marko medved, p.e., cem director fax 858-467-9283 of ... · appendix b.1 – form a –...

ENERGY & SUSTAINABILITY FACILITIES OPERATIONS FLEET PROJECT MANAGEMENT REAL ESTATE

August 3, 2017

COUNTY OF SAN DIEGO - REQUEST FOR PROPOSALS

DEPARTMENT OF GENERAL SERVICES - GROUND LEASE AND DEVELOPMENT

OF COUNTY-OWNED PROPERTY ON THE CORNER OF CEDAR STREET AND

KETTNER BOULEVARD IN SAN DIEGO

The County of San Diego (County) is seeking proposals from qualified firms (Offerors) to enter

into a long-term ground lease for both Assessor Parcel Number 533-322-12 and Assessor Parcel

Number 533-322-13 (Site), consisting of approximately 0.587 acres and construct a mixed-use,

Class A multi-family project.

The lease term is anticipated to be an initial (base) period of between 60 and 99 years.

This Request for Proposals (RFP) document includes in part:

This Cover Letter to the RFP

RFP Terms and Conditions

Evaluation Criteria

Submittal Requirements

Additional RFP documents, listed below as appendixes, are a part of this RFP and are available

for download at www.sdcre.com. Appendix items A.2 – A.8 may, in addition to information on

the Site, include information regarding Assessor Parcel Number 533-322-11, which is adjacent to

the Site.

Appendix A.1 – Site Map and Description

Appendix A.2 – Preliminary Title Report

Appendix A.3 – ALTA Survey

Appendix A.4 – Seismic Report

Appendix A.5 – Environmental Report

Appendix A.6 – Environmental Impact Report

Appendix A.7 – Health and Safety Plan

Appendix A.8 – Parking Structure Plans

Appendix B.1 – Form A – Indemnification Letter

Appendix B.2 – Representations and Certifications

Appendix B.3 – Draft Ground Lease

MARKO MEDVED, P.E., CEM DIRECTOR

PHONE 858-694-2527 FAX 858-467-9283

DEPARTMENT of GENERAL SERVICES

5560 OVERLAND AVENUE, SUITE 410, SAN DIEGO, CA 92123

LOU CAVAGNARO, P.E. ASSISTANT DIRECTOR PHONE 858-694-3885

FAX 858-467-9283

http://www.sdcre.com/

COUNTY OF SAN DIEGO – REQUEST FOR PROPOSALS

DEPARTMENT OF GENERAL SERVICES

GROUND LEASE AND DEVELOPMENT OF COUNTY-OWNED PROPERTY

ON THE CORNER OF CEDAR STREET AND KETTNER BOULEVARD IN

SAN DIEGO


Appendix B.4 – Project Information

Appendix B.5 – Conflict of Interest Declaration

SCHEDULE

Below is the County’s anticipated timeline for award of this lease. The timeline is subject to

change at any time. The County will issue an addendum or addenda if there are any changes to

the dates on which questions are due or the proposals are due. All addenda to the RFP will be

posted on at www.sdcre.com. The County may issue an addendum up to two business days prior

to the “Submittal Due Date for RFP.” It is the Offeror’s responsibility to monitor www.sdcre

for any addenda. The actual timing and sequence of events resulting from this RFP shall

ultimately be determined by the County.

Event Description Target Date(s)

Issuance of RFP August 3, 2017

Deadline for submittal of questions regarding the

RFP

September 21, 2017

5:00.00 PM Pacific Time

Submittal Due Date for Proposals (delivered to

Department of General Services)

October 9, 2017

5:00.00 PM Pacific Time

Board of Supervisors Acceptance of Proposals

(final deadline to deliver proposals – to the Clerk

of the Board of Supervisors)

October 10, 2017

9:00.00 AM Pacific Time

Interviews of team (if needed) October/November 2017

QUESTIONS

Questions and requests for clarification related to definition or interpretation of this RFP shall be

submitted in writing prior to 5:00.00 p.m., Pacific Time, September 21, 2017. Questions MUST

be submitted in writing via e-mail to Hugh Rowles (Senior Real Property Agent) at:

[email protected]. No questions will be accepted via telephone and oral

explanations or instructions shall not be considered binding on the County. An addendum or

addenda will be issued in response to questions, which will only be available by download from:

www.sdcre.com. Offerors shall not otherwise communicate with County officials, be it either

elected or staff, during the selection process in an effort to influence the selection process. Any

attempt to influence the selection process could result in the disqualification of the Offeror’s

proposal. If you have any other concerns or comments regarding this solicitation, please contact

the County’s Senior Real Property Agent via e-mail at the address listed above.


http://www.sdcre/

mailto:[email protected]






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RFP TERMS AND CONDITIONS

1. RFP PROCESS

1.1. The RFP shall be made available on the County of San Diego’s Website at

www.sdcre.com (Website). Firms may request a hard copy from the Department of

General Services’ front counter.

1.2. The County reserves the right to host pre-proposal conference(s). If scheduled, the

date, time, and location for the pre-proposal conference will be provided on

www.sdcre.com.

1.3. Offerors’ Inquiries and County Responses - All contacts from your organization

related to this RFP or your proposal, including questions, must be directed in writing

exclusively to the County’s Senior Real Property Agent. You should not attempt to

contact any other County personnel about this RFP unless authorized by the Senior

Real Property Agent.

