CITY OF ROHNERT PARK

COMMUNITY DEVELOPMENT COMMISSION

CITY CENTER DRIVE MIXED USE PROJECT

I.       INTRODUCTION

The City of Rohnert Park ("City") Community Development Commission ("CDC") is releasing this Request for Proposals ("RFP") for the purpose of selecting a highly qualified developer ("Developer") to develop a mixed commercial/residential project ("Project") on property located within the developing Rohnert Park City Center area.  Your firm is invited to submit a proposal for the Project.  The CDC is seeking qualifications from developers who have demonstrated strong experience with successful, high quality mixed use projects that incorporate energy efficiency, green building, and sustainable design elements.  Also desirable is a willingness to work with City Staff and the community to achieve an appropriate vision for the Project.  The CDC anticipates entering into exclusive negotiations for development of the Project with the Developer chosen through the RFP process, culminating in a Disposition and Development Agreement ("DDA") with the Developer.

The selection process will involve three (3) steps: 1) all complete proposals submitted by 5:00 p.m., February 22, 2008 will be evaluated by City Staff; 2) Staff will interview those firms which are most qualified, tentatively during the week of March 10, 2008; and 3) the Rohnert Park City Council will make the final determination as to which firm, if any, shall be selected as Developer.  All firms submitting proposals will be notified in writing as to whether or not they are selected to be interviewed.  Based on the results of the interviews, the names of the firms recommended by Staff will be forwarded to the Rohnert Park City Council for its final selection of Developer.

Extensive information regarding the City of Rohnert Park can be found on the City's website, located at http://www.rpcity.org/. A number of important City documents are provided on this website including the City Center Concept Plan, the City's General Plan and the City's Zoning Ordinance.  In addition, a question and answer session regarding the RFP and Project will be held at 10:00 a.m. on Friday, January 25, 2008 at the Rohnert Park - Cotati Regional Library, 6250 Lynne Conde Way, Rohnert Park, CA 94928.

 II.     PROJECT DESCRIPTION

•A.               Background 

The City Center area consists of approximately 32 acres bordered by Hinebaugh Creek to the north, Commerce Boulevard to the west, Rohnert Park Expressway to the south, and the Northwest Pacific Railroad right-of-way to the east (see attached Vicinity Map).  The area is bisected by State Farm Drive, which divides the area into its west and east blocks.  The west block was originally developed as the "Padre Town Center" and contains a number of financial institutions, office and commercial buildings, and restaurants.  The east block was developed with an assortment of small office buildings, the Department of Public Safety headquarters and the Rohnert Park-Cotati Public Library.  There is a property situated to the west of the Library that is developed with a parking lot that serves that facility as well as other area uses.

In 2002, the City adopted a Concept Plan for the City Center area with the intention that it be transformed into the City's "Downtown" through its development as a pedestrian-oriented, mixed-use focal point for the community.  The City Center Concept Plan (available at http://www.rpcity.org/.) envisions "a variety of uses with ground floor retail and second-story residential units, as well as professional offices.  Housing opportunities, restaurants, specialty retail, cultural and entertainment venues, professional offices and civic uses stimulate morning to evening activity, supporting a safe and vital environment."  The central east-west street through the Area would be City Center Drive, which is intended to function as the area's pedestrian "main street."  This thoroughfare is composed of the prior "Padre Parkway," which was a private drive through the west block's "Padre Town Center," and "City Hall Drive, which provided access to the east block.  The Plan also indicates that a 0.76-acre plaza ("Plaza") would be developed at the eastern terminus of City Center Drive that would become the main public gathering place for the area and an attraction for the greater community.

To date, two mixed use developments have been constructed in the City Center area in conformance with the Concept Plan.  The first is "The Arbors," which is located in the east block and includes 7,500 square feet of retail space and 56 affordable rental units.  The other is "Centre Ville," which is situated in the west block and features a total of 76 residential units (i.e. townhomes, condominiums, and live/work units) along with 1,500 square feet of retail/commercial space.  In addition, the Plaza is expected to begin construction in 2008.  To further promote the type of development that the City envisions for the area, the CDC has purchased two properties in the east block that are intended to be conveyed to Developer for the construction of a mixed use project.  There are also plans to reconfigure the existing CDC-owned Library parking lot immediately east of these two properties to allow a building to be constructed on its City Center Drive frontage that would continue the desired mixed use development along this right-of-way.  (See attached Vicinity Map for the location of the subject site and the attached photographs of existing area uses for reference.)  Note:  The method of property conveyance may be land sale, ground lease, or other mechanism mutually acceptable to City and Developer.

