City of Culver City, California
Agenda Item Report
Meeting Date: 06/27/11 Item Number: J-1
JOINT CITY COUNCIL AND REDEVELOPMENT AGENCY BOARD AGENDA ITEM:
Approval of the 1) issuance of a Request for Qualifications to Solicit Developer
Interest in the Development of a Specialty Retail “Market Hall” on the City-Owned
Property Located at the Northeast and Northwest Corners of Washington
Boulevard at Centinela Avenue and 2) Release of a Request for Proposals to
Construct a Public Parking Structure.
Contact Person/Dept.:
Joe Susca/CDD
Todd Tipton/CDD
Phone Number:
(310) 253-5763
(310) 253-5783
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification (E-Mail) Meetings and Agendas – City Council and Redevelopment
Agency (06/22/11); (E-Mail) Redevelopment Agency Projects (06/13/11); (E-Mail) The
Advisory Committee on Redevelopment (06/13/11); (E-Mail) The Culver Triangle
Neighborhood Association (06/13/11); (E-Mail) The Herbert Street Homeowners
Association (06/13/11); (E-Mail) Members of the public who pulled speaker cards on the
subject matter (06/13/11); (E-Mail) The Culver West Neighborhood Association
(06/13/11); (U.S. Post) A public notice was mailed to businesses, residents, and property
owners in excess of a 500’ radius of the site (06/13/11); (E-Mail) Washinela LP
(06/13/11).
Department Approval:
Sol Blumenfeld (06/15/11)
City Attorney Approval:
Carol Schwab (by H. Baker) (06/22/11)
Agency General Counsel Approval:
Murray Kane (06/13/11)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (06/22/11)
City Manager/Executive Director Approval:
John M. Nachbar (06/22/11)
RECOMMENDATION:
Staff recommends the City Council and Culver City Redevelopment Agency Board
(Agency Board) i) approve issuance of a Request for Qualifications (RFQ) to solicit
developer interest in redeveloping the northeast and northwest corners of
Washington Boulevard at Centinela Avenue (Site) for development of a specialty
retail “market hall”; and ii) approve issuance of a Request for Proposals (RFP) to
consulting firms to design a public parking structure on a portion of the Site.|1010|
BACKGROUND:
In 2007, the Agency acquired property, relocated business and residents that had
resided on the Site, demolished existing improvements, and performed remediation
in anticipation of development at a cost of $12,831,000. The properties that
comprise the Site equal approximately 70,000 square feet in area. City of Culver City, California
Agenda Item Report
Subsequently, the Agency worked with two prospective developers in hopes of
developing the site with a project that satisfied community needs and expectations,
and was financially feasible. Unfortunately, neither developer was able to achieve
these objectives.
Staff recommends that the Agency redevelop the Site as a market hall where
specialty retail vendors sell their products such as artisanal cheeses and
charcuterie, baked goods, chocolates and related confections, wine, locally grown
produce, specialty coffee, flowers, organic meats, and other high-quality productsin
a unique, attractively designed market (Project).|1010|
In order to address the high cost of Project parking, staff and the Agency’s financial
consultant, Keyser Marston Associates (KMA) recommend constructing an above
grade parking structure at the rear of the northwesterly site (see attached graphic).
KMA further believes the parking structure must be funded by the Agency in order
to make the Project financially feasible due to the soft retail and restaurant markets,
recovering financial markets, and excessive cost to construct subterranean parking.
DISCUSSION:
Market Hall RFQ:
Staff has retained JRDV Architects to study the relationship between the market
hall and the parking structure, and provide preliminary site planning services that
will be shared with prospective developers in the RFP process. JRDV is preparing
a circulation plan, determining the location of shared facilities, determining preferred
tenant space sizes and studying parking structure façade alternatives to
complement the market hall. (See Attachment No. 1 Market Hall Conceptual Plans
and Attachment No. 2 Site Plan Depicting Proposed Parking Structure and Market
Hall Locations.)
To help reduce City and developer costs, staff is proposing a two step RFQ /RFP
process. The first step involves issuing an RFQ to premier firms in order to identify
those that are most interested in the Project. Respondents will then be included in a
short-list of development firms. The second step involves issuance of an RFP to
obtain the best proposals from the most qualified and interested firms. This two-step
process can help identify those firms that are most interested and most qualified to
redevelop the Site while meeting community design objectives.
Developers who may be reluctant today to expend the time and resources to
prepare ambitious development proposals to respond to an RFP may be more
inclined to do so if they have a reasonable expectation that their proposal will be
selected from among the short-list of RFQ respondents. In effect, the RFQ
prequalifies the development firm for the RFP process and limits the number of City of Culver City, California
Agenda Item Report
RFP’s issued. The RFQ may be issued to several firms. A short-list of two or three
firms can then be established, depending on the field of qualified respondents. This
process may take seven to eight months to complete since it involves preparation
time for the RFQ/RFP, receipt and review of submittals, and Agency Board
approvals. The intent of the RFQ is to identify qualified developers that
demonstrate the ability to undertake a project that meets the Agency’s objectives.
The subsequent RFP will be designed to obtain a highly technical and detailed
response from each developer in a format that is clear and easy to evaluate and
that generates the best project for the City.
