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HomeMy WebLinkAboutREDEVELOPMENT AGENCY - 1987-04-15 i 4 CITY OF 1HUNTINiGTON BEACH DH 97-5 ADMINISTRATIVE COMMUNICATION HLSII%f 10%11 KII r To Department Heads From Charles A . T r s C' ' City ndm estra Subject Date / MAIN-PIER RFP April 1 S, 1987 1 have attached a copy of tht_ Request for Proposals foi the: Downtown Core Project, within the Main-Pier Rcde.velopment Project Area. This document has recently been list►lbuted to an extensive list of developers and other individuals interested in our downtown redevzlopment efforts. Yau will note from the selection process and schedul.- that a developer's pre-suhmitta; meeting, has been scheduled for Friday, Ap; ! 24, 1987, at 10:00 A.M., In the City council Chamiers. The purpose of this meeting Is to provide a brie;!ing forum :or developers ise!erested in the prnject, anticipating that there will be a number of varied questions regarding the city and our downtown redevelopment efforts, your attendance at this briefing session, which should last appioximatcly Y hours, is ierquested. If you have any question3 regarding this document and the selection process, please feel frae to contact either Doug La Belle or myself at your convenience. I- CW T:lp A ttactimcnt i i 3 06h '`r r- City of Huntington Beach 2000 MAIN STREET CALIFORNIA 92648 OF ICF OF TIM CITY ADMINISTRATOR April 8, 1987 Dear Developer: The Huntington Qeach Redevelopment Agency is pleased to present a prime, visitor- � serving, mixed use sate, of approximately 100 gross acres, for your consideration. Tile project, (Downtown Core project), is strategically located within the Southern California region in a prime, visitor-serving, recreation orlented-location lit iluntington Beach. l i The Agency intends to select a developer with whore to enter Into an Exclusive night to Negotiate for the purpose of implementing a major downtown redevelopment effort. The I final developer selected will be expected to work with property owners, the community, and the Redevelopment Agency in co.npleting a final Implementation program for the project and Individual sites within the prajec% j I : The project, as envisioned at ultimate build out, would provide for over one million square feet of commercial/office developr. .:nt 770 residential dwelling units, 600 hotel rooms, ' and related parking and site Improvements. Ultimate project value Is projected In the $400 million range. Please Notet Tile developer, or development entity formed for the purpose of submitting a proposal, must have a combined net worth of 30% of the net value of the ultimate project's tota! and/or a net worth of 15% nf the proiect's net value excluding real estate and non-traded stock. In addition, the developer must have sufficient liquid tissets to underta! a the necessary pre-•development activities. S►A,stantlal development experience, as Identified In the Developer Experience section of tl,e proposal docur.,ent, :lust also be shown. T;te information submitted will be verIf Ind to the Agency's satisfaction to determine a developer's qualifications and experience to S complete a project of the :cope and magnitude of the Downtown Core project. i Dispositen and Development Agreements currently exist for two projects within the downtown core. area as Identified on the project site map inclprded within the proposal docurren!, Thr s^ pro)acts are the Maln-Pier Phase 1 project (hate:/c.smmerclal and Plerside Village), and the Beachiront Construction Company project (residential). Developer submittals will be required to recognize these agreements. During the proposa! process, the Agency and statf will pursue to a conclusion any valld exc.a,sive negotiation agreements previously approved by the Agency. l To assist prospective developers In completing proposaa submittals, a pre-subinittai 1 meeting has bzen scheduled for: ? 10:00 A.M. FRIDAY, APRiL 24, 1987 HUNTiNGTON BEACH CITY HALL CITY COUNCIL CHAMBERS (LOWER LEVEL) Telephone (91•1) :.16-5202 I i a i j Developer Solicitation j April 8, 1987 Pago Two i Huntington Beach Agency staff representatives wM be present at that time to answer questions regarding the Proposal process. Written questions at the pre-submittal meeting would be appreciated. Should furtlier questions arise following this meeting.;, staff will be available and prepared to answer any questions prior to the formal Proposal submittal date of JUNE ?, 1987. To supplement the material contained within the proposal document, appendices to this document -3re available upon request as follows: The Draft ,Main-Pier Redevelopment Master Plan for the Main-Pier Redevelopment Project Area; and Agency Resclutiun 1119 - A resolution of the Rudevelc- ment Agency of the City of Huntington Beach approving a master plan to contr,)l the intensity of future development within a portion of the plain-Pier Redevelopment Project Area; and - The Downtown Specific Piaui of development (zoning ordinance); and - Downtown Design Guidelines. Each Request for Cuallilcations submittal must b% delivered to and received by no later than 1:00 PX . Friday, June 3, 19879 at my office. Supplementary material and revisions will be accepted until this final date. the Rede►►ciopment Agency reservt.s the right to reject any or all proposals and to waive any I:reg;ult rlties In any proposal. We would hope that In your consideration of this proposal ducument, You would concur with us in our belief In the value and importance of this site from a regional visitor- servir.,. standpoint, and would choose tc, submit a proposal for our consideration. s'p sincerely appreciate your interest and anticipate your submittal. Sincer ,r- es W. rho son" , City Administrator/Executive- Director Huntington Beach Redevelopment Agency CWT:lp Attstchments xc: Douglas N. La Belle, Depaty City Administrator •ti..