•B.               Site Description/General Plan Designation and Zoning

The subject site is made up of three properties that total approximately 2.96 acres (including the Library parking lot.)  The property at 6230 State Farm Drive contains .35 acres and is developed with a veterinary office building that is currently vacant.  The adjacent property at 415 City Center Drive is .32 acre in size and is undeveloped.  The Library parking lot site is 2.29 acres in size and roughly one-quarter to one-third of that site is envisioned to contain the frontage mixed use building, allowing the remainder of the site to continue to provide parking for the Library and for the future mixed use building's residents and commercial tenants.   

The Land Use Diagram of the 2000 General Plan shows all of the sites as appropriate for "Mixed Use" development and the Zoning Map similarly shows the sites as designated "Mixed Use District (M-U)."  This zoning would allow the properties to be redeveloped with the coordinated mixed use project envisioned by the City.

•C.                Project Objective 

The primary objective of the City is to develop a mixed use project on the three properties that would be in keeping with the direction provided by the City Center Concept Plan.  It is intended that this project provide ground floor commercial uses along the properties' State Farm Drive and City Center Drive frontages, as well as along the western boundary of the Plaza.  The Project's Plaza elevation will ideally allow for a restaurant to be sited at this location that would incorporate an outdoor dining area that is integrated with the Plaza.  Upper floor uses may be for-sale or rental residential units, office tenant spaces and/or other uses appropriate for a mixed use project.

•III.           DEVELOPMENT PROGRAM

•A.               Development Program Goals/Objectives

The City has identified the following goals for the Project:

• Consistency with City Center Concept Plan - The Concept Plan is intended to guide the area's development. The Concept Plan shows continuous retail storefronts along the City Center Drive frontage of these properties which would wrap around to the Plaza area. Parking is to be provided behind the frontage buildings so as to be screened from area rights-of-way and to allow the developments to have a more urban appearance. While not specifically shown on the Concept Plan, residential uses incorporated into the retail buildings are desirable. Additional direction is provided in the Concept Plan, which may be found on the City's website at www.rpcity.org.

• Compatibility with Existing and Proposed Uses - The development must be compatible with existing and proposed land uses in the City Center Area. Careful siting of the Project within the community is an important goal for the City. As noted above, a mixed use development is desired at this location to increase the population within the City Center, thereby ensuring the area's viability.

• Community Process - In addition to any required permit processing procedures and hearings, the City expects the selected Developer to perform any necessary outreach to the site's neighborhood to promote an open communication process, to develop an understanding of neighborhood issues, and to develop a final project that responds to any identified concerns. Developer should provide a narrative that describes the planned approach to this issue and the experience the developer has had with this type of process.

• Affordability - At least 15 percent of the residential units shall be affordable to low income households at affordable rent or purchase levels consistent with the requirements of California Redevelopment Law for the longest feasible time but for no less than 55 years for a rental unit or 45 years for a for-sale unit.

•B.               Design Elements/ Development Standards

The City has identified the following Design Elements and Development Standards for the Project, in addition to the direction provided by the City Center Concept Plan:

• Density and other development standards - Developers will be expected to develop Project within the guidelines of all applicable City documents and policies. The City's Density Bonus Ordinance is available on the City's website at Subsection 17.07.020.H of the City's Municipal Code. See HO-5 of the City's General Plan Housing Element for governmental policies regarding the provisions for affordable housing.

• Energy Efficient/Green Building/Sustainable Design - The CDC places significant emphasis on sustainability and will pursue projects that exemplify cost-effective techniques to achieve this. Developers will be expected to incorporate City Ordinance 782 regarding Green Building Requirements for Building Construction and City Ordinance 779 regarding Energy Efficiency Standards into the development (also available on the City's website.)

• Design Features - The CDC places significant emphasis on high quality design and materials. A major emphasis is placed on features that promote community within the development and in relation to the neighborhood context. Provision of community space or other features within the project, such as courtyards or other small open areas, should be considered. Additionally, the development should foster connections with the neighborhood rather than separation or isolation. The City also wishes to promote universal design to create accessible and adaptable units that serve a variety of residents.

