To the members of the:
CITYCOUNCk
Oate~CA~CC ✓
CM~ACM~DCM (3) V
January 19, 2023 .
Council Memorandum
To:
From:
Honorable Mayor Blackburn and Members of the City Council Jeff Murphy, Community Developm~irector
Via: Geoff Patnoe, Acting City Manager COC-
{city of
Carlsbad
Memo ID# 2023006
Re: NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3) This memorandum provides an update to a previous Council Memorandum dated April 14, 2022, on North County Transit District's (NCTD) efforts to explore repurposing the two Coaster stations in Carlsbad.
Background
NCTD has been pursuing redevelopment of Carlsbad's two Coaster stations to increase revenue and develop housing and other uses at the two Coaster stations located within Carlsbad -The Poinsettia Coaster Station along Avenida Encinas north of Poinsettia Lane and the Carlsbad Village Coaster Station along State Street North of Grand Avenue.
The April 14, 2022, Council Memorandum (Attachment A) included the update that on April 8, 2022, NCTD released a Request for Proposals (RFP) that covered both Coaster stations.
The NCTD envisions mixed use redevelopment of the Coaster stations that would provide increased transit ridership, job creation, affordable housing and generate revenues for the NCTD through long-term ground leases.
Discussion
At the January 19, 2023, NCTD Board of Directors meeting agenda item 18 requests authorization to enter into Exclusive Negotiation Agreements with two development groups, one for each Coaster station, for continued negotiations to move forward with NCTDs process.
The Carlsbad Village Transit Center site consists of 11.3 acres and includes 435 parking spaces for NCTD's COASTER and BREEZE riders. NCTD staff is recommending West Village Partners who are currently proposing a mix of retail, hospitality, office space with affordable and market rate housing units. Specific guidance included in the proposal is replacement of existing 435 spaces for current and future NCTD riders, compliance with the existing Village and Barrio Master Plan, as well as providing parking for the proposed uses. The Village and Barrio Master Plan has a four story maximum height in this location with a 45-foot height limit, and a density of 35 units per acre.
Community Services Branch
Community Development Department
1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 t Council Memo - NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3} January 19, 2023
The Poinsettia Coaster Station site encompasses about 11.5 acres overall, which includes part of the railroad corridor south of the Coaster station. NCTD staff is recommending a proposal with Raintree Partners that would propose residential units and retain the existing 341 parking spaces for current and future NCTD riders, consistent with a 35-foot height limitation.
Next Steps
Redevelopment of the Coaster stations with a mix of uses will require city approval. There is not a proposed project or a set timeline for either project. Community Development staff will work with the developers selected to create a schedule and process for city review and consideration.
Currently, there are no timelines as to when plans may be submitted to the city by a developer for either or both sites. Any projects will require approval at public hearings. It is anticipated that the sites will then undergo a two- to three-year period of design and entitlement.
Attachment: A. Council Memorandum - dated April 14, 2022 (Due to the size of Attachment A, a hardcopy is on file in the Office of the City Council, as reference) cc: Scott Chadwick, City Manager
Cindie McMahon, City Attorney
Ron Kemp, Senior Assistant City Attorney
Mike Strong, Assistant Director of Community Development Eric Lardy, City Planner
To the members of the:
CITY COUNCIL
Date j,4:j 22,.CA �CC...::_
CM ✓ACM✓ DCM (3)�
April 14, 2022
Council Memorandum
To: Honorable Mayor Hall and Members of the City Council From:
Via:
Gary Barberio, Deputy City Manager, Community Services Branch Jeff Murphy, Community Development �ctor
Geoff Patnoe, Assistant City Manager �
{city of
Carlsbad
Memo ID #2022042
Re: NCTD's Carlsbad Village & Poinsettia Stations Redevelopment (Districts 1 & 3) This memorandum provides an update to a previous Council Memorandum dated Sept. 30, 2021, on North County Transit District's (NCTD) efforts to explore repurposing its two Coaster stations in Carlsbad.
