HomeMy WebLinkAbout2013-05-07; City Council; 21217; authorize Ground Lease Crossings West View Lot 9CITY OF CARLSBAD, CARLSBAD MUNICIPAL WATER DISTRICT
AND CARLSBAD PUBLIC FINANCING AUTHORITY - AGENDA BILL
AUTHORIZE THE REQUEST FOR
PROPOSALS FOR THE LONG TERM
GROUND LEASE FOR THE CROSSINGS
AT CARLSBAD WEST VIEW LOT 9
DEPT.DIRECTOR
GEN COUNSEL
EXEC DIR.
RECOMMENDED ACTION:
1. Adopt Resolution No. 2013-103 of the City Council of the City of Carlsbad
authorizing the Carlsbad Public Financing Authority to issue an RFP soliciting development
proposals for the Crossings at Carlsbad West View Lot 9 (Parcel A).
2. Adopt Resolution No. i468 of the Board of Directors of the Carlsbad
Municipal Water District authorizing the Carlsbad Public Financing Authority to issue an RFP
soliciting development proposals for the Crossings at Carlsbad West View Lot 9 (Parcel B).
3. Adopt Resolution No. 63 oUhe Board of Directors ofthe Carlsbad
Public Financing Authority accepting authority to issue and evaluate a request for proposals
soliciting development proposals for the Crossings at Carlsbad West View Lot 9 and giving
authority to City of Carlsbad staff to manage any long term lease governing the Crossings at
Carlsbad West View Lot 9.
ITEM EXPLANATION:
The City of Carlsbad and the Carlsbad Municipal Water District (CMWD) own considerable real
estate within the city. Due to the size and value of the real property portfolio and the changing
uses of such, the agencies continuously identify underutilized assets in an effort to increase
their utility to the City of Carlsbad and CMWD.
In August 2012, staff presented to a joint meeting of the City of Carlsbad City Council and the
Carlsbad Municipal Water District Board of Directors a group of underutilized properties for their
consideration and direction. Included in these properties was a parcel referred to as the
Crossings at Carlsbad West View Lot 9 (Lot 9). Lot 9 is a combination of two adjacent parcels:
one 2.7 acre lot owned by the City of Carlsbad (Parcel A) and a second 0.45 acre lot owned by
the CMWD (Parcel B). The City of Carlsbad parcel is currently used as an excess parking lot for
the Crossings at Carlsbad Municipal Golf Course. The adjacent CMWD lot was used until
recently as a potable water tank storage site. In 2012, CMWD identified that due to water
system improvements, the site as currently occupied was not necessary for the foreseeable
future. However, due to potential changes in long term water storage needs, CMWD may have
a need to use the site again in the future. In order to maximize the interim utility ofthe site,
CMWD is willing to enter into a long term lease to secure a revenue stream and still retain
ownership of the site.
DEPARTMENT CONTACT: Joe Garuba 760-434-2893 ioe.qaruba^carlsbadca.gov
FOR SECRETARY'S USE ONL Y. ^
BOARD ACTION; APPROVED ^
DENIED •
WITHDRAWN •
AMENDED •
CONTINUED TO DATE SPECIFIC •
CONTINUED TO DATE UNKNOWN •
RETURNED TO STAFF •
BOARD RECEIVED THE •
REPORT/PRESENTATION
OTHER-SEE MINUTES •
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The combined acreage ofthe two lots comprising Lot 9 (Parcel A and B) is approximately 3.15
acres. The City of Carlsbad's lot is currently zoned Planned Industrial/Office and was created in
2010 by the subdivision ofthe Crossings at Carlsbad Municipal Golf Course. The CMWD lot is
zoned Exclusive Agricultural. It is anticipated that a potential change in land use for that portion
of the lot will be requested in order to maximize the combined value of Lot 9 while also making
it more compatible with the surrounding Commercial Tourist zoned property existing in the area,
such as the Sheraton Carlsbad Resort and Hilton Grand Vacations Club at Mar Brisa. It is
expected that the development of any project on Lot 9 will be required to go through the
standard review and authorization process and will be required to comply with all applicable
laws and regulations.
City staff proposes issuance of a request for proposals (RFPs) by the Carlsbad Public
Financing Authority (CPFA), a Joint Powers Authority whose members are comprised of both
the City of Carlsbad and CMWD, to solicit responses from parties interested in developing Lot 9
under a long term ground lease. The PFA was created on April 1, 2000 to finance and manage
the costs of acquisition, construction and improvement of the Carlsbad Municipal Golf Course. If
authorized, the PFA will evaluate the RFPs and make a recommendation to both member
agencies. The City of Carlsbad will serve as the lease manager. The anticipated schedule is for
the RFP to be issued in April 2013 with proposals due in June 2013. Once the proposals have
been received and reviewed by staff, options and recommendations on proceeding with a
ground lease will then be presented to the Public Financing Authority's Board of Directors for
their consideration in July/August 2013.
FISCAL IMPACT:
It is proposed that lease revenue generated from the site be apportioned between the City of
Carlsbad and CMWD based on a per square foot ownership ratio basis. Additionally, any
applicable taxes or fees associated with the lease will be collected and used by the appropriate
taxing authority. Any costs associated with the evaluation of the properties by parties
responding to the RFP will be the responsibility ofthe responding parties.