The RFQ/RFP Process:
The proposed process involves:
1. Preparation and City Council/Agency Board review and approval of the RFQ.
(See Attachment No. 3).
2. Establishment of design and financial criteria for site development.
3. Identification of firms to receive the RFQ. KMA and staff recommend that
those firms who have demonstrated experience in similar projects relative to
the Project be included. A short list of 2 or 3 developers will be selected from
respondents to the RFQ to receive the RFP.|1010|
4. Issuance of the RFQ with a 6-week response time to address developer
questions.
5. Respondent evaluations.
6. Presentation to City Council/Agency Board.
7. Announcement of short-listed development firms.
8. Draft and issuance of a RFP requestingdetailed design and financial
parameters and other selection criteria, allowing a 60-day response time.
9. Proposal evaluations based upon development criteria and developer
interview.
10. City Council/Agency Board selection of development firm.
Public Parking Structure RFP:
JRDV recommends that the parking structure be comprised of 3 levels above grade
and one-half level below in order to provide 245 spaces. This number of spaces
will be sufficient to satisfy the parking demand of the entire Project, which is
anticipated to be approximately 170 spaces. The remaining 75 spaces would be
additional parking used by businesses in the area.|1010|
Upon completion of the RFQ process, staff will return to the City Council and
Agency Board with a short list of prospective developers. The developer selection
criteria are shown in the attached RFQ.
City of Culver City, California
Agenda Item Report
FISCAL ANALYSIS
Issuance of a RFQ/RFP to secure a new developer for the Site and to secure a firm
to design and oversee construction of the public parking structure will not have a
fiscal impact.
$8,300,000 in 2011 Tax Exempt Bond proceeds are allocated in the Adopted Fiscal
Year 2011/2012 Budget for construction of the public parking structure. Once the
market hall is built, the selected developer will be required to fund their pro rata
share of ongoing maintenance and operation for their 170 spaces in the public
parking structure.
In addition to the land sale proceeds previously estimated at $8.5 million,the market
hall project’s future revenue to the Agency from property tax increment is estimated
to be $162,000 in the first year (if sold for $8.5 million), which is anticipated to grow
at a minimum of 2% per year thereafter. The total tax increment generated by the
market hall project over the remaining term of the project area is estimated to be
$2,341,000. Once the new market hall is fully operational, revenues to the City’s
General Fund (sales tax, business gross receipts tax, and utility user’s taxes) are
estimated to be $63,000 annually. All estimates are preliminary based on the
current development plan, and are therefore subject to change based on the final
development plan, and are shown in current year dollars.
ATTACHMENTS:
1. Market Hall Conceptual Plans
2. Site Plan Depicting Proposed Parking Structure and Market Hall Locations
3. Developer Request for Qualifications
4. Consulting Firm Request for Proposals
MOTION:
That the City Council and Agency Board:
1. Approve the content and issuance of a Request for Qualifications to
developers in order to develop a market hall concept on the site; and
2. Approve the content and issuance of a Request for Proposals to secure a
consulting firm to design and oversee construction of a public parking
structure. City of Culver City, California
Agenda Item Report
NOTES:
|1010|The Agency and the City entered into a Cooperation Agreement dated January 15, 2011, as
amended on February 22, 2011 and March 7, 2011 (collectively the “Cooperation Agreement”). In
furtherance of the Cooperation Agreement and to achieve important public purposes, the Agency
has conveyed the Washington-Centinela property and other Agency-owned properties to the City
and has transferred the Agency’s cash accounts to the City to carry out the duties and obligations of
the Agency (without resulting liability to the City), devoid of relieving the Agency of its duties and
obligations to fulfill the goals and objectives of the Redevelopment Plan for Component Area No. 4. |1010|The Project is comprised of two sites of similar design that are constructed concurrently:
Site A: A market hall with high ceiling and/or mezzanine space comprised of approximately 21,250
square feet of building area on a 32,674 square feet parcel with public plaza frontage
Site B: Additional high ceiling and/or mezzanine market hall or other related retail/restaurant uses
comprised of 12,000 square feet of building area on a 19,736 square feet parcel with public plaza
frontage. |1010| Staff has contacted the following developers who have expressed an interest in receiving the RFQ:
• The Lab, Costa Mesa, CA
• The Carlin Company, St. Helena, CA
• Eataly, New York, NY
• The Red Barn, Newport Beach, CA
• Genton Barth Real Estate Group, Los Angeles, CA
• Pacifica Capital Group, Los Angeles, CA
• J.S. Rosenfield & Co., Santa Monica, CA |1010| Staff has pre-qualified the following firms to send the public parking structure RFP to:
§ Thirtieth Street Architects of Newport Beach, CA
§ Walker Parking Consulting of Los Angeles, CA
§ Watry Design, Inc. of Newport Beach, CA
§ Choate Parking Consultants, Inc. of Irvine, CA
§ Griffin Holdings of Laguna Beach, CA
§ International Parking Design of Sherman Oaks, CA
§ Kimley-Horne, Los Angeles, CA
MEETING DATE: 06/27/11
AGENDA ITEM: JOINT CITY COUNCIL AND REDEVELOPMENT
AGENCY BOARD ITEM: Approve 1) issuance of a
Request for Qualifications to Solicit Developer
Interest in the City-Owned Property on the Northeast
and Northwest Corners of Washington Boulevard at
Centinela Avenue and 2) Release a Request for
Proposals to Construct a Public Parking Structure.