Background
Since the last Council Memorandum (Attachment A), city and NCTD staff have continued to discuss redevelopment of Carlsbad's two Coaster stations - the Poinsettia Coaster Station along Avenida Encinas north of Poinsettia Lane and the Carlsbad Village Coaster Station along State Street north of Grand Avenue.
On Feb. 8, 2022, NCTD held a virtual workshop to preview the redevelopment opportunity at both Coaster stations. Staff provided input on the presentation, including economic and demographic data, and helped answer development questions. Staff also commented on a draft of NCTD's request for proposals (RFP), to be used to formally seek redevelopment proposals.
On Feb. 15, 2022, the City Council directed city staff to study both Coaster stations as potential housing sites on two different map alternatives. On the second map, the City Council authorized the study of increased density and number of housing units at each Coaster station. More information on City Council's action and the two maps is available at:
www.carlsbadca.gov/housingplan
Discussion
On April 8, 2022, NCTD released one RFP that covered both Coaster stations (Attachment B). The NCTD envisions mixed use redevelopment of the Coaster stations that would provide increased transit ridership, job creation, affordable housing and generate revenues for the NCTD through long-term ground leases. Assisting the NCTD with the RFP and the redevelopment process is real estate consultant CBRE.
The RFP identifies the Carlsbad Village Coaster Station site as extending from just north of Carlsbad Boulevard south to Oak Avenue, a 14.3 acre area. The Poinsettia Coaster Station site Community Services Branch
Community Development Department
1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-5088 t Attachment A
Council Memo - NTCD's Carlsbad Village and Poinsettia Stations Redevelopment (Districts 1 & 3) April 14, 2022
encompasses about 11.5 acres overall, which includes part of the railroad corridor south of the Coaster station. Not all site acreage identified is considered developable by the NCTD. Overall, redevelopment objectives incorporate values importantto the city, such as recognizing Carlsbad's character and heritage and promoting sustainable growth, connectivity, and quality design. Contributing to the city's housing needs, including affordable housing, is another objective.
The RFP includes conceptual, or sample, studies prepared by the NCTD of both sites that include parking structures, multiple buildings with maximum heights of 35 feet (Poinsettia site) or 45 feet (Carlsbad Village site), and retention of existing parking quantities for transit users. Besides transit uses, the studies contemplate housing units at both sites along with commercial uses at the Carlsbad Village Coaster Station.
Information on redevelopment of the two sites may be found on the NCTD's website, including a project overview video and a recording of the Feb. 8 Developers Wo�kshop. This information is available at: https://gonctd.com/real-estate-redevelopment/ Next Steps
Responses to the RFP from interested parties are due to the NCTD July 29, 2022. Other milestones this year include developer interviews in September and NCTD Board approval of exclusive negotiations with a developer in November. Redevelopment of the Coaster stations with a mix of uses will require city approval. Currently, there are no timelines as to when plans may be submitted to the city by a developer for either or both sites. Any projects will require approval at public hearings.
Attachments: A. Council Memorandum dated Sept. 30, 2021 B. RFP issued by the NCTD for Carlsbad Poinsettia and Village stations (Due to the size of Attachment B, a hardcopy is on file in the Office of the City Council, as reference)
cc: Scott Chadwick, City Manager
Celia Brewer, City Attorney
Ron Kemp, Assistant City Attorney
Matt Sanford, Economic Development Manager
Don Neu, City Planner
Eric Lardy, Principal Planner
Scott Donnell, Senior Planner
T9 the members of the:
CITY COUNCIL
Date �(3ol2l CA ✓ CC ✓
CM� ACM _LocM (3) ✓
Sept. 30, 2021
Council Memorandum
To: Honorable Mayor Hall and Members of the City Council From: Gary Barberio, Deputy City Manager, Community Services Jeff Murphy, Community Development Director
Via: Geoff Patnoe, Assistant City Manager @
Attachment A
· {cityof
Carlsbad.
