HomeMy WebLinkAbout1/10/2007 - STAFF REPORTS - 1.D.Community Redevelopment Agency of
The City of Palm Springs, California
Downtown Palm Springs
Master Developer Opportunity
Request for Qualifications
1. Introduction
1.1 Objective
The Community Redevelopment Agency of the City of Palm Springs ("Agency') in conjunction
with the Agua Caliente Band of Cahuilla Indians ("Tribe") is seeking qualifications from
experienced urban development firms with master planning capability ("Developers") interested
in participating in a master developer process in the downtown and Section 14 area of Palm
Springs, California, as shown on the map in Attachment A ("Project Area"). The Agency's
objectives in the project are to redevelop its downtown area to be a catalyst for the
development of the property surrounding the nearby Palm Springs Convention Center into a
quality destination resort that would capitalize on the Palm Springs name; increase hotel mom
nights in the city, thereby increasing Transient Occupancy Tax (TOT) revenues; and, bring
additional marketing opportunities to the 250,000 s.f. Convention Center to help maximize its
usage. The City of Palm Springs adopted an Interim Downtown Urban Design Plan in July,
2005, which is the blueprint for the development of the downtown area.
The City and Agency have had a long-term relationship with the Tribe, which is both a
sovereign Indian tribe and a major property owner in Section 14, and which has had a long-
standing interest in the Project Area. Section 14, the square mile of land immediately east of
the downtown core, is the historic heart of the Tribe's reservation and the location of several of
its most significant economic assets, including the Spa Resort Hotel and Casino. The Tribe
and the City of Palm Springs also adopted the Section 14 Master Plan in 2003 and 2004, which
is the blueprint for the area.
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 1 November 13, 2006
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The Agency chose to use the RFQ process to increase the quality of proposals received and to
assist in selecting its development partner as quickly as possible in order to keep the potential
downtown and Section 14 projects within the current development cycle. It is also felt that the
RFQ process allows the Developer maximum flexibility in responding to this solicitation.
In looking at the Master Planning and development opportunity, the Developer should examine
the Interim Downtown Urban Design Plan as well as the Section 14 Master Plan to understand
the vision of the City, the Agency and the Tribe in drafting those plans. [Links to on-line
versions of both plans are found on the City's website: www.oalmsodnas-
ca.cov/departments/Dlannina]. The City and Agency desire to strengthen the retail core of the
downtown area and have worked on the development of several large mixed use projects as
gateway or anchor projects; the Tribe's Section 14 Master Plan has a strong emphasis on the
development of resort and retail/entertainment activities within its area. For the past several
years, the community has pursued an arts and entertainment strategy for the Project Area, with
many of the amenities described below as major community assets. The Master Plan should
anticipate that the development of the area should include a significant arts and entertainment
component.
1.1.1 Design for Development Master Plan
On July 5, 2006 the Agency approved undertaking a "Design for Development' for the
Project Area, approving the map boundaries and the use of the City of Palm Springs'
Interim Downtown Urban Design Plan and the Section 14 Master Plan (developed by
the Tribe and adopted as a Specific Plan by the City) as the design criteria. The first
steps were to define the boundaries of the study area and approve the criteria to
be used as the foundation for drafting the "Design for Development" Master Plan
document.
The Redevelopment Plans for Merged Redevelopment Project Areas 1 and 2
contain a provision (Section 617) authorizing the Community Redevelopment
Agency to establish more specific design and development criteria for selected
portions of the redevelopment project area. Section 617 provides as follows:
"Desian for Develooment
Within the limits, restrictions, and controls established in this Plan, and
subject to the provision of Sections 601 and 607 herein, the Agency is
authorized to establish land use, heights of buildings, land coverage,
setback requirements, design criteria, traffic circulation, traffic access,
and other development and design controls necessary for proper
development of both private and public areas within the Project Area."
The Design for Development Master Plan boundaries for portions of the
downtown core (in Merged Area #1), Section 14 (Merged Area #2) and
surrounding areas were adopted on July 5, 2006, (See map in Attachment A.)
