center.
Current Uses The site is currently occupied by a vacant 44,468 square foot, 3 -story plus
basement building and a 1,250 square foot secondary building.
Zoning /GP The property is located within the Midtown Specific Plan (SP -3), specifically the
Civic /Professional District. The General Plan Land Use designation for the
property is Professional /Administrative Office (PAO). The Civic /Professional
District's goals are to promote the linkage between the Civic Center and the
related professional offices associated with government use including law
offices, financial institutions, and non - profit organizations. The District plays a
multi- faceted role in Midtown and is ideally suited to provide office and other
space to public and semi - public agencies that are not in the Civic Center, but
must locate close to it. The Civic /Professional District also serves the downtown
area with office space, business services, technical schools, and other
organizations that can benefit from a location adjacent to Downtown Santa Ana
and its significant public transportation facilities. Finally, the Civic /Professional
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Location Located at 203 W. Civic Center Drive, on the Northwest corner of Civic Center
Drive and Sycamore Street just north of the Civic Center Complex that includes
City, County, State, and Federal offices and the historic Old Orange County
Courthouse. The Site is walking distance to Santa Ana's downtown shops,
restaurants and the Civic Center.
Current Uses The site is currently occupied by a vacant 44,468 square foot, 3 -story plus
basement building and a 1,250 square foot secondary building.
Zoning /GP The property is located within the Midtown Specific Plan (SP -3), specifically the
Civic /Professional District. The General Plan Land Use designation for the
property is Professional /Administrative Office (PAO). The Civic /Professional
District's goals are to promote the linkage between the Civic Center and the
related professional offices associated with government use including law
offices, financial institutions, and non - profit organizations. The District plays a
multi- faceted role in Midtown and is ideally suited to provide office and other
space to public and semi - public agencies that are not in the Civic Center, but
must locate close to it. The Civic /Professional District also serves the downtown
area with office space, business services, technical schools, and other
organizations that can benefit from a location adjacent to Downtown Santa Ana
and its significant public transportation facilities. Finally, the Civic /Professional
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District serves as a corridor linking downtown and the Civic Center with the Main
Street Financial District and the Downtown District.
Surrounding Surrounding land uses include a mix of office, educational and health uses
Land Uses including Taller San Jose, the UCI Family Health Center, and the Old Orange
County Courthouse.
Ownership The property was purchased by the City of Santa Ana in 1992.
Parking There is no on -site parking provided. Parking is currently available in an adjacent
structure north of the property. At this time, 150 parking spaces are leased in
this structure at a rate of $15,000 per month. The lease is assignable and there
are approximately 15 -years remaining on a 25 -year lease with two 10 -year
extension options.
History The building was constructed in 1923 and was operated as a YMCA until its
closing in 1989. The building was added to the National Register of Historic
Places in 1993 and to the Santa Ana Register of Historic Properties in 2001
Landmark designation).
Historic Features of the YMCA which should be preserved include, but are not
Requirements limited to:
Building configuration
Building massing
Roofshape
Primary and secondary exterior materials including Terracotta and wrought
iron
Symmetrical design
Original public entries and fenestration
Significant interior spaces and materials where existing (mantle, pool, etc.).
If not fully retained, the pool may be covered and utilized as floor space, but
not removed to allow for future restoration.
Building The building has not been occupied since 1989 and over the last 24 -years
Improvements has significantly deteriorated. A preliminary analysis has identified that
the following minimum building improvements will be required:
Asbestos /Lead abatement
Seismic Retrofit
Ingress /Egress Requirements (handrails, stairwells, etc.)
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Accessibility (elevators, ramps, stairwells, landings, doorway widths,
restrooms)
Ventilation (HVAC, ducting, mechanical equipment)
Fire Suppression (sprinklers, fire rated walls, fire exit hardware)
Electrical /Plumbing up to current code requirements
Structural Improvements (shoring, flooring, roofing)
Change in occupancy classification requirements depending on the proposed
use
Additional Information: A presentation was given to the City Council Committee on
Development and Transportation on June 4, 2013. The presentation can be located at
http://www.ci.santa-ana.ca.us/cda/.