Memo ID #2021183
Re: NCTD Repurposing of Carlsbad Village & Poinsettia Coaster Stations (Districts 1 & 3) This memorandum provides a status update on North County Transit District (NCTD) efforts to explore repurposing its two Coaster stations in Carlsbad, and an agenda item where the NCTD Board of Directors on Sept. 16, 2021, declared the two potential redevelopment sites as exempt surplus land.
Background
On March 16, 2021, the City Council received an informational presentation from the NCTD on redevelopment opportunities at the Carlsbad Village and Poinsettia Coaster stations. Under current zoning, the Carlsbad Village site could redevelop with a mix of uses, including housing.
The "Public" General Plan Land Use designation for the Poinsettia Coaster Station would require amendment by the city or applicant to permit a mix of uses. The zoning of the Poinsettia site is Residential Density- Multiple Qualified Development Overlay (RD-M-Q). Under any redevelopment plan, however, transit use would continue to be prioritized and increased ridership sought. A redevelopment objective of the NCTD also includes contributing to regional housing needs through facilitating the construction of market rate and affordable housing units, Because of their housing potential, both the Carlsbad Village and Poinsettia Coaster stations are two of the many potential sites the city has identified to help it meet state forecasted residential growth. Further, each is included on maps of potential housing sites recently released for public review. Additional information on the maps and public review is available at www.carlsbadca.gov/housingplan,
Discussion
On July 12, 2021, NCTD and city staff met to discuss p�tential redevelopment of the two sites, including the NCTD's parameters, objectives, and milestones as well as city input. The NCTD is currently preparing a highest and best use analysis for both sites and planning for developer outreach. As of the writing of this memorandum, the highest and best use analysis is not currently available.
Community Services Branch
Community Development Department
1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 t Council Memo - NCTD Repurposing of Carlsbad Village & Poinsettia Coaster Stations Sept. 30, 2021 -
On Sept. 16, 2021, the NCTD Board of Directors adopted a Resolution declaring the Carlsbad Village and Poinsettia Coaster stations, and specified redevelopment sites at Coaster and Sprinter station locations in other cities, as exempt surplus land in compliance with the Surplus Land Act (SLA) guidelines (April 2021). If the California Department of Housing and Community Development (HCD) affirms the exemption, the ~CTD may proceed with redevelopment without continued coordination with the HCD. Otherwise, the NCTD would need to comply with the SLA and its requirements to promote affordable housing development on unused or underutilized public land. The presentation to the NCTD Board of Directors on the Resolution is included as Attachment A.
NCTD and city staff met on Sept. 28, 2021, to discuss the Poinsettia Coaster station's existing land use designation and how it would need to be modified before any proposed development is approved. Amendments to provide an appropriate designation could occur as part of the city's effort to rezone properties to meet state forecasted residential growth ·or as part of a separately initiated effort by the NCTD.
At the Oct. 21, 2021, Board of Directors meeting, NCTD staff intends to provide an update on all redevelopment activities. In the near future, the NCTD anticipates holding a developer's workshop on the two Carlsbad Coaster station sites before the end of the year and, later, releasing a request for proposals to solicit development proposals for each site.
Next Steps
City staff will continue to monitor and coordinate with the NCTD on redevelopment activities to ensure that they align with city objectives. When appropriate, staff will recommend the NCTD provide an update to the City Council.
Attachment: A. Sept. 16, 2021, presentation to the NCTD Board of Directors cc: Scott Chadwick, City Manager
Celia Brewer, City Attorney
Ron Kemp, Assistant City Att~rney
Don Neu, City Planner
Eric Lardy, Principal Planner
Scott Donnell, Senior Planner
NORTH COUNTY
TRANSIT DISTRICT
Attachment A
Agenda
Item#
21 STAFF REPORT ADOPT RESOLUTION NO. 21-03 DECLARING SPECIFIED
REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND
Time Sensitive: □ Consent: □
' STAFF Adopt Resolution No. 21-03 declaring specified redevelopment sites at RECOMMENDATION: SPRINTER and COASTER station locations in Oceanside, Vista, San Marcos, Escondido, and Carlsbad as exempt surplus land, in compliance with Surplus Land Act guidelines.