1.4. Written addenda to the RFP may be issued to provide clarifications, corrections, or to

answer questions and will be published at www.sdcre.com. The County may issue an

addendum up to two business days prior to the “Submittal Due Date for RFP.” It is

each Offeror’s responsibility to monitor www.sdcre.com for addenda.

1.5. Proposals must be submitted by the time and date specified.

1.6. Proposals will be evaluated by a Source Selection Committee (SSC) appointed by the

Director, Department of General Services, also known as the Source Selection

Authority (SSA).

1.7. The County’s Senior Real Property Agent may seek clarifications for the SSC. The

County’s Senior Real Property Agent shall determine the appropriate means of

clarification, which may be by telephone, email, letter, or oral interviews.

1.8. Upon recommendation of the SSA, negotiations may be held with one or more

Offerors. The negotiations will be conducted with the firms determined to be in the

competitive range, and may conclude with a request for a revised proposal(s), Best

and Final Offer(s) (BAFO(s)), or addenda to the proposal.

1.9. The County’s Senior Real Property Agent will attempt to notify all Offerors and will

post a Notice of Intent to Award after receipt and approval of the SSA’s

recommendation to award.

1.10. The County may, at its discretion, enter into final negotiations with the selected

Offeror.

1.11. The timing and sequence of events resulting from this RFP shall ultimately be

determined by the County.

1.12. The County may reject all proposals.








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2. SUBMISSION OF PROPOSAL

2.1. It is the Offeror’s responsibility to submit a proposal based on the most current RFP

and addenda. Periodically check the www.sdcre.com for addenda that may be issued

to implement changes or clarification to the RFP, prior to the due date. The RFP,

associated documents and addenda may be obtained from www.sdcre.com.

2.2. Proposals shall be delivered no later than OCTOBER 9, 2017, BY 5:00.00 PM

PACIFIC TIME to:

County of San Diego

Real Estate Services Division

Attention: Hugh Rowles, Senior Real Property Agent

5560 Overland Avenue, Suite 410

San Diego, California 92123

Alternatively, proposals shall be delivered no later than OCTOBER 10, 2017 BY

9:00.00 AM PACIFIC TIME to:

County of San Diego

Clerk of the Board of Supervisors


1600 Pacific Highway, Room 402


Potential Offerors should direct inquiries (marked and entitled “Cedar Kettner Site

Development RFP”) to:

Hugh Rowles, Senior Real Property Agent

E-mail: [email protected]

2.2.1. For proposals submitted at the Department of General Services front desk,

upon request a hand written receipt will be provided and shall be considered

official time for purposes of determining timely submittal.

2.2.2. In the event of multiple submittals of an original proposal by an Offeror, the

County will only consider the most recent submittal submitted by the due date

and time. The County will not review or consider previous submittals.

Offerors are strongly encouraged to submit only one original proposal and

withdraw or replace any previous submittals in the event they choose to

update their proposal. Proposals may be found non-conforming if the County

is unable to determine which is the most recent, timely submittal.

2.2.3. In addition to the number of copies required to be submitted by this RFP,

when requested, an Offeror shall submit additional copies of the proposal in

the format and method stated. Failure to properly submit additional copies








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may result in the County finding the proposal non-conforming. Copies should

be clearly marked as copies and numbered.

2.3. Your proposal shall be signed by an authorized officer or employee of the submitting

organization. The title of the authorized officer or employee, the name, email,

address and phone and fax number of the organization shall be included. Scanned

images of pages containing original signatures are acceptable for submission of an

electronic file. Electronic or digital signatures will not be accepted.

2.4. Your proposal must be submitted in a format that complies with the submittal

requirements. Unless otherwise specified, the proposal shall conform to the format

listed below.

2.4.1. Proposals shall not exceed a total of one hundred (100) pages, which may be

fifty double-sided sheets of paper or one hundred single-sided sheets of paper.

This limitation includes all appendices and required forms, except that the

limit shall not apply to the Confidential/Propriety Exhibit and financial

documents. The SSC will not consider any material beyond the first one

hundred (100) pages.

2.4.2. You must submit one (1) unbound original proposal and ten (10) bound, hard

copies.

2.4.3. You must submit one electronic proposal in a pdf format. Separate each

exhibit into one or more files. Clearly name files as to the exhibit and order.

Pages requiring signatures must be scanned from an original signature. Other

pages may be scanned, or converted to .pdf from other file formats.

Converted and searchable formats are preferred. The electronic submission

shall be provided on a DVD or flash drive.

2.4.4. Proposals shall be formatted to print on 8-1/2” x 11” page size with no less

than ½” margins and eleven (11) point font, except that renderings, drawings

and pro formas may be formatted to print on 11” x 17” page size with no less

than ½” margins and eleven (11) point font.

2.4.5. Pages shall be consecutively numbered within the bottom or top margin of

each page, including attachments.

2.4.6. Your proposal shall be typed and be concise but comprehensive. Your

proposal shall not include unnecessarily elaborate brochures, visual or other

presentations, or art work beyond what is sufficient to present a complete and

effective proposal.

2.5. Your proposal must be organized in accordance with this RFP. Unless otherwise

specified, the proposal shall conform to the following organization:

2.5.1. Proposal Cover Page

2.5.2. Table of Contents listing, by page number, the contents of the proposal.

2.5.3. Ground Lease Proposal Terms/ Proposed Rental Rates Exhibit.

2.5.4. Project Team – Including:

a. Completed and signed Representations and Certifications form from each

company in the development team organization chart (including, but not

limited to, Developer and Architect).





