Loading...
SR-906-000 (9) e rO~~tJ<<J e J , -f' Ilt. \\'~ eM: LCB:dvm Council Meeting Dec. 9, 1986 Santa Monica, California TO: Mayor and City Council FROM: City Staff SUBJECT: Recommendation Regarding Request for Proposal Process for state-Owned Parcel at 415 Pacific Coast Highway INTRODUCTION This report transmits a recommendation to re-initiate the process to lease the City-operated, state-owned parcel at 415 Pacific Coast Highway. A draft request for proposal is attached as well as an outline of the proposed process. BACKGROUND Efforts to secure a current long-term lease arrangement for this site began in 1982 when the City issued an RFP for development of the site. Five proposals were received and one of these was recommended by the city to the state for approval. Lengthy negotiations with the state failed to reach a conclusion. At that point, state representatives suggested a trade of other equally-valued city owned beach front property for the 415 Pacific Coast Highway site to enable the city to proceed as lead agency with development of the site. These negotiations were similarly unsuccessful and the City was notified of the State's lack of interest in this proposal in the Spring of 1986. - 1 - , I-C- lEe D 1986 e e At that time, city staff began the process of working with the state to develop a new Request for Proposals as well as state-requested background analysis. During this entire period, the site has remained on a month-to-month lease basis with the Sand and Sea Club, a membership beach recreational facility. PROPOSAL The revised RFP submitted for consideration attempts a greater degree of specificity about allowable land use, development standards and constraints. However, by enabling a range of uses namely beach recreation, restaurants and overnight visitor accommodations - proposers will have flexibility in exploring a number of concepts and the City will have some options in selecting the desired development. Key issues addressed in the RFP include: Land Use The information regarding permitted uses and standards for development conforms to the Santa Monica state Beach Resources Management and Development Plan, the City's Land Use Element, Local Coastal Plan and the City's Beach operating Agreement with the state. Allowable uses include coastal - beach related uses; parking; beach recreational facilities; restaurants; and overnight visitor accommodations. Publ ic Access This is highlighted as a key objective for redevelopment of the site. Inclusion of the south parking lot in the development proposals is an option - however, if the lot is - 2 - e e included, the existing 176 public parking spaces must be retained within the project. Revenues - An increased revenue stream is needed from the site to maintain necessary levels of beach maintenance. Lease Term - The state Parks and Recreation Department concurs with the City's assessment that a lease term longer than 20 years may be necessary in order for potential developers to amortize their investment. If this proves to be the case, state Legislature approval is required. Environmental Quality - In several places the RFP states that the City will be concerned when evaluating proposals in compatibility of the development with the surrounding areas. Height, traffic and architectural impacts will be key components of project analysis. North House - As a local historical landmark, there has been considerable interest expressed in having the house retained on-site. It should be noted that if a proposer should wish to demolish the house, an additional review and approval process will be required. REVIEW PROCESS Review of the proposed RFP by the City Council marks the second in a series of public meetings on this subj ect. The City's Recreation and Parks commission considered the document at their November 20 meeting. Upon approval by the Council, the document will be forwarded to the State Parks and Recreation Commission - 3 - e e for review and approval. Some of the RFP terms will subsequently be considered by the state Legislature, most notably, the length of the lease term. It is important to note that these approvals only set in motion a process to solicit proposals. They do not mark determination of a specific ultimate use of the site. When proposals are received, a staff committee will review them and bring recommendations forward to the city I s Recreation and Parks commission and city Council for consideration. These meetings will also include opportunity for public review and comment. The selected proposal must also be approved by the state Department of Parks and Recreation. CITY RECREATION AND PARKS COMMISSION COMMENTS As stated above, the City'S Recreation and Parks Commission considered the draft RFP at their November 20 meeting. They unanimously (5-0) recommended approval of the document with the following comments: 1) Retention and re-use of the North House should be stated as a desirable objective in the RFP. 2) Particular and careful attention should be paid to the environmental aspects of the proposals, specifically any proposal for a two story parking lot; traffic generation from the project; and building mass. staff concurs with their comments. - 4 - e e BUDGET/FISCAL IMPACT There is no budget/fiscal impact from this recommendation at this time. RECOMMENDATION It is recommended that the Council review the RFP, make any desired