BACKGROUND The 2019 Surplus Land Act requires public agencies to coordinate land INFORMATION: development activities with the California Department of Housing and Community Development (HCD). The Surplus Land Act requires public agencies to declare developable land as either surplus land or exempt surplus land at a public meeting, prior to issuing a Request for Proposal or Notice of Availability to interested parties. After a public declaration, the public agency provides written notice to HCD, who then either affirms or denies the declaration. If a public agency's developable land is deemed to be surplus land, it Is subject to specific rules and requirements specified in the April 2021 Surplus Land Act Guidelines.
If a public agency's developable land is deemed to be exempt surplus land, then developments may proceed without continued coordination with HCD.
Pursuant to the April 2021 Guidelines provided by HCD, land may be declared as Exempt Surplus Land on that condition that the property is "used by a district for agency's use". Per long-range planning provided by the San Diego Association of Governments (SANDAG), public agencies are encourag~d to provide residential and mixed-use developments to encourage transit ridership, reduce vehicle miles travelled, reduce greenhouse gases, and address critical housing shortages. NCTD Board Policy 33 ·- Joint Use and Development of Real Property, implements SANDAG's planning guidance by requiring real property development that encourages housing and mixed-use developments to improve transit rider experience, increase transit ridership, and reduce greenhouse gases.
Based on both SANDAG's long-range planning and NCTD's Board Policy, redevelopment of NCTD transit facilities satisfies HCD's criteria for exempt · surplus land due to redevelopments having a direct and measurable public benefit and impact to NCTD's core mission.
In June 2021, NCTD provided written correspondence to HCD to justify a determination that the Oceanside Transit Center (OTC) redevelopment should be considered as Exempt Surplus Land. The OTC project was advanced prior to the April guidelines promulgated by HCD. On July 2, 2021, HCD concurred with NCTD's declaration that the OTC is exempt surplus land and therefore not subject · to the Surplus Land Act's development guidelines. In their approval, HCD noted that "housing in dense, transit-rich areas supports the agency's mission", and commended NCTD's Board policy for requiring housing and improved transit amenities as a means of improving transit ridership.
To proceed with redevelopment opportunities of NCTD's assets while retaining operational control and public access related to NCTD's transit purpose; and . remaining in compliance with the Surplus Land Act, redevelopment opportunity sites must first be declared as exempt surplus land on the basis that September 16, 2021 Board Meeting Staff Report No.: SR-21-09-021 redevelopment directly support's NCTD's core mission by increasing transit ridership and reducing greenhouse gases through the development of residential and mixed-use developments. The following sites are recommended for redevelopment, and should be declared as Exempt Surplus Land:
• Carlsbad Village COASTER Station
2775 State St, Carlsbad, CA 92008
• Poinsettia COASTER Station
6511 Avenida Encinas, Carlsbad, CA 92009
• Coast Highway SPRINTER Station
13041/2 S. Tremont St., Oceanside CA 92054
• Crouch Street SPRINTER Station
609 Crouch St., Oceanside CA 92054
• Rancho Del Oro SPRINTER Station
3513 Oceanside Blvd., Oceanside CA 92056
• Melrose Street SPRINTER Station
1495-1/2 N. Melrose Dr., Oceanside CA 92056
• Vista Transit Center
240 N. Santa _Fe Rd., Vista, CA 92083
• Vista Civic Center SPRINTER Station
810 Phillips St., Vista, CA 92083
• San Marcos SPRINTER Station
1142 W. Armorlite Dr., San Marcos, CA 92069
• Escondido Transit Center
Escondido Transit Center, Escondido, CA 92025
Based on the foregoing, staff recommends that the NCTD Board of Directors declare the specified redevelopment sites at SPRINTER and COASTER station locations noted herein exempt surplus land in satisfaction of the Surplus Land Act guidelines.
ATTACHMENT: 21A- Draft Resolution No. 21-03
GOAUSTRATEGIC Enhance Customer Service, Improve Service Quality, and Increase Ridership DIRECTION: .
FISCAL IMPACT; This staff report has no fiscal impact.