ENVIRONMENTAL IMPACTS:
The issuance and evaluation of Request for Proposals of the Lot 9 property does not qualify as
a "project" under the California Environmental Quality Act (CEQA) per Public Resources Code
Section 21065 and State CEQA Guidelines Section 15378 in that it has no potential to cause
either a direct physical change in the environment or a reasonably foreseeable indirect physical
change in the environment and therefore does not require environmental review. Proposed
future development project of Lot 9 may require CEQA review and will be required to comply
with all appropriate CEQA requirements.
EXHIBITS:
1. Location Map
2. Site Map
3. Resolution No. 2Q13-103 of the City Council of the City of Carlsbad
authorizing the Carlsbad Public Financing Authority to issue a request for proposals soliciting
development proposals for the Crossings at Carlsbad West View Lot 9 (Parcel A).
Page 3
4. Resolution No. 1468 ofthe Board of Directors ofthe Carlsbad Municipal
Water District authorizing the Public Financing Authority to issue a request for proposals
soliciting development proposals for the Crossings at Carlsbad West View Lot 9 (Parcel B).
5. Resolution No. S2 ofthe Board of Directors ofthe Carlsbad Public
Financing Authority accepting authority to issue and evaluate a request for proposals
soliciting development proposals for the Crossings at Carlsbad West View Lot 9 and giving
authority to City of Carlsbad to manage any long term lease governing the Crossings at
Carlsbad West View Lot 9 (Parcels A and B).
6. Request for proposals for the proposed development of Crossings at Carlsbad West View Lot
9, located northwest of The Crossings Drive.
7. Parcel A Legal description of City of Carlsbad property. Assessor's Parcel Map Unassigned
8. Parcel B Legal description of Carlsbad Municipal Water District property, Assessor's Parcel
Map Number 211-023-07-00
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LOCATION MAP
CITY OF OCEANSIDE
HIGHWAY
VICINITY
MAP
SITE
MOT TO SCALE
NOT TO SCALE
PROJECT NAME THE CROSSINGS AT CARLSBAD
WESTVIEW LOT 9, PARCELS A & B
EXHIBIT
1
PLOTTED BY: SCOTT EVANS PLOT DATE:4/15/13 PATH:D:\TRANSPORTAVON DEPARmENT\mE CROSSINGS - LOT 9.DWG 4
EXHIBIT 2
S
Lot 9 Parcels
EXHIBIT 3
1 RESOLUTION NO. 2013-103
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, AUTHORIZING THE CARLSBAD PUBLIC FINANCING
AUTHORITY TO ISSUE A REQUEST FOR PROPOSAL TO GROUND
4 LEASE THE CROSSINGS AT CARLSBAD WEST VIEW LOT 9 .
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WHEREAS, the City of Carlsbad and the Carlsbad Municipal Water District (CMWD) own
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y considerable real estate within the city, and
8 WHEREAS, due to the size and value of the real property portfolio and the changing uses
^ of such, the agencies have identified underutilized assets in an effort to increase their utility to
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the city and CMWD, and
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WHEREAS, in August 2012, staff presented to a joint meeting ofthe City of Carlsbad City
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Council and the Carlsbad Municipal Water District Board of Directors a group of underutilized
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14 properties for their consideration and direction, and
15 WHEREAS, included in these properties was a parcel referred to as the Crossings at
Carlsbad West View Lot 9 (Lot 9), and
WHEREAS, Lot 9 is a combination of two adjacent parcels: Parcel A one 2.7 acre lot
owned by the City of Carlsbad and Parcel B a second 0.45 acre lot owned by the CMWD, and
WHEREAS, the City of Carlsbad is a member agency of the Carlsbad Public Financing
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21 Authority, which was created on April 1, 2000 to finance and manage the costs of acquisition,
22 construction and improvement of the Carlsbad Municipal Golf Course adjacent to Lot 9, and
WHEREAS, city staff proposes issuance of a request for proposals by the Carlsbad Public
Financing Authority, whose members are the City of Carlsbad and CMWD, to solicit responses
from parties interested in developing Lot 9 under a long term ground lease, and
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WHEREAS, the City of Carlsbad will serve as the lease manager, and
WHEREAS, the potential lease revenue generated from use ofthe combined Lot 9 will be
apportioned between the City of Carlsbad and CMWD based on a per square foot ownership
1 WHEREAS, the Carlsbad Public Financing Authority will evaluate the responses to the
^ request for proposals and make a recommendation to both member agencies, and
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7 ratio basis with any applicable taxes or fees associated with the development of the site
8 collected and used by the appropriate taxing authority.
^ NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad,
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California, as follows:
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1. The above recitations are true and correct.
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2. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad to
14 issue a request for proposals soliciting the long term ground lease of the Crossings at
Carlsbad West View Lot 9 (Parcel A)for development purposes.
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3. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad to
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evaluate and make recommendations to the Board of Directors of the Carlsbad
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Public Financing Authority regarding proposals submitted for Lot 9 (Parcels A and B).
20 4. The City of Carlsbad, will be designated by the Carlsbad Public Financing
21 Authority as the member which will administer and manage the lease for Lot 9 and
will collect and distribute lease revenue as agreed upon by the member agencies of
the Carlsbad Public Financing Authority.