modifications and authorize staff to submit the document for approval by the state Department of Parks and Recreation. Prepared by: Lynne C. Barrette, Assistant City Manager (ssrfp2) - 5 - e e DRAFT December 4, 1986 REQUEST FOR DEVELOPMENT PROPOSALS 415 PACIFIC COAST HIGHWAY PROPERTY SANTA MONICA, CALIFORNIA I. INVITATION Purpose The City of Santa Monica announces its intention to solicit proposals for the development of a maximum of 5 acres of property and for the operation of a state-owned public parking lot occupying part of the site located at 415 Pacific Coast Highway. The property is owned by the State of california, and the City of Santa Monica has a long-term operating agreement for the property. The purpose of this Request for Proposals (RFP) is to select one developer with whom to exclusively negotiate a use agreement/lease for development of coastal-related, visitor-serving facilities on the parcel. The use agreement/lease will be sUbject to approval by the State of California. The parcel currently has a number of improvements, which may be demolished or may be used with rehabilitation as each proposer sees fit (see site information). Proposers' Conference The City will hold a proposers' conference at the site located at 415 Pacific Coast Highway. The conference will be held at on , 1987. Submission Deadline Ten copies of responses to this RFP are to be submitted to: city of Santa Monica city Hall, Room 208 1685 Main street Santa Monica, California 90401 Attention: Lynne Barrette, Assistant City Manager Proposals must , 1987. be considered. be received no later than 5:00 p.m. on Proposals received after the deadline will not - 1 - e e II . BACKGROUND The property at 415 Pacific Coast Highway was originally developed as an estate by Marion Davies. The state acquired the property in 1959 for park and recreational purposes. As part of the Santa Monica State Beach, the City of Santa Monica operates the site under an opera ting agreement with the state. The current operating agreement expires on December 31, 2006. The property has been operated as a regional recreational facility. Most recently, it has been operated as the Sand & Sea Club, a membership beach club facility. The current lease has expired, and it is the intent of the City to solicit development proposals for the site in accordance with the development Objectives stated subsequently. III. DEVELOPMENT OBJECTIVES The City of Santa Monica has established the following general objectives for development of the beach property at 415 Pacific Coast Highway: 1. To provide for increased public access to the site. 2. To provide revenue to the City to be used for beach improvements and maintenance. 3. To provide for development of coastal/beach-dependent activities. 4. To apply the highest standards of architectural design to the proposed development, with a mix of uses that are both architecturally and environmentally sensitive to the site and adjacent and surrounding land uses. IV. SITE INFORMATION The City considers the facility to be coastal-dependent and beach-related, as defined by the Santa Monica Local Coastal Plan. The eXisting structures may be rehabilitated, demolished and/or relocated. Special procedures may be necessary to demolish the North House, which has been declared a local historic landmark (see Development Guidelines - North House). site size and Description The total site area is 215,734 square feet, of which 165,734 square feet represents the developable area. The remaining 50,000 square feet of the site is undeveloped sand area within the mean high tide line, the dimensions of which must be retained as open space in some fashion. - 2 - e e Area Square Feet Current Use South Lot 53,100* State parking and public access Sand & Sea Club Developable site Area Sand area North Lot Beach Area 112,634 165,734 50,000 215,734 Total site Area *It should be noted that there is an option for development of the site. The state parking lot is included in the developable area. However, the current use, which includes the state parking lot and a fast food concession stand, must be retained somewhere within the project. Respondents may plan for construction of one level of decked parking above the state parking lot, but public access to the beach and use of this parking area for pub 1 ic purposes may not be diminished. Proposers may choose to delete the parking lot and food stand from their proposals. A map of the property location is shown as Attachment 1. The legal description of the property is shown as Attachment 2 to this Request for Proposals. Adlacent Uses Adjacent uses for the most part are one- and two-story single-family residential dwellings. Respondents should note that, notwithstanding a four-story or 50-foot maximum height limit (see Development Guidelines-Building Height), the city desires that adj acent land uses not be adversely impacted. In this regard, it is reiterated that, while the state and the City will consider structured parking of the State parking lot, such structured parking should be limited to one level above grade. Existinq Imorovements The northern portion of the property is currently used as a membership beach club facility known as the Sand & Sea Club. Existing improvements include a major clubhouse which includes a cafe facility, off ices, lockers and 46 beachside cabanas. The remainder of the club facility