Response to Request for Qualifications Hotel / Mixed-Use
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Response to Request for Qualifications Hotel / Mixed-Use Development Opportunity Beach Boulevard Site Pacifica, California Prepared for: City of Pacifica, California 170 Santa Maria Avenue Pacifica, California 94044 Attention: Anne Stedler, Economic Development Manager January 22, 2016 Prepared by: VILLAGE PARTNERS, INC. 4340 Von Karman Avenue, Suite 200 Newport Beach, California 92660 (949) 527-3597 1 I. Submittal Cover Title: Response to Request for Qualifications Services: Hotel / Mixed-Use Development Opportunity Beach Boulevard Site Pacifica, California Prepared for: City of Pacifica 170 Santa Maria Avenue Pacifica, California 94044 Attention: Ms. Anne Stedler, Economic Development Manager Prepared by: VILLAGE PARTNERS, INC. 4340 Von Karman Avenue, Ste. 200 Newport Beach, California 92660 T (949) 527-3597 F (949) 527-3587 C (949) 697-7767 Attention: J. Donald Henry, Principal [email protected] 2 Table of Contents Cover Letter A. Description / Vision for the Site B. Site Specific Questions (Attachment A) C. Developer Team - Qualifications and Experience D. Comparable Projects (Attachment B) E. References Appendix – Representative Project Experience 3 Cover Letter Dear Ms. Stedler and Members of the Selection Committee: We are pleased to submit our response to the City’s Request for Qualifications to develop a hotel mixed-use project at the Beach Boulevard site in Pacifica, California. We believe that our professional experience qualifies us to identify the “nature and essence” of the hotel, retail/restaurant, civic and residential mixed-use experience for downtown Pacifica and to direct the retail and residential/hotel design, development program, management, marketing and tenant procurement process. We have been creating vibrant, pedestrian inspired “street retail” and mixed-used destinations for over 20 years. We continually monitor the evolving nature of distinctive mixed-use projects, and have executed in all phases of their development. Our reputation is centered on our ability to distinguish regionally each development with a handcrafted mix of uses, which captures the attention of the discerning local and national tenant markets. Understanding what is best for Pacifica to develop a successful mixed-use project requires targeted knowledge and applicable experience of the mixed-use concept, which we have been focused on for over 25 years. It is essential to have a love of urban places and urban design, and a desire to deliver a great physical place, and visitor experience that can become a true regional amenity. We have a team that is resourceful, multi-talented and understands both real estate and urbanism; a collaborative team that is committed to the ultimate goal of creating attractive, exciting, memorable, and sustainable places that will be successful for Pacifica . We are excited about the possibilities with this development opportunity, and look forward to meeting with you to get your input and discuss our proposal in more detail. Sincerely, J. Donald Henry Principal 4 Section A – Vision for the Site The “vision” for the site will include a mix of uses that include: hotel, retail, civic (library) and residential. Starting at grade/street level our proposal would include retail (restaurants and shops) fronting Palmetto Avenue, along with library and residential entries/lobbies. Hotel lobby, short term parking/drop space is proposed along Beach Boulevard and Montecito Avenue. Second level would have a “view deck” in the center of the project with bar/lounge, garden and hotel / community space (library) fronting this central gathering space. Additionally, second level would have hotel rooms facing to the north and residential units facing south. Third and fourth levels will have hotel rooms (to the north) and residential units (to the south). A roof top “garden” would be considered on top of both the hotel and residential portion of the project. Short term parking will be provided at grade/street level with additional parking 1 to 2 levels below grade – budget permitting. Additional parking (for valet or library uses) are proposed to be off – site in near-by surface parking lots and/or structures, as Parking District for downtown is envisioned. We understand that further discussion and analysis of parking demand/by-use will be required as the project design and tenant leasing is further refined and developed. This project must be a collaborative effort – a public/private venture. It also needs to be a good “fit” with downtown and a “signature” building at on the main street in downtown. Also, because it is a City owned parcel, the project needs to be an economically and financially viable “benefit” to the City. Therefore, although we have