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b. Completed and signed Nondisclosure Indemnification Agreement (if

applicable due to submittal of Confidential Proprietary Exhibit(s)).

c. Completed and signed Conflict of Interest Declaration form from each

company in the development team organization chart (including, but not

limited to, Developer and Architect).

2.5.5. Project Narrative/Project Description

2.5.6. Project Design

2.5.7. Project Financing Plan and Supporting Pro Forma

2.5.8. Project Schedule

2.5.9. Form of Ground Lease Review

2.5.10. Project Personnel

2.6. Offerors shall submit separate exhibits in separate files for the project description

exhibit; proposed rental rates exhibit; and (if applicable) Confidential/Proprietary

exhibit components of their proposal.

2.6.1. Submit a project description exhibit.

2.6.1.1. Content shall be organized to correspond to the applicable question

or requirement. All forms, responses and attachments shall be

sequentially numbered to correspond to the applicable question or

requirement.

2.6.1.2. No proposed rental rate data is to be included in the project

description exhibit. The County will review project description

exhibits prior to evaluation to ensure that they contain no price

information. The County may remove rental rate data or declare a

proposal non-conforming because of the inclusion of rental rate data

in the Project Description Exhibit.

2.6.1.3. No confidential or proprietary information, including PI (Personnel

Information) or PII (Personal Identifiable Information), is to be

included in the project description exhibit. Responses that include

confidential or proprietary information shall refer to the response

contained within the Confidential/Proprietary exhibit (for example, if

submittal requirement #1 requires staff Social Security Numbers, the

response to requirement #1 shall reflect “see response #1 contained

within Confidential/Proprietary exhibit).

2.6.2. Submit a separate proposed rental rates exhibit.

2.6.2.1. All proposed rental rates information must be contained within

proposed rental rates exhibit.

2.6.3. Submit a separate Confidential/Proprietary exhibit (if applicable). The

County is a public agency subject to the disclosure requirements of the Public

Records Act, California Government Code section 6250 and following. The

County may publish leases, which may contain some or all of the successful





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proposal(s), to its public website. If confidential or proprietary information is

contained within the submission:

2.6.3.1. It must be submitted in a separate clearly labeled exhibit with all

pages marked as “EXHIBIT-CONFIDENTIAL/PROPRIETARY”.

2.6.3.2. Offeror must provide an unaltered signed Nondisclosure

Indemnification Agreement.

2.6.3.3. In accordance with the California Public Records Act, the County

will not treat pricing or terms and conditions as confidential.

Confidential/Proprietary exhibits will be examined prior to review,

and price or terms and conditions may be removed or the County

may declare a proposal non-conforming because of the inclusion of

price or terms and conditions in the Confidential/Proprietary exhibit.

2.7. All proposals become the property of the County of San Diego. An Offeror may

request the return of its proposals upon withdrawal as specified in Section 7 of this

RFP, which return County may grant or deny in its sole discretion.

2.8. It is understood and agreed upon by the Offeror in submitting a proposal that the

County has the right to withhold all information regarding this procurement until after

lease award, including but not limited to: competitive project description

information; competitive proposed rental rates information; and the County

evaluation of competing proposals. Information releasable after award is subject to

the disclosure requirements of the Public Records Act, California Government Code

section 6250 and following.

3. EVALUATION AND SELECTION

3.1. Any submission may be construed as non-conforming and ineligible for consideration

if it does not conform to the requirements of the Request for Proposals. If a proposal

is found to be non-conforming, the Offeror will be notified and the proposal no longer

considered for award.

3.2. Proposals will be evaluated based upon the information provided in response to the

RFP Evaluation Criteria and Submittal Requirements and other information known to

the County.

3.3. The County reserves the right to request clarification and/or request additional

information from Offerors if necessary. Such clarifications and/or additional

information shall be submitted by the Offerors as an addendum to the proposal or

revised proposal upon request of the Senior Real Property Agent. However, since the

County might not request any additional input, Offerors are advised to submit

complete and accurate information in the proposal.

3.4. The SSC may invite competitive Offerors to make a presentation to, or participate in

interviews with the County at a date, time and location determined by the County.

The purpose of such presentations or interviews would be to allow the Offerors to

present their proposed solutions to the County and for the SSC to obtain additional

information.





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3.5. Evaluations to determine the competitive range shall be based on the list of criteria

contained in Evaluation Criteria and Submittal Requirements. If a proposal is found

to be not in the competitive range, the Offeror will be notified and the proposal no

longer considered for award.

3.6. When evaluating an Offeror’s proposed rental rates, the County shall also consider

the effect of the proposal on the overall total income to the County.

3.7. The SSA may, at its sole discretion, authorize the Senior Real Property Agent, and as

necessary others, to enter into negotiations with any Offeror(s) found to be in the

competitive range.

3.8. A request for revised proposal(s), BAFO(s), or addenda to the proposal may be

issued during and at the conclusion of negotiations and may contain additional

selection factors. At the conclusion of negotiations, the SSC will review responses

and make an award recommendation to the SSA.