includes the original swimming pool, five paddle ball courts, a beach area, and two parking lots containing approximately 150 spaces. The North Lot is improved with a three-story residence which has been designated as a local historical landmark. The property lies at various elevations, with a substantial portion of the property below the grade of Pacific Coast Highway. AttachJnent 3 improvements. provides a general schematic of existing - 3 - e e state Use Requirements If proposers choose to include the southernmost portion of the site in their proposal, the state of California currently requires use of approximately 53,100 square feet of the site area for parking. This area provides approximately 176 spaces of public beach parking together with a small food and beverage facility. If the area is incorporated in the proposal, the selected developer will be responsible for operation of the public parking area. V. DEVELOPMENT GUIDELINES Applicable Plans and Governing Documents Development of this site must be in conformance with all local regulations including the Local Coastal Plan, the Land Use Element of the Santa Monica General Plan, the Santa Monica Beach Resource Management and Development Plan, Beach Operating Agreement with the state and the city of Santa Monica zoning Ordinance. copies of applicable portions of these governing documents are included as Attachment 4. Zoninq and Entitlements In addition to the City Council, the development will be subject to review and approval by the city's Planning Commission, Landmarks Commission (re: the North House), Architectural Review Board, the California Coastal Commission and the State Department of Parks and Recreation. The following outlines the required permits/reviews that the selected developer will need to secure: 1. A development review permit from the Planning Commission. 2. A Certificate of Appropriateness from the Landmarks Commission if the proposal alters, removes, or relocates the existing Marion Davies residence (see Development Guidelines - North House). 3. Review by the Architectural Review Board. 4. A zoning text amendment if the proposed use consists of commercial development other than overnight visitor accommodations (See Development Guidelines - Permitted Uses. ) 5. A Coastal Development permit from the California Coastal Commission. 6. A Variance or Adjustment from the Zoning Administration may be necessary depending on proposed setbacks. Environmental review of the development will be required consisting of either an initial study or an environmental impact report. The City will select and hire an independent consultant - 4 - e e to prepare the document, with the developer responsible for the cost of preparation. The developer should anticipate a processing time of six to nine months for approval by the City of Santa Monica and the state Department of Parks and Recreation and an additional two to three months for approval by the California Coastal Commission. The City will assist the developer and will expeditiously process all required permits. Public Access There is a requirement for improved public access to the beach at this site. Proposers are encouraged to specify the level of improved pUblic access which results from their proposed development. North House The Marion Davies residence occupies the northernmost portion of the site. This residence has been designated as a local -- not a national -- landmark. significant interest has been expressed in retention of the North House. However, the developer may relocate the North House or demolish it if the necessary permits are secured. A time period of not less than six months would be required for city hearings in order to determine the fate of the structure. The demolition of the improvements and their replacement with beach-oriented uses is compatible with the Santa Monica state Beach Resource Management Plan. City Financial Participation The city of Santa Monica does not intend to offer any financial assistance for the development. Development Standards Permitted Uses The site is presently zoned R-4, which allows for multiple-family and single-family residential uses, private and public beach clubs, and overnight visitor accommodations development. However, residential use is not to be considered a potential use for this site. The City intends to assist the developer with a text amendment to the zoning ordinance to permi t other beach-related commercial and recreation uses such as restaurant use. Density/Lot Coverage Density for all uses will be governed by the applicable height, yard setbacks, and lot coverage standards required in the R-4 district. The City will consider up to a 70% maximum lot coverage for the entire development site. The existing sand area is to be included in the lot coverage calCUlations. - 5 - e e Bui1dina Height The height of any development shall not exceed two stories or 30 feet above the average site grade without site review. Upon site review approval, a maximum height of four stories or 50 feet above the average site grade may be considered. Respondents should recognize that the City is sensitive to any total building mass which is not in keeping with the character of the site and surrounding environs. circulation At the present time, traffic entering and exiting the project is allowed right and left turns on and off the Pacific Coast Highway. A traffic analysis of the proposed development will be required to determine the feasibility of continued unlimited ingress and egress. The circulation system of the project should be designed to accommodate passenger loading and unloading for pUblic transportation. Parking The following parking standards will be acceptable to the city. A parking demand analysis may be required to determine the adequacy jnecessi ty of parking in mixed use developments. The developer will be responsible for reviewing the proposed parking plan for the development with the Coastal commission. 