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PASSED, APPROVED AND ADOPTED at a Joint Special Meeting of the Carlsbad City
Council, Carlsbad Municipal Water District Board of Directors and Carlsbad Public Financing
Authority held on the 7*'' day of May 2013, by the following vote to wit:
AYES:
NOES:
Council Members Hall, Packard, Wood, Blackburn.
None.
ABSENT: Council Member Douglas.
MATfl HALL, Mayor
ATTEST:
Sfi^RA^ISj^miif^^ Clerk
EXHIBIT 4
1 RESOLUTION NO. 1468
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2 A RESOLUTION OF THE BOARD OF DIRECTORS OF CARLSBAD
MUNICIPAL WATER DISTRICT, AUTHORIZING THE CARLSBAD
PUBLIC FINANCING AUTHORITY TO ISSUE A REQUEST FOR
4 PROPOSALS TO GROUND LEASE THE CROSSINGS AT CARLSBAD
WEST VIEW LOT 9 (PARCEL B) FOR DEVELOPMENT.
5 "
^ WHEREAS, the City of Carlsbad and the Carlsbad Municipal Water District (CMWD) own
7
considerable real estate within the city, and
WHEREAS, due to the size and value of the real property portfolio and the changing uses
of such, the agencies have identified underutilized assets in an effort to increase their utility to
11 theCity of Carlsbad and CMWD, and
12 WHEREAS, in August 2012, staff presented to a joint meeting of the City of Carlsbad City
Council and the Carlsbad Municipal Water District Board of Directors a group of underutilized
14
properties for their consideration and direction, and
15
WHEREAS, included in these properties was a parcel referred to as the Crossings at
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Carlsbad West View Lot 9 (Lot 9), and
18 WHEREAS, Lot 9 is a combination of two adjacent parcels: one 2.7 acre lot owned by the
19 City of Carlsbad (Parcel A) and a second 0.45 acre lot owned by the CMWD (Parcel B), and
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24 WHEREAS, board staff proposes issuance of a request for proposals by the Carlsbad
25 Public Financing Authority, comprised of both the City of Carlsbad and CMWD, to solicit
responses from parties interested in developing Lot 9 under a long term ground lease, and
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WHEREAS, the CMWD is a member agency of the Carlsbad Public Financing Authority,
which was created on April 1, 2000 to finance and manage the costs of acquisition, construction
and improvement of the Carlsbad Municipal Golf Course adjacent to Lot 9, and
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1 WHEREAS, the Carlsbad Public Financing Authority will evaluate the responses to the
2 request for proposals and make a recommendation to both member agencies, and
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WHEREAS, the City of Carlsbad will serve as the lease manager, and
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WHEREAS, the potential lease revenue generated from use ofthe combined Lot 9 will be
5
apportioned between the City of Carlsbad and CMWD based on a per square foot ownership
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7 ratio basis with any applicable taxes or fees associated with the development of the site
8 collected and used by the appropriate taxing authority.
^ NOW, THEREFORE, BE IT RESOLVED by the Carlsbad Municipal Water District Board of
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the City of Carlsbad, California, as follows:
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1. The above recitations are true and correct.
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2. The Carlsbad Public Financing Authority is authorized by the Carlsbad Municipal
14 Water District to issue a request for proposals soliciting the long term ground lease
1^ ofthe Crossings at Carlsbad West View Lot 9 (Parcel B) for development purposes.
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20 (Parcel A and B).
21 4. The Carlsbad Municipal Water District designates the City of Carlsbad as the
Public Financing Authority member which will administer and manage the lease for
Lot 9 and collect and distribute lease revenue as agreed upon by the Carlsbad
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3. The Carlsbad Public Financing Authority is authorized by the Carlsbad Municipal
Water District to evaluate and make recommendations to the Board of Directors of
the Carlsbad Municipal Water District regarding proposals submitted for Lot 9
Municipal Water District.
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PASSED, APPROVED AND ADOPTED at a Joint Special Meeting ofthe Carlsbad Municipal
Water District Board of Directors, Carlsbad City Council and Public Financing Authority held on
the 7*'' day of May 2013, by the following vote to wit:
AYES:
NOES:
Board Members Hall, Packard, Wood, Blackburn.
None.
ABSENT: Board Member Douglas.
ATTEST:
BARB^^feflGjS^^ Sedf^tary
EXHIBIT 5
1 RESOLUTION NO. 63
2 A RESOLUTION OF THE BOARD OF DIRECTORS OF THE CARLSBAD
3 PUBLIC FINANCING AUTHORITY, ACCEPTING AUTHORITY TO ISSUE
AND EVALUATE A REQUEST FOR PROPOSALS TO GROUND LEASE
4 THE CROSSINGS AT CARLSBAD WEST VIEW LOT 9 FOR
DEVELOPMENT AND DESIGNATING THE CITY OF CARLSBAD TO
5 MANAGE ANY LONG TERM LEASE GOVERNING THE CROSSINGS AT
^ CARLSBAD WEST VIEW LOT 9 (PARCELS A AND B).