VISION
The buildings advantageous location and iconic architecture present a unique opportunity to
return this currently underutilized building to its former prominence. The City is determined to
find a suitable project which will incorporate the buildings historic architecture into a new and
innovative use.
PROJECT OBJECTIVES
In order to inspire creativity and imagination this RFQ intentionally does not identify specific
land -use and development standards. However to convey the City's goals and expectations for
the development of the site, without being overly prescriptive on design and exact use(s), the
City is supportive of the following project objectives /uses:
1. Retain and enhance as much of the exterior of the building as possible in compliance
with the historic preservation requirements specified above and the Secretary of the
Interior's Standards for Rehabilitation.
2. Provide high quality architecture that highlights the historic status of the YMCA building
while also activating this portion of Civic Center Drive with a new and innovative use.
3. Potential uses identified by the City include:
a. Residential
b. Hotel
c. Office /Commercial uses
d. Health /Fitness Center
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4. Creative incorporation of public art /spaces(s)
5. The City is open to considering a variety of conveyance structures such as a sale of the
fee interest in the land, an installment sale, and a long -term ground lease. The RFQ
response should identify the type of conveyance anticipated to be proposed by the
respondent.
MANDATORY PRE - SUBMITTAL CONFERENCE
All developers must attend a mandatory pre- submission conference including a tour of the
YMCA building. The conference is scheduled as follows:
Date: August 19, 2013
Time: 2:OO13M
Location: YMCA Building
203 W. Civic Center Drive
Santa Ana, CA 92701
Metered parking is available on Sycamore Street. In addition, parking is available in the
structure located at 812 N. Sycamore (directly behind the YMCA building).
YMCA Rio - PrrSubmitml Conforence Parkin¢
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To confirm attendance respondents may call Ms. Rosa Barela at (714) 667 -2705 or email at
rbarela@santa- ana.org referencing YMCA RFQ Pre - Submission Conference in the subject line.
Please wear comfortable clothes and shoes as we will be providing a group tour of the building.
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SUBMITTAL REQUIREMENTS
All submissions in response to this RFQ shall include information in the format described below.
Please submit information in appropriate detail in each of the sections to allow adequate
review and evaluation of your qualifications. The RFQ response must be organized in the
following order and consist of the following elements and information:
A. Development Team
1. Letter of Introduction — Include a summary of the respondent's basic
qualifications, experience, past projects of similar nature and size, and reasons
for interest in this opportunity. The letter must be signed by a principal or
authorized officer who may make legally binding commitments for the entity.
2. Team Members — Identify members of the development team and provide a
brief description of each team member including the following:
Principals involved in the project
Resumes of key team members
Team members' experience in and familiarity with development in Santa Ana
An organizational chart of the firm(s)
The developer should indicate past experience in working with this team
B. Development Team Qualifications
Successful development of the site will require a team of professionals that
demonstrates the following qualifications:
1. Demonstrated relevant development experience in the renovation and reuse of
existing structures, preferably historic structures and adaptive reuse including
uses such as are being proposed.
2. Demonstrated experience completing one or more renovation and reuse
projects similar to the development being requested in this RFQ with a
construction cost of at least $10 million.
3. Demonstrated experience with public and private partnership projects with
renovation and reuse components.
4. Inclusion of strong and creative architects on the team who have used
innovative and iconic approaches to renovation and reuse of a historic building,
as well as the application of the State Historic Building Code.
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5. Experience and ability to assemble a team with the comparable specialties for
construction, market analysis, tenant recruitment, and marketing.
6. Demonstrated ability to secure funding for this type of renovation and reuse
project.
7. Excellent references regarding development experience.
8. Demonstrated record of success in implementing sustainable development and
building practices.
9. Demonstrated success with public - private partnerships of a similar scale.
10. Demonstrated commitment to community participation and experience working
with community groups.