-.w .,.Y`r-a.wYY►.r-..-. .. .. _`._.�..•...�... .•..�_....�r...�..�.-i r.,. .. .. ..v.. .� . .�--� .. ........... ..� .. _ .. .�w�.....r.wr.. - + i i. I ♦ 1 HUNTINGTON BEACH • y PROPOSALS J- Y r . + • O 11UNTINGTON BEACII REDEVELOPMENT AGENCY • r ' a N } ' l• • 1 1 � Y r • M1 R • HUNTINGTON ©EACH CITY COUNCIL AND HUNTINGTON BEACH REDEVELOPMENT AGENCY April 81 I987 CITY COUNCIL AND AGENCY MEMBERS JACK KELLY Ma-or/Chairman JOHN ERSKINE PETER GREEN Mayor Pro Tem;Vlce Chairman Councilman/Member WES BANNISTER TOM MAYS Councilman/Mcmuer Counmilman/Member RUTH FINLEY GRACE WINCHFLL Councilwoman/Memhe: Councilwoman/Member CHARLES W. THOMPSON, City Administrator/Executive Director • " .1 1 i h a TABLE OF CONTENTS Request for Proposals Main Pier Redevelopment Project Area Downtown Core Project Item Page BACKr,ROUND (The City) I Regional Map 3 The Project - Downtown Core 4 Project Site/A1ap 6 THE INVITATION 7 PROPOSAL CONTENT 9 Developer Experience 12 Developer's Statement of Qualifications and Financial Responsibility I� SELECTION PROCEDURE 17 SELECTION PROCESS AND SCHEDULE 18 OFFER TO NEGOTIATE F.XCLUSIVI:LY 19 APPENDICES (Available Upon Request to Developers) .. Downtown Specific Plan - Downtown Design Guidelines - Main Pier Redevelopment Master Plan - 301 i i i tl i r'�n.r .. .. .,,�7�.'� •_•_. '.: i i.C'. 1. ..— :.�.. _ ..':•+u..,. ...,....... i... .-o... ..,y.....,...... ._....�_� _..�•�-.�.•awvrs r.:••yx+h l'd ..'�'.. ....."n aw•+' l BACKGROUND The City Huntington Reach is located in the southwestern portion of Orange County. it is adjacent to Westminster acid Fountain Valley to the north, Costa Mesa to the cast, the Pacific Ocean to the south and Sunset [leach to the west. Huntington peach Is situated approximately 28 miles southeast of Los Angeles and 90 miles port'-west of San riego. As of January 1, 1996, the City has a population of 184,280. This represents an 8.3% Increase from the 1980 census figure (170,127) aid a phenomenal 1304% Increase since 1960 (11,492). Incorporated as a charter City In 1909, Huntington beach Is governed by a seven member council/administrator form of government. Huntington Beach's General Plan was adopted in December 1976. it ernbraces Moe elements, including land use, open space and conservation, safety, noise, recreation, circulation, housing, cnastal and community facilities. Both law enforcement and fire protection are fully provided through the City of Huntington beach. Refuse collection is contracted through a private firm and streets and parks are maintained by City crews and equipment. Fine educationa; facilities are provided to City residents by way of five school districts; ifuntingten :leach Elementary, Huntington Beach Unimi High, Ocean View Elementary, Fountain Valley Elementary and Westminster Elementary. These districts provide 43 elementary schools and five high schools with a combined :stimated average daily attendance of 45,777. Higher learning is available at Golden W;st Community College, which is !netted within the City boundaries, California State University-Long Beach, California State University-Fullerton, and University of California-Irvine. Also serving Huntington Beach's educational needs are three private schools. Shoppin" Is available to residents through 31 neignborhood shopping centers and a -egional enclosed mall renter (Huntington Center). Huntington Beach's accessibility is made easy vlu an extensive transportation network. Ra'i facilities within the City arc provided by ?he Southern Pacific Railroad Company and ?, the ,)earest Amtrak slat'!= is located IQ miles away. Bus services are provided by the ! Orange County Transit District (OCTD) with linkages to the Los Angeles ,Metropolitan i area. Important to Huntington Beach's transportation system are three major highways; the San Diego Freeway (403), Pacific Coast Highway (1) and Beach Boulevard (39). Most major trucking lines serving Los Angeles and Grange County service Huntington Beach, Air passenger and air freight service ks available through several airports; John Wayne Airport, Long Beach Airport and Los Angeles international Airport. AIQo located within the City !s Meadowlark Airport which is used primarily for private planes. i Huntington Beach's water supply is provided by the Huntington Beach Water Department, Sewer services are provided by the Orange County Sanitation DIstrict. Naviral gas services are provided through the Southern California Gas Company and electricity is provided by the Southern California E&son Company. Telephone facilities are provided through General and Pacific Telephone companies. i -- 1� i Accordwi; !.o the Annual Planning Information Report for 1985 published by the Employment Development Department', nonagricultural wage and salary employment In Orange County grew by 9% In 1984 to 953,000 for a net growth of 78,300 In the number of jobs. A well diversified manufacturing base provided 24% of the wage and salary jobs ( u►ith dependence on aerospace contracts greatly decreased from the level of the 4 late 60's. Trade accounted fur 25% of the wage and salary jobs in Orange County, tile.