7
WHEREAS, the City of Carlsbad and the Carlsbad Municipal Water District (CMWD) own
8
considerable real estate within the city, and
9
WHEREAS, due to the size and value ofthe real property portfolio and the changing uses
11 of such, the agencies have identified underutilized assets in an effort to increase their utility to
12 theCity of Carlsbad and CMWD, and
1 ^
WHEREAS, in August 2012, staff presented to a joint meeting ofthe City of Carlsbad City
14
Council and the Carlsbad Municipal Water District Board of Directors a group of underutilized
15
properties for their consideration and direction, and
16
WHEREAS, included in these properties was a parcel referred to as the Crossings at
18 Carlsbad West View Lot 9 (Lot 9), and
19 WHEREAS, Lot 9 is a combination of two adjacent parcels: Parcel A, one 2.7 acre lot
20
owned by the City of Carlsbad and Parcel B, a second 0.45 acre lot owned by the CMWD, and
21
WHEREAS, the City of Carlsbad and the Carlsbad Municipal Water District are member
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agencies of the Carlsbad Public Financing Authority, which was created on April 1, 2000 to
24 finance and manage the costs of acquisition, construction and improvement of the Carlsbad
25 Municipal Golf Course adjacent to Lot 9, and
26 WHEREAS, city staff proposes issuance of a request for proposals by the Carlsbad Public
Financing Authority, a Joint Powers Authority formed by the City of Carlsbad and CMWD, to
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1 solicit responses from parties interested in developing Lot 9 under a long term ground lease.
and
WHEREAS, the Carlsbad Public Financing Authority will evaluate the responses to the
request for proposals and make a recommendation to both member agencies, and
WHEREAS, the City of Carlsbad will serve as the lease manager, and
WHEREAS, the potential lease revenue generated from use ofthe combined Lot 9 will be
8 apportioned between the City of Carlsbad and CMWD based on a per square foot ownership
^ ratio basis with any applicable taxes or fees associated with the development of the site
collected and used by the appropriate taxing authority.
NOW, THEREFORE, BE IT RESOLVED by the Board of Directors of the Carlsbad Public
Financing Authority, California, as follows:
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14 1. The above recitations are true and correct.
15 2. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad to
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20 Lot 9 (Parcel B).
21 4. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad and
the Carlsbad Municipal Water District to evaluate and make recommendations to
the City Council of the City of Carlsbad and the Board of Directors of the Carlsbad
Municipal Water District regarding proposals submitted for Lot 9 (Parcels A and B).
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issue a request for proposals soliciting development proposals for Lot 9 (Parcel A).
3. The Carlsbad Public Financing Authority is authorized by the Carlsbad Municipal
Water District to issue a request for proposals soliciting development proposals for
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5. The Carlsbad Public Financing Authority designates the City of Carlsbad as the
member which will administer and manage the lease of Lot 9 and to distribute any
lease revenue generated from the long-term lease of Lot 9 on a per square foot
ownership ratio basis with any applicable taxes or fees associated with the
development ofthe site collected and used by the appropriate taxing authority.
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PASSED, APPROVED AND ADOPTED at a Joint Special Meeting of the Carlsbad Public
Financing Authority, Carlsbad City Council, and Carlsbad Municipal Water District Board of
Directors held on the 7*'' day of May 2013, by the following vote to wit:
AYES:
NOES:
Board Members Hall, Packard, Wood, Blackburn.
None.
ABSENT: Board Member Douglas.
ATTEST:
BAR^^^^^I^^lecre^
EXHIBIT 6
REQUEST FOR PROPOSAL
FOR
The Crossings at Carlsbad West View Lot 9 Ground Lease
PROPOSALS DUE:
3:00 P.M. Pacific Standard Time
July 8,2013
SEND TO:
City of Carlsbad
405 Oak Avenue
Carlsbad, CA 92008
Attn: Joe Garuba, Municipal Property Manager
The City of Carlsbad encourages the participation of minority and women-owned businesses
6.
Table of Contents
L INTRODUCTION 3
II. BACKGROUND AND PROPERTY DESCRIPTION 3
m. REQUIRED COMPONENTS OF RFP 4
IV. PROPOSAL REQUIREMENTS 5
V. SUBMITTAL REQUIREMENTS 7
VL PRE-SUBMITTAL ACTIVITIES 8
VII. NOMINATING AND SELECTION PROCESS 8
VIIL EVALUATION CRITERIA 9
IX. SCHEDULE FOR NOMINATION, SELECTION AND AWARD 9
X. SPECIAL CONDITIONS 10
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REQUEST FOR PROPOSAL (RFP) FOR
The Crossings at Carlsbad West View Lot 9 Ground Lease
I. INTRODUCTION
The Carlsbad Public Financing Authority (hereafter called "Authority") is seeking proposals
from qualified organizations to develop an approximately three (3) acre site under a long-
term ground lease. The purpose of this document is to explain the requirements and
procedures for the submission of formal proposals from organizations interested in developing
the Crossings at Carlsbad West View Lot 9 (herein referred to as "the Property" or "Lot 9") as
part of a public/private partnership with the Authority.
II. BACKGROUND AND PROPERTY DESCRIPTION
A. Background
The property is located within the City of Carlsbad, 35 miles north of San Diego on the
Southem Califomia coast. The city boundaries serve an area of approximately 40 square
miles with a residential population of approximately 107,000. The Authority is comprised
of both the City of Carlsbad and the Carlsbad Municipal Water District and currently
oversees the operations of the local municipal golf course, The Crossings at Carlsbad. The
Authority's fiscal year begins on July 1 and ends on June 30.