3.9. Upon Posting of the Notice of Intent to Award a lease to the Offeror(s) whose

proposal(s) has been ranked highest by the County on the basis of best value to the

County, the Senior Real Property Agent, and as necessary others, will enter into lease

finalization negotiations and upon the successful completion award a lease, subject to

approval by the County’s Board of Supervisors.

4. RESERVED

5. INTERLOCKING DIRECTORATE

In accordance with Board of Supervisors Policy A-79, if Offeror is a non-profit as indicated

on the Representations and Certifications form, paragraph 2, Offeror is required to identify

any related for-profit subcontractors in which an interlocking directorate, management or

ownership relationship exists. By submission of this proposal, Offeror certifies it will not

enter into a subcontract relationship with a related for-profit entity if Offeror is a non-profit

entity. If Offeror is a non-profit and will be subcontracting with a related for-profit entity,

Offeror must list the entity(s) on the Representations and Certifications form, and any

resulting lease shall be subject to final approval by the County Board of Supervisors.

6. COUNTY COMMITMENT

6.1. County shall have the right to reject or accept any proposal or offer for any reason

whatsoever and to accept other than the highest offer, at its sole discretion.

6.2. This RFP does not commit the County to award a lease for the Site, to pay any cost

incurred in the submission of the proposal or in making necessary studies or designs

for the preparation thereof, or to procure or contract for services or supplies. Further,

no reimbursable cost may be incurred in anticipation of a lease award contemplated

by this RFP.





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6.3. After the County Board of Supervisors approves the final lease with the successful

proposer and the lease is executed, the County will pay a $25,000 stipend to any

unsuccessful proposer subject to the following:

6.3.1. A complete, timely and responsive proposal has been submitted by a pre-

qualified proposer in response to this RFP; and

6.3.2. The proposal is not withdrawn as allowed by Section 7.3; and

6.3.3. The County does not cancel the RFP prior to final award.

6.4. The County reserves the right to accept or reject any or all proposals received as a

result of this solicitation or to negotiate with any qualified source.

6.5. The County reserves the right to terminate this RFP in part or in its entirety at any

time prior to the approval and execution of the lease contemplated by this RFP.

6.6. No prior, current, or post award communication with any officer, agent, or employee

of the County shall affect or modify any terms or obligations of this RFP except as

explicitly provided for in this RFP.

7. LATE, MODIFIED, OR WITHDRAWN PROPOSAL

7.1. Any proposal received after the exact time specified for receipt will not be considered

unless it is received before award is made, and

7.1.1. It was sent by mail or personal delivery, and it is determined by the County

that the late receipt was due solely to mishandling by the County after receipt

by the County; or

7.1.2. It is the only proposal received.

7.2. Proposals may not be modified after the due date, except a modification resulting

from the Senior Real Property Agent request for a revised proposal, BAFO(s), or an

addendum to the proposal.

7.3. Proposals may be withdrawn by written notice signed by a duly authorized

representative of Offeror if received prior to Notice of Intent to Award. Thereafter,

all proposals constitute firm offers, subject to negotiation, that will remain open and

cannot be revoked, withdrawn, or modified for a period of six (6) months thereafter.

8. KNOWLEDGE OF RFP AND PROPOSAL CONDITIONS

Before submitting a Proposal, Offerors shall carefully read all sections of this RFP, including

all forms, schedules and exhibits, and shall fully inform themselves as to all existing

conditions and limitations.

9. DILIGENCE MATERIAL

The information provided in this RFP and in any diligence material that may be provided, is

subject to the following disclaimer:





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Neither the County nor any of its agents, advisors, or representatives has made or

makes any representation or warranty, express or implied, as to the accuracy or

completeness of the Diligence Material. Without limiting the generality of the

foregoing, the Diligence Material may include certain assumptions, statements,

measurements, estimates, and projections provided by or with respect to the County.

Such assumptions, statements, measurements, estimates, and projections reflect

various assumptions made by the County, which assumptions may or may not prove

to be correct. No representations are made by the County as to the accuracy of such

assumptions, statements, measurements, estimates, or projections. It shall be the

Offeror’s responsibility to independently verify all facts contained in this RFP and in

any diligence material provided.

10. DUTY TO INQUIRE

Should an Offeror find discrepancies in or omissions from the RFP, plans, specifications or

other documents, or should the Offeror be in doubt as to their meaning, the Offeror shall at

once notify the Senior Real Property Agent in writing by e-mail. If the County determines

that clarification is necessary, a written addendum will be issued and posted on:

www.sdcre.com. It is the Offeror’s responsibility to periodically check www.sdcre.com for

such addenda. The County will not be responsible for any oral instructions nor for any

written materials provided by any County personnel that are not also posted on

www.sdcre.com.

11. EXPLANATION TO OFFERORS

Any explanation desired by an Offeror regarding the meaning or interpretation of the RFP

must be directed in writing exclusively to the County’s Senior Real Property Agent by e-

mail. Telephone calls will not be accepted. In no event will the County be responsible for

ensuring that prospective Offerors’ inquiries have been received by the County. You should

not attempt to contact any other County personnel about this solicitation. Oral explanations

or instructions will not be binding. Any explanation concerning a solicitation will be

provided to all prospective Offerors through posting on www.sdcre.com in the form of an

addendum to the solicitation. The County may choose not to respond to questions received

after the date stated in the Cover Letter.