• service industry 24%, government 11% and all other non-farm Industries, 17%. The ' agricultural workln,- force totaJe:d 8,700 in 1984 representing less than one percent of all jobs in the county. Unemployment in Orange County averaged 4.3% in 1984. The rate for Orange County .eenalned the lowest in Southern California and was well below the 7.8% figure recorded for the State and 7.3 percent for thi• nstion. Major employers In the City Include McDonnell-Douglas, the department stores In Huntington Center, Golden West College, Signal 011, Norris Industries, hospitals, Borg-Warner, Cambro Mfg. Co., schools and utility companies. Huntington Beach has 1,762 acres zoned for planned Industry of which approximately 60 acres is currently vacant. New housing costs range from a low of $90,000 to a high of $600,000. Excellent health facilities .tnd services are available In Huntington Beach. Located within the City are two hospitals with a combined total of 231 beds. Th-re are 193 doctors, 1 18 dentists, IS chiropractors, 24 optometrists, 40 medical and dental laboratories and several convalescent facllities. Recreation is abundant in Huntington Peach. Residents have access to 8.3 miles of beach, SS public parks, three golf courses, 72 tennis courts, a marina and many private clubs. Nearby are sLch facilities as Disneyland, Knott's Berry farm, the Queen Mary and the Spruce Goose, Anaheim Stadium, and the Los Alarnites Race Track. 11untington Beach has a modern Central Library which was dedicated in April 1975. It encompasses 74,000 square feet sited on a knoll overlooking the north lake of the Central Park. The facility houses an extensive collection of books, magazines, cassettes, and other Information materials. Also, the various churches within the City represent a broad range of religious denominations. Huntinj;:on Beach Is a well balanced community with an excellent location with easy access to freeways and airports, clean air, extensive recreat;on iacilities and programs, beautiful beaches, progressive local government, numerous retail shopping centers, and a wide variety of employment opportuidtles. Citizens actively :ontribute their time and erergy generously to maintain and enhance the outstanding living envlrcnment of Huntington Beach. -2- r 1 11FC10NAL INIA11 I I 6llr0al[ 101 ! 1!I AIAOIMa ! BID- I'll,ISO 10 M�lf w//f ROVINA •OrrOMA to 00 /AMIA LOS MDNICA ANGELES i.» DOWA[f 110 ..a�a[oo. �/1"ATI NIL 1 /01 + C40AGM/ 10AAA441C[ ��tM ANIMISM LONG OIaA01M OADf1 6[ACH 21 favot f J J� ti 1/ ri-w 1 1 ` A 1100 f 5.� t Fir r.l'. .tom 1, '•' d � � �: 3� I.:;�i ■.e��raasiiiwr:wrr�irr.+�lariiu��r- 1'i�ri�y � 1 f l THE PR03ECT- DOWNTOWN CORE The Project Area The Project Arez is tire• core partions of the ,lain-Pier Redevelopment Project Area. The Development Area Is comprised of approximately 100 gross acres of land generally boui;ded by Min Street, Palm Avenue, Lake Street, and Pacific Cc.ast Highway. The property adjacent to the beach front and the recently approved Pierside Village specialty retail project, in the heart of the city's downtown area. The site Is adjacent to Pacific Coast Highway (1) and is approximately 3 miles south of the San DIego Freeway (405). The Huntington Beach downtown area has direct access to the San Diego Freeway, with major on and off ramps ,t both Beach Boule-4ard and Goldenwest. The location Is strategic with respec? to the Southern California transportation network, with easy access to the major enmmerclal, Industrial, and transportation centers. In Orange County. Downtown Los Angeles, Los Angeles It 'Arnational Alrpor!, Long Bea&, Airport, John Wayne Airport in Orange County, and the he...: of industrial Southern California, Including the Irvine area, are all within 43 minutes driving time from the project area. The site has mrre_ than 1500 feet of froi,tage along Pacific Coast Hig. way. A panoramic viewscape from the area extends one's view along the coast to Catalina island. Surrounding land uses are predominantly one and two stories and as a result the ultimate dcveiopinent of the site will provide d p.oininent vlewscape from many miles In all directions. Thus, both giiantitatiotly and qualitatively, the site has a very high visibility in terms of location and will support and sustain premium quality development. Clty/Agency investments The Redevelopment Agency will be investing substantial resources to complete the construction of the foliowing public improvements In the project area. 1. Full street Improvements r.;ck:g 6th Street, Orange Avenue, Lake Street and Walnut Avenue, including raised lbaiascaped median Glands that will serve to facilitate the channelizatfon of expected traffic and to enhance the appearance of the property and surrounding area. 2. New traffic signals at key locations to serve ;he ultimate traffic dernands of the project. Existing traffic signals will be upgraded to provide maximum efficiency In traffic circulation throughout the area. 3. A landscaped parkway along the entire arterial fi-antages of the ;Jroperty. The unique design and appearance of this and other landscaped treatments will clearly Identify the project area and will ultimately carry through onto private property. 4. To further enhance the appearance of ;he area, the existing overhead utility lines will be removed and placed underground. in addittan, all water and sewer facilities will upgraded. -4- . 4 3. The future owners in the project area can be assured that the existing surface streets will handle all v,,hicular and pedestrian traffic which may be generated from the new development, since an extensive study has been completed to determine traffic projects. The results of this study are Incorporated Into the design of the street Improvements In the downtown area, thus assurIng all necessary rights-of-way will be dedicated at the time of development to meet ultimate tFaffic demands. 