1. Existing public parking: 176 spaces (state lot). 2. Overnight Visitor Accommodations: one space per guest room plus one space per each 100 square feet used for meetings and banquets. Other uses such as bars and restaurants within the facility shall provide parking in conformance with the standards below. 3. Restaurants: one space per 75 square feet of floor area. 4. Bars: one space per 50 square feet of floor area. 5. Beach Clubs: one space per 80 square feet of floor area. Signage All signs shall conform to the city's adopted sign ordinance, Section 9900 of the Santa Monica Municipal Code. There are also requirements for state of California signage identification. Other Developer Ob1iqations and Restrictions Prevailinq Waqes The developer must payor cause to be paid prevailing rates of wages as determined by applicable State and Federal laws and regulations in connection with the development and construction of the project site. - 6 - e e Women and Minority Employment and Business Participation The developer must prepare an Affirmative Action program to involve racial and ethnic minorities and women as employees, contractors, subcontractors, joint ventures, and/or equity owners where feasible. A proposal submitted pursuant to this RFP must indicate the developer's commitment to comply with the City's non-discrimination in employment policy. The developer must make every reasonable effort to achieve a minority owned business participation target of 10 percent and a female owned business participation target of 3 percent. In advertising for business tenants, the developer or proj ect manager must actively promote equal opportunity for all prospective business tenants regardless of race, color, religion, national origin, ancestry, sex, sexual preference, age or physical or mental handicap condition in accordance with state and Federal laws. The successful developer will be required to submit an Affirmative Action Marketing Plan for City approval. Employment Opportunities The developer shall describe in the development proposal the benefits the development will have on employment opportunities for local and regional residents. Each response to this Request for Development Proposals must include a projection of the total anticipated construction and permanent jobs resulting from the project. For permanent jobs accommodated in the completed project, the developer must identify the projected number of jobs (excluding existing or transferee employment) by general job category (e.g. clerical, technicians, professionals, managers) general skill level (e.g. unskilled, semi-Skilled, highly skilled), and projected timing of employment. To help implement the City's general land use obj ecti ves to target employment opportunities to City residents, particularly those who are currently unemployed or underemployed, the developer should consider including a job opportunity program as apart of the development proposal. Overniqht Visitor Accommodations Development Fee If the development includes overnight visitor accommodations, the city requires a one-time fee of $200 per unit for the City Park and Recreation Fund. other Obligations and Restrictions The City has various operational requirements for specific development uses of the site. These developer obligations and restrictions are listed in Attachment 5. All proposals should indicate acceptance of these obligations and restrictions. - 7 - e e VI. DISPOSITION GUIDELINES Operatinq Use Aqreement and Terms The City's current operating agreement with the state of California expires in the year 2006. The operating agreement provides that all improvements erected on the property shall upon completion be vested in the State. The state of California has indicated a willingness to consider modification of these terms if required for development of the site. The character and importance of these terms cannot be determined until the city determines the development potential of the site and the potential private and public benefits from alternative forms of development. Proposers should specify the minimum terms required with respect to the Operating Agreement between the city and the state. The City is interested specifically in proposers responding wi th a set of minimum requirements without which, unless met, they would not proceed with development of the site. Phasinq and General Use Aqreement/Lease Terms 1. Phasinq: It is assumed that the project will be developed in one phase. If the project is divided into more than one phase, the proposal must clearly describe each phase and specify the development program and rent schedule for each phase. 