B. Intent of Lease
The purpose of the lease is to promote a vibrant economic climate and maximize the
economic and social benefit to the Authority, City and Water District. The Property is not
for sale and the Authority will make it available to the selected respondent as a long-term
ground lease. The proposed term is for an initial thirty (30) years with two (2) ten (10) year
options.
C. Property Description
The Property is located at the northwestem comer of The Crossings Drive, north of Palomar
Airport Road. The site consists of two adjacent parcels. Parcel A is owned by the City of
Carlsbad, is 2.7 acres, has a General Plan Land Use designation of Planned Industrial/Office
(P-I/O) and a Zoning designation of Planned Industrial/Office (P-M/O), and is located at the
end of the cul-de-sac. Parcel B is owned by the Carlsbad Municipal Water District, is 0.45
acres, has a General Plan Land Use Designation of Unplanned Area (U-A) and a Zoning
designation of Exclusive Agriculture (E-A), and is located due west of the first parcel. The
total assemblage is approximately 3.15 acres. Both properties are also located within the
Coastal Zone - Mello II Segment. The Property has some of the best views in the county
stretching 360 degrees along the coastline and around to the back country mountains,
including the golf course and natural areas. The surrounding properties are designated on the
General Plan Land Use and Zoning maps for Open Space (OS) and Travel/Recreation
Commercial (GP)/Commercial Tourist (Zoning) uses.
There is an existing water tank on the west portion of the property and it is negotiable as to
who removes that facility. Any development is expected to comply with applicable
standards and regulations. The Authority will allow the successful bidder to pursue
amendments to the General Plan, Local Coastal Program, and Zoning designations,
however, those will be at the discretion and responsibility of the selected bidder. The
Authority will provide reasonable assistance in support of such endeavors.
Respondent's proposals will be required to comply with the current City of Carlsbad
General Plan and Zoning code. Local Coastal Program and the McClellan-Palomar Airport
Land Use Compatibility Plan. Links to these documents are posted on the City of Carlsbad
Planning Department website located at www.carlsbadca.gov /services/ departments/
planning. It is the responsibility of the Respondent to confirm the applicability of any
referenced planning documents.
There is a known and previously identified Native American archeological site located
within the boundaries. It will be the responsibility of the bidder to clearly delineate the site
and make appropriate accommodations to protect the site from the proposed development.
There is also radio communications equipment that sits atop the existing water tower located
on a portion of the property. It will also be the responsibility of the bidder to integrate the
equipment into any development that is proposed for the property.
D. Site Map
For an aerial view of the Lot 9 parcels, please see attached Site Map.
E. Adjacent Uses
The surrounding properties are primarily used for visitor, tourism and recreational purposes.
The Sheraton Carlsbad Resort and Spa is located due west of the property. To the south and
southwest ofthe property sits the Hilton Grand Vacations Club at MarBrisa and the Legoland
Califomia amusement park. The east side of the property faces The Crossings at Carlsbad golf
course. Open space and hiking trails are located to the north side of the property. McClellan-
Palomar Airport is located approximately two miles to the east.
III. REQUIRED COMPONENTS OF RFP
The following specific items must be provided by the RFP proposal respondent and failure
to do so will result in proposal disqualification:
1. Company Information
2. Proposed Project Description and Conceptual Site Plan
3. Financial Plan
4. Schedule
5. Relevant Project Experience
6. Project Organization and Key Personnel
7. Lease Acceptance and Contract History
8. References
IV. PROPOSAL REQUIREMENTS
A. General
The proposal should be concise, well organized and demonstrate the respondents
qualifications and experience applicable to the envisioned project. The proposal shall be
limited to sixty (60) pages, inclusive of: cover letter, resumes, financial plans, forms, site
plans, renderings and photographs. Type size and margins for text pages should be in
keeping with accepted standard formats for desktop publishing.
B. Contents of the Proposal
Proposals submitted in response to this RFP shall be in the following order and shall
include:
1. Executive Summary
Include a 1-2 page overview of the entire proposal describing the most important
elements of the proposal.
2. Companv Information
a. Legal name and address of respondent.
b. Legal form of respondent's company (partnership, corporation, joint venture,
etc.). If a joint venture, identify the members of the joint venture and provide
all information required within this section for each member.
c. If company is wholly-owned subsidiary of "parent company" please provide
the address of the local office(s) working on this project.
d. Name, title, address and telephone number of the primary person to contact
conceming the proposal.
e. Years in business.
f Number of employees.
3. Proposed Proiect Description and Conceptual Site Plan
Describe the envisioned project and how it supports the Authority's development
objectives for the highest and best use of the property. Provide conceptual site plans
and preliminary architectural renderings to highlight the intended design elements.
4. Financial Plan
TO
Describe the direct and indirect financial and economic benefits to the Authority and
other local agencies including the City of Carlsbad in the proposed project. Include
the comprehensive financial benefits over the term of the project including: taxes,
fees, employment and any other economic advantages.