ATTACHMENTS
Item Description Pages
1
2
3
4
Market Hall Conceptual Plans
Site Plan Depicting Proposed Parking Structure
and Market Hall Locations
Developer Request for Qualifications
Consulting Firm Request for Proposals
1
2
3-18
19-27
MARKET HALL CONCEPTUAL PLANS
Site B – Aerial View
Market Hall Concept
Market Hall Concept
Market Hall Concept
ATTACHMENT NO. 1
Page 1
ATTACHMENT NO. 2
Page 2Page 1 of 16
REQUEST FOR QUALIFICATIONS
June 28, 2011
Redevelopment Opportunity:
Northwest and Northeast Corners of
Washington Boulevard at Centinela Avenue
Culver City, California
Submittal Deadline: 5:00 p.m., August 5, 2011
ATTACHMENT NO. 3
Page 3Page 2 of 16
1. INTRODUCTION
The City of Culver City (the “City”) and the Culver City Redevelopment Agency (the
“Agency”) invites responses to this Request for Qualifications (RFQ) by qualified
developers to build a unique, high quality market hall development to promote area
redevelopment.
The City envisions a two step process for selecting a qualified developer to redevelop
the property. The first step involves issuance of an RFQ to identify a group of qualified
developers and the second step involves the issuance of a Request for Proposals
(RFP) to selected respondents expressing interest in pursuing a proposal. This process
will ensure that the City and development community can most efficiently deliver the
best project for the property.
2. DEVELOPMENT SITE
Culver City is five square miles in area and comprised of approximately 40,000
residents. The City’s top five employers are Sony Pictures Entertainment, Westfield Fox
Hills Mall, Brotman Medical Center, Symantec and the City (local government).
Demographic and other information is available upon request.
Washington - Centinela
Site
ATTACHMENT NO. 3
Page 4Page 3 of 16
Washington – Centinela is comprised of two sites located at the northern intersection of
two key arterials, Washington Boulevard and Centinela Avenue. The sites are generally
surrounded by a mixture of commercial and residential uses and are located within 1½
miles of Marina del Rey and Venice and are within two miles of the master planned
Playa Vista development in the City of Los Angeles. Washington Boulevard is a four-
lane arterial street that runs in an easterly and westerly direction from the City’s eastern
limits to the coastal communities of Marina del Rey and Santa Monica. Centinela
Avenue is a four-lane north-south arterial that connects to Brentwood, Santa Monica,
Playa Vista and other Westside locations.
West Washington Boulevard is emerging as a new culinary center of fine dining and the
market hall will complement this activity. The Redevelopment Agency has been
assisting area business through loans and is engaged in a streetscape program that is
fostering overall revitalization of the area.
Site A
Site A is approximately 52,304 square feet and is located on the northwest corner of
Washington Boulevard at Centinela Avenue. It is currently zoned Commercial General
(CG), Residential Medium Density Multiple (RMD), and Residential Single Family (R1).
Site B
Site B is approximately 19,736 square feet and is located at the northeast corner of
Washington Boulevard at Centinela Avenue and is zoned Commercial General (CG).
Sites A and B are depicted in the map below. For a more detailed description of the
sites, please refer to Attachment No. 1.
ATTACHMENT NO. 3
Page 5Page 4 of 16
3. DEVELOPMENT PARAMETERS
The City is seeking qualified developers to build a high quality, pedestrian oriented
place-making market hall development with iconic architecture. The City has vetted the
design and has specific design requirements for prospective developers. The market
hall will be uniquely designed with an open floor plan and public plazas that create a
gateway at Washington Blvd. and Centinela Ave. (the “Project”).
The Project is comprised of two sites of similar design and constructed concurrently:
Site A: A market hall with high ceiling and/or mezzanine space comprised of
approximately 21,250 square feet of building area on a 32,674 square feet parcel
with public plaza frontage
Site B: Additional high ceiling and/or mezzanine market hall or other related
retail/restaurant uses comprised of 12,000 square feet of building area on a
19,736 square feet parcel with public plaza frontage,
Project parking will be provided in a City constructed a 3½-story 245 space above-
ground parking structure on a 21,600 square feet City-owned portion of Site A to satisfy
the 170 parking space code-requirement for the Project; the 75 remaining spaces will be
used for public parking for the commercial area.
The selected developer will be required to pay only the pro rata share for ongoing
maintenance and operation of the parking spaces for the Project and is prohibited from
charging customers and employees of the Project a fee for their use in order to
discourage spill over parking in the adjacent residential neighborhood. The parking
structure is not a part of the land sale or the developer’s Project.