2. Lease Term.: The City will enter into a Use Agreement/Lease of the subj ect property. As discussed above, the City's Operating Agreement with the state currently expires in the year 2006. Although the City historically has negotiated extensions of these operating agreements, developers should specify whether or not a 20-year term is acceptable. If not, state why it is not, and specify the minimum acceptable term. 3. Exclusive Neqotiations: The city will enter into exclusive negotiations for a period of not more than six months with the selected developer. During this period of time, it is expected that the developer will initiate the processing of permanent and construction financing, all necessary government approvals, and architectural and engineering plans. 4. Subordination: The city will not subordinate its base or minimum ground rent payments. 5. Triple Net Lease: The use agreement/lease is "triple net" with the lessee responsible for all maintenance, utilities, insurance and taxes. 6. Holdinq Rent: The city will require holding rent during the negotiation period, and construction rent during the construction period. - 8 - e e 7. Base or Minimum Rent: The annual base rent will be a minimum of $200,000 starting upon completion of construction. 8. Ad;ustments to Base Rent: At a minimum, base rent will be adj usted every five years over the term of the use agreement/lease by: The previous base rent increased by the percentage change in the Consumer Price Index (CPI) as measured by the Los Angeles/Long Beach CPI. 9. percentaqe Rent: The City will require the following minimum percentage rents based on gross receipts to the extent total percentage rent exceeds base rent: Hotel Room Revenues 6% Restaurant and non-alcoholic beverage sales 3% 5% Alcoholic beverage sales Parking revenue 10% All other revenues 10% VII. SUBMISSION REQUIREMENTS statement of Qualifications Each proposal shall contain a statement of qualifications. The statement of qualifications must detail the proposer's experience with developing and managing proj ects of a similar scope and nature, the financial capability of the developer, the organization and management structure of the development company, and qualifications of all key personnel of the primary and other firms involved in the project. Specific Bidder Qualifications statement requirements are listed in Attachment 6. Development Proposals A description of the proposed development program must contain the following elements: 1. Narrative description of the development concept. 2. Gross and net square footage of buildings and parking areas. 3. Estimate of total development costs (all hard costs including financing but excluding land). 4. Development schedule. 5. Three sets of black and white schematic drawings of the following: site plan, including building footprint; - 9 - e e parking plan; 1" = 40'. provided. 1/2" xlI" landscape plan; and building elevations at Calculations of the above should also be Copies of these plans should be reduced to 8 for inclusion in the proposal document. Financial proiections Developer must submit a pro forma showing all development costs and project revenues for 10 years following the completion of each phase. All proposals must include a schedule of total income to the ci ty of Santa Monica for the term of the use agreement/lease. Proposals must detail all key assumptions used in developing the proj ections and must include the following guidelines: L The first year of the projection should be the year of the beginning of lease negotiations. The projection should include any holding payment. 2. The present value of all lease payments must be calculated by using a discount rate of nine percent (9%). 3. An annual inflation rate of four percent (4%) must be assumed for purposes of adjusting gross rents. 4 . Total revenues to ci ty over the lease term should be stated both in current dollars and on a present value basis. 5. The schedule must be accompanied by footnotes and back-up documentation used to arrive at rental payments. At a minimum, the following assumptions must be clearly documented: a. Amount of gross and net square feet constructed. b. Annual gross rents to the developer. (Gross rents are defined as gross receipts to the developer after allowance for vacancy, but including all expense reimbursements, passthroughs, and other escalations.) For purposes of this proposal, developer revenues from the current state Parking Lot operation should be assumed to be $44,000 annually and should be considered as a passthrough to be used for beach maintenance purposes by the city. c. Initial use agreement/lease term and options. d. Annual minimum ground rent by land use and method of calculation starting in the first lease year. e. Year of stabilized occupancy for the entire project. stabilized occupancy should occur no later than the year of completion of construction. Build-Up to stabilization should also be included. - 10 - e e f. Terms of participation in gross rents and method of calculating such participation. Minimum terms of participation are specified in Section VI above. g. Terms for adjusting annual minimum ground rent and method of calculating such adjustments. The minimum ground rent and method for adjusting are specified in Section VI above. h. Suggested terms of city participation in resale/refinancing proceeds of the project and the method of calculating such participation. These and all lease terms assumed by the developer must be clearly stated. 