C. Experience and References
Provide relevant development experience, particularly in renovation and reuse
projects with public agencies. Each comparable development should detail the
following information listed below. Provide information on at least three projects
and no more than five. Please utilize the Project Summary Form (Exhibit B) for each
project.
1. Location and name of project.
2. Total development scope and size (including new uses, infrastructure
improvements, seismic retrofit, asbestos /lead abatement, accessibility
improvements, if applicable).
3. Development schedule including explicit identification of time allotted for public
processes and entitlements.
4. Property acquisition cost and project construction /renovation costs.
5. The amounts of debt and equity funds used to finance the project. Please
provide contact information for the lender and equity providers for the project.
6. Any local, state and /or federal funding sources used to fund project costs.
Please provide contact information for a representative of each assistance
source.
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7. An overview of the investment return thresholds that were established during
the predevelopment process and the returns that were actually achieved,
including an identification of the point in time that the project achieved a
breakeven cash flow.
8. Description of the roles of the development entity and unique challenges of the
renovation and reuse.
9. Involvement of public agencies, their specific roles and contact information for a
representative of the jurisdiction or agency in which the project was
constructed /renovated.
D. Proposed Proiect Description
The City does not expect a final development or design solution as a response to the
RFQ. At a minimum, the response should include a brief narrative description of the
preliminary development concept for the renovation and reuse of the YMCA building, a
description of the types of uses proposed to be included in the project, how your team
approaches development of this type, including public /private working relationships,
public outreach, design process, and other elements you feel would be relevant.
Additional supportive documents and illustrative concepts that help to communicate
the team's vision are welcome but not required.
E. Financial Capacity
For confidentiality purposes, please send any financial information your team would like
to remain confidential under a separate cover (Below see Submission Procedures).
1. Provide evidence of sufficient financial strength to undertake and successfully
complete a project of this scale. The desired evidence is recent financial statements
for the company with an accompanying letter from a certified public accountant
verifying that the financial statements were prepared in accordance with Generally
Accepted Accounting Principles. The City, at its sole discretion, may consider
alternative evidence of sufficient capacity to undertake a development of the
proposed scope:
Any alternative evidence must be approved by the City prior to the submission of
a response to the RFQ.)
2. A statement identifying the debt /equity and financial return threshold anticipated
by the project. Please note that this information will be kept confidential.
3. Identification of any projects /financing that the team collectivity or individually has
defaulted on.
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The Financial Capacity information should be submitted directly to the City Attorney. To
the extent legally possible, this information will be kept confidential.
Conceptual Financing Approach
Provide a description of how your team typically structures financing for projects of this
type.
G. Development Schedule
Include a conceptual development schedule which includes key dates for actions such as
preparation of the site development plan and accompanying documentation,
community outreach, Disposition and Development Agreement negotiation period,
entitlements, financing, and start and completion of construction.
SUBMISSION PROCEDURES
In order to be considered responsive to this RFQ, developer- design teams shall submit six (6)
copies of the following information in bound document form and an electronic version (in Word
Document or PDF) of the entire response on CD.
Ms. Sandra D. Gottlieb
Assistant Director
Community Development Agency
20 Civic Center Plaza, M -25
Sixth Floor
Santa Ana, CA 92701
Please send any proprietary financial information you wish to remain confidential under
separate cover to:
Ms. Lisa Storck
Assistant City Attorney
20 Civic Center Plaza, M -29
Seventh Floor
Santa Ana, CA 92701
Faxed submittals WILL NOT be accepted. Components of the RFQ response package received
after the date and time specified in this RFQ will be rejected by the City as non - responsive.
Questions regarding this RFQ or the submission requirements of the RFQ should be submitted
in writing by regular mail, e-mail or fax to:
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Ms. Gabriela P. Lomeli
Redevelopment Project Manager 1
20 Civic Center Plaza, M -25
Santa Ana, CA 92701
Fax: (714) 647 -6549
Email: RFQDowntownDevelopment @santa- ana.ore
SELECTION PROCESS
The City will create a selection committee, which will review and analyze responses, contact
references, and complete interviews as necessary. The "Selection Criteria" identified in the
following section of this RFQ will be used to determine which respondents will be invited to
participate in a Request for Proposals (RFP). Following City Council approval of a preferred
Development Team, through the RFP process, the parties are expected to enter into an
exclusive negotiating agreement during which time a detailed development program will be
developed and business terms will be negotiated.