The following summarizes the goals for Project:
Planning & Design Project Goals
1. Provide a high quality mix of boutique retailers and unique restaurant(s) that
include outdoor dining on the ground level, promoting weekday, weekend and
evening activity. The City envisions the market hall as a place where singular
vendors can come together under one roof to sell their products such as
purveyors of artisanal cheeses and charcuterie, a bakery, chocolatier and related
confections, wine, locally grown produce, specialty coffee, flowers, organic
meats, and other high-quality products. The City is seeking similar vendors to
those found in the Rockridge Market Hall in Oakland, CA, the Oxbow Public
Market in Napa, CA, the Ferry Building Marketplace in San Francisco, and The
Market in Santa Monica Place.
2. Provide unique architecture that establishes the building as a landmark. The
City’s vision for the site has been successfully captured by JRDV Architects of
Oakland, California and the selected developer may want to retain the firm
to prepare the construction drawings for the Project due to their market hall
experience. The City has retained JRDV for preliminary site planning services
ATTACHMENT NO. 3
Page 6Page 5 of 16
that will be shared with the selected developers during the RFP phase of the
process. (See Attachment No. 2 market hall conceptual plans.)
3. Create a place-making project that promotes pedestrian activity, provides a new
destination where residents, employees, and visitors can shop and dine and
complements and protects the surrounding neighborhood.
4. Foster excellence in urban design and “place-making” by connecting the
development, visually, physically and through development programming with the
surrounding streets and streetscape with pedestrian plazas and paths.
5. Develop a low rise sustainable project that achieves LEED standards and
effectively screens the City’s parking structure from Washington Boulevard and
Centinela Avenue.
6. Develop the two sites in concert with complementary site planning and design.
7. Create new jobs and City tax revenues that strengthen the City’s economic base.
Other Development Considerations:
Area Improvement Plan (AIP): The Project is a component of the Agency’s
Phase II Area Improvement Plan- that includes landscaped medians which are
maintained through an assessment district.
Zone Change and General Plan Amendment – The Project will require a General
Plan Amendment and Zone Change for development
Parcel Map – Site A will require a Parcel Map as part of land development.
Reconfiguration of the Colonial Avenue Alley - Site A’s alley requires
reconfiguration to terminate onto Centinela Avenue and an irrevocable easement
will be required to be recorded upon Site A for ingress/egress of the alley
• Off-Site Improvements and Utility Undergrounding -- Off-site public
improvements will be the responsibility of the developer.
Triangle Neighborhood Association NTMP: The developer will be required to
participate in preparing an “after construction” traffic study and implement
Neighborhood Traffic Mitigation Plan measures if necessary.
Site Documents Available:
Environmental Investigation Reports
Soil Boring Studies
ALTA Geographical Survey
ATTACHMENT NO. 3
Page 7Page 6 of 16
4. EVALUATION CRITERIA
The following criteria will be used in evaluating Project submittals:
Design Quality – Design that creates an exciting, place-making, pedestrian
friendly, high quality Project.
Track Record -- Experience of the development team (architects, developer and
financial firms) with projects of similar size, scale and redevelopment objectives.
Evidence of financial capability to carry out the Project.
Financial feasibility of the Project.
Conformance to a development schedule.
Evidence to attract the desired tenants for the Project.
5. SUBMITTAL CONTENT REQUIREMENTS
The following format is to be used when preparing a response to this RFQ:
A. Organization and Identification of Development Team
1. Letter of Introduction -- Include a summary of the respondent’s basic
qualifications and past projects.
2. Work Load – Provide a list of the development team’s current and anticipated
major projects over the following year.
3. Team Members -- Identify members of the development team and provide a brief
description of each team member including principals involved , number of years
in business, brief history of the company, number of full time employees, an
organizational chart of the firm. resumes of key staff members, name of persons
authorized to negotiate on behalf of the developer, statements that key staff
members assigned to the proposed project are committed for its duration.
4. Financial relationships: At least two references from lenders that have provided
the developer with financing for similar projects.
5. If the development is a joint venture, provide information for each venture partner
and a description of prior working relationships.
6. Identify key team consultants such as the architectural firm, marketing firm, and
the lender and equity source and indicate that the selected architectural firm has
demonstrated experience with projects of similar nature and size. The architect
must submit references that address this requirement. Identify any special
characteristics of the firm that make it uniquely qualified to carry out the Project.
B. Experience and References
Provide a description of at least three relevant projects completed within the last five
years by the developer that are similar in scope and consistent with the Development
Parameters found in Section 3 of this RFQ.
For each project reference submitted, please include the following information:
1. Project name and location.
ATTACHMENT NO. 3
Page 8Page 7 of 16
2. Description of key project features.
3. Project size (number of square feet, types of commercial uses, etc.)
4. Current status of project including construction start date and
actual/projected completion date.
5. Project financial structure including total land and development costs.
6. At least two references who can describe the developer’s prior experience
in attracting commercial tenants similar to those who are intended to
occupy space in the Project.
7. At least two references from governmental agencies on projects recently
constructed in partnership with the developer.
C. Financial Capability
The developer shall provide evidence of sufficient financial capability to undertake and
successfully complete the Project. The developer shall provide the following financial
information:
1. Evidence indicating additional financial sources available to the developer.
2. Evidence that the developer will have an equity contribution in the total
development cost.