6. Parking structures totaling up to 2,200 spaces, at key locations within the care area + are •oposed to Lie developed in conjunction with new commercial and office projects. i. The maintenance of all new and existing public Imp, -)vements will be the responsibility of the city of Huntington ©each. in order to provide necessary continuity within the hardscape and landscape areas of the project area, a uniform maintenance program will be established. The Investments as outlined above, will serve ►o enhance the economics of the Downtown Corp project and should be considered as a Clty/Agency Investment in the preparation of project economic pro formal. Agency Commitments The Redevelopment .Agency Is prepared to facilitate the implementation of the downtown core project area through the following actions: 1. Provide for the coordination of property owner participation discussions as appropriate to facilitate project Implementation efforts. 2. Continett• with the acquisition of land within the project area subject to the availability of Agency funds. 3. pursue all actions necessary to assemble land as required and needed for specific site development. These actions will be subject to the provison of acquisition funds by developer. 4. Provide tenant and business relocation advisory assistance as required by law and Agency policy guidelines. S. Assist In project and specific site development efforts by providing economic assistance as appropriate. -S- r t IN PROJECT/SITE MAP `�•�� �(i-(• C $carte Fnm1 Prutxr;J �• ,,,ice .� ,, '' ,..' jjp�`, 'tom r• r1' .1J 1�' ad S ` �f ~f a � ,`t ; e>, sr:11Tlr>OF EXISTING D1.311101'1 PIT a111:S t� � �a � ,r iTI���sa � �r!� ,�'��: ,��,�' , . .I.ua•n Squaw �� a ,�' �!�� I'nrl,u.ed Ink, rr.•eondominium/rrlail remunr•rrtal project. Ali rsclu,rrr neguliaUim a a rrrrucnt traw rntrrrtl inln on April 9, 1981. r � . `tP. .��w , s >. .':,.� TM,site IMIN lop available fur elmdalirr 8nlimill.'Ih1. lam' To quart SummerlildDr%clupmenr � �� �••- `� d � ., � Jlaitt!'ire!'leas.•1! j ' i ,,. 41 '�c► " ' � ��"t !'nquesrei nor aparau,ata or eundomioiurns/ AJ1..«�.# �. rl-lail rouunrn•ial prujl-ct. lacle.sia•r nrt:uliat�un � ; agrre-mvit eolrrrd info March 2.1, M16. This rite r..ay hr availalele for drvelt.-wr Muhrnrtt•ds. ' V► ��• Main Pier Phase 1 ] --- 1'irr Sidc Village project lnrludinl;i ti,1'90 rvl.ft. r •' of specialty wlail connncrcial approved 12/10/00. Iluldhe rail purtiuu currently In pre-planning stage.Anumded dispo•itinn and dcvrlopment 2 u j I - •� agrerment m-rutrd 10/20/06.The lLntrl/rrlail 1 porliun of Ihr -ile may hr as-ailable suhjl-ct to ..•. w-r.r rr�.wr.w.w• w•w rA r1•ra�r-w•1-� • �� • -"• ••• �i1! • • •i • • c till-r.listingagreement. r � i'!= Snmrrerhill�)r►rlupmrnt Alaln!fa II Will Fier I A M unit alrattmen;project approved 12!22/11(r. :..: e.. ........7:. - - , Owner patticilwlinn agreement Approved 12/.r-2/0- ,yq+vvcR�► rsw _ ��' This site may Ire mailahle for dre,•rluper Aubmil(als. 11l-ach Frunll'ruprrtv mmr Proposed 64 unit apartment project rrttitlenernts anticipated ley May 19117. Disposition and Develop- ment aFrernient ewull-d D.-Cemhrr 15, 1986.This Air is not available for dcvcloper re•hmtitals. ALL OTIIE.1 AREAS NOT OF.EIGNATta)511ALL DE INCLUDED IN THE PROI.OSAL. I ' t um%-"nEAOl MrINITA PLAN -6- i THE INVITATION The Invitation The Huntington Beach Redevelopment Agency Is pleased to announce that It Is :mmcdiately seeking a single developer with the c:nabilIty to formulate and Implement a comprehensive program for a major portion of tine Agency's Alain-Pier Reaevelopmr_nt Project Area. The selection process will include an initial evaluation of tiie developers qualifications and financial capability to implement a project of the scope and magnitude of the Downtown Core project as identified In tine background section of this document. Proposal submittals must Include a comprehenAve critique analysis of the Agency's preliminary master plan for the Downtown Core project. Additionally, an Implementation program including the phasing and timing of the development of Individual sites within the project must be submitted based upon the developers critique analysis of the master flan. Finally, the Initiai three (3) specific development projects proposed In the developers implementation program must be analyzed in detail as outlined in the proposal content portion of this document. PLEASE NOTE: The selection procedure that will be utilized by the Agency for the ' process i3 outl ned iir detail on page 17 of this document. Disposirlon and Development Agreements currently exist for two projects within the downtown cure area as Identified on the project sire reap on page 6 Included within the Proposal document. These projects are the Main-Pier Phase I project (hotel/cornmerclal and Plzrside Village) and the Beachfront Construction Company project (residential). Developer submittals will be required to recognize these agreeme?ntv. During the Proposal process, the. Agency and staff intend to pursue to a conclusion any valid exclusive negotiation agreements previously approved by the Agency. The status of existing development sites within the downtown core project Is: Town Square: Proposed mixed use condom Iniurr,/retail commercial project, The project proposes 300 residential units and 23,000 sq.ft. of retail commercial to be developed In two phases. An Exclusive Negotiation Agreement was ente•ed Into on April 9, 198110 however, the project developer is presently re-aninlyxing tiro project and this site may be available for alternative development proposals by a new developer. Alain-Pier Phase if: t Proposed mixed use apartment or condominium/retail romrneetclial project. The project proppses M residential units and 120,000 sq.ft. of specialty retail along with public plazas and i :,rking. An Exclusivc Negotiation Agreement was entered Into March 24, 19869 however, the existing project developer partnership is being disolved and this site may be available: for alternative development proposals by a new develops. -7- I ti ,11.tin-E'icr k'iti;e f: Prop,cised two-phuse developnmmnt feat:-ring the I'Ierside Village prefect, including 87,500 stiAt. of :.pecialty retail commercial a;:hrcwed f.)ecember 10, 1986, and a hotel/retail portion currently in pre-planning stage;. 