COMMITTEE REVIEW: None
STAFF CONTACT: Tracey Foster, Chief Development Officer E-[11ail: [email protected] Phqne: 760-966-6674
September 16, 2021 Board Meeting Staff Report No.: SR-21-09-021 RESOLUTION NO. 21-03
RESOLUTION OF THE BOARD OF DIRECTORS OF THE
NORTH COUNTY TRANSIT DISTRICT DECLARING SPECIFIED
REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND
, '
WHEREAS, the North County Transit District ("NCTD") Board of Directors ("Board") has adopted Policies and goals for the development of NCTD transit stations; and WHEREAS, NCTD is the owner in fee simple of that certain real property described in Exhibit "A," attached hereto and made a part of hereof ("Property") including such NCTD transit facilities deemed suitable for redevelopment pursuant to those Policies and goals of the Board; and
WHEREAS, Assembly Bills 1486 and 1255 amended the Surplus Land Act ("SLA») to promote affordable housing development on unused or underutilized public land throughout the state to respond to the existing affordable housing crisis; and WHEREAS, the California Department of Housing and Community Development (HCD) adopted SLA Guidelines effective April 2021 (the "Guidelines") which provides for additional requirements regarding disposition of "Surplus Land"; and WHEREAS, the SLA _ and Guidelines requires public agencies to coordinate land development activities with HCD; and
WHEREAS, an agency that determines that property is exempt from the SLA shall support such a determination with written findings and shall provide a copy of the written determination to HCD at least thirty (30) days prior to disposition; and WHEREAS, the SLA provides for "Exempt Surplus Land" in Government Code section 54221; including real property that is used by a district for agency use; and NOW, THEREFORE, BE IT RESOLVED that the Board of Directors of the North County Transit District hereby declares the real property at NCTD transit facilities and property as defined in Exhibit A to this Resolution as Exempt Surp\us Land.
BE IT FURTHER RESOLVED that the Board makes the following findings in support of the declaration off Exempt Surplus Land above:
Section 1. Per long-range planning provided by the San Diego Association of Governments (SANDAG), public agencies are encouraged to provide residential and mixed-use developments to encourage transit ridership, reduce vehicle miles travelled, reduce greenhouse gases, and address critical housing shortages.
NCTD Board Policy 33 - Joint Use and Development of Real Property, implements SANDAG's planning guidance by requiring real property development that encourages housing and mixed-use developments to ir:nprove transit rider experience, increase transit ridership, and reduce greenhouse gases. Based on 810 Mission Avenue• Oceanside, (A 92054 • (760) 966-6500 both SANDAG's long-range planning and NCTD's Board Policy, redevelopment of NCTD transit facilities satisfies HCD's criteria for exempt surplus land due to redevelopments having a direct and measurable public benefit and impact to NCTD's core mission.
Section 2. In June 2021, NCTD provided written correspondence to HCD to justify a determination that the Oceanside Transit Center (OTC) redevelopment should be considered as Exempt Surplus Land. The OTC project was advanced prior to the April guidelines promulgated by HCD. On July 2, 2021, HCD concurred with NCTD's declaration that the OTC is exempt surplus land and therefore not subject to the Surplus Land Act's development guidelines. In their approval, HCD noted · that "housing in dense, transit-rich areas supports the agency's mission", and commended NCTD's Board policy for requiring housing and improved transit amenities as a means of improving transit ridership.
Section 3. In order to proceed with redevelopment opportunities of NCTD's assets while retaining operational control a·nd maintaining public access related to NCTD's transit purpose; and remaining in compliance with the Surplus Land Act, redevelopment opportunity sites must first be declared as exempt surplus land on the basis that redevelopment directly support's NCTD's core mission by increasing transit ridership and reducing greenhouse gases through the development of residential and mixed-use developments.
Section 4. Based on the foregoing, the NCTD Board of Directors hereby declares and finds that the redevelopment sites at SPRINTER and COASTER station locations noted herein in Exhibit A as exempt surplus land in satisfaction of the Surplus Land Act guidelines.
