Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2023-01-19; NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3); Murphy, Jeff
To the members of the: CITYCOUNCk Oate~CA~CC ✓ CM~ACM~DCM (3) V January 19, 2023 . Council Memorandum To: From: Honorable Mayor Blackburn and Members of the City Council Jeff Murphy, Community Developm~irector Via: Geoff Patnoe, Acting City Manager COC- {city of Carlsbad Memo ID# 2023006 Re: NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3) This memorandum provides an update to a previous Council Memorandum dated April 14, 2022, on North County Transit District's (NCTD) efforts to explore repurposing the two Coaster stations in Carlsbad. Background NCTD has been pursuing redevelopment of Carlsbad's two Coaster stations to increase revenue and develop housing and other uses at the two Coaster stations located within Carlsbad -The Poinsettia Coaster Station along Avenida Encinas north of Poinsettia Lane and the Carlsbad Village Coaster Station along State Street North of Grand Avenue. The April 14, 2022, Council Memorandum (Attachment A) included the update that on April 8, 2022, NCTD released a Request for Proposals (RFP) that covered both Coaster stations. The NCTD envisions mixed use redevelopment of the Coaster stations that would provide increased transit ridership, job creation, affordable housing and generate revenues for the NCTD through long-term ground leases. Discussion At the January 19, 2023, NCTD Board of Directors meeting agenda item 18 requests authorization to enter into Exclusive Negotiation Agreements with two development groups, one for each Coaster station, for continued negotiations to move forward with NCTDs process. The Carlsbad Village Transit Center site consists of 11.3 acres and includes 435 parking spaces for NCTD's COASTER and BREEZE riders. NCTD staff is recommending West Village Partners who are currently proposing a mix of retail, hospitality, office space with affordable and market rate housing units. Specific guidance included in the proposal is replacement of existing 435 spaces for current and future NCTD riders, compliance with the existing Village and Barrio Master Plan, as well as providing parking for the proposed uses. The Village and Barrio Master Plan has a four- story maximum height in this location with a 45-foot height limit, and a density of 35 units per acre. Community Services Branch Community Development Department 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 t Council Memo -NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3} January 19, 2023 Page 2 The Poinsettia Coaster Station site encompasses about 11.5 acres overall, which includes part of the railroad corridor south of the Coaster station. NCTD staff is recommending a proposal with Raintree Partners that would propose residential units and retain the existing 341 parking spaces for current and future NCTD riders, consistent with a 35-foot height limitation. Next Steps Redevelopment of the Coaster stations with a mix of uses will require city approval. There is not a proposed project or a set timeline for either project. Community Development staff will work with the developers selected to create a schedule and process for city review and consideration. Currently, there are no timelines as to when plans may be submitted to the city by a developer for either or both sites. Any projects will require approval at public hearings. It is anticipated that the sites will then undergo a two-to three-year period of design and entitlement. Attachment: A. Council Memorandum -dated April 14, 2022 (Due to the size of Attachment A, a hardcopy is on file in the Office of the City Council, as reference) cc: Scott Chadwick, City Manager Cindie McMahon, City Attorney Ron Kemp, Senior Assistant City Attorney Mike Strong, Assistant Director of Community Development Eric Lardy, City Planner To the members of the: CITY COUNCIL Date j,4:j 22,.CA �CC...::_ CM ✓ACM✓ DCM (3)� April 14, 2022 Council Memorandum To: Honorable Mayor Hall and Members of the City Council From: Via: Gary Barberio, Deputy City Manager, Community Services Branch Jeff Murphy, Community Development �ctor Geoff Patnoe, Assistant City Manager � {city ofCarlsbad Memo ID #2022042 Re: NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3) This memorandum provides an update to a previous Council Memorandum dated Sept. 30, 2021, on North County Transit District's (NCTD) efforts to explore repurposing its two Coaster stations in Carlsbad. Background Since the last Council Memorandum (Attachment A), city and NCTD staff have continued to discuss redevelopment of Carlsbad's two Coaster stations - the Poinsettia Coaster Station along Avenida Encinas north of Poinsettia Lane and the Carlsbad Village Coaster Station along State Street north of Grand Avenue. On Feb. 8, 2022, NCTD held a virtual workshop to preview the redevelopment opportunity at both Coaster stations. Staff provided input on the presentation, including economic and demographic data, and helped answer development questions. Staff also commented on a draft of NCTD's request for proposals (RFP), to be used to formally seek redevelopment proposals. On Feb. 15, 2022, the City Council directed city staff to study both Coaster stations as potential housing sites on two different map alternatives. On the second map, the City Council authorized the study of increased density and number of housing units at each Coaster station. More information on City Council's action and the two maps is available at: www.carlsbadca.gov/housingplan Discussion On April 8, 2022, NCTD released one RFP that covered both Coaster stations (Attachment B). The NCTD envisions mixed use redevelopment of the Coaster stations that would provide increased transit ridership, job creation, affordable housing and generate revenues for the NCTD through long-term ground leases. Assisting the NCTD with the RFP and the redevelopment process is real estate consultant CBRE. The RFP identifies the Carlsbad Village Coaster Station site as extending from just north of Carlsbad Boulevard south to Oak Avenue, a 14.3 acre area. The Poinsettia Coaster Station site Community Services Branch Community Development Department 1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-5088 t Attachment A Council Memo - NTCD's Carlsbad Village and Poinsettia Stations Redevelopment (Districts 1 & 3) April 14, 2022 Page 2 encompasses about 11.5 acres overall, which includes part of the railroad corridor south of the Coaster station. Not all site acreage identified is considered developable by the NCTD. Overall, redevelopment objectives incorporate values importantto the city, such as recognizing Carlsbad's character and heritage and promoting sustainable growth, connectivity, and quality design. Contributing to the city's housing needs, including affordable housing, is another objective. The RFP includes conceptual, or sample, studies prepared by the NCTD of both sites that include parking structures, multiple buildings with maximum heights of 35 feet (Poinsettia site) or 45 feet (Carlsbad Village site), and retention of existing parking quantities for transit users. Besides transit uses, the studies contemplate housing units at both sites along with commercial uses at the Carlsbad Village Coaster Station. Information on redevelopment of the two sites may be found on the NCTD's website, including a project overview video and a recording of the Feb. 8 Developers Wo�kshop. This information is available at: https://gonctd.com/real-estate-redevelopment/ Next Steps Responses to the RFP from interested parties are due to the NCTD July 29, 2022. Other milestones this year include developer interviews in September and NCTD Board approval of exclusive negotiations with a developer in November. Redevelopment of the Coaster stations with a mix of uses will require city approval. Currently, there are no timelines as to when plans may be submitted to the city by a developer for either or both sites. Any projects will require approval at public hearings. Attachments: A. Council Memorandum dated Sept. 30, 2021 B.RFP issued by the NCTD for Carlsbad Poinsettia and Village stations (Due to the size of Attachment B, a hardcopy is on file in the Office of the City Council, as reference) cc: Scott Chadwick, City Manager Celia Brewer, City Attorney Ron Kemp, Assistant City Attorney Matt Sanford, Economic Development Manager Don Neu, City Planner Eric Lardy, Principal Planner Scott Donnell, Senior Planner T9 the members of the: CITY COUNCIL Date �(3ol2l CA ✓ CC ✓ CM� ACM _LocM (3) ✓ Sept. 30, 2021 Council Memorandum To: Honorable Mayor Hall and Members of the City Council From: Gary Barberio, Deputy City Manager, Community Services Jeff Murphy, Community Development Director Via: Geoff Patnoe, Assistant City Manager @ Attachment A ·{cityofCarlsbad. Memo ID #2021183 Re: NCTD Repurposing of Carlsbad Village & Poinsettia Coaster Stations (Districts 1 & 3) This memorandum provides a status update on North County Transit District (NCTD) efforts to explore repurposing its two Coaster stations in Carlsbad, and an agenda item where the NCTD Board of Directors on Sept. 16, 2021, declared the two potential redevelopment sites as exempt surplus land. Background On March 16, 2021, the City Council received an informational presentation from the NCTD on redevelopment opportunities at the Carlsbad Village and Poinsettia Coaster stations. Under current zoning, the Carlsbad Village site