12. PROTEST PROCEDURE

County Board of Supervisors Policy A-97 shall apply to all protests, except that

(i) “Director” means the Director, Department of General Services, (ii) “Contracting Officer”

means the Senior Property Agent listed in Section 2.2 of this document, and

(iii) “Contracting Office” means the address listed in Section 2.2 of this document. All

protests shall be made in writing, and shall be filed with the Contracting Officer. A protest

shall be filed in accordance with the time requirements set forth in Board Policy A-97.








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Copies of the Board Policy are available from the Clerk of the Board, 1600 Pacific Highway,

San Diego, California 92101, or on the County’s Website at:

http://www.SanDiegoCounty.gov/ under the Clerk of the Board’s page.

13. DEBRIEF AND REVIEW OF RFP FILES

When an Offeror has been notified by the Senior Real Property Agent that the proposal is no

longer being considered for award, the Offeror may request a “debriefing” from the County

on the findings about that one proposal (with no comparative information about proposals

submitted by others). After a lease contemplated by this RFP is executed, any interested

party may make an appointment to review the proposals, the Source Selection Committee

Report and any other releasable documents. Copies of any documents desired by the

reviewer will be prepared at the requestor’s expense in accordance with current County rates

for such copies.

14. NEWS RELEASES

Offerors shall not issue any news release pertaining to this RFP without prior written

approval of the County’s Senior Real Property Agent, which may be withheld at the Senior

Real Property Agent’s sole discretion. A minimum of ten (10) business days’ notice is

required for approval.

15. CLAIMS AGAINST THE COUNTY

Neither Offeror nor any of its representatives shall have any claims whatsoever against the

County or any of its respective officials, agents, or employees arising out of or relating to this

RFP or these procedures (other than those arising under a definitive lease with Offeror in

accordance with the terms thereof).

16. EMPLOYMENT OFFERS

Until the lease contemplated by this RFP is approved, Offerors shall not, directly or

indirectly, solicit any employee of the County to leave the County’s employ in order to

accept employment with the Offeror, its affiliates, actual or prospective lessees, or any

person acting in concert with the Offeror, without prior written approval of the County’s

Senior Real Property Agent. This paragraph does not prevent the employment by an Offeror

of a County employee who has initiated contact with the Offeror.

17. FIRMS ASSOCIATED WITH PROJECT

Offerors agree to comply with all applicable federal, State and local conflict of interest laws.

The County has identified the following firms as providing design and consulting services for

this project:

http://www.sandiegocounty.gov/





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McCarthy Building Companies

Ninyo & Moore - Health and Safety Plan; Geophysical Survey and Shallow Soil

Sampling

Carrier and Johnson - Conceptual site plan/property layout used in EIR

Geocon - Geotechnical investigation and Geological Fault Investigation

RBF Consultants - ALTA suvey

North American Title Company - Preliminary title report

Keyser Marston and Associates - Real Estate consultant

BRG Consulting, Inc. – Environmental Impact Report

BRG Consulting Inc. was assisted by the following consultants:

a. Fehr & Peers, Transportation/Circulation

b. Mark Peterson, P.E., Principal Engineer

c. Stephen Cook, P.E., Senior Transportation Engineer

d. Rincon Consulting, Air Quality and Greenhouse Gas

e. Joe Power, Principal

f. Christ Bersbach, project Analyst

g. Marie Burke Lia, Attorney at Law, Historic Resources

County of San Diego staff:

a. Jeffrey Redlitz, Department of General Services

b. David Timber, Department of General Services

c. Dahvia Lynch, department of General Services

d. Donna, Beddow, Department of Planning and Land Use

City of San Diego staff

a. Myra Herman, Senior Planner/Archaeology, Environmental Analysis Section,

Development Services Department

b. Cathy Winterrowd, Principle Planner, Historical& Natural Resources,

Development Services Department

San Diego Regional Airport Authority

a. Ed Gowans

The firms noted above have been associated with this project and are provided for informational

purposes only. This information is not intended to be relied on for purposes of compliance with

any conflict of interest rules or applicable laws or regulations affecting this project. The

proposer is solely responsible for due diligence in identifying and avoiding all potential conflicts

of interest related to contracting for, and construction of, this project.

Because these firms or individuals have previously been involved in the project, it is highly

likely that their participation with the development team could result in an impermissible

conflict of interest and prevent the development team from participating in the subsequent

RFP. Additionally, because this list may not be exclusive, please ensure that your participants

in the development have not provided design and/or consulting services for this project.





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EVALUATION CRITERIA

Proposal Evaluation Criteria

The evaluation criteria listed below are in descending order of importance and will be

weighted in the evaluation of the Offeror’s written and, if conducted, oral proposals

accordingly. Proposals should give clear, concise information in sufficient detail to allow an

evaluation based on these requirements. Although some of the elements listed below will be

weighted more heavily than others, all requirements are considered necessary for evaluation

Evaluation Criteria:

Satisfaction of County Objectives.

Offeror Team.

Ground Lease Terms.

Financial Capability.

Project References.