6. Identify equity and debt financing requirements and the sources of all financing. Fee Requirements A $25,000 fee in cash, cashier's check or an irrevocable letter of credit will serve as the fee paid by the selected developer with whom the city enters into exclusive lease negotiations. The amount will be refunded to the selected developer in the event the City terminates lease negotiations. VIII. SELECTION CRITERIA - DEVELOPER QUALIFICATIONS The City will establish a list of the most highly-qualified developers based on informa tioD submitted by the developer and from interviews, investigation of the developer's previous proj ects , financial capacity and other pertinent factors. The following criteria will be used in evaluating the developer's qualifications: 1. Development experience. a. Economic success of projects comparable in scale and nature. b. Architectural quality of developer's previous projects. c. History of retaining projects as investments. d. Timeliness of performance. e. Demonstrated ability to respond to public objectives including experience 1n developing projects as a partner with public agencies. 2. Management Experience. - 11 - e e a. Management success and experience in comparable undertakings. 3. Financial capacity including ability to raise adequate capital for the project, strength of current relationships with financing sources, ability to provide for operation, maintenance, resources and tenacity. 4. The availability of a representative of the developer in the Santa Monica area during the development of the project. 5. Development Proposal a. Architectural and design quality. b. Overall strength of development team. c. Financial return to the city. d. Fulfillment of project objectives. (See p. 2). IX. SELECTION PROCEDURES The City of Santa Monica has the sole authority to select the developer and reserves the right to reject any and all proposals. A selection advisory committee will advise the City council during the developer selection process. The committee will consist of appropriate City staff members. The Selection Advisory Committee will be responsible for reviewing developer qualifications and proposals. The services of consultants may be used to assist in the evaluation of developer proposals. The Committee may request additional information to clarify submitted proposals. The City Recreation and Parks Commission will review the Selection Committee I s findings and make recommendations to the city Council. The selection process and all agreements must be approved by the city Council and the California Department of Parks and Recreation. The primary contact and source of be Lynne Barrette, Assistant City She may be contacted at (213) Street, Santa Monica, CA 90401. information for developers will Manager, City of Santa Monica. 458 8301 or at 1685 Main In the interest of fair and equi table competition, the City retains the sole responsibility to determine the timing, arrangement, and method of proposal presentations throughout the developer selection process. Developers are cautioned not to undertake any activities or actions to promote or advertise their development proposals except in the course of City-sponsored presentations. - 12 - e e ATTACHMENTS 1. Area and site map 2. Legal description of the site 3. site map showing existing improvements 4. Applicable ordinances and City General Plan 5. Other Developer Obligations and Restrictions 6. Bidder's Qualifications statement - 13 - e e Attachment 5 DEVELOPER OBLIGATIONS AND RESTRICTIONS The City requires restrictions on the following obligations uses: certain operational obligations and part of developers of this site. The and restrictions apply to all potential 1. No alcohol ic beverages shall be sold for consumption beyond the premises. 2. First priority must be given to City residents for all jobs not otherwise filled by then-existing employees subject to the requirements of state and Federal laws. 3. Timing of service deliveries shall be regulated to avoid peak traffic periods, generally defined as between the hours of 7:30 a.m. and 9:30 a.m. and between 4:00 p.m. and 6:00 p.m. on weekdays. 4. A ride-sharing program shall be established and operated for employees. Appropriate signage shall be posted stating this requirement. 5. Bus tokens shall be provided to employees at one-half cost. Appropriate signage shall be posted stating this requirement. The following obligations and restrictions apply specifically to overnight visitor accommodation use: 1. To mitigate parking and traffic owner shall, within six months Certificate of Occupancy, comply unless otherwise stated herein: impacts, the project from issuance of a with the following a. Arrange for appropriate van or bus service to and from Los Angeles International Airport for facility guests. b. Provide local public transit displays on-site identifying routes and headway schedules along with promotional information concerning destinations with walking/transit/biking distance of the facility. Provide maps, at no cost to locations of restaurants, facilities, pier activities, easily by walking. d. Provide a shuttle system serving the major local areas of facility user destinations. The shuttle route shall be set by the city and include Downtown, facilty patrons, showing shopping areas, beach etc. that can be reached c. - 14 - e e Santa Monica Pier, Main Street and the facility. The shuttle shall be available