PASSED, APPROVED AND ADOPTED at the regular meeting of the Board of Directors of the North County Transit District this 21st day of October 2021.
BQARD CHAIR
North County Transit District
CERTIFICATION
I, Anthony Flores, duly appointed and qualified, Clerk of the Board of the North County Transit District, do hereby certify that the above is a true and correct copy of a resolution passed and approved by the Board of Directors of the North County Transit District adopted at a legally convened meeting of the Board of Directors of the North County Transit District held on the 21st day of October 2021. ·
CLERK OF THE BOARD
North County Transit District
NOlmt coumv 'mAMSlf l>!ST!IICT ■ 1111111111
WE MOVE PEOPLE
RESOLUTION NO. 21-03
RESOLUTION OF THE BOARD OF DIRECTORS OF THE
NORTH COUNTY TRANSIT DISTRICT DECLARING SPECIFIED
REDEVELOPMENT SITES AS EXEMPT SURPLUS LAND
. Exhibit A
The following sites are declared as Exempt Surplus Land:
• Car1sbad Village COASTER Station
2775 State St, Car1sbad, CA 92008
• Poinsettia COASTER Station
6511 Avenida Encinas, Carlsbad, CA 92009
• Coast Highway SPRINTER Station
1304 112 S. Tremont St., Oceanside CA 92054
• Crouch Street SPRINTER Station
609 Crouch St., Oceanside ·cA 92054
• Rancho Del Oro SPRINTER Station
3513 Oceanside Blvd., Oceanside CA 92056
• Melrose Street SPRINTER Station
1495-1/2 N. Melrose Dr., Oceanside CA 92056
• Vista Transit Center
240 N. Santa Fe Rd •• Vista, CA 92083
• Vista Civic Center SPRINTER Station
810 Phillips St., Vista, CA 92083
• San Marcos SPRINTER Station
1142 W. Annorlite Dr., San Marcos, CA 92069
• Escondido Transit Center
Escondido Transit Center, Escondido, CA 92025
TWO SITES AVAILABLE
fdr
TRANSIT ORIENTED RED
EVELOPMENT
CARLSBAD, CALIFORNIA
NORTH COUNTY
TRANSIT DISTRICT
0 ; + 11.47
I ' ACHES-· -� -
Atttachment B
+ 14.37
- ACRES
AFFILIATED BUSINESS DISCLOSURE
CBRE, Inc. operates within a gl obal :family. of•companies with many subsidiaries and related:entitles (each an "Affiliate") engaglng";Jn a broad range of commerclal real estate b�\�e�g!!!clu_dlng, but not limited to, brokerage services, property and facll)!es maiiagemerit;'rvaluation, Investment fund mana gement and dev elopment. At times different Afflllatz._��i)D£1�dlng CBRE Global Investors, Inc. or Trammell Crow Company, _may have or repre��I£!�nts who have competing Interests In the same transaction.
For example, Affiliates or their clients may have or express an Interest In the property, clescrlbed In this RFP (the "Prope rty"), and may be the successful bidder for the P.roperty. Your receipt of this Memorandum constitutes your acknowledgment of that possibility and your agreement that neither CBRE, Inc. nor any Affiliate has an obligation to disclose to you such Affiliates' interest or involvement In the sale or purchas���he P.roperty. In all Instances, however, CBRE, Inc. and Its Affiliates wlll act in the best interest of th_eir respective cllent(s), at arms' length, not in concert, or in a manner,.detrlmentalto any third party. CBRE, Inc. and Its Affillates will conduct their respective businesses In a manner.consistent with the law and all fiducia� duties owed to thei� respective cllent(s).