SUBMITTAL REQUIREMENTS

A complete, concise and professional response to this RFP will enable the County to identify

the most qualified Offeror. Offerors must demonstrate their project concept, design and

supporting financing plan necessary to successfully design and develop the proposed project

as described in this RFP. At a minimum, Offeror’s proposal must address the following

County Objectives:

a) Construction of a building(s) with a minimum Floor Area Ratio (FAR) of 8.0;

b) Overall Project Narrative and Project Design solutions

c) Type 1 Construction on part or all of the Site;

d) Following the procedures established by the San Diego Housing Commission, include

at least five percent (5%) of the pre-density bonus units in the Site as Senior

Affordable Housing. The in-lieu fee may not be used to satisfy this requirement. An

Offeror will receive additional points during the scoring of its submittal if it elects to

include, within the Senior Affordable Housing category, housing units for persons

who are seriously mentally ill and currently receive mental health services through

the County of San Diego or its service providers; and

e) Maximize revenue to the County.

Offeror’s proposals shall include the following:

1. Proposal Cover Page

The Proposal Cover Page, included below, shall include the title of the RFP, submittal date,

the lead Offeror, principal contact, address, telephone number, fax number, email address

and website address if applicable.





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The Proposal Cover Page shall be signed by a principal or officer authorized to represent and

legally bind the firm(s). The Proposal Cover Page must acknowledge that any

development on the site will be subject to a non-subordinated long-term ground lease

without an option to purchase.

2. Table of Contents

The table of contents shall be complete and clear indicating section headers and pages.

3. Ground Lease Proposal Terms/ Proposed Rental Rates Exhibit

Offeror shall provide as a proposed rental rate exhibit a detailed proposal for ground lease

payments for the site based on the information provided in Offeror’s pro forma. These terms

should be included as part of the Proposed Rental Rates exhibit pursuant to section 2.6 of this

RFP. Critical elements of the ground lease proposal will include, but not be limited to:

1. Total monthly / annual amount of ground lease payments;

2. Term of ground lease (County will consider a lease term of up to 99 years);

3. Timing of the start of ground lease payments and any contingencies associated with

the proposed timing; and

4. Periodic adjustments to ground lease payment amount and cause for adjustment.

4. Project Team

The Offeror’s team directly involved in the day-to-day management of this project shall be

identified in an Organization Chart along with the roles of each individual in the project.

This section shall also delineate the roles and relevant background experience of each key

Offeror team member who would be directly involved in the timely implementation of the

project and the allocation of responsibilities among the team members for each phase of the

project and management of the interface risk between them. Offeror shall:

1. Identify by name the project manager who will be responsible for the day-to-day

management of the project at the design and construction phase;

2. Summarize the roles and responsibilities of other key members of the team;

3. Describe how often and through what mechanism (in person meeting, conference

calls, etc.) the Offeror will interface with the County throughout the pre-development

and development process;

4. Describe the approach to subcontracting and sub-consultants. The description may

identify specific subcontractors and sub-consultants to be included on the Offeror’s

team, provided that to the extent that any subcontractor or sub-consultant is identified,

the Offeror may not remove or replace such subcontractor or sub-consultant from its

team without the prior approval of the County; and

5. Detail the Offeror’s general approach to the project management and oversight

throughout the term of the project with respect to day-to-day project management and





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reporting, scheduling, cost management, document management and risk

management.

6. Identify any previous projects in which the proposed project team, or members of the

project team, have worked together.

The Offeror shall also provide:

1. Completed and signed Representations and Certifications form from each company in

the development team organization chart (including, but not limited to, Developer and

Architect).

2. Completed and signed Nondisclosure Indemnification Agreement (if applicable due

to submittal of Confidential Proprietary Exhibit(s)).

3. Completed and signed Conflict of Declaration form from each company in the

development team organization chart (including, but not limited to, Developer and

Architect).

5. Project Narrative

Offeror shall provide a narrative description regarding the Offeror’s vision for the Site.

Offeror should propose to develop the Site to its full potential consistent with applicable

zoning and design guidelines while also addressing the County Objectives.

The project narrative shall provide a high level summary of the proposed development and

architectural concept including:

a) Describe how the proposal meets the above-described County Objectives;

b) Describe the building(s), height, number of stories, square footage (gross and

rentable), and square footage devoted to each use, materials to be used, and type of

construction;

c) Describe how parking will be integrated into the plan and the proposed number of

spaces and their location. Please also describe how this number was reached and

whether it will adequately serve the use on the Site as required by zoning;

d) Describe approach for open space maintenance;

e) Describe approach to rezoning the Site (if applicable);

f) Describe the way that vehicular ingress and egress (width and vertical) from the

adjacent County parking structure will not be limited during construction;

g) Describe the way that pedestrian ingress and egress (width and vertical) from the

adjacent County parking structure will not be limited during construction;

h) Describe any anticipated sustainability features for the project;

i) Depict and discuss the aesthetics of the project as it relates to the adjoining parking

structure;

j) Identify and discuss how the adjoining County parking structure will continue to

operate uninterrupted throughout development. Discuss the relationship of the





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neighboring parking structure with the Site; include in the discussion the

incorporation of safe pedestrian and vehicle access into the design;

k) Describe how the project will address Site and building utility infrastructure. Include

in the description how existing utility easements will be addressed within the Site;

l) Describe your teams experience and general approach for addressing potential soil

contamination that may exist on site. Offeror shall be responsible for all costs arising

from potential soil contamination, including remediation costs;

m) Describe your teams general approach for addressing surrounding conditions,

including a high pressure gas line within the public right of way which may require

relocation. Offeror shall be responsible for all costs arising from surrounding

conditions, including relocation of the high pressure gas line (if applicable).