• Public Art - The Project will be required to comply with the City's Public Art Ordinance (Chapter 17.18 of the City's Municipal Code), which requires that 1 percent of the Project's construction cost be devoted to public art, either on or off the site.

• Affordable Housing Linkage Fee - The Project will be expected to pay the applicable Affordable Housing Linkage Fee for a mixed-use project. See Chapter 3.36 of the City's Municipal Code for further information.

IV.         SUBMISSION AND SELECTION PROCESS

1. Submission Requirements

The proposal shall be organized in the following manner:

• Ø Cover Letter

• Ø Identification of Development Team

• Ø Qualifications and Experience of Development Team

• Ø Evidence of Financial Capacity

• Ø Initial Project Concept Based on Experience with Comparable Developments

1.       Cover Letter

The submission must contain a cover (or transmittal) letter signed by the "team representative", who is the person authorized to represent and negotiate on behalf of the development entity. The Cover Letter should state the legal name and form of the development entity, as well as provide the mailing address, phone number and e-mail address of the team representative. The Cover Letter should state that the team agrees to the conditions of the CDC's RFP requirements, as described in this solicitation. The Cover Letter should also state why your firm should be chosen for the short list of qualified developers.

2.       Identification of Development Team

The submission must identify the developer, the project manager, and all members of the development team, including the legal nature of the firms and their relationship to each other, any joint venture partners and the nature of the partnership interests:

• Describe the proposed development entity(ies) and identify the members with names, addresses, and phone numbers of key representatives of each entity. Provide relevant qualifications and project specific experience for the principals of the developer team. Identify the person or persons with the authority to represent and make legally binding commitments on behalf of the team.

• Provide information on the proposed project architect. Has the developer previously worked with the architect on affordable housing developments? Please identify which projects described above were designed by the proposed architect.

• It is anticipated that substantial public involvement may be required for this project. Provide information on who will be primarily responsible for presenting the proposed project to the community. Has the developer previously worked with this person (or persons) on mixed use developments? Please identify the projects described above for which that individual(s) also served as the primary community liaison.

• What individuals would be handling day-to-day project management? Please identify the projects described above for which that individual also served as the primary project manager.

3.       Qualifications and Experience of Development Team

The submission must describe the developer's previous relevant project experience for each principal, partner or co-venturer participating in the development. Please provide the following:

• History of your firm and its relevant experience in development and, if applicable, management of mixed use developments. If your firm does not intend to manage the development after construction, the anticipated management firm and its experience in managing similar properties should be provided.

• Relevant qualifications and project specific experience of the principals and project manager of the development team.

• Describe your team's experience with "green building" development.

• Describe your team's experience in successfully developing mixed use projects on infill sites.

• Describe your team's experience with successful public outreach efforts related to infill development.

• Describe your team's track record in the design and construction of mixed use projects.

• Provide the following information for three comparable developments, preferably public/private partnerships, located in urban infill situations, that were developed by the development team:

•  
  •  
    • Description of each development including location, land uses, square footage of commercial components, number of housing units, site plan and elevation, total development cost, construction schedule, project commencement and completion dates and current occupancy levels;
    • Photograph(s) of each development, showing the project upon completion, or if the project is currently in process, graphic representations such as conceptual plans and/or renderings;
    • Methods used to ensure compatibility with surrounding neighborhood;.
    • Respective roles of each team member;
    • Financing structure, budget performance including a description of how critical issues were resolved during negotiation process; and
    • Reference(s) for each comparable project. These should include at least two public sector references.

• Describe any special resources the project team may bring to the Project, such as specific recent experience working on related projects, and recent experience on City of Rohnert Park and/or CDC projects. Elaborate on why the project team stands above the competition.

4.       Evidence of Financial Capacity

Submittals must provide evidence that the development team has the financial capacity to carry out the Project:

• Describe your team's experience in financing mixed use developments and ability to access funding resources for mixed use projects including 50 or more units. Identify at least two lenders that have financed projects for your firm.

• Identify the largest project for which the development team has been responsible for raising the financing. Provide information about that project, including dollar amounts. Indicate the team members' role(s) in the project.

• Provide information about other properties that team members may own in Sonoma County.

• Provide any additional evidence demonstrating that the development team has the financial capacity to develop this property.

5.       Initial Project Concept Based on Experience with Comparable Developments

Submittals must include a narrative regarding the development team's initial concept for the Project, based on its experience with the comparable developments described above. Conceptual site plans and architectural drawings are also required, as is a financial analysis of the project's expected costs.  Developers are encouraged to respond critically and creatively to the goals and objectives described in this solicitation.

