SR-11-B (21)
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J(' - ~ 1981
CM:LCB:dvm
city Council Mtg. 1/13/87
Santa Monica, California
TO: Mayor and city Council
FROM: City staff
SUBJECT: Request for Proposals for Lease of State-Owned Parcel
at 415 Pacific Coast Highway
INTRODUCTION
This report presents a follow-up to the issues discussed by the
ci ty Council on December 9 regarding the recommended RFP for
lease of the State-owned parcel at 415 Pacific Coast Highway.
Recommendations made at that meeting by the Council are reviewed
as well as subsequent information which staff has received from
the Landmarks Commission and the State Department of Parks and
Recreation.
BACKGROUND
In recent months, the city has made preparations to re-initiate
the process to arrive at a long-term lease for the state-owned,
City-operated parcel at 415 Pacific Coast Highway.
The Request for Proposals approved by the City will be sent to
the state for approval prior to issuance. After evaluation of
proposals received, a single proposer will be selected by the
City to submit for local and State reviews and approvals. The
selection process is anticipated to take approximately one year.
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11:1;>
JAN 1 3 1981
RECOMMENDED REVISI~S TO RFP
.
At the December 9 meeting, six motions to revise or clarify the
draft RFP were passed by the Council. These were:
1) To limit the building height to 35' above the average grade
of Pacific Coast Highway. (The highest point of structures
currently on the site is approximately 34' above Pacific
Coast Highway.)
2) To elaborate on the City's desire to provide a range of uses
on the site available to individuals of varying economic
means.
3) To encourage proposals which improve circulation on the site
and which mitigate negative impacts on traffic conditions
along the highway.
4) To prohibit construction of structures west of the 1921 mean
high tide line. (Equals approximately 78,000 square feet of
215,734 square foot parcel.)
5) To limit lot coverage to 50% of the total lease area (equals
approximately 107,807 square feet).
6) To encourage placement of open space east of the mean high
tide line to provide site lines from Pacific Coast Highway.
At Council request, the Landmarks commission reviewed the section
of the RFP related to the North House at their December 11
meeting.
They recommended that the following points be incorporated in the
RFP:
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1)
Demolition otllhe North House and SWimm~g pool should be
unacceptable.
Relocation of the North House should be disfavored.
Rehabilitation and preservation of the North House and
swimming pool should be encouraged.
Construction of a structure over the swimming pool should be
disfavored.
2)
3)
4)
Finally, correspondence received from the state Department of
Parks and Recreation on January 6, 1987 recommended the following
additional significant modifications:
1) Increase of the minimum annual rental to $500,000 ($200,000
previously proposed) .
2) Emphasis on unique lodging facilities rather than large
scale hotel development.
STAFF ANALYSIS AND COMMENTS
Staff continues to recommend maximum flexibility in the RFP
document to enable proposers to exercise creativity in
development design to meet various city interests and concerns
such as environmental sensitivity and compatibility with
surrounding uses. It is important to note that any proposal
would be subj ect to city Council review and approval prior to
award of contract.
Therefore, Staff recommends reconsideration of council motions 1
and 4. It is recommended that the height limi ts remain as
originally proposed -- 2 stories by right and 4 stories with site
review. It is further recommended that the Council delete
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to
.
the mean
.
reference
high
tide
line
as a
boundary
for
construction. Not only does the removal of this large linear
strip from development possibility present a significant design
impediment but the mean high tide line demarcation is not
considered relevant for a parcel which is totally dedicated to
public use.
staff feels that the RFP adequately expresses the interest of the
Ci ty in retaining the North House and outlines the additional
reviews and approvals which would be required if removal or
relocation of the North House is recommended by a proposer.
with regard to the recently received state suggestions, while
staff feels they can be accommodated, it will be important to
acknowledge and resolve a potential inherent conflict between
maximizing the goals of revenue generation and public access.
Too great a restriction on development uses will reduce the
ability to generate greatly needed beach and general fund
revenues from this parcel.
FINANCIAL ANALYSIS
For Council reference, a recap of current revenues and expenses
in the Beach Fund will be presented at the January 13 study
session.
In addition, several financial projections will be
presented based on alternative development scenarios using the
revised development standards contained in the RFP.
Approval to submit the RFP for State approval has no resultant
budget impact at this time.
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SITE INFORMATION 4It
.
Maps and drawings of the site are also being prepared for
Council reference at the upcoming study session.