Dl�CL:AIMER_
irhls Re quest fo� Proposals (RFP) contains select information pertaining to the Property and the Owner, and does not purport•to be all-Inclusive or contain all,or !)art, of the information which prospective Investors may require to ev aluate a pur chase of the Property. The Information contained In this RFP has been obtained from sources bv�jeved to be reliable, but has not been verified for accuracy, completeness, or fitness .. fo�a_!:'Y particular purpose. All Information Is presented "as ls" without representatio.�, •;�°r,#arr�nty of any kind. Such Information includes estimates based on forward-looking - :assumptions relating to the general economy, market conditions, competition and other'. factors which are sub ject to uncertainty and may not re present the current or future performance of the Property. All r eferences to acreages, square footages, and othe r measurements are a pproximations. This RFP describes certain documents, including leases and other materials, In summary form. These summaries may not be complete nor accurate descriptions of the full agreements referenced. Additional Information and an opportunity to Inspect the Pro perty may be made available to qualified prospective purchasers. You are advised to Independently verify the a ccuracy and completeness of all summaries and Information contained herein, to consult with Independent legal and financial advisors, and carefully Investigate the economics of this transaction and Property's suitability for your needs. ANY RELIANCE ON THE CONTENT OF THIS RFP IS SOLELY AT YOUR OWN RISK.
The Owner expressly reserves the right, at Its sole discretion, to reject any or all expressions of interest or offers to purchase the Property, and/or to terminate discussions at any time with or without notice to you. All offers, counteroffers, and negotiations shall be no n-binding and neither CBRE, Inc. nor the Owner shall have any legal commitment or obligation except as set forth in a fully executed, definitive purchase and sale agreement delivered by the Owner.
© 2022 CBRE, INC. ALL RIGHTS RESERVED.
EXECUTIVE SUMMARY
& RFP GOALS
SUBMISSION
DETAILS
PROPERTY
OVERVIEWS
EVALUATION
CRITERIA &
SELECTION
PROCESS
DEVELOPMENT
OPPORTUNITY
CARLSBAD
MARKET
OVERVIEW
EXHIBITS
EXECUTIVE SUMMARY & RFP GOALS
CBRE, Inc., on behalf of the North County Transit District (NCTD or, "the District") is pleased to offer two separate parcels for mixed-used redevelopment at Carlsbad Poinsettia Station and Car lsbad Village Station. Offerors may propose on either or both sites at their discretion and in accordance with the requirements presented within this Request for Proposals (RFP). NCTD seeks creative development proposals that will provide for long-term revenue sources to the District, activate the sites, and provide for additional amenities to benefit the surrounding citizens and NCTD riders. · + 11.47
ACRES
- + 14.37
ACRES
ALI. IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY.
EXECUTIVE S UMMARY & RFP GOALS NCTO DE VELOPMENT OPPORTUNITIES 5 Additional information about the parcels, NCTD's desired and required elements, and proposal submission procedures are contained within this document. Below is a summary of the key dates associated with this RFP.
PROPOSAL MILESTONES DATE
RFP Released
Non-mandatory Pre-Proposal
Conference
Final date for Receipt of Questions
Responses to Submitted Questions
to be Published
April 8, 2022
April 19, 2022
May 9, 2022
May 20, 2022
OFFERS DUE JULY 29, 2022
EXECUTIVE S UMMARY & RFP GOALS
REVIEW MILESTONES DATE
(estimated and subject to change)
Developer Interviews
NCTD Board Approval of Exclusive
Negotiations
Negotiation of purchase and/or
development agreement
September 2022
November 2022
January 2023
NCTO DE VELOPMENT OPPORTUNITIES 6
CBRE, Inc. is pleased to present this exciting opportunity on behalf of NCTD and appreciates your interest and response .
Starting on the date the RFP is published, except for public hearings and scheduled presentations as notified by the CBRE representatives, Proposers shall not communicate with the District, including elected officials, staff, or their families. These restrictions sh al I continue unti I the contract is executed. Th is limitation includes the Proposer's representative(s), including lobbyists, agents, legal representatives, brokers, or investors. Any Proposer who violates the limits on comm unications described in this section shall be disqualified and will not be considered for this project.
All questions or requests for additional information must be submitted in writing by e-mail to CBRE representatives shown below.