Developers are encouraged to contact SDG&E and perform their due diligence of the

surrounding conditions prior to design; and

n) Describe plans to engage with Metropolitan Transit System during the design and

planning stage regarding rail control cabinets, trolley stop shelter, equipment and

platform paving. Offeror shall be responsible for all costs arising from such

engagement with the Metropolitan Transit System.

6. Project Design

Offeror shall provide a basic concept development plan package that includes, at a minimum,

a site plan/ground floor plan, elevations, cross-sections and context/perspective drawings of

the development in scales to be determined by Offeror and no larger than 11” x 17” folded

sheets. All drawings submitted should be legible, orient north up and should only include

one plan or elevation/perspective per sheet.

a) Site Plan/Ground Floor Plan: Provide a development site plan with all buildings,

streets and projects/land uses within 300 feet with the development Site in the center.

The site plan should illustrate the proposed development concept for the site,

including proposed building(s) footprint, proposed open spaces and landscape design

concept(s), parking with parking counts, and vehicular and pedestrian access.

Additionally, provide a ground floor plan showing proposed ground floor usage with

color-coding to distinguish area allocations among residential, service/parking, and

circulation corridors, illustrating parking layout, and identify locations of mechanical

and system utilities.

b) Elevations: Provide colored architectural exterior elevations for each unique

building (indicating the number of buildings represented by each elevation).

Elevations should provide a comprehensive view of the entire development and

illustrate proposed building massing and height, fenestration, materials and colors of

all finishes, and related architectural elements. Evaluations should also depict the

aesthetics of the project as it relates to the adjoining parking structure and coverage of





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the eastern exterior wall of the parking structure by either a structure or a “green

wall”.

c) Cross-sections: Provide a minimum of two cross-sections through each unique

building that illustrates the major spaces, floor-to-floor heights, and volumes

envisioned.

d) Context/Perspective Drawings: Provide a representative illustration of the proposed

development (plan, aerial sketch, photomontage, etc.) clearly showing massing and

the relationship to adjacent structures and finished grades, open spaces, streets and

any parking areas. This drawing should clearly illustrate the relationship of the

proposed project to the adjoining streets and the neighborhood. The perspective

should show the proposed development in context with the adjacent building masses

roughed in. Context elements do not need to be photo-realistic but must accurately

convey the bulk, scale, and character of the surrounding area.

7. Project Financing Plan and Supporting Pro Forma

Offeror shall provide a statement describing the Offeror’s approach to financing the project,

including identification of any anticipated challenges to financing the project and proposed

innovations to meet these challenges. Include in the statement what Offeror views as the

most significant risks to the County and the Offeror with respect to financing the project and

how those risks can be addressed, mitigated or allocated. Within the statement, Offeror

should also include:

1) What entity will be responsible for financing the project;

2) What is the estimated total project cost;

3) What are the sources of funding (e.g. private equity, bonds, commercial loan, bond

financing, etc.). Include any letters of interest or commitment letters from equity

partners or lenders;

4) What is the estimated financing amount, including rate and term; and

5) What precautions will be taken to ensure no financial or credit risk to the County

based upon the manner of financing the project.

Offeror shall also provide a detailed pro forma that shows the basic project details and unit

mix, sources and use, development cost, income statement, and cash flow statement. The pro

forma should include, but is not limited to:

1) An all-in development budget including all direct, indirect, and financing costs, which

clearly specifies key assumptions and how calculations are made, including from

predevelopment up to, and including, stabilized operation;

2) A stabilized year operating statement detailing assumptions for all sources of income,

a vacancy factor, detailed operating expense budget including proposed lease

payment, NOI, capital reserves, debt service, and equity returns;





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3) A sources and uses table during predevelopment, construction, and permanent phases

of the project;

4) A clear statement regarding the Offeror’s profit/return requirement and how it is

calculated; and

5) A long-term operating cash flow (10 years).

Offeror shall include a market rate demand analysis and assessment of current and projected

market conditions for use and density that the Offeror believes are appropriate for the site.

The analysis should include sufficient information to establish the market support for the

project based upon analysis of demand generators, competitive supply, market pricing,

competitive position and anticipated market share/capture.

Additionally, provide a list of potential local, State, or other municipal approval, by phase (if

applicable), and improvements required to complete this project (e.g. sidewalks, streets,

utility relocation).

8. Project Schedule

Offerors shall provide a narrative and graphical time line of the anticipated schedule for the

development process. The schedule should recognize the time involved in finalizing the

development agreements and ground lease, receiving project entitlements, designing the

project, financing the project, commencing construction and completing construction.

9. Form of Ground Lease Review

Offeror shall affirm that the Offeror has read and reviewed the draft ground lease (Appendix

B.3) with the County. Describe any concerns with the form of ground lease and identify any

exceptions that the Offeror takes with the form of ground lease. Any questions regarding the

form of ground lease must be identified as part of the Offeror response to this RFP. If

Offeror propose changes to the ground lease that would result in the project being a public

work under California Labor Code Section 1720 et seq., such as rent credits, then the ground

lease shall require compliance with Labor Code section 1720 et seq.

Negotiation of Ground Lease – Exceptions or proposed changes to any content in ground

lease shall be referenced by section and noted for future negotiation with either a general

comment and specific proposed language. Any proposed changes to rent payments within

the ground lease should be detailed and specific.