'file propost:tl hotel includes 280 rooms w*th retail adjacent, including, a theatre complex. Amended Disl,u5it:on and 7cvclopm:.,�t !Agreement executed December 10, 19S6. l'hc developer is presently neg;r.tianng with a number of hotel developers, financers, and operators, thercforr-, a new developer may be able to participate in the hotel/retail portion of the site su!tject to tit.-: existing 'n"reetuent. SummerhilI Project: Proposed 159-unit apartment project, approved December 22, 1986. 'Ihe project developer is presently re-evaluating; the approved project and this site roay be av�rilahlc lur alternative de.vvlopment proposals by it new developer. All other areas nrx, designated shall be included in the proposal. The Agency will select and enter into an exclusive r;g;ht to n..otiate tvith the bast qualified developer for the: project. 1'lle developer selected will be •-,xpected to work with existing; f.roperty owners, developers with whom the Agency has existing agreements, and the % ency to implement it unitisd development strategy for tree site. Each proposal to I)-! consid^red mus. be delivered t.) mid received nu later than 1:00 P.M. on Friday, June 5, 1987, at the office of the City Administrator, city of llunting;ton peach, 2000 'lain Street, Huntington Beach, California 92648. Supplenientary material and revisions will be accepted until the closing; date. The Redevelopment Agency will not pay or give. directly or indirectly, any real estate commission or brokerage fees. The Redevelopment Agency reserves the right to reject any or all proposals and to wake any Irregularities In any proposal. -S- f i PROPOSAL CONTENT 1. DEVEL011EiR(S) t:MINZ11INCE The: developer's pt'ev-'<)us relevant project experience- for a single project of this Aze Gncludin;; joint ventute partners); photographs, a brit-1 description of projec t: Uite, location, concept land uses, si7c, architeeturm features, design of offsite improvements, construction costs, role of de %'elopnrL'nt entity, etc). See page 12 for additional specific requirements. 2. DEVELOPER'S FINANCIAL QUALIFICATIONS A Statement of the de-veleper's qualifications and an audited financial statement must be :,ubmitted. Acceptable SUbmittaN should inchici r information as outlined in the Developers Statement of Qualifications and Financial responsibility (pages 13-16 ). Ten copies of QualiNcation forir.s are.: required. 3. ORGANIZATIONAL AND MAN:'.C%!MENI' AIII)ROACH Organizational and mamigement approach, and role of e.rch development partner and rna;or consultant in the implvrnen..:t;on of they development. Identification and role of key individuals in the development team, (architects, engineers, project manager, and others), who would lr_, involved in the impivinimt,rtion, incltiding their background experience. 4. PROJECT DEVELOPAIE:NT - DESCRIPTION AND PHYSICtU PLANNING, A written comprehensive critique analysis of the Agency's master plan shall be submitted. Based on tit(-. developer's analysis, an implementation prorram including phasing and timing for individual sites and the total project, shall be submitted. A project site plan will be required at 100 scale. Elevations wil! not be accepted or reviewed by the Agency. S. SPECIFIC .SITE DEVEI.OPMENT - DESCRIPTION AND PHYSICAL PLANNING A written analysis of the initial three (3) development projects site specific) as proposed by the developer shall be submitted. A site plan for cacti proposed development will be required at 40 scale. Elevations will not be accepted or reviewed by the Agency. G. OWNER PARTICIPATION The Huntington Beach Redevelopment Agency has adrpted owner particpation guidelines for the Alain-Pier Redevelopri;ertt Project Area. A written statement as to how the developer intends to approact c1mier participation in the project's implementation is required. 7. ECONOMIC I=EASIBIL.ITYICIT Y - PROJECT A major objective of :he City/Redevelopment Agency, in terms of the project, relates to Its long-term econemic benefit to the city. In order to provide for the long-terns viability of the project, In terms of both municipal services for the project as well as net project benefit to the total community, the generation of significant annual project revenue is critical to the city. In vice of tWt s, revenue projections in 1987 dollars must be included as a part of the submittal. -9- I S. ECONOMIC FEASIBll.iTY/CIT - SPE.CIFIC SITE(S) A project eeonoinir- pro ►or►na shall be. rc-cluired for cacti of the.' initial devetopioent sites (3). The pro forma(s) must quantify City/Agency economic assistance It required, as well z!i net economic bwicli:s :o the City/Al;enc:y. 9. ECONOMIC FEASIIM LIT 1'lht:VELOPEll - PRO:JECT A financgr! pro farina shall be included as a part of the proposal and include the following elements: 1. Projected rents for each use and project total 2. Projected sale price for eacli residential unit. 3. Proposed net rentabie rate 4. Eatin:ated market capitalization rate 3. Estimated value of improvements, i icluding; fixtures and equipment A wittten statement shall be Included expressed in dollars pv net square foot, as to th ! projer'ted reuse purchase price, based upon individual project components. Any further obligation or conditions imposed upon the Agency in terris of assemblying the property must be stated by the developer in writing;. 