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 2 November 13, 2006
Under the Redevelopment Plans, the area may cross project area boundaries; in
addition, the Master Plan Area includes some areas outside the Redevelopment
Project Areas. While the Agency does not have the authority of Section 617 for
areas outside a redevelopment project area (e.g., O'Donnell Golf Course), the
City has planning tools that are available (e.g., specific plan, zoning overlay, etc.)
which can be combined with the planning effort on the Design for Development.
Both the Agency and Tribe have approved the map, per the Memorandum of
Understanding entered into by the City, Agency, and Tribe in May, 2000
(Attachment B); the boundaries could be subject to further refinement.
The Agency will employ Design for Development guidelines outlining the uses,
intensities and other design and development criteria in the Master Plan area.
The Design for Development criteria will use the Section 14 Master Plan for
areas east of Indian Canyon Drive and the Interim Downtown Urban Design Plan
for the downtown area.
The Developer will work with City, Agency and Tribal staff to develop an economically
viable Master Plan for the Project Area that will provide for the coordinated
development in downtown and in Section 14. The elements of the plan will include:
• The location of proposed land uses, including attractions, hotels, retail,
offices, and residential projects;
• Types of tenants or brands that would be successful in the project area
based on the demographics of the area's full- and part-time residents as
well as tourists and conventioneers;
• An inventory of undeveloped and underdeveloped properties in the Project
Area by type of land use designation;
• A list of development opportunities for the Master Plan Developer,
1.1.2 Master Developer Opportunityr
The proposed Project Area is approximately 515 acres of developed and undeveloped
property in and near downtown Palm Springs. It is located in two Merged
Redevelopment Project Areas, Merged Area #1 and Merged Area #2, and is a mix of
land tenures: (1) fee simple land; (2) Tribal Trust land; (3) Indian "Allotted" but not
Leased land; and, (4) Indian "Allotted" and Leased land. Several parcels are owned by
the Community Redevelopment Agency and the City of Palm Springs and are currently
under development for convention center hotels.
Based on the development criteria developed in the Master Plan (such as type of
development product, tenant mix, etc.) the Master Developer would use the Inventory
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 3 November 13, 2006
of Undeveloped and Underdeveloped Properties in the Project Area, developed in the
Master Planning Process described above, to identify desirable projects for them to
undertake, either as a private development opportunity only or working with the Agency
or the Tribe. In each development opportunity the Developer is to identify the
anticipated role of the public agencies.
Additionally, several major elements of the Master Plan, such as the development of
the major mixed use projects in downtown, the convention center hotels, and significant
residential developments, are already underway. The Master Developer will define
new development opportunities, niche projects complementing current major projects,
and collaborative opportunities for redevelopment projects, independently or in
collaboration with the entitled or selected developers of the major projects to expand
the scope of their redevelopment activities. A successful Master Developer proposal
would contain one or more collaborations and/or partnerships with existing downtown
and Section 14 developers,
1.2 Proposed Project Area
The eastern portion of the 515 acre Project Area is dominated by resort and hospitality uses,
including the Spa Resort Casino, the Palm Springs Convention Center, and the proposed Agua
Caliente Cultural Museum. All three properties are described in further detail below. In
addition, there are several thousand condominium units already built or under development in
the area, which is known as Section 14 and is the historic heart of the Agua Caliente Indian
Reservation.
Adjacent to the Convention Center is a 410-room Wyndham Hotel (the conference hotel) as
well as parking lots to be developed with a 400-room Hard Rock Hotel and a 200-room Westin
Hotel. Located immediately to the west of the Convention Center are the Plaza Villas
condominiums and the 119,000 square foot Spa Resort Casino. Other significant hotel
properties in Section 14 include the Spa Resort Hotel (237 rooms), the Hilton Palm Springs
Resort (250 rooms), Hotel Zoso (165 rooms), as well as limited service hotels Courtyard by
Marriott and Extended Stay America. Other attractions in Section 14 include the proposed
Agua Caliente Cultural Museum and The Courtyard mixed use project. (which features the 9-
screen Regal Theaters).
