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(Rfq/P) “Alpha Beta and Uptown North Sites”

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(Rfq/P) “Alpha Beta and Uptown North Sites” CITY OF WHITTIER REQUEST FOR QUALIFICATIONS/PROPOSALS (RFQ/P) “ALPHA BETA AND UPTOWN NORTH SITES” RFQ DISTRIBUTION: MARCH 26, 2021 DEADLINE FOR SUBMISSION: MAY 26, 2021 ISSSUED BY: CITY OF WHITTIER AND WHITTER HOUSING AUTHORITY 13230 PENN STREET WHITTIER, CALIFORNIA 90602 CONTACT: BEN PONGETTI, DEVELOPMENT PROJECT MANAGER 562-567-9320 [email protected] TABLE OF CONTENTS I. EXECUTIVE SUMMARY ............................................................................................................ 1 A. RFQ Process......................................................................................................................... 2 B. RFP Process ......................................................................................................................... 2 C. Contact Information and Questions ................................................................................... 3 II. THE OPPORTUNITY .................................................................................................................. 3 A. General Information ........................................................................................................... 3 B. Development Site................................................................................................................ 5 Development Site Location ..................................................................................................... 5 Zoning / Development Restrictions ........................................................................................ 5 Scope of Development ............................................................................................................ 5 Public Objectives ..................................................................................................................... 6 Funding Resources .................................................................................................................. 7 Other Site Conditions .............................................................................................................. 8 III. RFQ/P REQUIREMENTS ........................................................................................................... 9 A. Selection Process ................................................................................................................ 9 B. Selection Criteria ................................................................................................................. 9 C. Submittal Requirements ................................................................................................... 10 Qualifications and Development Vision ............................................................................... 10 Financial Capacity ................................................................................................................. 12 D. Submittal Deadline ............................................................................................................ 13 E. Waiver ............................................................................................................................... 13 RFQ/P: Alpha Beta and Uptown North Sites City of Whittier March 26, 2021 I. EXECUTIVE SUMMARY The City of Whittier (City) and Whittier Housing Authority (Authority) own a combined 6.64 acres of property among eight scattered sites in the historic Uptown Whittier area (Development Sites). The Development Sites lie north of Philadelphia Street and west of Bright Avenue with the largest contiguous piece being the 3.46-acre Alpha Beta site bounded by Hadley and Bailey Streets on the north and south, and Comstock and Milton Avenues on the east and west. The Development Sites are shown on the map, aerial photograph, and assessor’s parcel maps included as Attachments A, B, and C. At this time, the City and Authority are seeking a development team to acquire the Development Sites under the Exempt Surplus procedures of the Surplus Land Act1, and to develop horizontally and vertically mixed- use projects that anticipate the following components: 1. Approximately 200 Market-rate ownership residential units. 2. Approximately 25 Moderate-income ownership residential units, as defined in Health and Safety Code Sections 50052.5 and 50093, restricted for a minimum of 45 years. 3. Up to 75 (or 25%) Low- and Very Low-income rental apartment residential units, as defined in Health and Safety Code Sections 50053 and 50079.5, restricted for a minimum of 55 years. 4. Ground-floor retail or other commercial uses that complement and enhance the livability of the residential units and Uptown overall. 5. A dedicated open space component. 6. Replacement and efficient sharing of public parking. 7. Partnership with City and other entities for funding and implementation of Uptown streetscape improvements, Greenway Trail bicycle connectivity, and local public transit. The successful development team will have the following qualifications: 1. Recent experience developing mixed-income and mixed-use projects of a comparable scope. 1 Government Code Section 54221, subdivision (f)(1)(F)(ii) RFQ/P: Alpha Beta and Uptown North Sites Page 1 City of Whittier March 26, 2021 2. Recent experience applying for and obtaining State of California Affordable Housing Sustainable Communities (AHSC) Program funding for a project of comparable scope is required. 3. Recent experience applying for and obtaining Federal Low-Income Housing Tax Credit (LIHTC) funding for a project of comparable scope. 4. Urban design and architecture expertise for a project of similar size and scale. 5. Demonstrated financial capacity to undertake a mixed-income and mixed-use project on the Development Sites. A. RFQ Process 1. The City will distribute the RFQ to a select group of developers on March 26, 2021, including, but not limited, to those entities directed to receive information under Government Code Section 54222. 2. Prospective development teams submit qualification packages to the City by May 26, 2021, greater than sixty (60) days following receipt of the RFQ/P. 3. The City will evaluate the development team submittals in approximately four weeks following the receipt of the development team responses. 4. Based on the results of the evaluation, the City staff and/or consultants will recommend the top three development team. The recommended development teams will be presented for consideration and selection by the City Council. 5. The City Council will evaluate the City staff’s recommendation, and will either select development teams to receive the RFP, or will terminate the process. B. RFP Process If the City Council agrees to enter the RFP stage of the process, the RFP will be transmitted to the shortlisted development teams immediately following the City Council action. The RFP will identify the submission requirements and schedule of actions. These actions will include the submittal of a refined development vision and proposal to the City, development financial pro forma analysis, and a presentation of the proposal to the City Council. RFQ/P: Alpha Beta and Uptown North Sites Page 2 City of Whittier March 26, 2021 At the conclusion of the RFP process the City Council and Authority will determine whether or not to select a development team, and to enter into an Exclusive Negotiating Agreement (ENA). The structured ENA period will be used to negotiate a Disposition and Development Agreement that will spell out the terms of conveyance for the Development Sites, the required scope of development, development entitlements, California Environmental Quality Act compliance, and the schedule of performance. C. Contact Information and Questions Any questions, technical or otherwise, pertaining to this RFQ/P must be submitted in writing and directed to: Ben Pongetti Development Project Manager City of Whittier 13230 Penn Street Whittier, California 90602 562-567-9320 [email protected] Interpretations or clarification considered necessary in response to such questions will be resolved by the issuance of a Formal Addenda to the RFQ/P. The deadline for all questions is 4:00 P.M. PDT, April 23, 2021. Questions received after this date and time may not be answered. Only questions that have been resolved by formal written Addenda will be binding. Oral and other interpretations or clarifications will be without legal or contractual effect. Formal Addenda to the RFQ/P will ONLY be issued to those entities that have submitted a Notice of Intent to Respond prior to 4:00 P.M. PDT, April 23, 2021. The Notice of Intent to Respond form is attached hereto as Attachment G. II. THE OPPORTUNITY A. General Information Whittier is located in Los Angeles County, approximately 12 miles southeast of the City of Los Angeles. The City covers 14.8 square miles, and the State Department of Finance estimates the population at approximately 86,801 persons. The current median home prices in the five Whittier zip codes range from $544,000 to $694,000. RFQ/P: Alpha Beta and Uptown North Sites Page 3 City of Whittier March 26, 2021 Whittier is served by a broad mix of over 3,000 businesses, industries, and professional services, including two major hospitals and a significant number of manufacturing companies. Healthcare and related industries are the largest single employment sector in the City. Whittier College, Rio Hondo Community College in the County Unincorporated area, and several local school districts are also major employers in the education sector. Retail uses in Whittier are
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