10. [.CON0111C F(.ASIBILIT1'/J)EVi.LOPEIZ - SPECIFIC SITEUS A sp[cifir financial pro forma by site shall be included as a part of the proposal anti include the following; elemcnts: 1. Projected rants for each use 2. Proposed net rentable rate 3. EstimateJ market captalixation rite 4. Estimatad value of improvements, including; fixture, and equipment S. Sale rate of condos 11. ESTIMATES FOR 01TRATiNG EXPENSES - PROJECT An additional measure to aid in romparison of proposals is the expected rate of return on Ow project and comparable rates of return received for similar projects. In addition, a generalized construction pro forma :.hall be provided Including; estlinates on the following: 1. Cost per square foot and total t_.)st to build 2. Cost of tenant emprovernents Including fixturr-s and equipment 3. Architectural, enginceringo and other pre-development ::csts 4. Other construction related fees carrying; costs, fees, financing, grading;, etc. 12. ESTIMATES FOiL OPERATING EXPENSES - SPECIFIC SITE(S) An additional measure to aid In comparison o! proposals Is the expected rate of return on the project and comparable rates of return receLed for similar developments. In addition, a specific construction pro forma Shall be provided inclu,21ng estimates on :he following;: 1. Cost per square foot and total cost to build 2. Cost of tenant Improvements including; fixtures ,an.l ugLiiprnent J. Architectural, eng;incering;, and other pre-development costs 4. Other construction related ices carryin?; costs, fees, financing;, grading, et:. ,. -10- • 13. OFFER TO NFGOTIATE EXCLUSIVELY All of frrs to Negotiate Exclusively must bi: in writing and In a form substantially the same as the form of the Offer to Negotiate Gxcitisively Included as page 18. The offer should be on developer business letterhead and provide one original and one ropy, each executed. 14. MISCELLANEOUS INFORMATION Any additional information that the develope. wishes to submit may be attache,' in the form of an app.ndix. Statements should be complete, but be as brief as po!:slhle. Written acd telephone Inqulrit:s should lie directed to Douglas N. La Belle, Deputy City Administrator, or Alike: Adams, Principal ' Rcde:velopment Planner, City of Huntington [leach, 2000 ,Hain Street, Huntington Beach, California 92648, (714) 536-;582. i I1 f • G l i t i { I • i -I L- 1 1 Deve).oper Experlence I. Submit evidenre of prior experience as a major developer of reginnal projects involving: a) Retail facilities and centers in excess of 100,000 sq.(:. b) Hotels In excess of 200 rooms c) Recreation/entertainment complcxe:s d) Office buildings with relatL : cornmetcial complexes e) R-usidential projects of various densities and sixes 2. Development and operation of joint publiciprivate projects. 3. Site examoles of successful comparable undertakings and specifically address cacti of the following: a) Economic viability I;i Overal! architectur..; and landscaper design quality c) Successful operation in and mix of uses in a rniked use development 4. History of retaining projects as investments. S. Tile number of projects dcvcloprd to date and nuriber of projects still owned by company. Comi,�,-rc,al tenants your tarn; has any curren! relationships with. List any 6. Timeliness of performance in past projects. 7. Submit time schedules from last five projects. 8. Economic benefit(s) of other projects to the cities in which they wet built. a) Total annual sales tax generated on a per square foot basis b) Before and after property valuation of last five projects �) Total number of new permanent and pa.•t-tirne jobs created as a result of the last five (5) projects 9. Project architecture/planning/design experience.. (Outline project team for last five (3) projects) 10. Financial capability of developer (see Oualif�eations form next page). a; Ability to raise equity/debt dollars, Including current relationships with major lenders b) Ability to provide for ongoing operation ant, maintenance of project 11. Organization/Alanagcment approach. a) Clear lines of responsibility within the developer's organization that the Agency can rely on to be responsive and effective. Narne of primary project c,':ttract person 12. The Individual qualifications of the proposed developrtlent tearn with particular emphasis on the following skills: a) Financial capability b) Marketing expertise c) Management talent d) Planning and design capability -12- • r - f Downt• wn Corr Project hlaln.Plcr Redevelopment Project Area Huntington Beach Redevelopment Agency Developer's Statement of Qualifications and Financial Responsibility ,Must Provide the Following Intormatien: (For Confidential Office Use of the Ag.nicy) I. a. Name of ieveloper b. Address and 2111 code of Developer 2. l! the Developer a subsidiary of, or affiliated with, any other corporation(s) or firms? If yes, list each such corporation or firm by narne and address, specify its relationship to the developer, and identify the officers and directors or trustees common to the Developer and such other corporation or firm. 3. a. The financial condition of the Developer, as of December 31, 1986, or later, is as reflected in the attached financial statement. (NOTE: Attach to this statement an audited certified financial st-ttement or a reviewed financial statement frurn a Certified Public Accountant slowing the assets and the liabilities, including contingent liabilities, fully itemized in accordance with accepted accounting standards and has:d on a proper ,iudit. If the: date of the certified financial statement precedes the date of this submission by more than six n►onths, also attach an interim balance sheet no more than G months old). b. Name and address of auditor or publ',. accountant who performed the audit on which said financial staterent is based, u. if :unds for the developer of the pro)ect are to be obtained ftorn sources other than Developer's own funds, a statement of the Developer's plans for financing the acquisition and devecopment of the land is required. 