SELECTION CRITERIA
The following criteria shall be used in analyzing all submissions and in recommending them for
further consideration.
1. The Team's qualifications and experience in successfully completing comparable
developments.
2. The Developer's current financial capacity.
3. Demonstrated understanding of and ability to comply with the Project Objectives and
Submission Requirements as stated in this RFQ.
TENTATIVE TIMELINE
The following is a conceptual timeline for the RFQ/P process:
August 6, 2013 Issuance of RFQ
August 19, 2013 Bidders Conference
September 9, 2013 Submission deadline by 4:00 p.m.
September 23 -26, 2013 Anticipated interviews for top qualified developers
September — October 2013 Review of submittals staff /Committee /City Council
1511'age
191 -23
November 4, 2013 Issuance of the Request for Proposals (RFP) to the short list
of qualified developers
TBD Deadline for RFP submittals
TBD Developer presentations of their proposals.
TBD Review and selection of the preferred developer
TBD Start exclusive negotiation period
Note: All dates subject to change.
DISCLAIMERS
All facts and opinions stated in this RFQ are based on available information and are believed to
be accurate. However, no representation or warranty is made with respect thereto.
The selected developer will be required to comply with all applicable laws, including labor laws
as codified in Labor Code Section 1720.
Those submitting responses to this RFQ assume all financial costs and risks associated with the
submission. No reimbursement or remuneration will be made by the City to cover the costs of
any submittal, whether or not such submittal is selected or utilized.
The City reserves the right to reject any or all submittals at its sole and absolute discretion and
accepts no responsibility for any financial loss by such action.
Any agreements which may be entered into between the developer(s) and the City, including,
but not limited to, an Exclusive Negotiation Agreement and /or Disposition and Development
Agreement, are subject to approval by the City Council.
The City reserves the right to waive irregularities or informalities in any submittal in the
exercise of its sole and absolute discretion.
The City of Santa Ana is an affirmative action, equal opportunity employer. It encourages
minority and women owned firms to respond to this and all other solicitations.
EXHIBITS
ExhibitA — AerialMap
Exhibit B — Project Summary Form
Exhibit C— Historic Photos
161Pa,e
191 -24
Exhibits
171 P a
191 -25
Exhibit A
191 -26
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Project Summary Form
To be completed for each comparable Project cited In the proposal as relevant experience
Nance ol'Responding Company Date
ProkatNatmtr
Location
Development dates (omstctwtion start) First Opening
ProjectDeacrlption
Number of phases/ description of uses In eee'I plate
What was the proposer's role in projcet7
Did the dovelapnenl team include other members?
Ifso, name Role
Describe unique challenges Vill Development (Pleas, Ohara detailed'anforrnathn separately as necdod.)
Total DevelopmentScope and Sizes:
Ste Area Total development size (if. ft.)
Retail (sq. ft.) _ Service (sq, R)
DI{tce (sq. fQ Other (sq. ft.) -
Restaurant (sq. ft.)
Hotel ($ ofmonw /franchise)
Ads/ Culhaal uses (describe)
Entertainment twos (describe)
Anchm' towards (retail, effete, eno): (Ist) _
Other land twes (in scribo)
Parking (N OF Spac carrype of Structure)
W'tasa'nclme Irnprovem,nrs (describe)
Public Partletpation 1n: (Pleasa attach detailed htformntlon separately as needed.)
Public Assistance Lard Writedown Grand Loan
Fee Waiver Tax Waiver Expedited Processing
Special Mftiaomenls
InvolvementofPublk A&Tnciet and theirSp,clfc Roles:
Describe community outreach and pamcipalion prooessoe:
timeW'.ine allated topublic processes slidentilletmnts:
Ftmditgl and Cos hit (Please attach detailed ]nfanuntion separately as needed.)