could redevelop with a mix of uses, including housing. The "Public" General Plan Land Use designation for the Poinsettia Coaster Station would require amendment by the city or applicant to permit a mix of uses. The zoning of the Poinsettia site is Residential Density- Multiple Qualified Development Overlay (RD-M-Q). Under any redevelopment plan, however, transit use would continue to be prioritized and increased ridership sought. A redevelopment objective of the NCTD also includes contributing to regional housing needs through facilitating the construction of market rate and affordable housing units, Because of their housing potential, both the Carlsbad Village and Poinsettia Coaster stations are two of the many potential sites the city has identified to help it meet state forecasted residential growth. Further, each is included on maps of potential housing sites recently released for public review. Additional information on the maps and public review is available at www.carlsbadca.gov/housingplan, Discussion On July 12, 2021, NCTD and city staff met to discuss p�tential redevelopment of the two sites, including the NCTD's parameters, objectives, and milestones as well as city input. The NCTD is currently preparing a highest and best use analysis for both sites and planning for developer outreach. As of the writing of this memorandum, the highest and best use analysis is not currently available. Community Services Branch Community Development Department 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 t Council Memo -NCTD Repurposing of Carlsbad Village & Poinsettia Coaster Stations Sept. 30, 2021 - Page 2 On Sept. 16, 2021, the NCTD Board of Directors adopted a Resolution declaring the Carlsbad Village and Poinsettia Coaster stations, and specified redevelopment sites at Coaster and Sprinter station locations in other cities, as exempt surplus land in compliance with the Surplus Land Act (SLA) guidelines (April 2021). If the California Department of Housing and Community Development (HCD) affirms the exemption, the ~CTD may proceed with redevelopment without continued coordination with the HCD. Otherwise, the NCTD would need to comply with the SLA and its requirements to promote affordable housing development on unused or underutilized public land. The presentation to the NCTD Board of Directors on the Resolution is included as Attachment A. NCTD and city staff met on Sept. 28, 2021, to discuss the Poinsettia Coaster station's existing land use designation and how it would need to be modified before any proposed development is approved. Amendments to provide an appropriate designation could occur as part of the city's effort to rezone properties to meet state forecasted residential growth ·or as part of a separately initiated effort by the NCTD. At the Oct. 21, 2021, Board of Directors meeting, NCTD staff intends to provide an update on all redevelopment activities. In the near future, the NCTD anticipates holding a developer's workshop on the two Carlsbad Coaster station sites before the end of the year and, later, releasing a request for proposals to solicit development proposals for each site. Next Steps City staff will continue to monitor and coordinate with the NCTD on redevelopment activities to ensure that they align with city objectives. When appropriate, staff will recommend the NCTD provide an update to the City Council. Attachment: A. Sept. 16, 2021, presentation to the NCTD Board of Directors cc: Scott Chadwick, City Manager Celia Brewer, City Attorney Ron Kemp, Assistant City Att~rney Don Neu, City Planner Eric Lardy, Principal Planner Scott Donnell, Senior Planner NORTH COUNTY TRANSIT DISTRICT Attachment A Agenda Item# 21 STAFF REPORT ADOPT RESOLUTION NO. 21-03 DECLARING SPECIFIED REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND Time Sensitive: □ Consent: □ ' STAFF Adopt Resolution No. 21-03 declaring specified redevelopment sites at RECOMMENDATION: SPRINTER and COASTER station locations in Oceanside, Vista, San Marcos, Escondido, and Carlsbad as exempt surplus land, in compliance with Surplus Land Act guidelines. BACKGROUND The 2019 Surplus Land Act requires public agencies to coordinate land INFORMATION: development activities with the California Department of Housing and Community Development (HCD). The Surplus Land Act requires public agencies to declare developable land as either surplus land or exempt surplus land at a public meeting, prior to issuing a Request for Proposal or Notice of Availability to interested parties. After a public declaration, the public agency provides written notice to HCD, who then either affirms or denies the declaration. If a public agency's developable land is deemed to be surplus land, it Is subject to specific rules and requirements specified in the April 2021 Surplus Land Act Guidelines. If a public agency's developable land is deemed to be exempt surplus land, then developments may proceed without continued coordination with HCD. Pursuant to the April 2021 Guidelines provided by HCD, land may be declared as Exempt Surplus Land on that condition that the property is "used by a district for agency's use". Per long-range planning provided by the San Diego Association of Governments (SANDAG), public agencies are encourag~d to provide residential and mixed-use developments to encourage transit ridership, reduce vehicle miles travelled, reduce greenhouse gases, and address critical housing shortages. NCTD Board Policy 33 ·-Joint Use and Development of Real Property, implements SANDAG's planning guidance by requiring real property development that encourages housing and mixed-use developments to improve transit rider experience, increase transit ridership, and reduce greenhouse gases. Based on both SANDAG's long-range planning and NCTD's Board Policy, redevelopment of NCTD transit facilities satisfies HCD's criteria for exempt · surplus land due to redevelopments having a direct and measurable public benefit and impact to NCTD's core mission. In June 2021, NCTD provided written correspondence to HCD to justify a determination that the Oceanside Transit Center (OTC) redevelopment should be considered as Exempt Surplus Land. The OTC project was advanced prior to the April guidelines promulgated by HCD. On July 2, 2021, HCD concurred with NCTD's declaration that the OTC is exempt surplus land and therefore not subject · to the Surplus Land Act's development guidelines. In their approval, HCD noted that "housing in dense, transit-rich areas supports the agency's mission", and commended NCTD's Board policy for requiring housing and improved transit amenities as a means of improving transit ridership. To proceed with redevelopment opportunities of NCTD's assets while retaining operational control and public access related to NCTD's transit purpose; and . remaining in compliance with the Surplus Land Act, redevelopment opportunity sites must first be declared as exempt surplus land on the basis that September 16, 2021 Board Meeting Staff Report No.: SR-21-09-021 redevelopment directly support's NCTD's core mission by increasing transit ridership and reducing greenhouse gases through the development of residential and mixed-use developments. The following sites are recommended for redevelopment, and should be declared as Exempt Surplus Land: • Carlsbad Village COASTER Station 2775 State St, Carlsbad, CA 92008 • Poinsettia COASTER Station 6511 Avenida Encinas, Carlsbad, CA 92009 • Coast Highway SPRINTER Station 13041/2 S. Tremont St., Oceanside CA 92054 • Crouch Street SPRINTER Station 609 Crouch St., Oceanside CA 92054 • Rancho Del Oro SPRINTER Station 3513 Oceanside Blvd., Oceanside CA 92056 • Melrose Street SPRINTER Station 1495-1/2 N. Melrose Dr., Oceanside CA 92056 • Vista Transit Center 240 N. Santa _Fe Rd., Vista, CA 92083 • Vista Civic Center SPRINTER Station 810 Phillips St., Vista, CA 92083 • San Marcos SPRINTER Station 1142 W. Armorlite Dr., San Marcos, CA 92069 • Escondido Transit Center Escondido Transit Center, Escondido, CA 92025 Based on the foregoing, staff recommends that the NCTD Board of Directors declare the specified redevelopment sites at SPRINTER and COASTER station locations noted herein exempt surplus land in satisfaction of the Surplus Land Act guidelines. ATTACHMENT: 21A-Draft Resolution No. 21-03 GOAUSTRATEGIC Enhance Customer Service, Improve Service Quality, and Increase Ridership DIRECTION: . FISCAL IMPACT; This staff report has no fiscal impact. COMMITTEE REVIEW: None STAFF CONTACT: Tracey Foster, Chief Development Officer E-[11ail: tfoster@nctd.org Phqne: 760-966-6674 September 16, 2021 Board Meeting Staff Report No.: SR-21-09-021 RESOLUTION NO. 21-03 RESOLUTION OF THE BOARD OF DIRECTORS OF THE NORTH COUNTY TRANSIT DISTRICT DECLARING SPECIFIED- REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND , ' WHEREAS, the North County Transit District ("NCTD") Board of Directors ("Board") has adopted Policies and goals for the development of NCTD transit stations; and WHEREAS, NCTD is the owner in fee simple of that certain real property described in Exhibit "A," attached hereto and made a part of hereof ("Property") including such NCTD transit facilities deemed suitable for redevelopment pursuant to those Policies and goals of the Board; and WHEREAS, Assembly Bills 1486 and 1255 amended the Surplus Land Act ("SLA») to promote affordable housing development on unused or underutilized public land throughout the state to respond to the existing affordable