prepared a project description (above), there is more work to be done – engaging City leaders, staff and the community in an iterative process of planning and development. Development Management/Leasing The Village Partners team has a long standing reputation of distinguishing projects through the merchandising and procurement of hand crafted retail and food and beverage concepts that establish the culture of each project. In essence, offering a customized and irreplaceable consumer experience. We are in this marketplace now working with tenants to anchor and lease a street front mixed-use project that will provide additional momentum to Pacifica... Because of the prominence of this location – “Main Street” in downtown Pacifica, we intend to offer an interesting mix of local and visitor serving tenants and significant food and beverage collection along with retail services that are not currently in downtown... Small businesses and commercial office tenants that support the areas major employers will also be targeted. Special consideration and appropriate incentives will be given to tenants exclusively referred to and targeted by the City – provided those incentives do not have a significant drag on the projects financial performance. Our team has deep experience working with respective city planning staffs, leaders and stakeholders in an inclusive manner always keeping all parties interests in mind. We listen, and manage the process in a collaborative way that lead to positive outcomes. Village Partners core business focus is to view projects from a long term hold perspective, and we would look at this project in a similar way as a public/private venture with the City. Team Core Competencies Village Partners is a team of professionals that is not only experienced, knowledgeable, and well-versed in the latest design and construction applications associated with new construction and adaptive re-use of existing structures, but we have been extensively involved in build-to-suit for corporate users. Our team members bring a wealth of proven development/program/construction management experience as well as mixed-use, residential and commercial development design and construction and LEED certified project experience. Our primary core competencies include: 5 ACQUISITION / DEVELOPMENT / PROGRAM MANAGEMENT ° Site Evaluation & Selection ° Planning & Feasibility Analysis ° Master Scheduling & Budgeting ° Program Verification ° Strategic Implementation Planning ° Program Funding Coordination ° Financial Accounting & Management ° Project Sequencing ° Resource Allocation & Management ° Design Standards & Development CONSTRUCTION MANAGEMENT ° Cost Estimating ° Cost & Schedule Control ° Construction Logistic Planning ° Bidding Facilitation ° Project Controls ° FF&E Coordination ° Document Management ° Permitting Coordination ° Testing & Inspection Coordination ° Utilities Coordination ° Contractor Management ° Change Order Analysis ° Commissioning & Project Close Out ° Contractor Bidding, Negotiation & Award PROJECT MANAGEMENT ° Scope Verification ° Project Management & Plan Development ° Cost Estimating, Budgeting & Analysis ° RFP Development ° Design Team Assembly & Management ° Contract Reviews & Negotiations ° Value Engineering ° Peer Constructability Review & Recommendations ° Bidding Facilitation ° Regulatory Agency Approvals ° Construction Administration ° Cash Flow Projection, Tracking, Management ° Contractor & Sub-Consultant Selection ° Life Cycle Costing & Analysis GREEN BUILDING MANAGEMENT • LEED Feasibility Analysis • Green Building Cost Benefit Analysis • LEED Project Registration & Certification • Green Construction Recommendations • Sustainable Design Recommendations • LEED Compliance Verification • Sustainable Materials Recommendations • Operating Cost Reduction Analysis 6 Our team has the experience, technical expertise and capabilities to organize and manage multiple, concurrent projects within a large-scale capital program. Our experience includes public and private projects, facility designs including mixed-use facilities, corporate facilities, public buildings and schools, as well as multi-family residential and commercial/retail centers and restaurants and the management of more than 30 consultants concurrently. Sustainability/Design Goals Sustainability is best defined as meeting the needs of the present without compromising the ability of future generations to meet their subsequent needs. Our team has met this definition by balancing the three pillars of sustainability: the social, environmental, and economic spheres of influence. We design buildings that will endure. Exteriors and interiors take advantage of local, renewable building materials at every opportunity. Our core business principles reflect our commitment to sustainability. We design LEED buildings,