3. Evidence of experience utilizing conventional and local sponsored financing
and associated requirements from the three projects referenced in Section B
of this RFQ.
4. The debt/equity and financial return threshold (the unleveraged return on total
investment) anticipated by the Project.
D. Proposed Project Description
Provide a detailed narrative description of the proposed market hall development for the
site, number of total square feet, description of the height, bulk, materials, and
architectural design concept. How the design complements, enhances, and protects
the surrounding neighborhood and a description of any other special features and
proposed amenities that advance the Project goals shall also be included. A site plan
and conceptual images depicting the design of the Project are not requested at this
time, but will be required in response to a subsequent RFP.
6. SELECTION PROCESS
Responses will be evaluated based upon the evaluation criterion outlined in Section 4 of
this RFQ.
Right of Rejection:
The City intends to select a developer that demonstrates the highest level of expertise,
experience, and financial capabilities to successfully develop high quality development
projects that achieve City and community goals. The City and Agency reserves the right
to reject any and all proposals or to re-issue the RFQ in full when such action shall be
considered in the best interest of the City and Agency. Nothing herein shall obligate or
ATTACHMENT NO. 3
Page 9Page 8 of 16
be deemed to obligate the City or Agency to accept the Statement of
Qualifications/Proposals from any developer(s), or be obligated to select one or more
developers for negotiation of a development agreement or to enter into any Exclusive
Negotiation Agreement or Disposition and Development Agreement. The City and
Agency are not required to accept any proposal.
7. NOTICE REGARDING DISCLOSURE OF CONTENTS OF DOCUMENT
ALL RESPONSES SUBMITTED ARE THE PROPERTY OF THE CITY AND AGENCY
AND ARE PART OF THE PUBLIC RECORD, WITH THE EXCEPTION OF THOSE
ELEMENTS OF EACH SUBMITTAL WHICH ARE IDENTIFIED BY THE DEVELOPER
AS BUSINESS OR TRADE SECRETS AND PLAINLY MARKED AS “TRADE
SECRET,” “CONFIDENTIAL,” OR “PROPRIETARY.” EACH ELEMENT OF A
SUBMITTAL WHICH A DEVELOPER DESIRES NOT TO BE CONSIDERED A PUBLIC
RECORD MUST BE CLEARLY MARKED AS SET FORTH ABOVE, AND ANY
BLANKET STATEMENT (I.E. REGARDING ENTIRE PAGES, DOCUMENTS, OR
OTHER NON-SPECIFIC DESIGNATIONS) SHALL NOT BE SUFFICIENT AND SHALL
NOT BE CONSIDERED BINDING IN ANY WAY WHATSOEVER. IF DISCLOSURE IS
REQUIRED UNDER THE CALIFORNIA PUBLIC RECORDS ACT OR OTHERWISE BY
LAW (DESPITE THE DEVELOPER’S REQUEST FOR CONFIDENTIALITY), THE CITY
AND AGENCY SHALL NOT BE LIABLE OR RESPONSIBLE FOR THE DISCLOSURE
OF ANY SUCH RECORDS OR PART THEREOF.
8. SUBMISSION REQUIREMENTS
Submittals must comply with the requirements detailed in this RFQ. Submittals must be
typed. Responses which are incomplete, out of order, have inadequate number of
copies, lack required attachments, or have other content errors or deficiencies may be
rejected. Contextual changes and/or additions to the proposal after submission will not
be accepted. The City/Agency may require additional information to consider the
developer’s qualifications. The response must be submitted in the legal name of the
organization and the corporate seal (if the organization has a seal) must be embossed
on the original proposal. Applications must be signed by an authorized representative
of the developer who has legal authority to bind the developer in contract with the City
and Agency. Submission of a response shall constitute acknowledgement and
acceptance of all terms and conditions stated herein. Lack of compliance with legal or
administrative submission requirements may lead to disqualification. Submittals that
are disqualified will not be reviewed and rated. All hand-delivered proposals must be
received by 5:00 p.m. on August 5, 2011. Hand-delivered proposals received after 5:00
p.m. will not be accepted. Proposals sent via U.S. Postal Service, commercial carrier,
or self-metered mail must be postmarked no later than 5:00 p.m. on August 5, 2011. If
ATTACHMENT NO. 3
Page 10Page 9 of 16
the U.S. Postal Service is used, proposals should be sent by certified mail and the
developer should retain a receipt showing a legible postmark date. If commercial carrier
is used, the developer should retain a receipt showing a legible shipping date.
Responses submitted via facsimile will not be accepted. It is the sole responsibility of
the developer to ensure that the response is submitted on time.
The response shall be submitted in an Adobe Acrobat version burned onto a CD, along
with seven bound copies and one unbound copy. The deadline for submission of
qualifications is 5:00 pm on August 5, 2011. To be considered for evaluation a
complete set of qualifications as defined herein, including all necessary documentation
and attachments must be delivered to the following address:
City of Culver City
Redevelopment Division, 3
rd
Floor
9770 Culver Blvd.
Culver City, CA 90232
Attention: Sol Blumenfeld
Community Development Director
9. TENTATIVE SCHEDULE AND PROCESS FOR DEVELOPER SELECTION
Developer responses will be evaluated and a short list of those found to be the
most qualified will be presented to the City Council/Agency Board for
consideration at a public meeting approximately 45-60 days after receipt.