The westem/central portion of the Project Area is comprised of the central business district of
the City and is heavily developed with retail uses, as well as some office, especially in the
southern end. Several large, mixed -use projects have been proposed and approved in the
downtown area, per the Interim Downtown Urban Design Plan, including multi -acre projects at
Alejo Road and Ramon Road. In addition, the redevelopment of the Desert Fashion Plaza in
the center of the downtown area represents a key project to the community.
Located at the center of the downtown core, the Desert Fashion Plaza is a 300,000 square foot
enclosed shopping center situated on 13 acres. It is currently about 75% vacant, with the
street -fronting spaces leased and all of the interior spaces in the mall vacant and sealed off
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 4 November 13, 2006
from the public. In October, 2005 a portion of the mall was demolished to make way for the
Pavilion Theatre, a 900-seat tented theatre structure, described below.
In addition to the retail and office uses, downtown also features a 190-room Hyatt Suites Hotel
and the 125-room Palm Mountain Resort as its largest hotel properties; recently a 51-room
boutique hotel was approved.
The far western edge of the Project Area is dominated by the O'Donnell Golf Course on the
north, the Palm Springs Art Museum in the center, and the Historic Tennis Club Neighborhood
to the south. The Tennis Club area is heavily developed with small, boutique hotels, including
the Viceroy and the Orbit In and residential uses.
1.3 Contract Terms
1.3.1 Master Planning
The Developer should propose undertaking the master planning of the Project Area.
The Master Plan document should contain:
An analysis of the community demographics, including the demographics of the
full-time residents, part-time residents, and tourists as it relates to the
commercial and retail potential of the downtown and Section 14 areas. The
City of Palm Springs undertook an extensive demographic analysis of the
community and specifically the 15-minute trade area with the Buxton Company
in September, 2004; the data from that study is available to the Developer.
An analysis of the community assets including the entertainment and cultural
attractions as they relate to downtown, as well as the potential development
constraints in the Project Area.
• An analysis of the list of "desired uses" for the Project Area produced by the
Agency and Tribe for their economic feasibility and location potential.
A conceptual map showing existing land uses in the Project Area, as well as
the site of potential Development Opportunities on undeveloped or
underdeveloped parcels, a narrative description of those potential Development
Opportunities, and a sample conceptual design for a selected number of
proposals.
1.3.2 Master Development
In order to be selected, the Developer must propose to provide Master Planning
services. This selection process will be largely driven by the qualifications and
experience of the Developer. For each proposed project, the Developer must present a
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 5 November 13, 2006
conceptual plan for how the project would be undertaken, including a schedule that
would incorporate property acquisition, the design process, the entitlement process, the
construction period, and absorbtion/stabilization. A separate conceptual plan must be
submitted for each Development Opportunity. In addition, the Developer should identify
the Agency s and/or the Tribe's potential role in each Development Opportunity.
1.4 Other amenities
Aside from the numerous attractions of downtown Palm Springs, with dozens of restaurants
and shopping opportunities, the community also features the Convention Center, the Spa
Resort Casino, the Palm Springs Air Museum, the Palm Springs Aerial Tramway (open year
round) and Knott's Soak City Water Park, which is open from March through November and
provides a major regional attraction through the summer months for Southern Californians.
The latter three attractions are in Palm Springs but not in the Project Area.
1.4.1 Palm Springs Convention Center
The City recently completed a $43.6 million expansion of its Convention Center
facilities. The convention center was completed and dedicated December 31, 1987
and originally contained approximately 110,000 square feet.
In 1992, the City completed a 47,000 square foot expansion to the convention center.