5. Proiect Schedule
A detailed project schedule is to be provided in your response. The schedule needs
to realistically reflect the time necessary to process any entitlement changes,
permitting, and site constmction. Include, if appropriate, recommendations for ways
to most effectively accomplish the goals set forth in this RFP. It should be noted
that the Authority expects the project to be operational within five (5) years from the
commencement of the lease.
6. Relevant Proiect Experience
Describe the respondents experience in completing similar development efforts.
List all successfully completed projects of a similar nature, with the name of the
company and project manager, telephone numbers, type of work performed, date
completed, and value of contracts. Projects currently being performed may be
submitted for consideration. Please provide one example of a completed
development.
7. Proiect Organization and Kev Personnel
a. Describe the proposed project organization, including identification and
responsibilities of key personnel. Indicate the role and responsibility of prime
members. If applicable, indicate how local firms are being utilized to ensure a
strong understanding of local laws, ordinances, regulations, policies,
requirements and permitting. Indicate the extent of the commitment of key
personnel for the duration of the project and fimiish resumes of key personnel.
Provide an indication of the staffing level for the project.
b. Provide a detailed description of the experience of the proposer's project team,
including the team's project manager, and other key staff members, on projects
of similar size, scope, and dollar value. For each similar project, include the
client's name and telephone number.
8. Financial Information
Respondents are required to submit three years of audited financial statements
(Profit and Loss and Balance Sheets) and year-to-date financial statements as part of
the proposal. Start-up organizations which do not have three years of financial
statements shall submit three years financial statements for the lead member(s) ofthe
team.
9. Term
The Authority contemplates that the initial lease term will run thirty (30) years from
the commencement date with two (2), ten (10) year option periods thereafter. If the
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respondent wants to propose a different term, please identify and explain in the
response.
10. Litigation History
Please include a summary of the Respondent's ability to perform and any project-
related litigation that the Respondent was involved in for the past ten (10) years.
11. References
Please provide a minimum of three (3) references where work was performed of a
similar size and nature to this project. References must include:
a. Client name and contact information
b. Project description
c. Starting and ending project dates
V. SUBMITTAL REQUIREMENTS
A. One original and three (3) copies of the proposal shall be submitted in writing.
Additionally, one electronic version shall be submitted via USB flash drive. Proposals
submitted by facsimile are not acceptable and will not be considered. Please attach maps,
plans, etc. in a large enough format which allows for easy reading
B. The proposal shall be signed by an individual or individuals authorized to execute legal
documents on behalf of the proposer.
C. The proposal must be received no later than 3:00 p.m. PST, on July 8, 2013 at the
office of
Joe Gamba
Municipal Property Manager
City of Carlsbad
405 Oak Avenue
Carlsbad, CA 92008
D. Proposals are to be submitted in sealed packages with the following information clearly
marked on the outside of each package:
1. Name of Firm submitting Proposal
2. "The Crossings at Carlsbad West View Lot 9 Ground Lease"
3. Package Number (e.g., 1 of , 2 of )
E. Proposals and/or modifications received subsequent to the hour and date specified above
will not be considered.
VI. PRE-SUBMITTAL ACTIVITIES
A. Questions
Any questions you may have pertaining to this RFP should be addressed to Joe Gamba
via e-mail, ioe. gamba(a),carlsbadca. gov. Questions will not be accepted in any other
format. Answers citing the question, but not identifying the questioner, will be distributed
simultaneously to all proposers who received the RFP. Any other officer, agent, or
employee ofthe City of Carlsbad will not accept verbal questions regarding this RFP. All
questions regarding this RFP must be received in writing (via e-mail) no later than June 5,
2013. Written responses to these questions will be provided via USPS postmarked no
later than June 11,2013.
B. Site Tours
Site tours are not mandatory; however, any requests for tours of Lot 9 should be
presented in writing via e-mail by May 29, 2013 to Joe Gamba, Municipal Property
Manager at ioe.gamba@carlsbadca.gov.
C. Revision to the Request for Proposals
The Authority reserves the right to revise or rescind the RFP prior to the date that
proposals are due. It is the proposer's responsibility to frequent the city's website
(www.carlsbadca.gov/business/contracting) in order to ensure they receive required RFP
content and addenda.
Submitted proposals shall be valid for a period of not less than 180 days from date of
submittal and may be extended at the mutual agreement of both the Authority and the
Respondent.
VII. NOMINATING AND SELECTION PROCESS
A. A Selection Committee ("Committee") will be established for this project and will
include representatives from various departments within the City of Carlsbad.
B. Based upon the proposals submitted, the Committee may select a short-list of qualified
firms for this project. The Authority reserves the right to make the final selection based
solely upon evaluation of the written proposals, without short-listing firms or conducting
oral interviews, should it find it to be in its best interest to do so.
C. The Committee may interview the short-listed firms. Based upon the proposal and
interview, the Committee will rank the finalists as to their proposals and qualifications.
The Committee will recommend the selected firm to the Authority's Board of Directors
and will request authority to execute a lease with the selected firm. Once authorized by
the Authority, the Committee and other members of city staff (as needed) will commence
•23
lease negotiations with the selected firm. During the course of negotiations, the
Committee and staff may seek the direction of the Authority on an as-needed basis. Once
negotiations have been completed and the draft lease terms agreed to by both parties, the
lease will be submitted to the Authority for final consideration and approval.