The developer finalists will then provide detailed proposals including a pro forma,
a timeline for completion of the project and detailed designs that include
conceptual renderings, a site plan and building elevations.
The selected developer will be required to enter into an Exclusive Negotiation
Agreement (ENA) with the City for the purpose of negotiating a Disposition and
Development Agreement (DDA) for purchase and development of the site. Both
documents will include a Schedule of Performance the developer will be required to
adhere to. Though the above describes the anticipated developer review process, the
City and Agency reserves the right to vary from or modify the process if deemed to be in
the best interest of the City and Agency.
FOR ADDITIONAL INFORMATION, CONTACT:
Joe Susca, Redevelopment Project Manager, at (310) 253-5763.
joe.susca@culvercity.org
ATTACHMENTS:
1. Detailed Descriptions of the Parcels
2. Market Hall Conceptual Plans and Photographs
ATTACHMENT NO. 3
Page 11Page 10 of 16
ATTACHMENT NO. 1-A
DETAILED PARCEL INFORMATION
Site A: 52,933 total square feet however approximately 21,600 square feet of Site A
will not be a part of the sale to the Developer and will remain City-owned property for
construction of the parking structure. A subdivision parcel map will be created to
define the Developer and City-owned parcels.
Property Address: 4064 Colonial Ave., APN No. 4231-002-060
Property Address: 4061 S. Centinela Ave., APN No. 4321-002-051
Property Address: 4063 S. Centinela Ave, APN No. 4321-002-050
Property Address: 12403 Washington Blvd., APN Nos. 4231-002-044, 048 and 049
Property Address: 12413 Washington Blvd., APN No. 4231-002-045
Property Address: 12421 Washington Blvd. APN No. 4231-002-047
Property Address: 12421 Washington Blvd., APN No. 4232-002-046
Property Address: 12423 Washington Blvd., APN No. 4232-002-047
SITE B: 19,736 square feet
Property Address: 12343 Washington Blvd., APN No. 4232-009-018
Property Address: 12337 Washington Blvd., APN No. 4232-009-002
ATTACHMENT NO. 3
Page 12Page 11 of 16
ATTACHMENT NO. 1-B
DETAILED PARCEL INFORMATION
(PORTIONS OF SITE A ARE NOT A PART OF THE LAND SALE AS DEPICTED ON THE FOLLOWING PAGE)
A-2
A-1
A-3
A-4
B-1
ATTACHMENT NO. 3
Page 13Page 12 of 16
ATTACHMENT NO. 1-C
DETAILED PARCEL INFORMATION
WASHINGTON-CENTINELA MARKET HALL PARKING DESIGN CONCEPT
ATTACHMENT NO. 3
Page 14Page 13 of 16
ATTACHMENT NO. 2-A
MARKET HALL CONCEPTUAL PLANS AND PHOTOGRAPHS
The following conceptual plans were created by JRDV Architects Inc.
Site B – Aerial View
Market Hall Concept
Market Hall Concept
Market Hall Concept
ATTACHMENT NO. 3
Page 15Page 14 of 16
ATTACHMENT NO. 2-B
MARKET HALL CONCEPTUAL PLANS AND PHOTOGRAPHS
ATTACHMENT NO. 3
Page 16Page 15 of 16
ATTACHMENT NO. 2-C
MARKET HALL CONCEPTUAL PLANS AND PHOTOGRAPHS
ATTACHMENT NO. 3
Page 17Page 16 of 16
ATTACHMENT NO. 2-D
MARKET HALL CONCEPTUAL PLANS AND PHOTOGRAPHS
ATTACHMENT NO. 3
Page 18
REQUEST FOR PROPOSALS
June 28, 2011
Public Parking Structure
Northwest Corner of
Washington Boulevard at Centinela Avenue
In Culver City, California
Submittal Deadline: 5:00 p.m., August 1, 2011
ATTACHMENT NO. 4
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1. INTRODUCTION
The Culver City Redevelopment Agency and the City of Culver City (collectively, the
“Agency”) are soliciting proposals from qualified consultant teams to design and
manage the construction of a public parking structure (the Project). Specifically, the
consultant team will prepare necessary studies/analysis; coordinate utilities; prepare
schematic, design for development and construction documents; prepare the landscape
design; secure entitlements; oversee the bidding process; and, manage the construction
of the structure.
The Project will provide parking for a specialty retail “market hall” development and will
provide additional public parking for the area. The Agency has issued a Request for
Qualifications (RFQ) to private developers to construct the market hall, which is
expected to occur shortly after completion of the Project.
2. DEVELOPMENT SITE
The location of the Project is the northwest corner of Washington Boulevard between
Centinela Avenue and Colonial Avenue in Culver City, California. The Agency has
retained JRDV Architects of Oakland, California for preliminary site planning services
that will be shared with the selected consultant team. A site plan indicating the location
of the market hall and Project is included as Exhibit A of this Request for Proposal
(RFP).
