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Request for Developer Qualifications for Transit-Oriented Development Fairplex Property – 11.75 Acre Site in the City of La Verne

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Request for Developer Qualifications for Transit-Oriented Development Fairplex Property – 11.75 Acre Site in the City of La Verne Request for Developer Qualifications for Transit-Oriented Development Fairplex Property – 11.75 Acre Site in the City of La Verne September 7, 2018 Los Angeles County Fair Association (Fairplex) 1101 W. Mc Kinley Ave. Pomona, CA 91768 Page 1 TABLE OF CONTENTS 1. INTRODUCTION OF THE OFFERING ......................................................................................................................4 1.1. SUMMARY OF OFFERING AND SCHEDULE ..................................................................................................4 1.2. FAIRPLEX BACKGROUND, HISTORY, AND OBJECTIVES .............................................................................5 1.3. PROJECT BACKGROUND .............................................................................................................................7 1.4. OVERVIEW OF TWO STAGE SOLICITATION PROCESS .................................................................................8 2. SOLICITATION SCHEDULE, INSTRUCTIONS, AND CONTACT................................................................................9 2.1. SOLICITATION SCHEDULE ..........................................................................................................................9 2.2. RFQ SUBMISSION INSTRUCTIONS ........................................................................................................... 10 2.3. FAIRPLEX CONTACT ................................................................................................................................ 10 3. PROPOSED DEVELOPMENT OPPORTUNITY........................................................................................................11 3.1. SITE AND ENVIRONS ................................................................................................................................ 11 3.2. PROPOSED DEVELOPMENT ...................................................................................................................... 13 3.3. MARKET OVERVIEW................................................................................................................................ 14 3.4. REVIEW OF PLANNING DOCUMENTS ....................................................................................................... 16 4. SUBMITTAL REQUIREMENTS ............................................................................................................................17 4.1. SUBMITTAL COVER ................................................................................................................................. 17 4.2. TABLE OF CONTENTS .............................................................................................................................. 17 4.3. TRANSMITTAL LETTER ............................................................................................................................ 17 4.4. EXECUTIVE SUMMARY ............................................................................................................................ 18 4.5. PROJECT CONCEPT AND APPROACH TO MEET FAIRPLEX OBJECTIVES ................................................... 18 4.6. IDENTIFICATION OF THE DEVELOPMENT TEAM ...................................................................................... 18 4.7. PROJECT RELATED EXPERIENCE ............................................................................................................. 19 4.8. PROJECT PERSONNEL .............................................................................................................................. 20 4.9. ORGANIZATION CHART ........................................................................................................................... 21 4.10. DEVELOPMENT TEAM REFERENCES ........................................................................................................ 21 4.11. FINANCIAL INFORMATION ....................................................................................................................... 21 4.12. LITIGATION AND BANKRUPTCY HISTORY ............................................................................................... 22 5. EVALUATION CRITERIA ....................................................................................................................................22 5.1. ADMINISTRATIVE AND LEGAL EVALUATION .......................................................................................... 23 5.2. PRELIMINARY PROJECT CONCEPT AND APPROACH EVALUATION (30 POINTS) ...................................... 23 5.3. DEVELOPMENT TEAM EVALUATION (30 POINTS) ................................................................................... 23 5.4. PAST PROJECTS AND PERFORMANCE EVALUATION (20 POINTS) ............................................................ 24 5.5. FINANCIAL EVALUATION (20 POINTS) .................................................................................................... 24 6. DISCLOSURES AND ADDITIONAL INFORMATION ..............................................................................................25 6.1. FAIRPLEX’S RIGHTS RESERVED RELATIVE TO THIS SOLICITATION ........................................................ 25 Page 2 6.2. WITHDRAWAL OF SOLICITATION ............................................................................................................ 26 6.3. CONFIDENTIAL SOLICITATION PROCESS ................................................................................................. 26 6.4. NEWS RELEASES ..................................................................................................................................... 26 6.5. INDEMNIFICATION ................................................................................................................................... 26 6.6. EXAMINATION OF SOLICITATION ............................................................................................................ 26 Page 3 1. INTRODUCTION OF THE OFFERING 1.1. SUMMARY OF OFFERING AND SCHEDULE The Los Angeles County Fair Association (Fairplex) is seeking Statements of Qualifications (“SOQ”) from developers or development teams for a transit-oriented development on an 11.75-acre Fairplex- owned assemblage of parcels in the City of La Verne (“La Verne Site”, or “Site”). Capable, experienced, and creative developers or development teams are invited to submit SOQs regarding their development expertise, preliminary project concept(s), past success with developing similar projects, financial capabilities, and other pertinent information. Fairplex will select a shortlist of respondents (each, a “Respondent”) with sufficient experience, demonstrated creativity, financial resources, and personnel to participate in an upcoming RFP to enter into a public-private partnership (“P3”) with Fairplex. At the conclusion of the solicitation process, Fairplex intends to award a long-term ground lease for the development of the Site to the Respondent deemed the best qualified to achieve Fairplex’s development Page 4 objectives described below. The key dates for this offering and anticipated schedule for the selection of a Respondent are below. All times in this RFQ are local to La Verne, California. Issuance of RFQ Friday September 7, 2018 Wednesday September 19, 2018 Site Tour - Los Angeles County Fair Thursday September 20, 2018 Pre-Submittal Conference Friday September 28, 2018 Deadline for Submittal of Questions regarding the RFQ Monday October 1, 2018 Deadline for Answers to Questions Monday October 15, 2018 Submittal Due Date for RFQ Friday November 2, 2018 Interviews of Teams (as necessary) November 2018 Shortlisting of Qualified Teams to Participate in RFP (anticipated) December 2018 RFP Released to Shortlisted Teams (anticipated) December 2018 1.2. FAIRPLEX BACKGROUND, HISTORY, AND OBJECTIVES The Los Angeles County Fair Association is a non-profit 501(c)(5) organization that leads a 487-acre campus situated in the cities of La Verne and Pomona, California. Fairplex exists in a public-private partnership with the County of Los Angeles and is home of the LA County Fair and more than 500 year- round events. 1.2.1. Fairplex History In 1921, a traveling merchants’ exposition rolled into the City of Pomona, catching the eye of not just the residents but of City Council member and businessman CB Afflerbaugh. Seeing the success of the short- run expo, Afflerbaugh thought the city should create its own expo. This is exactly what the region needs on an annual basis, he thought. Pomona was a bustling city in the early 1920s, on par with Los Angeles and Pasadena to the west, and San Bernardino and Palm Springs to the east. It was equal parts large town and home on the range, boasting one of the highest per-capita levels of income in the United States but with a homespun attitude. The city’s prominence in the orange grove industry brought with it the title “Queen of the Citrus Belt” -- a designation Pomona wore proudly. Backed by the local chamber of commerce and the City of Pomona, Afflerbaugh and a cohort of business owners formed the Los Angeles County Fair Corporation in April 1922 -- funded by $23,000 in stock sales, $15,000 in loans obtained by shareholders and $10,000 from the Los Angeles County Board of Supervisors -- the start of a public/private partnership. Pomona purchased a 43-acre beet and barley field and leased it to the corporation for the LA County Fair. The first LA County Fair in 1922 was a smashing success. It drew nearly 50,000 guests during its five- day run, setting
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