Brooks Senior Living Community San Antonio, Texas REQUEST FOR QUALIFICATIONS August 2018 Contents Introduction 2 San Antonio Metro Overview 6 South San Antonio Market Dynamics 19 Site information 24 Development Vision 26 Submission Requirements 29 Evaluation Criteria 34 Copyright © Jones Lang LaSalle IP, Inc. 2018 This publication is the sole property of Jones Lang LaSalle and must not be copied, reproduced or transmitted in any form or by any means, either in whole or in part, without the prior written consent of Jones Lang LaSalle. The information contained in this publication has been obtained from sources generally regarded to be reliable. However, no representation is made, or warranty given, in respect of the accuracy of this information. We would like to be informed of any inaccuracies so that we may correct them. Jones Lang LaSalle does not accept any liability in negligence or otherwise for any loss or damage suffered by any party resulting from reliance on this publication. ©2018 Jones Lang LaSalle IP, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however, no representation or warranty is made to the accuracy thereof. The information contained in this RFQ has been compiled from sources believed to be reliable. Neither Jones Lang LaSalle nor any of its affiliates accept any liability or responsibility for the accuracy or completeness of the information contained herein. And no reliance should be placed on the information contained in this RFQ. Request for Qualifications BDA’s Point of Contact (POC) LUCYNDA MASSEY Procurement Manager 210.678.3322 [email protected] RFQ TIMELINE Request for Qualifications Release: August 17, 2018 Request for Qualifications Questions Due: August 31, 2018 Question Responses Posted to Project Website: September 7, 2018 Request for Qualifications Responses Due: September 18, 2018 2 | Brooks Senior Living Community RRQ | San Antonio, Texas Introduction Introduction Introduction Brooks Senior Living Community INTRODUCTION Brooks Development Authority (BDA) is a Defense Base Development Authority and Political Sub-Division of the State of Texas established in 2001 by the United States Congress, the State of Texas and the City of San Antonio for the development and redevelopment of the former Brooks Air Force Base. The entity was formed under Chapter 379 (b) of the Local Government Code of the State of Texas. BDA is the owner, operator and manager of the Brooks Campus, and is governed by an 11-member Board of Directors appointed by the governing body of the City of San Antonio, Texas (COSA). BDA is requesting statements of qualification for the purpose of shortlisting Respondents that demonstrate the technical and financial capacity required to deliver a senior living development to the campus under an anticipated development agreement. BDA’s overall objective is to facilitate a development that aligns with BDA’s development goals for the Brooks campus and delivers the most value to the area. This Request for Qualifications (“RFQ”) is being issued as part of a two-stage procurement process. Shortlisted Respondents will subsequently be invited to submit a proposal for the development profile of the site and financial offer to BDA, in accordance with the relevant Request for Proposals (“RFP”). Respondents are invited to submit their qualifications in the form and substance detailed in this document. The determination of eligibility and qualification will be made in accordance with the procedures and criteria established herein. N DOWNTOWN STINSON AIRPORT IO RIVER ANTON SAN SE MILITARY DRIVE BAPTIST HOSPITAL DPT VANTAGE APTS MISSION SOLAR PRESA STREET 122 4 | Brooks Senior Living Community RRQ | San Antonio, Texas GOLIAD ROAD Brooks Senior Living Community RFQ | San Antonio, Texas DUAL-STAGE PROCUREMENT PROCESS or subsequently communicated to any Person, whether This RFQ is the first part of a dual-stage public procurement orally or in writing, in connection with the Brooks senior process. The purpose of this RFQ is to evaluate the living community site involving BDA or its representatives, qualifications to create a short list of Respondents that advisors, or consultants shall constitute, or be interpreted as demonstrate the technical and financial capacity to develop constituting, the giving of financial, legal, technical or other a senior living community on the Brooks campus. One advice. or more Qualified Respondents will be invited to submit The issuance of this RFQ does not constitute, and none of proposals in accordance with a Request for Proposals the information set forth herein constitutes, a formal offer (“RFP”) to be subsequently issued. to enter into an agreement for the sale or redevelopment of the Brooks senior living community site, nor does this RFQ obligate BDA or any other entity to proceed with a sale or NO LIABILITY development agreement. Neither BDA, nor any of its agents, Neither BDA, nor any of its respective agents, representatives, representatives, advisors or consultants shall be held liable advisors or consultants make, or