The Project is comprised of approximately 245 parking spaces in a 3½-level parking
structure on a 21,600 square feet parcel to satisfy the 170 parking space code-
requirement for the market hall; the 75 remaining spaces will be used for public parking.
Approximately 70 spaces will be located on each of the 3 above ground levels and 35
spaces on ½ level below ground.
A one-story market hall building will be constructed that fronts both Washington and
Centinela Boulevards along the entire length and width of the parking structure. The
market hall building will screen the parking structure from view from both streets. (See
Exhibit B for the market hall conceptual plans prepared by JRDV Architects and Exhibit
C for detailed parcel information).
3. DEVELOPMENT PARAMETERS
The Agency requires the consultant team to provide all professional disciplines
necessary to carry out the Project. The proposal should outline a detailed scope of
work that includes all of the following components:
1. Subdivision Parcel Map
2. Geotechnical Analysis
3. Civil Engineering
4. Utility Coordination
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5. Program Planning
6. Schematic Design
7. Design Development
8. Landscape Design
9. Preparation of Construction Documents, Bid Set and Specifications
10. City Entitlements and Building Permits
11. General Contractor Bidding
12. Construction Management and Construction Schedule
Additional requirements:
• Coordinate, prepare and execute a plan with Southern California Edison, other
utility companies and the selected market hall developer to underground existing
aerial electrical, telephone, and cable television lines.
• Prepare documents and exhibits necessary for entitlement, which will require a
General Plan Amendment and Zone Change for development.
• Reconfigure the Colonial Avenue alley so that it terminates onto Centinela
Avenue and an irrevocable easement will be required to be recorded upon both
the market hall and parking structure parcel maps for ingress/egress of the alley.
• Meet with and make presentations to City staff as necessary and attend
approximately 4 community meetings with the City Council, the Redevelopment
Agency Board and the Planning Commission.
• Existing Site Documents Available:
o Environmental Investigation Reports
o Soil Boring Studies
o ALTA Geographical Survey
4. EVALUATION CRITERIA
Proposals will be evaluated according to the following criteria:
1. Qualifications of the consulting team in designing parking structures with creative
architectural treatments to blend with the market hall and surrounding
environment.
2. Project timeline.
3. Fee.
4. Ability to mitigate impacts of the Project to the surrounding residential
neighborhood.
5. Consultant’s past record of performance with similar projects, including control of
costs, quality of work, adhering to schedules, and the number and types of
change orders (if applicable).
5. SUBMITTAL CONTENT REQUIREMENTS
The response for the RFP shall be in task format and shall contain the following
minimum information:
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A. Identification of Consultant Team and Fees
1. Include a letter of introduction that summarizes the consultant team’s basic
qualifications and past projects.
2. Include an executive summary.
3. Identification of the Project team. Provide resumes of key personnel and the
responsibilities assigned to them.
4. Identify and provide resumes of any consultant partners who will be utilized to
complete the Project.
5. Explain the consultant team approach to designing and completing the Project,
including a detailed scope of work.
6. The proposed fees should be broken down into the following categories:
a. Subdivision Parcel Map
b. Geotechnical Analysis
c. Civil Engineering
d. Schematic Design
e. Design Development
f. Construction Documents, Bid Set and Specifications
g. Entitlements/Building Permits
h. Bidding
i. Construction Management and Construction Scheduling
7. A timeline for completion of the Project.
B. Experience and References
Provide a description of at least two projects completed within the last five years by the
consultant team that are similar in scope and consistent with the Development
Parameters found in Section 3 of this RFP.
For each project reference submitted, please include the following information:
1. Project name, location and photographs.
2. Description of key project features.
3. Project size (number of parking spaces, square feet, levels, etc.)
4. Current status of project.
Provide at minimum of five references, including three from governmental agencies on
projects constructed by the consultant team.
Submittals must comply with the requirements detailed in this RFP. Submittals must be
typed. Responses which are incomplete, out of order, have inadequate number of
copies, lack required attachments, or have other content errors or deficiencies may be
rejected. Contextual changes and/or additions to the proposal after submission will not
be accepted. The Agency may require additional information to consider the
consultant’s qualifications. The response must be submitted in the legal name of the
organization and the corporate seal (if the organization has a seal) must be embossed
on the original proposal. Proposals must be signed by an authorized representative of
the consultant who has legal authority to bind the consultant in contract with the
Agency. Submission of a response shall constitute acknowledgement and acceptance
of all terms and conditions stated herein. Lack of compliance with legal or
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administrative submission requirements may lead to disqualification. Submittals that
are disqualified will not be reviewed and rated. All hand-delivered proposals must be
received by 5:00 p.m. on August 1, 2011. Hand-delivered proposals received after 5:00
p.m. will not be accepted. Proposals sent via U.S. Postal Service, commercial carrier,
or self-metered mail must be postmarked no later than 5:00 p.m. on August 1, 2011. If
the U.S. Postal Service is used, proposals should be sent by certified mail and the
consultant should retain a receipt showing a legible postmark date. If commercial carrier
is used, the consultant should retain a receipt showing a legible shipping date.