Land acquisition cost _ Projeat conialiction costs
Amouml of Ocbt Financing Fill ly CtOnhibution
Local, State, and/orFederal Fundingsources
Threshold Return on Tmalinvestment Acmal Return ou Tetat hrvestment
Attach information on any local, state and/or federal funding sugroes used to fund the project costs. li,andc contact hrfoenatirm for de
lender unit equity providers fur the project.
Exhibit B
191 -27
ChmeroMP:
Name oforiginal Owner Origmx Iownership percentage of respatdent
Current awoer (if &Tferon0 Current om rshp porcomsgo of rospocdent
Pdvale Pvtles
Pmm* Manegelvat
Construction lender
Pommunt lender
Lea %SOM/Faiorat fun&g source
Other
Other
Other
Other
Other
Public Sector Portion
Function or relationnh'r Nnmo Tice Plxwo
Exhibit B
191 -28
Original Courtyard /Atrium
Front Elevation
Exhibit C
191 -29
I
y 54' S2a %.YI IPI"1p X
w MI
191 -32
EXHIBIT 3
9
pinti
Mark Ruff, Acquisition Director
Contact
1 1 PACIFIC CAPITAL Sam Nam
2 A/E Consultants Information Network April Hawkins
3 ABCO Realty &Investments Abdul Mozayem
4 Abode Communities Robin Hughes, President & CEO
5 Affirmed Housing Jeff Edgren
6 Affirmed Housing Group Yvonne DeCarlo
7-Affordable Housing Development Corp Austin Herzog
9 AMCAL Housing Mark Ruff, Acquisition Director
10 Amcal Multi- Housing Inc. Mario Turner
11 American Communities Mark Walther
12 Anchor Point Development Miguel Vasquez
13 ANR Indus- ndustries, Inc. _ Agustin Rodriguez
14 Archstone Jeff Sofferman, Sr. VP
15 Armstrong Butcher Properies LLC L. Butcher
16 Barry A. Cottle, Real Estate Dev. & Inv. Barry Cottle
17 Beazer Homes USA Inc. Jerry Gates
18 Bill Burk Bill Burk
19 Bisno Development Co, Robert Bisno
20 Bonanni Development Ed Bonanni
21 Bosa Development Eric Martin
22 Brandyw.ne Development Corp. James Barisic
23 BRIDGE HOUSING Philip B. Williams
24 Bridge Urban Infill Land Development Lydia Tan
25 Brookfield Homes - Southland Business Group Nicole Burdette, Land Acquisition Manager
26 Bryson, LLC Brent Neben
27 C & C Development Barry Cottle, Principal
28 iCalifornia Pacific Homes Inc. Cary Bren
29 California Property Specialists, Inc Cindy Gomez
30 Capital Pacific Holdings Inc. Hadi Makarechian
31 Caribou Industries Mike Harrah
32 Centex Homes Richard Douglass
33 Champion Development Ronald Stockdale
34 Chapman University Tom Wilson
35 Chelsea Investment Corporation James J. Schmid
36 Chris Taylor Chris Taylor
37 Christopher Homes Inc. Christopher Gibbs
38 Church of Scientology_ Donald Krotee, AIA
39 CIM Group Shaul Kuba
40 Citation Homes Scott Allen
41 City Ventures Mark Buckland
42 CIVIC CENTER BARRIO HOUSING CORP Helen Brown
43 Coldwell Banker Real Estate Winston Covington
44 Collins Commercial Rudy Licerio
45 Contractors General Services, Inc. Dan Kalili
46 County of Orange OC Archives Jean 0. Pasco
47 Creative Housing Associates Michael Dieden, Principal
48 CWI Development Kevin Weeda
49 D.R. Horton Inc. Steve Firzpatrick