housing crisis; and WHEREAS, the California Department of Housing and Community Development (HCD) adopted SLA Guidelines effective April 2021 (the "Guidelines") which provides for additional requirements regarding disposition of "Surplus Land"; and WHEREAS, the SLA_ and Guidelines requires public agencies to coordinate land development activities with HCD; and WHEREAS, an agency that determines that property is exempt from the SLA shall support such a determination with written findings and shall provide a copy of the written determination to HCD at least thirty (30) days prior to disposition; and WHEREAS, the SLA provides for "Exempt Surplus Land" in Government Code section 54221; including real property that is used by a district for agency use; and NOW, THEREFORE, BE IT RESOLVED that the Board of Directors of the North County Transit District hereby declares the real property at NCTD transit facilities and property as defined in Exhibit A to this Resolution as Exempt Surp\us Land. BE IT FURTHER RESOLVED that the Board makes the following findings in support of the declaration off Exempt Surplus Land above: Section 1. Per long-range planning provided by the San Diego Association of Governments (SANDAG), public agencies are encouraged to provide residential and mixed-use developments to encourage transit ridership, reduce vehicle miles travelled, reduce greenhouse gases, and address critical housing shortages. NCTD Board Policy 33 -Joint Use and Development of Real Property, implements SANDAG's planning guidance by requiring real property development that encourages housing and mixed-use developments to ir:nprove transit rider experience, increase transit ridership, and reduce greenhouse gases. Based on 810 Mission Avenue• Oceanside, (A 92054 • (760) 966-6500 both SANDAG's long-range planning and NCTD's Board Policy, redevelopment of NCTD transit facilities satisfies HCD's criteria for exempt surplus land due to redevelopments having a direct and measurable public benefit and impact to NCTD's core mission. Section 2. In June 2021, NCTD provided written correspondence to HCD to justify a determination that the Oceanside Transit Center (OTC) redevelopment should be considered as Exempt Surplus Land. The OTC project was advanced prior to the April guidelines promulgated by HCD. On July 2, 2021, HCD concurred with NCTD's declaration that the OTC is exempt surplus land and therefore not subject to the Surplus Land Act's development guidelines. In their approval, HCD noted · that "housing in dense, transit-rich areas supports the agency's mission", and commended NCTD's Board policy for requiring housing and improved transit amenities as a means of improving transit ridership. Section 3. In order to proceed with redevelopment opportunities of NCTD's assets while retaining operational control a·nd maintaining public access related to NCTD's transit purpose; and remaining in compliance with the Surplus Land Act, redevelopment opportunity sites must first be declared as exempt surplus land on the basis that redevelopment directly support's NCTD's core mission by increasing transit ridership and reducing greenhouse gases through the development of residential and mixed-use developments. Section 4. Based on the foregoing, the NCTD Board of Directors hereby declares and finds that the redevelopment sites at SPRINTER and COASTER station locations noted herein in Exhibit A as exempt surplus land in satisfaction of the Surplus Land Act guidelines. PASSED, APPROVED AND ADOPTED at the regular meeting of the Board of Directors of the North County Transit District this 21st day of October 2021. BQARD CHAIR North County Transit District CERTIFICATION I, Anthony Flores, duly appointed and qualified, Clerk of the Board of the North County Transit District, do hereby certify that the above is a true and correct copy of a resolution passed and approved by the Board of Directors of the North County Transit District adopted at a legally convened meeting of the Board of Directors of the North County Transit District held on the 21 st day of October 2021. · Page 2 of 3 CLERK OF THE BOARD North County Transit District NOlmt coumv 'mAMSlf l>!ST!IICT ■ 1111111111 WE MOVE PEOPLE RESOLUTION NO. 21-03 RESOLUTION OF THE BOARD OF DIRECTORS OF THE NORTH COUNTY TRANSIT DISTRICT DECLARING SPECIFIED REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND . Exhibit A The following sites are declared as Exempt Surplus Land: Page 3 of 3 • Car1sbad Village COASTER Station 2775 State St, Car1sbad, CA 92008 • Poinsettia COASTER Station 6511 Avenida Encinas, Carlsbad, CA 92009 • Coast Highway SPRINTER Station 1304 112 S. Tremont St., Oceanside CA 92054 • Crouch Street SPRINTER Station 609 Crouch St., Oceanside ·cA 92054 • Rancho Del Oro SPRINTER Station 3513 Oceanside Blvd., Oceanside CA 92056 • Melrose Street SPRINTER Station 1495-1/2 N. Melrose Dr., Oceanside CA 92056 • Vista Transit Center 240 N. Santa Fe Rd •• Vista, CA 92083 • Vista Civic Center SPRINTER Station 810 Phillips St., Vista, CA 92083 • San Marcos SPRINTER Station 1142 W. Annorlite Dr., San Marcos, CA 92069 • Escondido Transit Center Escondido Transit Center, Escondido, CA 92025 TWO SITES AVAILABLE fdr TRANSIT ORIENTED REDEVELOPMENT CARLSBAD, CALIFORNIA NORTH COUNTY TRANSIT DISTRICT 0 ; +11.47I ' ACHES-·-� - Atttachment B + 14.37 -ACRES AFFILIATED BUSINESS DISCLOSURE CBRE, Inc. operates within a global :family. of•companies with many subsidiaries and related:entitles (each an "Affiliate") engaglng";Jn a broad range of commerclal real estate b�\�e�g!!!clu_dlng, but not limited to, brokerage services, property and facll)!esmaiiagemerit;'rvaluation, Investment fund management and development. At times different Afflllatz._��i)D£1�dlng CBRE Global Investors, Inc. or Trammell Crow Company, _may have or repre��I£!�nts who have competing Interests In the same transaction.For example, Affiliates or their clients may have or express an Interest In the property, clescrlbed In this RFP (the "Property"), and may be the successful bidder for the P.roperty. Your receipt of this Memorandum constitutes your acknowledgment of that possibility and your agreement that neither CBRE, Inc. nor any Affiliate has an obligation to disclose to you such Affiliates' interest or involvement In the sale or purchas���he P.roperty. In all Instances, however, CBRE, Inc. and Its Affiliates wlll act in the best interest of th_eir respective cllent(s), at arms' length, not in concert, or in a manner,.detrlmentaltoany third party. CBRE, Inc. and Its Affillates will conduct their respective businesses In a manner.consistent with the law and all fiducia� duties owed to thei� respective cllent(s). Dl�CL:AIMER_ irhls Request fo� Proposals (RFP) contains select information pertaining to the Property and the Owner, and does not purport•to be all-Inclusive or contain all,or !)art, of the information which prospective Investors may require to evaluate a purchase of the Property. The Information contained In this RFP has been obtained from sources bv�jeved to be reliable, but has not been verified for accuracy, completeness, or fitness.. fo�a_!:'Y particular purpose. All Information Is presented "as ls" without representatio.�, •;�°r,#arr�nty of any kind. Such Information includes estimates based on forward-looking -:assumptions relating to the general economy, market conditions, competition and other'. factors which are subject to uncertainty and may not represent the current or future performance of the Property. All references to acreages, square footages, and other measurements are approximations. This RFP describes certain documents, including leases and other materials, In summary form. These summaries may not be complete nor accurate descriptions of the full agreements referenced. Additional Information and an opportunity to Inspect the Property may be made available to qualified prospective purchasers. You are advised to Independently verify the accuracy and completeness of all summaries and Information contained herein, to consult with Independent legal and financial advisors, and carefully Investigate the economics of this transaction and Property's suitability for your needs. ANY RELIANCE ON THE CONTENT OF THIS RFP IS SOLELY AT YOUR OWN RISK. The Owner expressly reserves the right, at Its sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and/or to terminate discussions at any time with or without notice to you. All offers, counteroffers, and negotiations shall be non-binding and neither CBRE, Inc. nor the Owner shall have any legal commitment or obligation except as set forth in a fully executed, definitive purchase and sale agreement delivered by the Owner. © 2022 CBRE, INC. ALL RIGHTS RESERVED. EXECUTIVE SUMMARY & RFP GOALS SUBMISSION DETAILS PROPERTY OVERVIEWS EVALUATION CRITERIA & SELECTION PROCESS DEVELOPMENT OPPORTUNITY CARLSBAD MARKET OVERVIEW EXHIBITS EXECUTIVE SUMMARY & RFP GOALS CBRE, Inc., on behalf of the North County Transit District (NCTD or, "the District") is pleased to offer two separate parcels for mixed-used redevelopment at Carlsbad Poinsettia Station and Carlsbad Village Station. Offerors may propose on either or both sites at their discretion and in accordance with the requirements presented within this Request for Proposals (RFP). NCTD seeks creative development proposals that will provide for long-term revenue sources to the District, activate the sites, and provide for additional amenities to benefit the surrounding citizens and