for guest and general public use, and shall operate on a schedule established by the City for at least eight hours daily, with the understanding that the eight-hour minimum period can be broken into two parts to coincide with peak facility demand. Shuttle vehicles shall have a distinctive character that would tend to promote tourism in general. The shuttle bus shall begin operation when the facility reaches an initial seventy percent (70%) occupancy rate for three consecutive months, or within two years from issuance of the Certificate of Occupancy, whichever is sooner. The City shall consider requirements that future overnight visitor accommodations join in supporting a similar shuttle system with shared expenses. In lieu of providing a shuttle service, the city will reserve the right to unilaterally require annual payment to the City of annual shuttle operating costs including replacement reserves and depreciation for funding a city-sponsored shuttle system. e. For meeting/banquet room reservations, facility management shall routinely encourage that any written materials provided to persons making reservations that vehicle occupancy among attendees be maximized. f. Meeting/banquet schedules shall be regulated to group sizes that can be accommodated within on-site parking capacity. g. A valet parking system shall be provided during peak events to obtain additional island-tandem spaces, with layout approved by the City Parking and Traffic Engineer. - 15 - e e Attachment 6 PROPOSER QUALIFICATIONS STATEMENT The following information must be provided by firms submitting bids. Joint venture proposals involving more than one firm must include the requested information for each firm involved. Information should be presented in the same order and format as specified in the Bidder Qualifications statement. Completed Bidder Qualifications statement must be included as part of the proposal. The City of Santa Monica recognizes the sensitive nature of the financial information requested in this statement. Such information may, therefore, be submitted, at the proposer's discretion, under separate cover and labeled "Confidential". This information will be used solely by the city's staff and consultants for purposes of evaluation and will be kept confidential to the fullest extent allowed by law. A. Provide bidder's name, street address, mailing address and phone number. Describe the nature of bidder's business and length of operation. Specify if the company is a corporation, partnership, joint venture or other. If a corporation, specify when incorporated. List other DBAs. B. List officers, partners, or owner(s) of bidder entity by name, title, and percent ownership. Indicate the name and phone number of the representative authorized to act on behalf of the development entity. C. Specify the initial capitalization of the bidder entity. D. If the entity which is to undertake the development has been specially formed for that purpose and represents a subsidiary or joint venture, specify the guarantee relationship that will exist between it and its sponsors or participants, particularly as they relate to guarantees of performance under a lease. E. For the development entity or, in the case of a specially formed company for this project, for each of its guarantors, please provide the following information. 1. An audited financial statement indicating total net worth and, to the extent that a portion of the net worth is real estate, the mechanism used for establishing the value of such real estate, i. e. , cost or market and, if market, based on appraisal judgement. These statements should correspond to the most recent full calendar or fiscal year. - 16 - , e e 2. Please identify your current banking relationships and, optionally, the amount of available credit line to the entity and/or guarantors and participants. 3 . Provide the name, address, and phone number for a minimum of four credit references, preferably ones involved in financing projects of similar scope, for the development entity and/or its guarantors and participants. F. Is your firm involved in any litigation or other disputes that could result in a financial settlement having a material adverse effect on the abil i ty to execute this project? If yes, please explain. G. Has your firm, or any named individuals in the proposed project, every filed for bankruptcy or had projects that have been foreclosed? If yes, please list the dates and circumstances. H. Provide resumes for all principals and key individuals in your finn. Resumes should summarize the professional experience of each person. Include total time with firm, present responsibilitie5, and a description of their experience prior to joining this firm. I. Describe your organizational structure and managerial approach, delineating lines of responsibility. J. Describe your experience in developing and operating comparable public/private projects with emphasis on the following: 1. Economic viability; 2. Quality of architectural and landscape design; 3. Timeliness of performance; 4. Project and property management. K. Provide the firm name and phone number for a reference for each project listed above. Describe your history of retaining projects as investments. L. Describe your relationship with prospective overnight visi tor restaurant operators. any maj or existing or accommodations and/or (pchprops) - 17 -