50 DEVELOPMENT COMMUNITY PARTNERSHIP Seimone Jurjis
51 Development, Planning & Financial Group John Foreman
52 Downtown Inc. Ryan Chase
53 Downtown Restaurant Association Jeff Hall
54 Dynamic Builders, Inc. Ken Jackson
55 Fairfield Residential LLC Deborah Ruane
56 Far West Industries Albert Lissoy
191 -33
EXHIBIT 3
57 FBA Engineering Angela Belew
58 Ferrini Corporation Jonathan Ferrini
59 Fieldstone Communities Inc. avi Greminger, PresidentdDavid-d-
60 Fiesta Marketplace Partners Ltd. Iry Chase /Ryan Chase
61 Fiesta Riviera Ent. Norman Shanahan
62 Ga i Development
11
Frank Gangi
63 GDC Jack M. D elo
64 Gensler Architecture, Design &Planning Darla Callahan
65 Gilmore Associates Tom Gilmore
66 GKK Cam. Praful Kulkami
67 Grand Central Art Center John Spialk
68 Greubel Company Jerry Greubel
69 iGreystone Homes, Inc. Ana Woods
70 GRIFFIN INDUSTRIES John Terand-o
71 Gnffin RealtYCorp. RogerTorriero
72 Habitat for Human> of Crange County Mark Korando
73 Haunted History Walking Tours Ernie Alonzo
74 Hawkeye Development Corp Eric Johnston
75 44earthside Homes Inc. Raymond Pacini
76 HelpingFamiliesToday Stacey Araceli
77 Henry Nicholas Foundation / Broadcom Bob Magnuson/Tony Guand
78 Heritage Community Housing, Inc. Cesar Delgado
79 Heritage Housing Partners Charles Loveman
80 Highridge Costa Housing Partners Tara Barauskas
81 Homeless Christian Fellowship of Santa Ana Armando Felix Cardenas
82 HQT Homes Donovan Huennekens
83 IHP Capital Partners Greg Fink
84 Integral Communities_
anica
Douglas Stowell
85 r Institute Kamron Jabbari
86 Irvine Housing Opportunities Patricia Whitaker
87 J.F. Shea Co. Bob Yoder
88 Jamboree Housing With Heart Inc. Laura Archuleta, President
89 Jason's Catering Jason Kordes
90 John Laing Homes
91 K. Hovnanian Companies of California Inc. Nicholas Pappas
92 KB Homes Coastal Inc. Judy Woolen
93 KDF Communities, LLC Mark E Hyatt, Principal, Managing Member
94 Keller CMS, Inc. Bill Marsh
95 Kevin Cabrera Kevin Cabrera
96 Kishimoto Architects, Inc Kaz lshimoto
97 LDA Daniel Singh /Phil Reyes
98 Lennar Homes California Inc. Jonathan Jaffe
99 Lincoln Property Company David Pinto
100 Los Angeles Community Design Center Lisa Luboff
101 Los Angeles Housing Partnership, Inc. Hugh Martinez
102 Magis Realty Brian Hendricks
103 Marcus & Millichap Real Estate Sean Mills
104 Mayans Development Stephen Romero
105 MBK Homes Ltd. Timothy Kane
106 McCormack Baron Salazar Tony M. Salazar
107 Mercy House Lawrence G. Haynes, Jr.
108 Meta Housing Corp Sean Clark
109 Mike Rovner Construction Sterling Lund
110 Mod Habitat Mike Embry
111 Mogavero Notestine Associates Russell Rocker
112 MVE & Partners Ernie Vasquez/Fernando Niebla
191 -34
EXHIBIT 3
113'National Community Renaissance John Seymour
1 14 Neighborhood Housing Services Glenn Hayes
115'NRI, Inc. Robert E. Hardwick
116'OC Youth Commission Mike Hoover /Rosie Avila
1 if NEAL DEVELOPMENT Andre O'Neal Sr.