NCTD riders. ·+ 11.47ACRES -+ 14.37ACRES ALI. IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY. EXECUTIVE SUMMARY & RFP GOALS NCTO DEVELOPMENT OPPORTUNITIES 5 Additional information about the parcels, NCTD's desired and required elements, and proposal submission procedures are contained within this document. Below is a summary of the key dates associated with this RFP. PROPOSAL MILESTONES DATE RFP Released Non-mandatory Pre-Proposal Conference Final date for Receipt of Questions Responses to Submitted Questions to be Published April 8, 2022 April 19, 2022 May 9, 2022 May 20, 2022 OFFERS DUE JULY 29, 2022 EXECUTIVE SUMMARY & RFP GOALS REVIEW MILESTONES DATE (estimated and subject to change) Developer Interviews NCTD Board Approval of Exclusive Negotiations Negotiation of purchase and/or development agreement September 2022 November 2022 January 2023 NCTO DEVELOPMENT OPPORTUNITIES 6 CBRE, Inc. is pleased to present this exciting opportunity on behalf of NCTD and appreciates your interest and response. Starting on the date the RFP is published, except for public hearings and scheduled presentations as notified by the CBRE representatives, Proposers shall not communicate with the District, including elected officials, staff, or their families. These restrictions sh al I continue unti I the contract is executed. Th is limitation includes the Proposer's representative(s), including lobbyists, agents, legal representatives, brokers, or investors. Any Proposer who violates the limits on communications described in this section shall be disqualified and will not be considered for this project. All questions or requests for additional information must be submitted in writing by e-mail to CBRE representatives shown below. The request must contain the solicitation title, Proposer's name, contact person name, address, and phone number. Addenda to the solicitation will be published and uploaded to the project website: www.NCTDCarlsbad.com BRIAN HUTCHERSON Project Manager Western Regional Manager CBRE Public Institutions & Education Solutions Lie. 02075144 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 T + 1 858 546 2639 C +1 858 405 6109 brian.hutcherson cbre.com RFP CONTACTS MICHAEL MCSHEA Executive Vice President CBRE Public Institutions & Education Solutions Lie. 02093585 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 C +l 202 669 2580 michael.mcshea cbre.com DYLAN MARSCHALL Deputy Project Manager Senior Associate CBRE Land Services Lie. 02045289 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 T +1 858 404 7203 C +1 760 420 1632 d lan.marschall cbre.com North County Transit District (NCTD) was established in 1975 and offers services that are a vital part of San Diego's regional transportation network. NCTD moves approximately 11 million passengers annually by providing public transportation for North San Diego County, including two stops in Carlsbad. NCTD is governed by a Board of Directors, employs approximately 875 people, and serves a geographic area of approximately 1,020 square miles with a population of 849,000 people. The family of transit services NCTD offers includes: »COASTER commuter rail service »SPRINTER light rail »BREEZE bus system »FLEX rural and on-demand service »LIFT paratransit EXECUTIVE SUMMARY & RFP GOALS BREEZE buses 20,749 average weekday boardings 6.4 million annual boardings -� 152 buses cover 30 routes SPRINTER hybrid rail 7,865 average weekday boardings 2.4 million annual boardings 12 DMU trains cover a 22-mile route east to west COASTER trains 4,886 average weekday boardings f 1.4 million annual boardings �az, 7 locomotives and 28 bi-level passenger coaches cover 41-mile route north to south FY2019 RIDERSHIP NUMBERS NCTO DEVELOPMENT OPPORTUNITIES 8 i The overal I goals for the Projects reflect the District's vision for securing mixed use development(s) that will accommodate and promote transit operations, increase activation of the surrounding area through thoug htfu I design, and provide a revenue source for the District. Much of the site area on both properties is currently made up of surface parking. The District seeks redevelopment of mixed and complementary uses that will serve to draw new residents and visitors, contribute to the vibrancy of Carlsbad, and maintain current parking levels for NCTD riders. Development solutions at either of the sites will address the following goals: , Generate income for NCTD through redevelopment of sites with residential and complimentary commercial uses to offset or defray NCTD's operational costs •> Provide NCTD patrons new parking facilities with sufficient capacity to meet current and projected demand , Improve the overall transit rider's experience by providing amenities that also compliment the City's long-term planning objectives •> Contribute to regional housing needs through facilitating the construction of market rate and affordable housing units , For Carlsbad Poinsettia Station, NCTD is seeking a creative solution to support a minimum of (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least (4) bus bays designed to accommodate a 40' transit bus (40' long and 10' wide) and (1) that can accommodate a 60' transit bus EXECUTIVE SUMMARY & RFP GOALS IN ADDITION, All NCTD SPONSORED PROJECTS MUST ADHERE TO THE FOLLOWING PRINCIPLES: + Compliance with NCTD Board Policy No. 33 on Joint Use and Development (available at www.NCTDCarlsbad.com) +Transit Prioritization + Fiscal Responsibility +Community Integration NCTO DEVELOPMENT OPPORTUNITIES 9 PROPERTY OVERVIEWS The Carlsbad Poinsettia Station is a quarter mile from the ocean with preserved ocean views, adjacency to existing development, and access to 1-5. The site consists of three parcels: APN 214-150-11-00, which is primarily the station and track right-of-way, and APNs 214-150-08- 00 and 214-150-20-00, which total approximately 4.87 acres of developable land. The site currently hosts 341 parking spaces which will need to be replaced/maintained in future development. The site is zoned RD-M-Q and T-C. A maximum height of 35' is established in the RD-M-Q zone. Permitted height in the T-C Zone and allowed densities will need to be established during project processing by the city. NCTD estimates 147 dwelling units could be built on the site. An existing conservation easement in between the tracks and the developable area will need to be preserved in future development. ((6,308 annual weekday ridership (FY19) s /.) ___ � b D �//!,I"+ (8) commuter rail s servi . �l±ffi maximum dwelling units/acre (conceptual) P R O P E R T Y O V E A V I E W S 11 ~TH!~ d gross, 4.87 developable OEVELOPABLE ACRES .-!. ,, ., � ,i ,-\ i...-.---. ,.. "',. �..---"!' --� j,..�1 .,.. . �j· ,.,... SI" "�.,,. .. lli,,'J ·\_ ......... �/': AVENIDA ENCINAS, CARLSBAD, CA 92009 ALI. IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY. PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 12 PROPERTY OVERVIEW The Carlsbad Village Station, known for its distinctive station architecture and location in quaint Carlsbad Village, offers substantial acreage located just a quarter mile from the ocean. The site consists of four parcels: APNs 155-200-12-00, 155-200-11-00, 203-054-28-00, and 203-296-12-00. Some of the site is bisected by rail lines while other portions are surface parking or empty lots. Approximately 11.33 acres of the site are considered to be developable. The site currently hosts 435 parking spaces which will need to be replaced/maintained in future development. The site is zoned VC in the Village Barrio MasterPlan with a 45 ft, 4 story maximum height, a density maximum of 35 dwelling units per acre, and a maximum of 397 dwelling units allowed. • llffi gross, 11.33 acres developable 209.519 annual weekday ridership (FY19) 35 maximum dwelling units/acre PROPERTY OVERVIEWS ~ fLf.37~ QQ s /?--.,.-fer + rlL~ (8) ~\ai l (;/s~/victT PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 14 PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 15 • •• ••• •• • ••• •• • DEVELOPMENT OPPORTUNITY NCTD is seeking development proposals for the featured properties at the Carlsbad Poinsettia and Carlsbad Village stations. Offerors may submit a proposal for either or both properties, but regardless of property, NCTD seeks proposals that: )) Reflect the Carlsbad identity of economic and cultural diversity, coastal character, civic-minded tourism, artistry, and environmental consciousness >> Promote environmentally and economically sustainable smart growth which includes, transit, pedestrian, bicycle, and a multi generational-friendly infill development »Enable corridor development by optimizing multi-modal connectivity, capitalizing on transportation/mobility options and rationalizing parking »Maintain adequate regulatory flexibility to accommodate the community's emerging needs and safeguard the future prosperity of the reinvented station areas from economic market fluctuations »Promote high-quality architectural design, sustainable development, synergistic land uses and enhancement of environmental resources »Promote a preservation ethic that encourages and supports Carlsbad's historical heritage and resources to the extent possible »Generate income for NCTD through redevelopment of sites with residential and complementary commercial uses to offset or defray NCTD's ongoing development costs »Provide NCTD patrons new parking facilities with sufficient capacity to meet current and projected demand »Improve the overall transit rider's