3. Sources and arneunt of cash available to Developer to meet equity requirements of the proposed undertaking: a. In bank(s): Name Address Zip Code flank Amount $ b. By loans from affiliated r%- associated corporations or firms: Name Address Zip Code -13- i 0 Source Amount c. By sale of readily saleable asset:,- Mortgages _ Description Wrkf t Value. Mortgages or f.i-ns 6. Names and addresses of hank references: Name ._. Address ►ip Code - 7. Has tht! Developer or (if any) the parent corporation or any subsidiary or affiliated corporation of the Developer's nificers or principal members, shareholders or investors, or other interested parties burn adjudged bankrupt, either voluntary or Involuntary, within the paV 10 5-var s;' Yes No If yes, give date, piace, and under what name. 8. a. Undertakings, comparable to the.• proposed redevelop neat project, which have been completed by the Developer or any of the principa.s of the Developer. Including; Identification and brief description of cac:h project and date of completion. b. 11 the Developer or any of the principals of the Developer has ever been an employee in a supervisory capacity for construction contractor or builder on undertakings comparable to the proposed redevelopment work, name of such employee, name and address of employer, title of position, and brief description of work. 9. It the Developer or a parent corporation, a subsidiary, an affiVatc, or a principal of the Developer is to participate in the development of the laud as a construction c,�ntractsr or builder. a. Narne and address of such contractor or builder: b. Has such contractor or builder within the last 10 years ever failed to qualify as a respcnsible bidder, refused to eater into a contract Ozer an award has been rnade, or :oiled to complete a construction or redevelopmcnt contract? Yes No it yes, give date, place, under whist name and circumstances. c. Total amount of construction or development work performed by such contractor of bulldcr during the last three years: General description of such work._ -14- a d. Construction cc-itracts or developments now being performed by such contractor or builder: Identification ^_ Contract or Development ^ Location Dater to be Completed Amount F C. Outstanding contract bids of such contractor or builder: Awarding; Agency Arnount $ Date Opened 10. [grief statement wit` respect to equipment, experience, financial capacity, and other resources available to such contractor or builder for the performance of the work involved in the redevelopment of the land, specifying; particularly the qualifications of the personnel the nature of tha equipment, and the general experience of the contractor. 11. a. Does r.ny rncit►ber of the developer's corporation/partnership have any known relationship in connection with purchasing and Implementing; the project with any member of the governing body of the Agency to which the accompanying bid or proposal is being made, or to any officer or employee o% the Local Public Agency who exerciscs any functions or re�,ponsib!lities in connection with the carrying out of the project under which the land covered by the Developer's proposal is being made available.: Yes No b. if yes, t xplaln. 12. Statements and other evidence of the Develop rls qualifications and financial responsibility (other than the financial statement referred to In Item 3a) arc attached hereto and hereby made a pact hereof as follows, Certification I Mle) • certify that, this Developer's Staterneltt of Qualifications and Financial Responsibility and the attached evidence of the Developer's qualifications anti financial responsibility, including financial statements, are true and correct to the best of my (our) kr.owledg;c ana belief. Pete!+: Datvd: Signature 5ig nature Title• �'ttle ••tS- Address & Zip Lode r\ddress & -Ip Code "It the Developer is a corporation, this statemmit should be signed by the I're ldent and Secretary of the corporation; If an Individual, by such Individual; If a partnership, by one of the partners; If in entity not having a president and secretary, by ono of its Chief officers havIng kno:vdedge of the financial status and qualifications of the Developer. -16- 1 r SELECTION 11ROCI.JIIRE Selection Procedure All submittal proposals are to be submitted to the Agency office attention of Charles W. Thompson, City Administrator/Executive Director, City of Huntington peach, 2000 Main Street, Huntington Beach, California 9264S, by 1:00 P.M., Friday, June 5, 1937, An Agency Staff Rcvlem Committee will then review all submittals received for the project. A''er completion of this review the following activities will be initiated: 1. All developer submittal documents will be transmitted by Agency staff to Agency members along -wit►, a recommended list of developers to be interviewed by the Agency. NOTE: Developers may be requested to present in person to the Agency members such further detailed information deter mined necessary to conclude the i'hase I staff screening process on June 12, 19F.7- 2. Agency mernbers will review docu►rrents submitted by each of the developers, Including the st'.Al recommended list of developers to be interviewed by the Agency. 