RECOMMENDATION
It is recommended that the City council review the RFP, make any
desired modifications and authorize the City Manager to submit
the RFP for approval by the state Department of Parks and
Recreation.
PREPARED BY: Lynne C. Barrette
Assistant City Manager
Attachment
(PCHRFP)
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t>RAFt
January 8, 1987
~ ~~t- ~~\((wvJ,-- ~~:,
REQUEST FOR DEVELOPMENT PROPOSALS l.) ~ ~ <1 \C\~L,
415 PACIFIC COAST HIGHWAY PROPERTY dx~\~ . )
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 subj ect 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 proposersl 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
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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 operating 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 establ ished 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. Approximately 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.
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Area Square Feet Current Use
South Lot 53,100* state parking and public
access
North Lot 112,634 Sand & Sea Club
165,734 Developable site Area
Beach Area 50,000 Sand area
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 public
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.
Ad;acent 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 adjacent 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 Improvements
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, offices, 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.
Attachment 3
improvements.
provides
a
general
schematic
of
existing
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state Use Require~ts
.
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 Governinq 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, State Building Code and the city of
Santa Monica Zoning Ordinance. copies of applicable portions of
these governing documents are included as Attachment 4.
Zoning 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
city 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
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to prepare the document, with the developer responsible for the
cost of preparation.
The developer should anticipate a processing time of nine to '*'
twelve 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. It is emphasized that the city wishes to provide a *
range of uses on the site available to individuals of varying
economic means.
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 unique 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 permit other
beach-related commercial and recreation uses such as restaurant
use.
Density/Lot Coveraqe
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 50% maximum lot ~
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coverage for the entire development site. The existing sand area
is to be included in the lot coverage calculations.
Placement of open space within the project design which provides ~
site lines from the Pacific Coast Highway is encouraged.
Buildinq Heiqht
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. Proposals are encouraged which provide both
improved on-site circulation as well as mitigate negative impacts
on traffic conditions along the Pacific Coast Highway. The ~
circulation system of the project should be designed to
accommodate passenger loading and unloading for public
transportation.
parkinq
The following parking standards will be acceptable to the City. A
parking demand analysis may be required to determine the
adequacy/necessity 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.
Siqnaqe
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.
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Other Developer Obligations 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.
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
indica te the developer's commi tment to comply wi th the City I 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 bus iness 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 ci ty I 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.
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Other Obliqations 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.
VI. DISPOSITION GUIDELINES
Operating Use Agreement 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 with a set of minimum requirements without which,
unless met, they would not proceed with development of the site.
Phasinq and General Use AqreementjLease Terms
1. Phasing: 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. Al though 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.
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5.
. . .
Tr1ple 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.
7. Base or Minimum Rent: The annual base rent will be av
minimum of $500,000 starting upon completion of IT
construction.
8. Ad;ustments to Base Rent: At a m1nlmum, base rent will
be adjusted 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 CPl.
9. Percentaqe Rent: The ci ty 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
Parking revenue
3%
5%
10%
Alcoholic beverage sales
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.
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2.
Gross and_et square footage of bU!dingS 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;
parking plan; landscape plan; and building elevations at
111 = 40 I. Calculations of the above should also be
provided. Copies of these plans should be reduced to 8
1/2" X 11" for inclusion in the proposal document.
Financial Pro;ections
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 city of Santa Monica for the term of the use
agreement/lease. Proposals must detail all key assumptions used
in developing the projections and must include the following
guidelines:
1. The first year of the proj ection 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.
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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.
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 adj usting 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 ci ty 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 information 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.
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d. Timeliness of performance.
e. Demonstrated ability to respon~ to public
objectives including experience ~n developing
projects as a partner with public agencies.
2. Management Experience.
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
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In the interest of fair and equitable 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.
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
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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 alcoholic 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.
c.
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
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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 Ci ty 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, facili ty
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.
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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 1n 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 I s staff and
consultants for purposes of evaluation and will be kept
confidential to the fullest extent allowed by law.
A. Provide bidder I 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 rela te 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, 1. e. ,
cost or market and, if market, based on appraisal
judgement. These statements should correspond to the
most recent full calendar or fiscal year.
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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 ability 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 firm. Resumes should summarize the professional
experience of each person. Include total time with firm,
present responsibilities, 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 visitor
restaurant operators.
any major existing or
accommodations and/ or
(pchprops)
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