experience by providing amenities that also compliment the City's long-term planning objectives »Contribute to regional housing needs through facilitating the construction of market rate and affordable housing units »For Carlsbad Poinsettia Station, NCTD is seeking a creative solution to support a minimum of (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least (4) bus bays designed to accommodate a 40' transit bus (40' long and 10' wide) and (1) that can accommodate a 60' transit bus DEVELOPMENT DPPDATUNITY N C T D D E V E L D P M E N T D P P D A T U N I T I E S 17 DEVELOPMENT OPPORTUNITY The development of each site should consider a mix of residential (apartments, affordable housing and townhouses) and retail uses, but could also include office or hospitality uses as the market can support. Outdoor dining, courtyards and decks, as well as open areas that complement the surrounding areas are encouraged. Redevelopment should be guided by existing zoning. For the Carlsbad Poinsettia Station, amendments to land use plans will be necessary to permit non-transportation and non-public uses. Consideration should be given to the uses and scale of development located at the edges of the site(s), as well as to complement the historic downtown and surrounding neighborhoods. The City of Carlsbad prides itself in having a certified Housing Element and providing its share of housing for the region. »The Village & Barrio Master Plan sets forth the vision to honor the historic heart of the City and regulate the variety of uses that are allowed in those areas. It sets forth the densities, regulations, design, and characteristics that the City will look for when considering development within this community. The Master Plan outlines important considerations for development, such as walkable communities, public art, pedestrian amenities, and sets the intensity and use allowed in this area. DEVELOPMENT DPPDATUNITY »The City also prepared a Parking Management Plan, and conducts an annual parking study for the area. >The City's General Plan sets the citywide land uses and policies to encourage integration of developments outside of the Village and Barrio Master Plan. N C T D D E V E L D P M E N T D P P D A T U N I T I E S 18 ±ll.47 ACRES AVENIDA ENCINAS, CARLSBAD, CA 92009 NCTD has prepared the below guide to facilitate developer review and response to the offering, though note that this list is not exhaustive and is not meant to supersede the requirements listed elsewhere in this RFP. Required Elements (Must haves) Long-term ground lease structure: 50-99-year ground lease with adequate provisions that will generate a long-term revenue stream to support NCTD's transit operations. Proposal must contain concepts that improve the current rail platform operations including the existing passenger waiting areas and amenities. Compliance with NCTD Board Policy No. 33 on Joint Use and Development. Community Integration. Minimum requirement for affordable housing per zoning code. NCTD currently has two (2) bus bays that service current ridership levels. NCTD is seeking a creative solution to support a minimum of five (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least four (4) bus bays designed to accommodate a 40' transit bus (40' long and 10' wide) and one (1) that can accommodate a 60' transit bus. Circulation of bus traffic must be designed in a manner that will allow unobstructed or unimpeded movement between public transportation and private vehicular use. Alternative Design solutions can be considered. Compliance with city standards and permitting requirements. Desirable Features (Elevated design) Mixed residential uses including apartments, townhouses, and affordable housing uses. Open green spaces. Sustainable, drought sensitive features. Public art opportunities and other community-aware features. Appropriately scaled development to complement existing neighboring uses. Any development proposed on the site(s) should incorporate guidance from the Regional Mobility Hub Strategy developed by SANDAG. Excess of minimum affordable housing requirement. DEVELOPMENT DPPDATUNITY Parking NCTD requires replacement of existing parking spaces dedicated to current transit customers. NCTD is open to shared-use concepts in the proposal and highly encourages creative ways to use parking in a more efficient and cost effective manner. Parking Structure will have 341 spaces overall. Using an average of 350 SF per space, this would be approximately 119,350 GSF. Minimal fai;:ade and finishes assumed. Site work for parking structure includes utilities grading/site prep. No premiums removal and re-compaction or piles. Site work also includes minimal site finishes at building perimeters. N C T D D E V E L D P M E N T D P P D A T U N I T I E S 19 ±14.37 ACRES Required Elements (Must haves) Long-term ground lease structure: 50-99-year ground lease with adequate provisions that will generate a long-term revenue stream to support NCTD's transit operations. Proposal must contain concepts that improve the current rail platform operations including the existing passenger waiting areas and amenities. Compliance with NCTD Board Policy No. 33 on Joint Use and Development. Community Integration. Minimum requirement for affordable housing per zoning code. Compliance with city standards and permitting requirements. Desirable Features (Elevated design) Mixed residential uses including apartments, townhouses, and affordable housing uses. Open green spaces. Sustainable, drought sensitive features. Public art opportunities and other community-aware features. Appropriately scaled development to complement existing neighboring uses. Any development proposed on the site(s) should incorporate guidance from the Regional Mobility Hub Strategy developed by SAN DAG. Excess of minimum affordable housing requirement. DEVELOPMENT DPPDATUNITY Parking STATE STREET, CARLSBAD, CA 92009 NCTD requires replacement of existing parking spaces dedicated to current transit customers. NCTD is open to shared-use concepts in the proposal and highly encourages creative ways to use parking in a more efficient and cost effective manner. Parking Structure will have 435 dedicated spaces overall. Using an average of 350 SF per space, this would be approximately 152,250 GSF. Minimal facade and finishes assumed. Site work for parking structure includes utilities grading/site prep. No premiums removal and re-compaction or piles. Site work also includes minimal site finishes at building perimeters. I -.,..,I -- -.. •: ""�-- ·t�_7·-= ;.c� 1--· N C T D D E V E L D P M E N T D P P D A T U N I T I E S 20 DEVELOPMENT OPPORTUNITY DEVELOPMENT DPPDATUNITY Carlsbad Poinsettia Station consists of 4.87 acres of developable land across three APNs. The site currently hosts 341 parking spaces which will need to be replaced/maintained in future development. The site also contains a conservation area as noted on the diagram which must be preserved in future development. The site is bounded to the North by Avenida Encinas and is adjacent to existing multifamily and retail development to the East and single family development to the South. The primary developable area is currently used as surface parking. All images that depict boundaries lines are not to scale and are approximate. All proposers are responsible for determining site dimensions and constructability. N C T D D E V E L D P M E N T D P P D A T U N I T I E S 21 DEVELOPMENT OPPORTUNITY All images that depict boundaries lines are not to scale and are approximate. All proposers are responsible for determining site dimensions and constructability. The team has prepared sample, illustrative massing studies and site layouts to demonstrate what may be possible on each site, although NCTD does not require specific levels of development beyond the requirement that current parking be maintained and includes 5 bus bays, four (4) for a 40ft bus and one (1) for a 60ft bus that improves bus/rail connectivity. These studies are for consideration only and are not intended to be seen as prescriptive regarding NCTO's desires for the properties. More plan details are available in the Virtual Deal Room on the project website at www. N CTOCarlsbad.com. SAMPLE STUDY: CARLSBAD POINSETTIA STATION This sample development study creates several pedestrian connections across the site, provides an access road that allows for buses and other vehicular circulation, and enough development potential to create an attractive opportunity. This study also preserves the conservation easement and creates an additional central park space which is both the main circulation space and the focal point of the development. This sample study has the following assumptions: »The conservation easement must be retained and protected )) Retain 100% of the current parking capacity for riders »Maximize the amount of dwelling units permitted by right )> Design a development following all of the zoning requirements by right »Assume no parking reductions or shared parking elements for all uses and riders NCTD DEVELOPMENT DPPDATUNITIES 22 SAMPLE STUDY: CARLSBAD POINSETTIA STATION Masterplan Massing Studies DEVELOPMENT DPPDATUNITY This sample study masterplan provides a central park and circulation space, which creates an attractive and controlled urban environment. Both the northern and the southern portions of the site have a two-level parking structure that houses the majority of the reserved parking for riders at the lower level, the upper level is reserved for residential uses. The southern portion has a large common space over the parking structure, this creates privacy and sound separation from the train tracks. In order to retain all of the current parking, and create additional parking for the new uses, multi-level parking structures are needed. NCTD DEVELOPMENT DPPDATUNITIES 23 SAMPLE STUDY: CARLSBAD POINSETTIA STATION The required bus bays should be an integral part of the design concept and should achieve optimum bus/rail connectivity. It 1s not the desire of NCTD to have the bus bays bifurcated from their connection to the COASTER platform. SAMPLE CAPACITY CALCULATION Proposed Dwelling Units (DU) Proposed DU area range (low) Proposed DU area range (high) Proposed Residential Area Net Proposed Commercial Area Net Assumed Common Building Area Proposed Open Space Area Proposed Building Footprint Area Resulting Maximum Lot Coverage DEVELOPMENT DPPDATUNITY 147 du 600 sqft 1,000 sqft 106,836.00 sqft 0.00 sqft 26,709 sqft 104,200 sqft 129,677sqft 61.08% Proposed Parking Area Proposed Tallest Building Shared Parking Assumption Parking Bonus Assumption Calculated Required Parking Proposed Parking Spaces Available Parking for Riders 213,164.00 sqft 35 ft 0% 0% 276 spaces 667 spaces 391spaces NCTD DEVELOPMENT DPPDATUNITIES 24 -. _.,,,_ -------. . . ~-. [; r.' _;· . -_.