3. The Agency will interview and select a single development entity with whom to negotiate exclusively for a period of 60 days. This action will be Scheduled for Agency consideration on June 22, !987 and June 29, 1937. The Offer to Negotiate Exclusively will he accepted by the Agency for a pe,,od of 60 days. Following; selection of a developer by the Agency, the developer of development entity will be required to make a payrrrent to the Agency of a non-refundable option fee of $50,000 fc.r the right to negotiate with the Ag;enry for the development of properties within the site. Upon the execution of a master Disposition and Development Agr_ cmenl, a $500,000 non-refundable fee will be required. 4. A master Disposition and Development Agreement will be negotiated between the Agency and the developer daring the period of exclusive negotiations. This agreement will be subject to approval by the Huntington Beach Redevelopment Agency. The developer will design and construct the project In conformance with the Disposition and Development Agreements, and the design for development. Selection Criteria Each proposal will be evaluated based on the developer's response to cacti element specifically outlined under the proposal content section of this cocument, the proposal's compliance %vith the Downtown Core roaster development plan as approved by .he Agency (Agency !"resolution 139), the Downtown Specific Plan, and the Downtown Devriopinent Design Guidelines. -17- SELECTION PROCESS AND SCHEDULE Proposal - Selection Process and Schedule The Schedule of Everts as anticipated for the Proposal process Is: 1. Agency issues request fcr developer Proposals - April 8, 1987 2. Pre-proposal conference - Friaay, Aprli 249 1987, 10;00 A.M. 3. Staff Technical Committe. (S members) meets with developers as required to rfsview qualifications and st:ope of proposal submitted - April 21, 1987 through June 4, 1987. 4. Request for Proposals submittal duct - Friday, June Se 1987, at 1:00 P.M. S. Staff Review Committee (3 m::mbers other than Staff Technizal Committee members` reviews and evalur tvs proposals June S through June 120 1987. 6. Agency staff completes review of Proposal submittals anti transmits all developer transmittals and a recwTi fended list of developers to be interviewed by the Arctic),. June 12, 1987. 7. Agency Members review documents submitted by eac'< -�f the develop.:rs including the staff recommended list of de%O1Lper5 to be Inter-. .owed by the Agency June 12, 1987 through June 19, 1987. 8. 11rcZentation of proposals by developers to Agency end Agency interviews- June 22, 1987. 9. Agency selects master developer-June 29, 1997. 10. Period of exclusive negotiation (60 days) commence,t - June 30, 1987. -18- OFFER TO WSGOTIATF EXCLUSIVELY Offer to Negotiate f'.xclusively Each developer interested in developilig the dotVntoWn core project will submit, In 'writing to the iluntinf;ton fle,sch Redevelopment •%gericy, an Offer to Negotiate Exclusively for the purchase and development of the project cr major portions thereof, as stray be available, requesting that the Agency negotiate exclusively witli the developer for it period riot to exceed 60 drys. The following form and content shall be used for the Offer to Negotiate i:xclusivoly. Text of Developer's Offer [late: Charles W. Thompc;on, City Admimstrt►or/Executive Director City of Huntington 11eachliluntington Beach 12edovelopinent agency 2000 Alain Street Huntington ISeach, California 92,AS [dear Air. Thompson. The undersigned developer here-by submits to the Huntington Beach itedevelopment Agency an Offer to Negnl'---t,� Exclusively for a period of 60 days for the acgt;isition and development of that area in the Main-Fier Iledevoiopivwat Project Area, known. as the "DotvntnNvn Core Arei." We request thal the rAg,ncy negotiate exclusively with us for a 60-day period during; which tinit sve will seek to complete an agreement for the development of those portiorrs of the project as identifi,rcl on the attached exhibit (to be prepared by the developer). It is understood that negotiations may be ex:e:nded beyond the 60-day period at the option of the Agency. nuring negotiations, the teams aril conditions of the developer's land acquisition of tlr-r property be it; purchase, lease, lease with an option to purchase, or some otiser mechanism will bu finalized. in addition, tine conditions, covenants, and restrictions will be considers, t and the Disposition and Development Agreement will be prepared. We: understand that the nature and type of development is subject to the approval of the Redevelopment Agency, and that we tt,ill be required to snake full disclosure to the Agency of cur principals. officers, stockholders, partners, etc., and all other pertinent information concerning me developer ,and our associates. The developer connected with this cevelopment shall be subject to th,! approval of the Agency, as well as the methods of financing to be used in pumlinting and developing the "Downtown Core Area." It is recognized that the AgcnLy reserves the right at any time, either before_ or after the offers are submitted, to request additional informaiion fro►n the developers. Adequate time to obtain and subrr;it such additional matters will bt-- provided by the Agency. The Offer to Negotiate Exclusively is subject to the approval of the Agency. The Agency shall not be liable for any real estate commission or brokerage fees which n.ay arise herefrom. -19- • I hereby sulmnit this Offer to Negotiate Exclusively on aehalf of; Company By Narne Title r. Date 1'lils Offer to Negotiate Exciusively is hereby accep!ed as of the _ day oI , 1987, subject to the tern:s and conditions stated above. HUNTINGTON BEACH REDEVELOPMENT AGENCI' By Charles W. Thompson, City Auministratot/Executlye Director -20-