10. Project Personnel

Offerors shall provide one (1) page resumes or biographies for each key personnel listed in

section 4 of the Submittal Requirements above, or any other key personnel the team deems

are necessary. The resume or biography should summarize the roles and responsibility of

each individual, with regards to the proposed project, and relevant background and

experience. Each resume or biography shall also include three (3) client references for each

key personnel, including contact name, company, phone number and email address.





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Until execution of the lease contemplated by this RFP, the persons listed will be considered

committed to the project with no substitutions allowed without prior written approval by the

County.

The County of San Diego anticipates that the general scope of the successful Offeror team’s

responsibilities under the lease would include, but not be limited to:

1. Project Planning & Design: The Offeror shall be responsible for all aspects of the

pre-development planning, environmental review, project refinement and project

design. The selected Offeror shall be responsible, at its sole expense, for obtaining all

land use entitlements and other government approvals required for its proposed

project, and the selected Offeror will be expected to pay all permits, processing, and

any other applicable fees related to the development (e.g., traffic and/or transit impact

fees) without credit.

2. Construction: The Offeror team shall be responsible for construction and

commissioning of the project including obtaining all permits, fees, and approvals

necessary for construction of the Project.

3. Financing: The Offeror shall be responsible for providing funding for the project,

whether it be in the form of debt financing, equity or a combination thereof. In the

event of debt financing, it is imperative that no financial or credit risk is imposed

upon the County.

4. Lifecycle Maintenance: The Offeror shall be responsible during the term of the

lease for lifecycle maintenance, including capital refurbishment and replacement,

necessary to sustain the project to the level of operation agreed to in the lease.

5. Facilities Management Services: The Offeror shall be responsible during the term

of the lease for management, maintenance and repair of the facilities and associated

infrastructure and certain furniture, fixtures and equipment, including (i) the

operation, maintenance and repair of the facilities and associated infrastructure and

maintenance and repair of certain furniture, fixtures and equipment and (ii) certain

other services to be agreed upon in the lease, such as grounds maintenance and

parking.

6. Transfer and Development Costs: The selected Offeror team shall be solely

responsible for construction of all improvements. This includes all on-site or off-site

improvements and any changes from existing conditions including, but not limited to,

underground utilities, street lighting, curbs, gutters, street trees, and sidewalks. This

also includes any and all impact fees assessed by any agency or government body.

All title insurance and escrow costs, transfer taxes, parcel or subdivision maps, and





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any other transfer or development costs will be the sole responsibility of the selected

Offeror.

7. Insurance: The selected Offeror shall obtain insurance as required by the County of

San Diego.

8. Taxes and Fees: The selected Offeror shall be responsible for paying all taxes and

fees, including any possessory interest taxes.

9. Indemnification: The selected Offeror shall defend, indemnify and hold harmless

the County of San Diego from any and all activities and liabilities associated with the

project site pursuant to the lease.

10. Government & Community Relations: The Offeror shall work collaboratively with

the County to ensure appropriate outreach and engagement with the neighborhood, as

well as with local government officials and agencies.





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PROPOSAL COVER PAGE

SUBMITTAL INFORMATION

Submit this Completed Form as the Cover Page of Your Proposal

PROPOSAL DUE DATE: OCTOBER 9, 2017 5:00.00 PM Pacific Time to the Department of

General Services; or

OCTOBER 10, 2017 9:00.00 AM Pacific Time to the Clerk of the Board of Supervisors

Submit by delivering 10 hard copies, one unbound

original, and one “high quality” digital PDF file (on a

flash drive or CD) in a sealed envelope or package

marked on the outside with “Cedar Kettner Site

Development RFP” to:

County of San Diego

Real Estate Services Division


5560 Overland Avenue, Suite 410


OR

County of San Diego

Clerk of the Board of Supervisors


1600 Pacific Highway, Room 402


For information, please contact

County Contact:

Hugh Rowles, Senior Real Property

Agent

[email protected]

DESCRIPTION

The County of San Diego is soliciting proposals from qualified firms to enter into a long term

ground lease for Assessor Parcel Number 533-322-12 and Assessor Parcel Number 533-322-13

and construct mixed-use, Class A multi-family project. Any development on the site will be

subject to a non-subordinated long-term ground lease without an option to purchase.

TO BE COMPLETED BY OFFEROR

OFFEROR INFORMATION (Type or Print) NAME, TITLE & CONTACT

NUMBER OF PERSON

AUTHORIZED TO SIGN OFFER

(Type or Print)

Offeror Company/Organization Name Authorized Representative Name






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Offeror Address Authorized Representative Title

Offeror City, State, Zip Authorized Representative Email

Address

( )

( )

Offeror Telephone Number Authorized Representative Telephone

Number

Offeror Website Address

( )

Offeror Fax Number

SIGNATURE

I certify under penalty of perjury under the laws of the State of California that I am authorized to

execute and submit this proposal on behalf of the Offeror listed above; that all of the RFP

instructions and rules, exhibits, addenda, questions and answers, and any other information

provided by the County, including but not limited to, the diligence material, has been reviewed,

understood and complied with; and that all information in this submission is true, correct, and in

compliance with the terms of the RFP.

Authorized Representative Signature Date

marko medved, p.e., cem director fax 858-467-9283 of ... · appendix b.1 – form a –...

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