--,.A.... •.V ,--::_- DEVELOPMENT OPPORTUNITY All images that depict boundaries lines are not to scale and are approximate. All proposers are responsible for determining site dimensions and constructability. Carlsbad Vi I I age Station consists of 11.33 acres of developable land across four APNs. The site currently hosts 435 parking spaces which will need to be replaced/maintained in future development. The site is bisected by Carlsbad Blvd and contains significant track right of way. The majority of the developable area is currently vacant and surface parking. NCTD DEVELOPMENT DPPDATUNITIES 25 The team has prepared sample, illustrative massing studies and site layouts to demonstrate what may be possible on each site, although NCTD does not require specific levels of development beyond the requirement that current parking be maintained. These studies are for consideration only and are not intended to be seen as prescriptive regarding NCTD's desires for the properties. More plan details are available in the Virtual Deal Room on the project website at www. NCTDCarlsbad.com. SAMPLE STUDY: CARLSBAD VILLAGE STATION The sample masterplan provides a group of development parcels north of the existing train station, all development areas south of the station have almost no available area for development after the track right-of-way is allocated. The best use for these areas will be surface parking. The existing train station can remain, and usable frontage area is limited to some sections of the new road. To retain all of the current parking, in addition to all required parking for the new uses, multi-level parking structures are needed, and some parking reduction for transit oriented developement must be implemented with city concurrence. There is capacity using shared parking concepts to achieve 100% retention during peak times. The buildings closer to the proposed train station have the largest amount of parking (3 levels), and is where most of the reserved parking for riders exist. This option achieves the minimum dwelling units required (28 du/acre). Development is mostly a group of mixed use buildings over structured parking. All images that depict boundaries lines are not to scale and are approximate. All proposers are responsible for determining site dimensions and constructability. N C T D D E V E L D P M E N T D P P D A T U N I T I E S 26 SAMPLE STUDY: CARLSBAD VILLAGE STATION SAMPLE CAPACITY CALCULATION Proposed Dwelling Units (DU) Proposed DU area range (low) Proposed DU area range (high) 318 600 sqft 650 sqft Proposed Parking Area Proposed Tallest Building Shared Parking Assumption Proposed Residential Area Net 199,639.20 sqft Parking Bonus Assumption Proposed Commercial Area Net 40,872.80 sqft Calculated Required Parking Assumed Common Building Area 60,128 sqft Proposed Open Space Area 149,572 sqft Proposed Building Footprint Area 186,366 sqft Resulting Maximum Lot Coverage 37.75% Proposed Parking Spaces Available Parking for Riders 266,272 sqft 45 ft 0% 7% 507 spaces 954 spaces 447 spaces D E V E L D P M E N T D P P D A T U N I T Y N C T D D E V E L D P M E N T D P P D A T U N I T I E S 27 FUTURE PROPOSED TRENCHING PLAN Development at Carlsbad Village Station could potentially be impacted by a proposed plan to lower the railroad tracks through downtown Carlsbad into a covered trench, approximately 30 feet below street level. This project is in the preliminary planning phase and while there are no immediate plans to construct the trench, it is a part of the general plan. Funding for this potential project has not been secured and a timeline for final design and construction has not yet been set. Click here for more information about this proposed project. ALL IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY. DEVELOPMENT DPPDATUNITY NCTD DEVELOPMENT DPPDATUNITIES 28 San Diego FOR �RD SIINDAG Any development proposed on the site(s) should incorporate guidance from the Regional Mobility Hub Strategy developed by SANDAG. The strategy demonstrates how transportation services, amenities, and supporting technologies can work together to make it easier for communities to access transit and other shared mobility choices. Mobility hub services and amenities can be implemented to enhance connections to/from transit and popular community and employment destinations. The Mobility Hub Features Catalog describes the kinds of services, amenities, and technologies that make up a mobility hub like enhanced transit waiting areas featuring WiFi and real-time travel information; safe walkways and bikeways; secure bike parking; mobile retail services; dedicated bus lanes and smart intersection improvements; shared cars, scooters, and bikes; smart parking technology; and more. Please visit https://sdforward .com/mobility planning/reg ionalMobilityHub and https ://www.sdforward.com/fwd doc/ mobi pd fs/mobi I ityh u bcatalog-featu res. pd f to learn more DEVELOPMENT DPPDATUNITY Regional Mobility Strategy The Mobility Hub Features Catalog is organized by the five categories of services and amenities listed below I TRANSIT 1 AMENITIES � ENHANCED TRANSIT � WAITING AREAS � PASSENGER � LOADING ZONES � REAL-TIME TRAVEL 'W INFORMATION 4 I MOTORIZED SERVICES & AMENITIES ® DEDICATED TRANSIT LANES 00 RIDEABLES Q ELECTRIC BIKE & � SCOOTERSHARE s CARSHARE (V\ ON-DEMAND � RIDESHARE 21 PEDESTIUANAMENITIES .t WALKWAYS ti-CROSSINGS @MICROTRANSIT Q NEIGHBORHOOD � ELECTRIC VEHICLE {NEV) � ELECTRIC VEHICLE � CHARGING @SMART PARKING @ FLEXIBLE CURB SPACE 3 1 BIKE AMENITIES ®BIKEWAYS @ BIKE PARKING @BIKESHARE 5 I SUPPORT SERVICES&AMEMTIES @WAYFINDING @ PACKAGE DELIVERY Q MOBILE RETAIL � SERVICES ® UNIVERSAL TRANSPORTATION ACCOUNT N C T D D E V E L D P M E N T D P P D A T U N I T I E S 29 0 PROPOSAL REQUIREMENTS PROPOSAL MILESTONES DATE RFP Released Non-mandatory Pre-Proposal Conference Final date for Receipt of Questions Responses to Submitted Questions to be Published April 8, 2022 April 19, 2022 May 9, 2022 May 20, 2022 OFFERS DUE JULY 29, 2022 REVIEW MILESTONES DATE (estimated and subject to change) Developer Interviews NCTD Board Approval of Exclusive Negotiations Negotiation of purchase and/or development agreement September 2022 November 2022 January 2023 There will be a non-mandatory pre-proposal conference tentatively scheduled on April 19, 2022 from 1:00 p.m. to 2:00 p.m. (PST) held virtually. A link to attend the pre-proposal conference will be made available to those potential proposers that complete the registration documents associated with this RFP. NCTD will not be conducting site visits but highly encourage all proposers to walk and see the sites first hand. Proposals are due on July 29, 2022 by 4:00 p.m. (PST) at CBRE's San Diego Office located at: 4301 La Jolla Village Dr, Suite 3000 San Diego, CA 92122 Attn: Brian Hutcherson and Michael Mcshea. CBRE will not accept any proposals after this stated deadline or at any other location other than the one outlined above. Proposals must be submitted in a sealed package labeled "Proposal for NCTD Carlsbad Transit Center Redevelopment." SUBMISSION DETAILS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 31 The Proposer must meet all of the District's delineated project components outlined in this section, and will be solely responsible for all entitlements, permits, and adherence to the City of Carlsbad's development process. However, once the Proposer(s) has been selected, the District will reasonably and appropriately support the successful Proposer(s) with documentation required for land use plans/zoning changes, hearings, land development permits, and grant or financing applications, at the District's discretion and pursuant to availability and at no cost to the District. Please use the outline on the following pages as a basis for your response to this RFP. Submittal of a proposal is acknowledgment that Proposer has taken steps reasonably necessary to ascertain the nature and location of the Project, and that it has investigated and satisfied itself as to the general and local conditions which can affect the Project or its cost. L .. ' V v N C T D D E V E L D P M E N T D P P D A T U N I T I E S 32 tp,.