118 Opus West Corp Paul Marshall
119' Orange County Community Housing CorporationO Allen P Baldwin
12D, County High School of the Arts Ralph Opacic
121 Orange County Hispanic Chamber of Commerce Reuben Franco
122LLOra e HousingDevelop ment Corporation Eunice Bobert, Chief Executive Officer
123 PALM DESERT DEVELOPMENT COMPANY Corrlyn McGivern
124 Pardee Homes
U5 Paul Hill
126 PAYNE DEVELOPMENT, LLC Ned Heiman
127 PMC Internal Service Provider Ashley Grey
128 Portrait Homes, lnc Avi Shah
129 Pulte Home Corp. Igor Noriega
130 Quest Home Preservation Kevin Merrett
131 Rainbow Building & Development Ray Fernandez
132 RC Hobbs Company Roger C. Hobbs
1eal33R Estate Development James R. Griset
134 Real Estate Development Rentals & Investment Bryan Klawitter
135 Real Property Finance & bey. Company Gregory Bright
136'Regent Properties Bill Korek
137 Regis Homes Bill Albert
138 Related Companies of CA Bill Witte
139 Rennaissance Community Fund Larry Kosmont
140 ReyLenn Properties LLC David Todd
141 Richmond American Homes Liesel Cooper
142 Rider Levett Bucknall Ltd Andrew Field
143,RRM Design Group Annie Wesseis, Proposal Coordinator
144 RSI MCFADDEN, LLC Ron Simon
145 RTC Mortgage Corp. Ana Maria Silberman
146 SA Historical Preservation Society Ben Grabiel
147 Santa Ana Business Council Sara Escalante
148 SEALI DEVELOPMENT Alex Barroso
149 Serrano Development Group, Inc. Marcus Long or Jason Tolleson
150 Siertina Development, LLC J. Fernando Niebla
151 Simpson Housing Solutions, LLC Pete Harispuru
152 Singleton Urquhart LLP Mark Stacey
153' South Santa Ana Merchants Association Sharon Barlow
154 Southland Companies Michael Keele
155 Squier Properties Gary Squier
156 St Joseph's Chris Leo
157 Standard Pacific Corp. Kenneth Campbell III
158 Standard Pacific Corp. Kenneth Campbell Ill
159 Steve Brahs
160 Stockstill Communities Mike Stockstill
161 Stratus Development David S. Wood, Principal
162 Taller San Jose Shawna E. Smith
163 Taylor Morrison Inc. Mike Forsum
164'Telacu Alex Hernandez
165'Terravest Inc. Tim Mulrenan
166 The Betty Hill Historical Foundation Sheila Warner
167 The Black Chamber of Commerce Bobby McDonald
168 The California Endowment Virginia Mosqueda
191 -35
EXHIBIT
16—mt- I Contact
169 The Chamber of Commerce David Elliot
170'The Claremont Club Alpert, F res Mike Ailpe ideritICED0_
i7i -'T1he-GIo-baI'P'remier Development, Inc. Darren Berberian
172 'The Olson Co. Ste hen Olson
yinTheaqse Group LLC Darrell Stamps MPA - Managing Parinre-
174 'The Related Companies of California Witt - e
175-- The -V-ietnamese American Chamber of Commercebe NguyenTamguyen
I
1Y611-
Themarminqton Group Timothy Hogan
177 Tierra West Advisors Mike Garcia
liffoll-Brothers Inc. Jim Boyd
179 Trademark Development Company
160 '
ban Akins
Urban Habitat James E. Thompson_
Urban Housing Communities John Bigley181
1192 Urban Studios John Kaliski
183 Urban West David DiR-ienzo
164 Urban West Strategies and Stellaturn, Inc. David - - DiRienzo / Kai Hansen
fK'Urbanus, LLC R. Matthew Shannon
166 vetrans First Deane Tate
187 Voit Gil Marrero
1 88 Waf po n evelopment Cos. er i te D Garrett Calacci
1,69 Western Community Housing, Inc. Scott Gayner
190 William Lyon Homes Inc. William Lyon
191 \(Villiam_Sparey Burk, Inc. William Bu - rk
Ilk Windstar Communities LLC Eric Heffner
193 Woodbridge Homes Todd Cunningham
1 - 94 YMCA of Orange County Michael Batiato
195 WalterCha
191-36