Currently, approximately 66,000 square feet is exhibit and convention space,
approximately 16,000 square feet is utilized for meeting and function Proms,
approximately 20,000 square feet is service and support space, approximately 7,500
square feet is used for food service and the remaining approximately 32,000 square
feet provides building circulation. In addition, there is approximately 20,000 square feet
of outdoor function area.
The City's objective in building the convention center was to support and enhance the
tourist and convention business, which is the City's most important industry. The hotel,
retail, entertainment and other businesses, which serve the needs of tourists and
convention center attendees, generate significant revenues to the City in the form of
transient occupancy taxes, sales taxes and property taxes. There are over 160 hotels
and 6,500 hotel rooms in the City of Palm Springs.
In 2001, the City commissioned a study to determine what opportunities existed to
compete more effectively for conventions and meetings. The study concluded that if
the City could expand certain aspects of the existing facility (primarily exhibit hall space
and meeting rooms), that the Convention Center could accommodate 73% of all
groups that bring their meetings to California, as opposed to the 43% of all groups that
the space was then able to accommodate. Based on this study the City determined
that an expansion of the convention center was feasible. In November 2001 and again
in November 2003, voters in Palm Springs approved ballot measures to increase the
City's transient occupancy tax rate for the purpose of generating funds to pay for the
expansion. The hotel owners supported these ballot measures.
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 6 November 13, 2006
The Convention Center Expansion was designed by Fentress Bradbum Architects, Ltd,
Denver, Colorado, and will add an additional 115,000 square feet of space to the
existing Convention center, for a total building area of 250,000 square feet. The City
estimates that the total cost to construct the Project will be $43 6 million. Primary
construction commenced in April 2004 and the City completed construction in
September 2005. The existing Convention Center and parking remained open during
construction. The space in the Convention Center before and after the expansion is
summarized as follows.
Exhibit/Convention Space
Meetinq/Function Rooms
Food Service
Support/Circulation
Total (excluding outdoor
function area)
Existinn
64,000 sf
16,000 sf
8,000 sf
69,000 sf
157,000 sf
After Expansion
100,000 sf
31,000 sf
_ 10,000 sf I
109,000 sf I
250,000 sf
The convention center is managed by SMG, a professional facilities management and
operating company. SMG specializes in the management of convention centers and
currently operates 98% of the publicly owned exhibition space in North America
operated by private companies.
The 48 convention and exhibition facilities currently managed by SMG include more
than 9 million square feet of space and range in size from 30,000 square foot exhibit
halls, with adjacent active sports arenas, to the 1,000,000 plus square feet of Reliant
Astrohall in Houston and The National Trade Center in Toronto.
Over 16 million people attended more than 4,500 convention and exhibition events at
SMG managed facilities in North America last year. These included consumer shows,
trade shows, conventions, corporate meetings, product launches and other special
events.
In 2002, the convention center was booked for 90 events with over 133,000 attendees.
In 2003, during the early period of construction, the Convention center was booked for
86 events with over 101,000 attendees. The largest bookings included:
• California Teachers of English (5,100)
• Palm Springs Exotic Car Auction (5,000)
• Valleywide Employment Expo (5,000)
• California Mathematics Council
• Aircraft Owners & Pilots Association (11,700)
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 7 November 13. 2006
Actual and tentative bookings though the end of the year for 2004 (during the
construction period) are estimated to total 81,000 attendees over 49 events. Largest
bookings include:
• Palm Springs Modem Show (3,000),
• Computer Using Educators (4,000)
• Palm Springs Home Show (5,000)
• JS Enterprise (5,000)
• Valleywide Employment Expo (5,000).
In 2003 and 2004, the Convention Center also hosted the Miss Teen USA Pageant,
part of the Miss Universe Organization (owned by Donald Trump and NBC Universal)
which reached a worldwide television audience of several million with its live broadcast.
In 2004, there were 38 events already booked for 2005 (with construction scheduled
through September of 2005) with estimated attendees of 55,975; 32 events in 2006
and 22 events in 2007. Many future bookings are a result of repeat visitors. However,
the City expects that bookings because of the completed expansion will increase
average annual attendees figures to exceed 186,000 as soon as 2007.
