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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 • Page 2 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 3 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 . 3 23 24 25 26 27 28 WHEREAS, the City of Carlsbad and the Carlsbad Municipal Water District (CMWD) own 5 6 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 10 the city and CMWD, and 11 WHEREAS, in August 2012, staff presented to a joint meeting ofthe City of Carlsbad City 12 Council and the Carlsbad Municipal Water District Board of Directors a group of underutilized 13 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 16 17 18 19 20 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 22 23 24 25 26 27 28 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 3 4 5 6 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, 10 California, as follows: 11 1. The above recitations are true and correct. 12 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. 16 3. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad to 17 evaluate and make recommendations to the Board of Directors of the Carlsbad 18 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. // // 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 9 10 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 16 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 20 21 22 23 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 27 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 28 9 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 3 WHEREAS, the City of Carlsbad will serve as the lease manager, and 4 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 6 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 10 .. the City of Carlsbad, California, as follows: 11 1. The above recitations are true and correct. 12 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. 16 17 18 19 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 22 23 24 25 26 27 28 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. // \o 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 22 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 27 28 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: 10 11 12 13 14 1. The above recitations are true and correct. 15 2. The Carlsbad Public Financing Authority is authorized by the City of Carlsbad to 16 17 18 19 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). 22 23 24 25 26 27 28 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 IJ 1 2 3 4 5 6 7 8 // 9 // 10 // 11 12 // 13 // 14 // 15 // 16 // 17 // 18 19 // 20 // 21 // 22 // 23 // 24 // 25 26 // 27 // 28 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. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 17 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 2-1 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 ?