shall be deemed to or responsible to any Person that receives or responds to have made, any representation or warranty, express or this RFQ, or to any Respondent, Team or Proposer, for any implied, as to the accuracy, reliability or completeness of cost or expense incurred in responding to this RFQ or in any the information contained herein or in any information investigation or transaction, whether or not consummated, otherwise provided, whether orally or in writing, other which may follow. This RFQ does not purport to contain than such representations or warranties expressly stated all the information that a Respondent may need or desire as such in duly issued procurement documents or in a to make an investment decision. Respondents should definitive contractual agreement executed between BDA conduct their own investigations and analysis of relevant and the Selected Bidder. Neither the receipt of this RFQ, information. nor any information contained herein or supplied herewith N DOWNTOWN DEFINITIONS Except where otherwise defined, the following definitions shall apply throughout this RFQ: “Brooks Senior Living Community,” “the Site,” Refers to a senior living community to be constructed on the Brooks campus STINSON “BSLC,” “the Development” and “the Property” in San Antonio, TX; AIRPORT BDA Means the Brooks Development Authority; IO RIVER ANTON SAN Brooks Campus Means the 1,300-acre area known as Brooks SE MILITARY DRIVE Means a Respondent who has been deemed qualified by the selection BAPTIST Qualified Respondent committee in accordance with the evaluation criteria as set forth in this RFQ HOSPITAL and who is invited to participate in a subsequent RFP process; Means a firm or consortium of firms who submit qualifications in response to DPT VANTAGE APTS Respondent, Team, or Proposer this RFQ MISSION SOLAR RFP Means the request for proposals issued to Qualified Respondents RFQ Means this request for qualifications PRESA STREET Means the Qualified Respondent selected by the selection committee as a Selected Bidder result of a competitive procurement to enter into a development agreement for the Development Means Jones Lang LaSalle Americas, Inc, a wholly owned subsidiary of Jones JLL Lang LaSalle Incorporated. (NYSE: JLL) 122 JLL | 5 GOLIAD ROAD Metro Overview Overview Metro Brooks Senior Living Community RFQ | San Antonio, Texas N DPT BAPTIST HOSPITAL MISSION SOLAR EMBASSY SUITES TOWN CENTER THE LANDINGS THE AVIATOR THE KENNEDY UIW SE MILITARY DRIVE SAN A NTONIO RIVER JLL | 7 Metro overview 8 | Brooks Senior Living Community RRQ | San Antonio, Texas Brooks Senior Living Community RFQ | San Antonio, Texas The Location San Antonio Located along the Interstate 35 Corridor, the San Antonio-New Braunfels Metropolitan Area (“San Antonio Metro”) is an eight- county region that is home to over 2.4 million people. Founded 300 years ago as a trading post and settlement of five Spanish missions, the city of San Antonio is the seventh largest city in the nation and is home to a diverse and stable economy that features a strong presence in industry sectors such as military/defense, financial services, healthcare, advanced manufacturing, logistics/ distribution, IT & cybersecurity, and biosciences. San Antonio is strategically located along Interstate 35, a major highway artery connecting Mexico and Canada throughout the central United States, serving as one of the primary transportation thoroughfares for North American Free Trade Agreement (“NAFTA”). Additionally, 48% of the nation’s $900 billion in NAFTA trade either originates or is destined for Texas, and a vast majority of this trade travels through the San Antonio-Austin I-35 Corridor. The San Antonio- Austin I-35 Corridor is also commonly referred to as the “the busiest inter-metro Interstate in Texas, and the Corridor is expected to increase its population by 1.4 million by 2030.” San Antonio is also located in the world renowned “Texaplex” or the “Texas Triangle,” the region formed by Dallas/Fort Worth to the north, Houston to the southeast, and San Antonio to the southwest. Although containing a quarter of the state’s landmass, the region is home to nearly 75% of Texas’ total population, with 52 Fortune 500 companies calling the area their home. With a pro-growth tax policy offering no state income tax, business friendly laws and regulations, and affordable housing, the Texaplex is becoming a primary destination for relocating companies drawn to the area’s friendly business climate. The Texaplex is forecasted to increase its population by more than 3.5 million people by 2030, making the region one of the most attractive regions in the nation for real estate investors. San Antonio has been home to a consistent military presence in its 300-year history, and is commonly referred to as Military City USA®. The San Antonio Metro is home to the Joint Base San Antonio (“JBSA”), a combination of Fort Sam Houston, Randolph Air Force Base, and Lackland Air Force Base, resulting in one of the nation’s largest active and retired military populations.