1.4.2 Spa Resort Casino
Owned and operated by the Aqua Caliente Band of Cahuilla Indians, the Spa Resort
Casino is the only Indian casino located in a downtown in the State of California and will
likely retain that competitive advantage under new limitations proposed by the State of
California and supported by the U.S. Department of the Interior, which will limit the
expansion of Indian gaming on non -Indian parcels located in urban areas. Few Indian
reservations in California encroach into urban areas, as is the case in Palm Springs.
(Or, conversely, few cities have developed on Indian reservations like in Palm Springs.)
Opened in November 2003, the casino boasts 119,000 square feet of gaming, support
and restaurant space. It was designed by the architectural firm of Wimberly Allison
Tong & Goo (WATG) of Newport Beach, California, and constructed by Penta
Construction. The casino features a Stage Deli and a Steakhouse Restaurant, among
other eateries, and is affiliated with the Spa Hotel Resort, a 237-room hotel located at
the comer of Indian Canyon Drive and Tahquitz Canyon Way.
1.4. 3 palm Springs Art Museum
Other amenities within walking distance of the casino include the Palm Springs Art
Museum, the most significant art museum between Los Angeles and Phoenix. The
Palm Springs Art Museum (formerly the Palm Springs Desert Museum) is at the base
of Mt. San Jacinto. Founded in 1938, the Palm Springs Art Museum is an educational
Institution that promotes a greater understanding of art and performing arts through
collections, exhibitions and programs. The Museum's permanent art collection features
19th, 20th, and 21st century works focusing on contemporary California art, classic
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 8 November 13, 2006
western American art, Native American art; Pre -Columbian art, Mexican art, and
European modem art; glass studio art, American mid -twentieth century architecture,
and American photography. In addition, the Museum's 400-seat Annenberg Theater
keeps an eclectic calendar from ballet to modem dance, opera to jazz, and comedy to
drama.
1.4.4 Agua Caliente Cultural Museum
The new Agua Caliente Cultural Museum will be located on Tahquitz Canyon Way. The
new museum, which has not yet been built, is being designed by the architectural firm
of Jones & Jones, one of the principal architects for the Smithsonian Institution's new
National Museum of the American Indian in Washington, D.G. The Museum will also
be a Smithsonian Affiliate, which will allow it to bring world -acclaimed exhibitions from
the vast Smithsonian Collection to Palm Springs. The groundbreaking ceremony for
the museum was held in March 2005.
1.4.5 Fabulous Palm Springs Follies
Located in the downtown district is the Fabulous Palm Springs Follies, which sells out
the 800-seat Plaza Theatre eight shows a week from early November to Memorial Day.
The Follies, which features Las Vegas -style showgirls in full costume (all over the age
of 55) in 1940's-style revue, has been featured on ABC's 20/20, The Today Shorn, The
New York Times, and other national and international publications since its founding 15
years ago. It was also the subject of an Oscan -nominated short film.
1.4.6 Pavilion Theatre
Also located in the downtown district is the Pavilion Theatre, a 900-seat live theatre
venue which features eight shows a week from early November to May. The featured
show is called Cirque Dreams, a Cirque de Soleil-style performance. The venue also
showcases concert performers, including a recent benefit concert for the Palm Springs
Art Museum featuring pop singer k.d. lang.
1.4.7 Palm Canyon Theatre
Located in an historic building at the north end of the downtown district is the Palm
Canyon Theatre, a 206-seat live theatre venue which remains the only Actors Equity
theater in the desert. The theater runs a full season from late September to May, and
has recently entered a partnership with the Palm Springs International Film Festival to
be a film festival venue during its run in January.
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 9 November 13, 2006
1.5 Entitlements
For the Master Development portion of the proposal, the necessary entitlements to develop the
project will include development permits and environmental documents. The Developer will be
responsible for processing all permit applications.