B.      Submission Schedule and Procedures

1.       Submittal Schedule

Important Dates

RFP Released                                                                          January 7, 2008

Q&A Session re: RFP and Project                                            January 25, 2008

RFP Submittals Due*                                                               February 22, 2008

Interview of developers considered based on proposals Week of March 10, 2008                                

*RFP submittals will be received at City Hall, 6750 Commerce Blvd, Rohnert Park CA until 5:00 p.m. on February 22, 2008.

2.       RFP Submittal Specifications

Developers will be given approximately 45 days from the release of the RFP to prepare Proposals. Interested Developers shall mail or deliver five (5) bound copies and one (1) unbound original of the Proposal to the CDC no later than the date and time indicated above. Incomplete proposals and proposals not organized according to this format may be rejected. A faxed proposal will be rejected. Sealed submittals shall be sent to:

Ron Bendorff

Director of Community Development

City of Rohnert Park Community Development Department

6750 Commerce Blvd.

Rohnert Park CA 94928

For questions, please contact:

Ron Bendorff 

Director of Community Development

(707) 588-2231

This e-mail address is being protected from spam bots, you need JavaScript enabled to view it

           -or-

Brian Goodman

Interim Community Development Assistant

(707) 588-2233

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C.      RFP Selection Criteria

The CDC's primary objective is to select the Developer for the City Center Drive mixed-use project.  It is also the CDC's objectives that the process be fair and open, the qualification process be based on clearly stated objective criteria, and the responses to the RFP be evaluated by a qualified evaluation committee. 

1.       Criteria

In addition to any other factors it may deem appropriate, the CDC will consider the following criteria to fairly evaluate the Proposals:

• Quality of proposal and overall developer or team qualifications;

• Developer's financial strength and current relationship with financing sources;

• Previous experience with comparable development projects and timeliness of project completion;

• Project Manager's qualifications and experience with comparable projects;

• Capacity and creativity in meeting the CDC's goals and/or CDC's development program goals as demonstrated in the developer's Initial Project Concept Description; and

• Special resources of the development team.

2.       Final Selection

The CDC is soliciting proposals for development of the Project, culminating in a Disposition and Development Agreement ("DDA") with the selected Developer.

V.      CONDITIONS

A.      Not a Contract  

This RFP is not a contract or a commitment of any kind by the CDC and does not commit the CDC to enter into a development agreement for the Project, other contract, or to pay or bear any cost incurred by any applicant related to proposal submission.  The CDC, at its sole discretion, reserves the right to accept or reject in whole or in part, any or all proposals, to negotiate with any qualified source (regardless of whether a proposal was submitted), and/or to cancel or modify in whole or in part the RFP.  If any applicant fails to timely respond to or meet any of the RFP requirements (including provision of requested information), the CDC, in its sole discretion, may reject the proposal or require additional information.

B.      Information Verification  

All facts and opinions stated within this RFP and in all supporting documents and data, are based on the best available information from a variety of sources at this time.  No representation or warranty is made with respect thereto.  Each applicant will be responsible for verifying the accuracy of all information presented herein and for conducting its own investigations related to this RFP, including all feasibility analyses necessary or desirable to undertake development of the Project as set forth herein.

C.      Waiver  

By submitting a proposal, each applicant expressly waives any and all rights that it may have to object to, protest or judicially challenge (a) the RFP solicitation, including, but not limited to this Section V (Conditions); and (b) the evaluation and award process, including but not limited to the qualifications of the applicants, evaluation of proposals, evaluation of responses to the RFP, and all other aspects of the Developer selection process.

D.      Other Conditions

All information submitted to CDC in response to this RFP will become the property of the CDC and will become public documents.  To the extent permitted by law, CDC will cooperate with respondents in an effort to maintain the confidentiality of proprietary or confidential information to the extent so identified by applicant in writing; however, the CDC has sole discretion over these matters.  Each respondent waives and releases any claims, liabilities, and causes of action that it may have against the CDC and/or its consultants, attorneys, agents, representatives and employees in case of disclosure of any confidential or proprietary information, regardless of whether such disclosure is required by law or occurs inadvertently or otherwise.

Attachments (to be added):

•A.    Vicinity Map

•B.    Photographs of City Center Area