°Fosaf °'riu; Proposers must submit one (1) original proposal format in hard copy, unbound to facilitate copying by NCTD if needed, one (1) electronic copy submitted on a USB flash drive with all required attachments, plus ten (10) additional hard copies of bound proposals. Proposer should also submit illustrative drawings not to exceed 11 x 17 scale, which shall be inserted within the original and each of the ten (10) required proposal copies. Prospective Proposers must utilize the following outline presented below to prepare their proposals, adding tabs and sub-tabs as needed to all bound copies. The single unbound copy shall be submitted without tabs to facilitate possible duplicating needs. Proposers must follow the exact sequential order outlined below for their narrative. Proposers to the RFP will be required to propose a mixed-use development at either or both the Carlsbad Village or Carlsbad Poinsettia stations as described herein that meet the requirements delineated within the RFP and below. Proposers can propose for either or both of the sites within one submission, as long as each project is described clearly, specifically, and fulfills the requirements below. Please provide the following information in the order outlined below: 1.DEVELOPMENT CONCEPTS THAT INCORPORATE NCTD'S REQUIREMENTS: Provide a narrative overview of your conceptual ideas of the proposed existing facility and amenities at the Site. Proposers shall describe how their concept addresses the District's goals and detailed requirements as set forth in Section 3 of this RFP. Please describe in detail the buildings and associated parking areas, common areas, and amenities. Project components must include: A.SITE PLAN: Site plan showing building footprints and major site elements and amenities at 1" =40' scale. Include diagrams showing main pedestrian access for each building and main parking entrances for each parking structure SUBMISSION DETAILS B. CONCEPT: Concept: 3-D renderings depicting overviews of the structures and Property, including perspectives from North, South, East and West angles. Renderings should also include the architectural elements and features as well as outdoor areas, retail spaces and other complimentary commercial uses. C.DELIVERY: Please provide a summary timeline of construction and delivery of all phases of the Project. N C T O O E V E L O P M E N T O P P O A T U N I T I E S 33 . . 2.DEVELOPER TEAM: A.OVERVIEW: Please provide an overview of the proposing company. B.OWNERSHIP: Proposer resumes including ownership & key principals, financial condition, and any in-house capabilities for design, engineering, construction and management. C.TEAM/ORGANIZATION: Proposed project team as well as primary outside consultants. The Proposer must provide an organizational chart and detailed information about the Proposer, related entities, and members of its team who will manage and operate the proposed project. The organizational chart shall graphically depict the Proposer's relationship with any parent organization(s) and/or affiliate organizations or entities. D.EXPERIENCE OF TEAM: The Proposer and/or its consultant(s) shall, at minimum, demonstrate professional expertise in the following disciplines: Architect, Landscape Architect, Engineering, General Contracting & Construction Management. Project experience should include details on similar projects completed within the past five (5) years by the project team as detailed below in item 3. Experience and References, with an emphasis on Transit Oriented Developments. SUBMISSION DETAILS E.CURRENT WORKLOAD: Current and projected workload within the timeframe of this project, specifically addressing the workload of your project team. F.FINANCIAL CAPABILITY: Proposer shall provide evidence of financial capability so that a determination can be made that the Proposer can undertake the Project. »i. Proposers shall provide evidence of balance sheet capability. The District must see evidence that the ownership entity (including any LLC or the like) has a direct financial link to this balance sheet. >> ii. Proposers shall demonstrate sufficient liquidity to incur up to $1,000,000 of due diligence expenses upon selection, negotiation, and execution of the Exclusive Negotiation Agreement ("ENA"). »iii. Proposers shall warrant that there is no active or pending litigation or other legal proceedings that would impede its ability to perform. N C T O O E V E L O P M E N T O P P O A T U N I T I E S 34 3.EXPERIENCE AND REFERENCES Provide a description of the most recent mixed-use development projects completed within the last five (5) years by the Proposer that are similar in scope and consistent with this RFP. For each project reference submitted, please include the following information: »a. Referenced project name, location and photographs »b. Description of key project features »c. Referenced project size (acreage, number of parking spaces, squareI feet, levels, etc.) )) d. Current status of referenced project J> e. Cost of referenced projects including any public agency subsidy >) f. Experience in managing referenced proje.c:t with significant stakeholder outreach and community input »g. Experience in obtaining environmental and entitlement clearances in a coastal environment »h. Experience in ownership and management of completed development pr,,ojects -»i. Additional information provided for sub-consultants for similar projects will also be evaluated >) j. For each project or relevant experience, provide a name, phon-e number, and email address of a contact person with the ai:,propriate regulatory agency familiar with your project SUBMISSION DETAILS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 35 . . • .. .. . .. ., . , 4.PROJECT FINANCING For the proposed project, please provide a price proposal for the following transaction structure: >J Proposers should include a development proforma for the District for each site under consideration including land basis and cost, all hard and soft costs, developer fees, construction management fees, residual fees, capital placement fees, lender or financing fees, cost of capital, etc., in a transparent manner. In addition to the development proforma, proposers will be required to submit a summary page of the primary terms and conditions of the transaction. This form will be provided in the Virtual Deal Real. The project cost projections shall be complete in that no cost elements are excluded, realistic in that quantities and prices used in developing the estimate reflect actual market level or best estimates of future price levels, and credible in that the estimating methodology used is consistent with applicable industry standards and practices. For the purposes of this requirement, "project costs" shall mean all costs associated with the building, site work, parking, garages, roads, utilities such as water, sewer and electric, and soft costs. 5.ACCEPTANCE OF COMMISSION AGREEMENT Each proposer must return a signed copy of the Commission Agreement provided in the Virtual Deal Room at www. NCTDCarlsbad.com as a condition of submitting a proposal. Proposals that do not include a signed copy of the Commission Agreement will be considered non-responsive and not subject to further review or consideration by the District. SUBMISSION DETAILS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 36 D EVALUATION CRITERIA & SELECTION P R O C E S S .�-��� ·_ • I ·; .. �·,, . . '. EVALUATION CRITERIA & SELECTION PROCESS Proposals will be evaluated by the Source Selection Committee. The Source Selection Committee will evaluate all proposals based on how the development meets the goals and requirements detailed in this RFP, as set forth in their relative order of importance below: »Technical Approach to Achieving the Requirements of NCTD »Qualifications and Experience of the Development Team »Project Financing »Oral Presentation CATEGORIES -CARLSBAD VILLAGE STATION & CARLSBAD POINSETTIA STATION MAX SCORE ACHIEVING NCTD'S REQUIREMENTS 56 Long term ground lease structure 15 Parking design and concepts 10 Improvement to existing passenger waiting areas and amenities 7 Mixed-use development that compliments the City of Carlsbad 10 Percentage of affordable housing component (on site preferred) 7 Creative site design and transit improvements that reflect integration 7 of bus/rail connectivity DUALIFICATIONS AND EXPERIENCE Of DEVELOPMENT TEAM 27 Experience developing mixed-use and/or transit-oriented projects of 15 comparative size and complexity Financial strength of development team 12 PROJECT FINANCING 17 Defined source and percentage of debt and equity 5 Financial feasibility and cash flow analysis 7 Post-completion management plan 5 ORAL PRESENTATION IF REQUIRED ADDITIONAL (5+) POINTS 5 TOTAL 105 Unless the District specifically authorizes a change or changes, or CBRE requests supplemental information, Proposers may not make any additions or modifications to the proposal responses, nor the Project or Development Team, after the solicitation submission deadline. NCTD reserves the right to waive any minor irregularities in any proposals, or to reject any or all proposals and to solicit new or supplemental proposals. E V A L U A T I O N C R I T E R I A & S E L E C T I O N P R O C E S S N C T O O E V E L O P M E N T O P P O R T U N I T I E S 38 a.The District reserves the right to accept any proposals deemed to be in the best interest of the District based on the evaluation criteria set forth in this RFP. b.Furthermore, until such time that the District enters Into a binding agreement, the successful Proposer shall not have any rights to this award. c.Based upon the criteria provided in this RFP, the District will evaluate proposals in accordance with the requirements of the RFP. Each proposal will be reviewed to determine if the proposal Is responsive to the submission requirements outlined in the RFP. d.The District reserves the right to request from Proposers written clarifications, non-material revisions to proposals (if deemed necessary by the District), as well as any supplemental Information, such as additional references, deemed necessary for proper evaluation of proposals. e.The District may elect to shortlist Proposers and send supplemental information to this select group for Inclusion or refinement of responses. f.As a part of the selection process, the District may choose to conduct an oral presentation with one or more of the Proposers. In the event the District conducts oral presentations, Proposers will be Invited to participate and afforded the same time, and will be asked the same questions, if relevant, so as not to place one firm at an advantage. 