1.5.1 General Plan Designation
The eastern portion of the Project Area is described in the Section 14 Master Plan
"Master Vision Plan." It has land use designations including Resort/Attraction, a
designation created to facilitate the development of hotel projects;
Retail/Entertainment/Office; and High Density Residential, The Downtown Core area
is primarily Central Business District designation, while the Tennis Club area is primarily
Medium Density Residential, which allows both residential and hospitality uses.
1.5.2 Zoning Designation
The City of Palm Springs adopted the Section 14 Master Plan in April, 2004; the Master
Plan replaces the City s previous zoning designations in favor of new development
standards. In the City's other areas, including downtown and the Tennis Club, for
example, an R-3 designation allows for up to 43 hotel rooms per acre, given other site
development standards. The downtown core area is subject to the provisions of the
Interim Downtown Urban Design Plan.
1.5.3 Environmental Analysis
The Developer may need to commission the numerous special studies necessary to
analyze the environmental impacts of a spec proposed project, including but not
limited to a traffic study. However, the Tribe did adopt a Program EIS/EIR for the
Section 14 Master Plan, which analyzed the environmental impacts of the mammum
development potential of the area; it is possible that a hotel on the Project Site would
not require a separate EIR but could "tier' off the existing one. A final determination of
that would only occur after an Initial Study of an actual development project, though.
The Downtown Urban design guidelines were adopted by resolution by the City Council
on July 20, 2005- No specific action under CEQA was taken at that time, though it is
anticipated that the Guidelines will form the basis of the Urban Design Element of the
City's updated General Plan, expected to be adopted in early 2007.
2. Proposal Format/Contents
2.1 Response Format
2.1.1 Cover Letter
Include a cover letter indicating the nature of the developer team: joint venture,
corporate developer, Limited Liability Corporation, franchisee, etc. The letter
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 10 November 13, 2006
must include the company name, address, email, name, and telephone and fax
number(s) of the person(s) authorized to represent the development team.
2.1.2 Table of Contents
A Table of Contents for all the material contained in the response.
2.1.3 Development Team
Indicate past experience (including level of involvement) within the past five
years for this speck type of project. The project team could include principals
and employees of the development company; and, other LLC partners or
members, if identified.
2.1.3.1 Company Principals
Development company's or principals' project experience,
especially with urban infill projects
Specific individuals from the development company assigned
to this project; i.e. specific responsibilities and duties, etc.
Projects completed by the development company with name
and telephone number of contact
Availability of the team and the percentage of their current
workload that would be assigned to the project -
Significant urban infill development experience is desiraNe from
the project principals.
2.1.3.2 Other Development Team Members
Other development partners' (such as limited- or equity
partners or LLC members) experience, especially with urban
infill projects
• Specific individuals from the other partners assigned to this
project; i.e. specific responsibilities and duties, etc.
• Projects completed by the other partners with name and
telephone number of contact
• Availability of the team member and the percentage of their
current workload that would be assigned to the project.
2.1.3.2 Developer Collaborations and Partnerships
Identify collaborations with other local established development
partners, especially those with current active major urban infill
projects in Palm Springs
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 11 November 13, 2006
Specific individuals from the other partners assigned to this
project; i.e. specific responsibilities and duties, etc.
Projects in Palm Springs proposed by the other partners with
name and telephone number of contact
Nature of the collaboration and partnership.
2.2 Response Requirements
The total response package is not to exceed thirty (30) typewritten pages,
excluding maps, brochures, and other exhibits which may be included with the
package. The extra materials, provided they are not part of the submission
package, do not count against the page limit total. Four (4) original proposals are
required. Facsimile (fax) proposals will not be accepted.
The proposal shall include the name of the Developer submitting the proposal,
mailing address, telephone number, and the name of the individual to contact for
further information.
2.2.1 Due Date
All responses are due in the
Economic Development Offs
Postmarks will not be accepted.
office
22.2 Submissions
City of Palm Springs' Department of Community &
by 4:00 p.m. on Thursday, January 25, 2007.