D. If the negotiating team is unable to reach an acceptable agreement with the selected firm,
the negotiating team will recommend to the Authority that negotiations be terminated and
that negotiations with the next highest firm be initiated. Negotiations will continue in this
manner until an agreement has been reached or the Authority decides to terminate the
RFP process. The Authority retains the final determination to terminate negotiations and
move to the next ranked firm.
VIII. EVALUATION CRITERIA
Applicants will be evaluated on the following criteria:
A. Respondent's vision and plan for the property
B. Financial benefits to the Authority and other local agencies
C. Respondent's experience and ability to perform
D. Litigation history
IX. SCHEDULE FOR NOMINATION, SELECTION AND AWARD
The following schedule of events is subject to change at the discretion of the Authority:
Release of Request for Proposal May 13, 2013
Deadline for Requested Site Tours May 29, 2013
Deadline for Submission of Questions/Clarifications June 5, 2013
Authority Written Response to Submitted Questions/Clarifications June 11,2013
Deadline for Proposal Submission July 8, 2013
Opening of Submitted Proposals July 8, 2013
Proposal Evaluation and Short List July 15,2013
Respondent Interviews (if necessary) TBD
The Authority anticipates the process for nominating and selecting a developer, and awarding
the contract will be completed by August 2013. Incomplete RFP submissions and/or failure to
acknowledge all addenda to the RFP may be deemed as non-responsive by the Authority at the
Authority's discretion.
X. SPECIAL CONDITIONS
A. Reservations
This RFP does not commit the Authority to award a contract, to defray any costs incurred
in the preparation of a proposal pursuant to this RFP, or to procure or contract for work.
B. Public Records
All proposals submitted in response to this RFP become the property of the Authority and
are public records and, as such, may be subject to public review.
C. Right to Cancel
The Authority reserves the right to revise or cancel, for any or no reason, in part or in its
entirety, this RFP, including but not limited to: selection schedule, submittal date, and
submittal requirements. If the Authority cancels or revises the RFP, all respondents will be
notified in writing by the Authority.
D. Additional Information
The Authority reserves the right to request additional information and/or clarification from
any or all proposers to this RFP.
E. Conflict of Interest
The respondent shall file a Conflict of Interest Statement with the City Clerk in
accordance with the requirements of the City of Carlsbad Conflict of Interest Code.
F. Change of Ownership
For the term ofthe ground lease, respondent is precluded from a change of ownership of
more than twenty-five percent (25%) without the Authority's express, written consent.
The Authority reserves the right to withhold consent for any reason. Subleasing of the
property is expressly prohibited without the prior authorization ofthe Authority.
G. Construction
In the event selected Respondent fails to commence constmction of the project within
Forty-eight (48) months from the date of the signed agreement, the Authority and/or the
City of Carlsbad reserve the right to cancel the agreement and void any and all previously
agreed upon terms.
10
H. Scope Changes
All changes in proposal documents shall be through written addendum. Verbal
information obtained otherwise will NOT be considered in the award process. Proposal
submittals musty acknowledge all addenda. Proposals failing to do so may be considered
as non-responsive by the Authority and eliminated from further consideration.
I. Proprietary Information
Any restrictions on the use of data contained within a proposal must be clearly stated in
the proposal itself Proprietary information submitted in response to this RFP will be
handled in accordance with applicable city procurement regulations and the Califomia
Public Records Act. If you have proprietary information, products or services, please
identify them in your proposal.
J. Response Materials Ownership
All materials submitted regarding this RFP become tiie property of the Authority.
Responses may be reviewed by any person after final selection has been made. The
Authority has the right to use any or all system ideas presented in reply to this request,
subject to the limitations outlined in proprietary information above. Disqualification of a
proposer does not eliminate this right.
K. Incurring Costs
The Authority is not liable for any cost incurred by proposers prior to issuance of an
agreement, contract or purchase order.
L. Contract Award
The award ofthe contract to the successfiil developer will be in accordance with, but not
limited to, the results ofthe Authority's evaluation. Final approval of selected vendor and
award of purchase lies with the Carlsbad Public Financing Authority Board of Directors.
11
Attachment to RFP: Site Map
Lot 9 Parcels
EXHIBIT 7
Parcel "A"
Legal Description of City of Carlsbad Property, Assessor's Parcel Map Unassigned
Lot 9 of Carlsbad Tract CT 09-03 in the Citv of Carlsbad. State of California as shown on Map
15902 recorded March 4. 2013 as Doc # 2013-0139681 in the office ofthe San Diego Countv
Recorder.
