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Title:
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Receive and File a Report Outlining the Process for Selecting a Developer for 9300 Culver Boulevard.
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City of Culver City, California
Agenda Item Report
Meeting Date: 09/12/11 Item Number: J-1
JOINT CITY COUNCIL AND REDEVELOPMENT AGENCY AGENDA ITEM: Receive
and File a Report Outlining the Process for Selecting a Developer for 9300 Culver
Boulevard.
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: [X] Attachments: []
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification (E-Mail) Redevelopment Agency Projects (08/31/11); (E-Mail) Meetings
and Agendas – City Council (09/08/11); (E-Mail) Meetings and Agendas –
Redevelopment Agency (09/08/11); (E-Mail) The Downtown Business Association
(08/31//11); (E-Mail) The Advisory Committee on Redevelopment (08/31/11); (E-Mail) The
Gateway Neighborhood Association (08/31/11); (E-Mail) Four Developer Respondents to
the RFP (08/31/11);; (E-Mail) The Downtown Neighborhood Association (08/31/11); (E-
Mail) The Culver City Chamber of Commerce (08/31/11); (E-Mail) Members of the public
who attended the 11/09/10 workshop on the subject matter (08/31/11); (E-Mail) Members
of the public who pulled speaker cards on the subject matter during the Agency Board
meetings of 10/04/10, 02/14/11 and 6/13/11 (08/31/11); (U.S. Post) A public notice was
mailed to businesses, residents, and property owners in excess of a 500’ radius of the
site (08/31/11); (U.S. Post and E-Mail) Rush Pacifica LLC (08/31/11).
Department Approval:
Sol Blumenfeld: (08/31/11)
City Attorney:
Carol Schwab (by H. Baker) (09/02/11)
Agency Counsel Approval:
Murray Kane (08/31/11)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (09/07/11)
City Manager Approval:
John M. Nachbar (09/08/11)
RECOMMENDATION:
Staff recommends the City Council and Culver City Redevelopment Agency Board
(Agency Board) receive and file this report that outlines the process for selecting a
developer for 9300 Culver Boulevard (Parcel B).
BACKGROUND:
On February 14, 2011 the City Council and Agency Board approved a two-step
process to select a developer for Parcel B.|1010| The first step involved issuing a
Request for Qualifications (RFQ) to premier firms in order to identify those that are
most qualified to develop Parcel B. That process concluded on June 13, 2011 with
the selection of Macerich, Tolkin Group, Combined/Hudson Pacific, Cardiff/N3 and
Runyon Partners. City of Culver City, California
Agenda Item Report
The second step involves issuance of a Request for Proposals (RFP) to the
selected firms. The RFP was issued on July 8, 2011 and responses are due on
September 8, 2011.
On August 17, 2011, Macerich informed staff that it would not complete the RFP
process due to concerns about tenanting the upper floors of the development with
an office use.
DISCUSSION:
The intent of the RFP is to obtain a highly technical and detailed response from
each developer that satisfies the City Council, Agency Board and community
objectives, and results in the best project for Downtown Culver City. The
development parameters included in the RFP are as follows:
§ Architectural Design
§ Tenanting/Uses
§ Building Height
§ Building Setbacks
§ Building Orientation
§ Parking
§ Town Plaza Improvements
§ Town Plaza Storage/Bathrooms
§ Financial Feasibility
Ten evaluation criteria were established in the RFP, including design quality (see
attached). The developer proposals will include illustrative plans, detailed financial
pro formas, project timelines and proposed tenants for the project.
Next Steps:
The projects will be presented over two joint City Council/Agency Board meetings.
During the meetings of October 3 and 4, 2011 the selected firms will provide a 15-
minute presentation of their proposal, followed by a City Council and Agency Board
Question and Answer session. In November 2011, staff will return to the City
Council and Agency Board with a recommendation on selecting a developer for the
project.
FISCAL ANALYSIS:
A project developed in accordance with the existing entitlement is estimated to
generate approximately $5.5 million in net new tax increment over the remaining life City of Culver City, California
Agenda Item Report
of the Agency Project Area. The City would receive approximately $1 million in
building permit and related fees, and sales tax, business tax and utility users tax
totaling approximately $265,000 annually.
ATTACHMENTS:
1. RFP Evaluation Criteria
MOTION:
That the City Council and Agency Board:
1. Receive and file this report outlining the process to select a Parcel B
developer.
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 Parcel B 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. 3.
MEETING DATE: 09/12/11
AGENDA ITEM: JOINT CITY COUNCIL AND REDEVELOPMENT AGENCY
AGENDA ITEM: Receive and File a Report Outlining the
Process for Selecting a Developer for 9300 Culver
Boulevard.
ATTACHMENTS
Item Description Page
1 Parcel B RFP Evaluation Criteria
1
PARCEL B RFP
EVALUATION CRITERIA
The following criteria will be used in evaluating project submittals:
1. Design Quality – Design that creates an iconic, memorable, place-making,
pedestrian friendly, high quality development with tenant mix that promotes
downtown as a regional destination and architecture that distinguishes the
project as a landmark.
2. Entitlement Consistency -- Development consistent with the existing entitlement
and development standards and uses. Other uses not included in the original
entitlement that do not affect the project environmental clearance relative to
parking, building height, building gross floor area or other environmental
constraints will be considered. It is highly recommended that any proposed
project use changes be discussed with staff prior to submittal of the response to
ensure entitlement consistency. The Environmental Impact Report for the Project
indicates that 2.5 parking spaces per 1,000 s.f. for 74,000 s.f. of retail and
restaurant uses and 3.1 parking spaces per 1,000 s.f. for 90,000 s.f. of office use.
3. Ability to respond to site and design parameters relative to the existing
entitlements and creativity in identifying new design and development
opportunities.
4. Ability to achieve Agency and community goals.
5. Purchase price offer and terms for the land acquisition.
6. Project pro forma
7. Potential tenants for the Project.
8. Project timeline, including phasing (if applicable).
9. Project parking opportunities beyond entitlements.
10. Project ownership and management.