All proposals are to be mailed or hand -delivered to:
Via U.S. Mail Hand Delivered or Packaae Service
John Raymond John Raymond
Director of Community & Director of Community &
Economic Development Economic Development
City of Palm Springs City of Palm Springs
P.O. Box 2743 3200 Tahqultz Canyon Way
Palm Springs, CA 92263-2743 Palm Springs, CA 92262
2.2.3 Submissions are Final
No corrections or modifications to the proposal may be made after the due date.
2.2.4 Confidentiality of Submissions
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 12
November 13, 2006
While the City shall endeavor to keep any confidential information private, it reserves
the right to release the name of all proposers, as well as a summary of their proposals,
to the media, the public, or any party that requests it.
2.3 Primary Agency Contacts
In order to streamline the flow of information to interested developers, the Agency has
designated Primary Department Contacts in each of the affected departments. Please use only
these contacts to receive additional information for your application.
If you have a question about.. ContacMle Telephone
This application process or other nearby John Raymond, 760-323-8228
land and development opportunities. Director of Community &
Economic Development
The Section 14 Master Plan,
development permits, environmental
approvals, or development standards
The Tribal Property, the Section 14
Master Plan, the Spa Casino, other
Tribal Questions
The Palm Springs Convention Center
3. RFQ Evaluation Process
Mr. Craig Ewing, Director of 760-323-8245
Planning Services
Tom Davis, Chief Planning 760-325-3400
Officer or Todd Hooks,
Economic Development
Director, Agua Caliente
Band of Cahuilla Indians
Jim Dunn, General 760-322-8400
Manager
Processing of the RFQ responses will be handled in the following manner.
3.1 Initial Evaluation
All responses will be evaluated to develop a list of interested Master Planners/Master
Developers. The Agency may choose a single proposer for further negotiation based on its
proposal, or to choose 2 to 3 proposers and have them refine their proposals with more
detailed conceptual proposals, site planning, or business terms.
3.2 Interviews
The Agency reserves the right to hold interviews or select a Preferred Developer without
interviews. The recommendation for selection will be made on the basis of qualifications, the
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master Developer RFQ 13 November 13, 2006
soundness of the Master Planning and Development Opportunities, the team's demonstrated
experience in the urban infill and response to the RFQ.
3.3 Agreements to Develop the Property
Upon conclusion of negotiations, the Agency anticipates that it will negotiate a series of
agreements with the Developer that will document the contractual terms of the deal. The first
agreement would be an Master Planning contract for a minimum of six months during which the
Developer would undertake the project through the entitlement process; then, a series of
Exclusive Agreements to Negotiate (for each Development Opportunity); followed by
Disposition and Development Agreements which would provide for the disposition of the parcel
to the Developer and create any Agency -imposed covenants on the land.
4. Developer Selection
Each proposal will be reviewed by an evaluation group to determine if it meets the proposal
requirements. Failure to meet the requirements for the Request for Proposals may be cause for
rejection of the proposal.
The evaluation group may ask for formal oral presentations by the selected Developers. The
City reserves the right to waive the requirement for formal presentations, and to make final
sections determined upon review of the work proposals only.
A final selection of the Developers will be determined following review of all work proposals
and/or formal oral presentations.
The selected Developers will work closely with City staff throughout the duration of the contract.
A development firm will be selected for final negotiation of a contract based upon the following
factors:
Project Understanding: Degree of understanding of urban infill development, municipal
government and development activities — (25%)-
Firm Qualifications/Consultant References: Past experience in municipal government -
sponsored projects and other infill projects in urban neighborhoods or downtowns (40%).
Project Managers/Staff Qualifications: Qualifications of the staff assigned to manage the
project — (20%).
Proposed Collaborations with Other Local Developers — (15%),
Community Redevelopment Agency of the City of Palm Springs
Downtown and Section 14 Master developer RFQ 14 November 13, 2006
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