Legal Description Parcel B cvuran^o Sheet 1 of 2 bXHlBli b
r. u h u r P v- ^ n
TW tn2,n XMlrrtmmnXt il»t€»4 IQ. JQCI
portion or "f^/4j;^''t^^iJ7in:ik«a:r-Krsir
^ 4-.. o of Lot 'K- eHo*m on a«lA Partition
--r-f^^^^
0,uii w?rw», mop»» or
.oriio. Of R^oho M^^^^^^^ i^S'i'Jo'SiSm^^^^
Cow\ty Of ^ ^^fAVs-l^f^^ tlT^rx^ of Coynty mcordfy of
trv-iroof no. 'itl*;.J2 if ?aSr»5^u«to*l ifUhln thot ponton
fir.irr^r.jsi.^'^-:^ |,-;1iTx*Sr'^--J^-'^'
• iOO foot r%*'M or 5?^ S^k ?wi ^0
boundary of Lot. «>***«tS59??^o- rLt 203«.55 fo**- Cwoi^ north-
Officii ^f ^^-'^ftliL^Si ttoSj ^Tld e^^Stor nr^ of r--|tht of
.100 foot »;i;i^iZt^\tJ^ ••^^ ??!l^Tf^*'
station ?5« P3*i« ?'^**^».5*i?l.^f nSuth 50^ (•**'<>«>^'V!
imid ltt<n«iyf f*V ™*!^?,:K ^o-S^^iO** Eti»t); south 99
Together with that portion of lot F as follows:
Legal Description Parcel B
Sheet 2 of 2
Bv TMB instrur^nt datad July I0| # » valuible
^consideration, TJW XNSUftAKS TRUST CCmPANY, % mUomiM wpor*-
hereby dlU>a^S to
CAHLSBAD Mt-'NICIFAL WATER DISTRICT, t mur.Jlolpal water district or^rAZad
and existlr^ under thu Murdcipal Water District Ac?t of 1911, aaended,
that i: ort ion of hot "P" of Bsncho Agua KodiorKia, in tho Couiity of
San DJcgo, State of <:ali/omla^ according to Partition Map 82?
riled in the Office of tht County Recorder of San Diego, Kovtaiber
1656, described k.u loUow^j
Be|,lnnlng at Point; $ of »aid Lot "F** a? shown on said Partition
Mip Ho. 625; thtnvs along the boundary course connecting foiniB
8 ind 9 or said Ix^t North 00*07<28" 2»9t (H«cord ^iorth 0*5r
vast. Record oi Survey 57:t5) 1^7.78 f^iet to the nm mm
OF BEQIKNBIGj thenca continuinc Horth 00*07 5"28« Bnst alorvg said
tof.nd&ry oourao 6?.2^ feet to a point on a 58 foot radius curvu
concave Westerly, h radial line through »ai<J Point bearing South
^<'t^;^jl^Qtt Me5t: thence fron said point SoutheiPterly, Coutherljr
ar^, Southwecteriy along s^ld cunre ?XJ3 feet throui^ an shfle
of 70*51 ^J7" to the TKUH POIHT OF.BEOimMO.
5D
The Crossings at Carlsbad
West View Lot 9
Joe Garuba
Tony Winney
May 7, 2013
Agenda
•Status update on underutilized property
maximization plan
•Present The Crossings at Carlsbad West View
Lot 9 for consideration
Status Update
•August 2012 - staff presented first group of
underutilized properties
•Group 1 included
–The Crossings at Carlsbad West View Lot 9
–Buena Vista Reservoir
–The Crossings at Carlsbad Lots 4 & 5
–Mission/Foussat (Oceanside)
Status Update
•The Crossings at Carlsbad West View Lot 9
–CPFA/City/CMWD authorization for RFP - tonight
•Buena Vista Reservoir
–Recommendation to City Council – June/July
•The Crossings at Carlsbad Lots 4 & 5
–City Council authorization for RFP – Aug/Sept
•Mission/Foussat
–Deferred
Status Update
•Group 2 properties
–Analysis complete
–Group 2 includes:
•Las Palmas
•Hawthorne
•Pajama Drive (Oceanside)
•Calavera Wastewater Treatment Site
–Presentation to City Council - September/October
The Crossings at Carlsbad
West View Lot 9
Sample Slide Layout
•Title in title case
•Text is lower case except first word
•Only capitalize proper nouns
•No more than five lines per slide
•Don’t change font size, colors
Site Description
•2 adjacent parcels located at the northwestern corner of The Crossings Drive, north of Palomar Airport Road
•Parcel A
–owned by the City of Carlsbad
–2.7 acres
–General Plan designation of Planned Industrial/Office (P-I/O)
–Zoning designation of Planned Industrial/Office (P-M/O)
•Parcel B
–owned by the Carlsbad Municipal Water District
–0.45 acres
–General Plan designation of Unplanned Area (U-A)
–Zoning designation of Exclusive Agriculture (E-A)
Purpose of Ground Lease
•The intent of the ground lease is to promote a
vibrant economic climate and maximize the
economic and social benefit to the agencies
Request for Proposal Requirements
1. Company information
2. Proposed project description
3. Financial plan
4. Schedule
5. Relevant project experience
6. Project organization and key personnel
7. Term
8. Litigation History
9. References
Schedule
•Release of Request for Proposal May 13, 2013
•Deadline for requested site tours May 29, 2013
•Deadline for proposal submission July 8, 2013
•Proposal evaluation and short list July 15, 2013
•Respondent interviews (if necessary) TBD
•Present options/recommendations to CPFA August
Outreach
•Notify existing list of interested parties
•Send request for proposal for ground lease to
North County commercial real estate firms
and brokers (100+)
•Post on city website
Recommendation
•Adopt Resolutions
•Authorize the Carlsbad Public Financing
Authority to issue a request for proposal to
ground lease the Crossings at Carlsbad West
View Lot 9
Questions ?