1///IIIIII, EVALUATION CRITERIA & SELECTION PROCESS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 39 EVALUATION CRITERIA & SELECTION PROCESS g.The District reserves the right to request Best and Final Offers (BAFOs) from multiple Proposers should that be deemed appropriate and necessary at the sole discretion of the District. h.The Source Selection Committee will make its final recommendation to the District Board to enter into negotiations with the selected Proposer offering the best value to the District, based upon the evaluation criteria as defined in the RFP, and pursuant to applicable laws and regulations. No other factors or criteria shall be used In the evaluation. i.The District Board may (1) approve the recommendation 2) reject all proposals, and/or instruct the District CEO to reissue a solicitation, or (3) reject all proposals and instruct the District to enter into competitive negotiations with firms possessing the ability to perform such services and obtain information from said individuals or firms relating to experience, qualifications and the proposed cost or fee for said services, and make a recommendation to the District Board. The decision of the District Board shall be final. N C T O O E V E L O P M E N T O P P O R T U N I T I E S 40 NEGOTIATIONS »a. The District shall negotiate with the highest ranked Proposer based on the evaluation criteria set forth in the RFP, reserving the right to move on to another Proposer if terms cannot be agreed upon. A Proposer that responds to this solicitation must affirm that it will accept entering into an Exclusive Negotiation Agreement without protest or recourse from such decision. »b. Negotiations will take into consideration terms most beneficial to the District (from a monetary and technical standpoint) until an agreement acceptable to the District is agreed upon. »c. The District reserves the right to cease all contract negotiation activities at any time and reject all proposals if such action is determined by the District to be in its best interest. The District further reserves the right to waive minor irregularities or technicalities in Proposals. No Proposer shall have any rights against the District arising from such negotiations or terminations or cessation thereof. CBRE COMMISSION AGREEMENT EXCLUSIVE NEGOTIATION AGREEMENT The top ranked Proposer will be required to provide the following information. »a. Demonstrate that the legal entity has sufficient balance sheet capable to execute the project, including but not limited to financial statements. )> b. Disclose any agreements or issues that impact title, entitlements, zoning, or ability to deliver the project, including but not limited to opinion letters, option agreements or other agreements. )> c. Provide a red-line review of the District's proposed transaction documents. A sample ENA is included in the Exhibits. »d. Provide refined financial proposals Upon execution of a binding Exclusive Negotiation Agreement, Proposers may incur material costs for professional services such as legal, consultants, and/or design that will not be reimbursed by the District. The developer will pay CBRE a success fee pursuant to the terms and conditions of the Commission Agreement. Acceptance of the success fee arrangement is a necessary consideration to establish that Developer has submitted a fully responsive proposal. Each proposer must return a signed copy of the Commission Agreement provided in the Virtual Deal Room at www.NCTDCarlsbad.com as a condition of submitting a valid proposal. Proposals that do not include a signed copy of the Commission Agreement will be considered non-responsive and not subject to further review or consideration by the District. EVALUATION CRITERIA & SELECTION PROCESS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 41 A COASTAL CITY AT THE CUTTING EDGE OF INNOVATION Carlsbad's beautiful beaches and connected community inspire groundbreaking global gamechangers across diverse industries. In our city, "work-life balance" isn't just a catchphrase, it's the cultural norm. Carlsbad is a top-five employment cluster in San Diego County. Key industries include: 1 © �□ 0 Life Sciences Clean Tech Sports Innovation & Design Tech $133,567 average $119,546 average $103,695 average $140,939 average annual salary annual salary annual salary annual salary CARLSBAD MARKET OVERVIEW N C T D D E V E L D P M E N T D P P D R T U N I T I E S 43 • tua 7 .. EM�lOYMENTi GROWTH OVER iTHE PAST 10 :V:EARS CARLSBAD MARKET OVERVIEW HEALTHIEST CITY IN AMERICA 6,300 BRICK AND MORTAR BUSINESSES 85,000+ EMPLOYEES WORK IN CARLSBAD � ---=-l,'"'", .-_... ·_ t·i• I I -�_, .. ,.' ... . �-•-, . � . j ' ·� l:t ' _ 'I" ,.IJ 11 I � f. ' I J'"'-=-- •' - -. ____...._.◄ -........ - , ... �- l . � I . - CARLSBAD COMPANIES RAISED MORE THAN IN FUNDING IN 2021 BUSINESSES CARLSBAD COMPANIES MADE THEIR STOCK MARKET DEBUTS IN 2021 NCTD DEVELOPMENT DPPDRTUNITIES 44 MULTIFAMILY LAND SALES -LAST 3 YEARS, NORTH SAN DIEGO COUNTY COASTAL Address CIIY, Zip (a!:!!1 -(a!:!:1 -Size (SF) -Net Units Price Price/Unit Price/SF Total ��ltlce/ Sale Date Zoned DensllY Gross Net 2535 Midway San Diego 11.56 11.56 503,554 699 Drive 92110 735 Santa Fe Encinitas 1.17 1.17 50,965 9 Drive 92024 1016 Costa Oceanside 1.67 1.67 72,745 52 Pacifica Way 92054 2924 Highland Carlsbad 1.26 1.26 54,886 5 Drive 92008 141 Quail Drive Encinitas 1.05 1.05 45,738 4 92024 SE Sage Encinitas Canyon Drive 92023 5.23 3.5 152,460 86 & El Camino Encinitas Encinitas 4.93 4.93 214,751 147 Blvd. 92024 Minimum $1,250,000 Maximum $88,859,000 Average $17,251,286 CARLSBAD MARKET OVERVIEW $88,859,000 $2,000,000 $6,200,000 $2,950,000 $1,250,000 $8,500,000 $11,000,000 $74,829.93 $590,000.00 $220,677.60 $127,123 $176.46 $177,972 12/18/2019 60 units/ acre $222,222 $39.24 $200,000 12/13/2019 8 units/ acre $119,230 $85.23 $119,230 In escrow 31 units/ acre $590,000 $53.75 $354,000 11/24/2020 4 units/ acre $312,500 $27.33 $187,500 For Sale 4 units/ acre 3-30$98,837 $37.31 $190,517 10/11/2019 units/acre $74,829 $51.22 $97,278 10/22/2020 30-40 units/acre $27.33 $97,278.91 $176.46 $354,000.00 $69.86 $189,499.88 N C T D D E V E L D P M E N T D P P D R T U N I T I E S 45 COMMERCIAL LAN □ SALES -LAST 4 YEARS, NORTH SAN DIEGO COUNTY COASTAL Size Address Cltv, ZID (acres) -Size (SFl Price Price/SF Sale Date Zoning Zoning Type Gross 570-580 Laguna Drive Carlsbad 0.76 33,106 $5,000,000 92008 328 S Coast Hwy Oceanside 0.231 10,062 $1,300,000 92054 777-793 2nd Street Encinitas 0.234 10,193 $2,950,000 92024 2646 State Street Carlsbad 0.25 10,890 $2,500,000 92008 Roosevelt Street Carlsbad 0,47 20,473 $3,000,000 92008 725 Grand Avenue Carlsbad 0.326 14,201 $3,400,000 92008 Maximum $5,000,000 Minimum $1,300,000 Average $3,025,000 CARLSBAD MARKET OVERVIEW $151.03 $129.19 $289.41 $229.57 $146.53 $239.43 $289.41 $129.19 $197.53 1/22/2020 VR Village Review 10/2/2019 C-2 Commercial 4/4/2019 D-CM-2 Commercial Mixed 8/15/2018 VR Village Review 4/2/2018 VB Village Barrio 9/5/2017 VR-6 Village Review $97,278.91 $354,000.00 $189,499.88 N C T D D E V E L D P M E N T D P P D A T U N I T I E S 46 EXHIBITS EXHIBITS Board Policy No. 33 Joint Use and Development of Real Property Title Reports Sample Exclusive Negotiation Agreement CBRE Commission Agreement (must be signed and returned with proposals as a condition of the proposal's review by the District) The exhibits listed above can be downloaded from the project website at: www.NCT DCarls bad .com N C T D D E V E L D P M E N T D P P D A T U N I T I E S 48 BRIAN HUTCHERSON Project Manager Western Regional Manager CBRE Public Institutions & Education Solutions Lie. 02075144 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 T + 1 858 546 2639 C +1 858 405 6109 brian.hutcherson cbre.com NORTH COUNTY TRANSIT DISTRICT +14.37ACRES__ , .. -�-�-���-· ·\-.._� .d, . ; .·"l'lt-,,.. -�\ MICHAEL MCSHEA Executive Vice President CBRE Public Institutions & Education Solutions Lie. 02093585 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 C +1202669 2580 mlchael.mcshea cbre.com DYLAN MARSCHALL Deputy Project Manager Senior Associate CBRE Land Services Lie. 02045289 4301 La Jolla Village Drive, Suite 3000 San Diego, CA 92122 T + 1 858 404 7203 C +1 7604201632 d lan.marschall cbre.com