Responses submitted via facsimile will not be accepted. It is the sole responsibility of
the consultant to ensure that the response is submitted on time.
Seven (7) bound copies of the proposal, one (1) unbound copy and one Adobe Acrobat
PDF digital version on Compact Disc shall be delivered no later than 5:00 p.m.,
Monday, August 1, 2011. Please mail or deliver your proposal to:
Todd Tipton, Redevelopment Administrator
Culver City Redevelopment Agency
9770 Culver Boulevard
Culver City, CA 90232
6. SELECTION PROCESS
Responses will be evaluated based upon the evaluation criterion outlined in Section 4 of
this RFP.
Right of Rejection:
The Agency intends to select a consultant team that demonstrates the highest level of
expertise, experience, and financial capabilities to successfully develop high quality
development projects that achieve Agency and community goals. The Agency reserves
the right to reject any and all proposals or to re-issue the RFP in full when such action
shall be considered in the best interest of the Agency. Nothing herein shall obligate or
be deemed to obligate the Agency to accept the proposals from any consultant team, or
be obligated to select one or more consultant teams for negotiation of an agreement to
complete the Project. The Agency is not required to accept any proposal. The Agency
reserves the right to request additional information from any of the respondents.
7. NOTICE REGARDING DISCLOSURE OF CONTENTS OF DOCUMENT
ALL RESPONSES SUBMITTED ARE THE PROPERTY OF THE AGENCY AND ARE
PART OF THE PUBLIC RECORD, WITH THE EXCEPTION OF THOSE ELEMENTS
OF EACH SUBMITTAL WHICH ARE IDENTIFIED BY THE CONSULTANT TEAM AS
BUSINESS OR TRADE SECRETS AND PLAINLY MARKED AS “TRADE SECRET,”
“CONFIDENTIAL,” OR “PROPRIETARY.” EACH ELEMENT OF A SUBMITTAL WHICH
A CONSULTANT TEAM DESIRES NOT TO BE CONSIDERED A PUBLIC RECORD
MUST BE CLEARLY MARKED AS SET FORTH ABOVE, AND ANY BLANKET
STATEMENT (I.E. REGARDING ENTIRE PAGES, DOCUMENTS, OR OTHER NON-
SPECIFIC DESIGNATIONS) SHALL NOT BE SUFFICIENT AND SHALL NOT BE
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CONSIDERED BINDING IN ANY WAY WHATSOEVER. IF DISCLOSURE IS
REQUIRED UNDER THE CALIFORNIA PUBLIC RECORDS ACT OR OTHERWISE BY
LAW (DESPITE THE CONSULTANT TEAM’S REQUEST FOR CONFIDENTIALITY),
THE AGENCY SHALL NOT BE LIABLE OR RESPONSIBLE FOR THE DISCLOSURE
OF ANY SUCH RECORDS OR PART THEREOF.
8. TENTATIVE SCHEDULE AND PROCESS FOR CONSULTANTSELECTION
The consultant team proposals will be evaluated and staff will recommend the
most qualified one be considered by the City Council/Agency Board at a public
meeting approximately 45-60 days after receipt.
The consultant will then negotiate and execute an agreement with City/Agency
staff to complete the Project.
Though the above describes the anticipated consultant team review and selection
process, the Agency reserves the right to vary from or modify the process if deemed to
be in the best interest of the Agency.
FOR ADDITIONAL INFORMATION, CONTACT:
Joe Susca, Redevelopment Project Manager, at (310) 253-5763; or
joe.susca@culvercity.org
ATTACHMENTS:
1. Exhibit A: Market Hall Parking Design Concept
2. Exhibit B: Market Hall Conceptual Plans
3. Exhibit C: Detailed Parcel Information
ATTACHMENT NO. 4
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Exhibit A
MARKET HALL PARKING DESIGN CONCEPT
(Provided with the permission of JRDV Architects, Inc.)
ATTACHMENT NO. 4
Page 25Exhibit B
MARKET HALL CONCEPTUAL PLANS
(Provided with the permission of JRDV Architects, Inc.)
Site B – Aerial View
Market Hall Concept
Market Hall Concept
Market Hall Concept
ATTACHMENT NO. 4
Page 26Exhibit C
DETAILED PARCEL INFORMATION
Site A: 52,933 total square feet however approximately 21,600 square feet of Site A will not
be a part of the sale to the selected market hall developer and will remain City-owned property
for construction of the parking structure. A subdivision parcel map will be created to define the
market hall developer and City-owned parcels.
• Property Address: 4064 Colonial Ave., APN No. 4231-002-060
• Property Address: 4061 S. Centinela Ave., APN No. 4321-002-051
• Property Address: 4063 S. Centinela Ave, APN No. 4321-002-050
• Property Address: 12403 Washington Blvd., APN Nos. 4231-002-044, 048 and 049
• Property Address: 12413 Washington Blvd., APN No. 4231-002-045
• Property Address: 12421 Washington Blvd. APN No. 4231-002-047
• Property Address: 12421 Washington Blvd., APN No. 4232-002-046
• Property Address: 12423 Washington Blvd., APN No. 4232-002-047
A-2
A-1
A-3
A-4
ATTACHMENT NO. 4
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