The request must contain the solicitation title, Proposer's name, contact person name, address, and phone number. Addenda to the solicitation will be published and uploaded to the project website: www.NCTDCarlsbad.com
BRIAN HUTCHERSON
Project Manager
Western Regi onal Manager
CBRE P ublic Institutions &
Education Solutions
Lie. 02075144
4301 La Jolla Village Dr ive, Suite
3000
San Diego, CA 92122
T + 1 858 546 2639
C +1 858 405 6109
brian.hutcherson cbre.com
RFP CONTACTS
MICHAEL MCSHEA
Executive Vice President
CBRE Public Institutions &
Education Solutions
Lie. 02093585
4301 La Jolla Village Drive, Suite
3000
San Diego , CA 92122
C +l 202 669 2580
michael.mcshea cbre.com
DYLAN MARSCHALL
Deputy Project Manager
Senior Associate
CBRE Land Services
Lie. 02045289
4301 La Jolla Village Drive, Suite
3000
San Diego, CA 92122
T +1 858 404 7203
C +1 760 420 1632
d lan.marschall cb re.com
North County Transit District (NCTD) was established in 1975 and offers services that are a vital part of San Diego's regional transportation network. NCTD moves approximately 11 million passengers annually by providing public transportation for North San Diego County, including two stops in Carlsbad.
NCTD is governed by a Board of Directors, employs approximately 875 people, and serves a geographic area of approximately 1,020 square mi les with a population of 849,000 pe ople.
The family of transit services NCTD offers incl udes:
» COASTER commuter rail service
» SPRINTER light rail
» BREEZE bus system
» FLEX rural and on-demand service
» LIFT paratransit
EXECUTIVE S UMMARY & RFP GOALS
BREEZE buses
20,749 average weekday boardings
6.4 million annual boardings -�
152 buses cover 30 routes
SPRINTER hybrid rail
7,865 average weekday boardings
2.4 million annual boardings
12 DMU trains cover a 22-mile route east to west
COASTER trains
4,886 average weekday boardings f
1.4 million annual boardings
�az,
7 locomotives and 28 bi-level passenger
coaches cover 41-mile route north to south
FY2019 RIDERSHIP NUMBERS
NCTO DE VELOPMENT OPPORTUNITIES 8
i
The overal I goals for the Projects reflect the District's vision for securing mixed use development(s) that will accommodate and promote transit operations, increase activation of the surrounding area through thoug htfu I design, and provide a revenue source for the District.
Much of the site area on both properties is currently made up of surface parking. The District seeks redevelopment of mixed and complementary uses that will serve to draw new residents and visitors, contribute to the vibrancy of Carlsbad, and maintain current parking levels for NCTD riders.
Development solutions at either of the sites will address the following goals:
, Generate income for NCTD through redevelopment of sites with residential and complimentary commercial uses to offset or defray NCTD's operational costs •> Provide NCTD patrons new parking facilities with sufficient capacity to meet current and projected demand
, Improve the overall transit rider's experience by providing amenities that also compliment the City's long-term planning objectives
•> Contribute to regional housing needs through facilitating the construction of market rate and affordabl e housing units
, For Carlsbad Poinsettia Station, NCTD is seeking a creative solution to support a minimum of (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least (4) bus bays designed to accommodate a 40' transit bus (40' long and 10' wide) and (1) that can accommodate a 60' transit bus
EXECUTIVE S UMMARY & RFP GOALS
IN ADDITION, All NCTD
SPONSORED PROJECTS MUST
ADHERE TO THE FOLLOWING
PRINCIPLES:
+ Comp liance with NCTD Board
Policy No. 33 on Joint Use
and Development (available
at www.NCTDCarlsbad.com)
+ Transit Prioritization
+ Fiscal Responsibility
+ Community Integration
NCTO DE VELOPMENT OPPORTUNITIES 9
PROPERTY OVERVIEWS
The Carlsbad Poinsettia Station is a quarter m ile from the ocean with preserved ocean views, adjacency to
existing development, and access to 1-5. The site consists of three parcels: APN 214-150-11-00, which is primarily the station and track right -of-way, and APNs 214-150-08- 00 and 214-150-20-00, which total approximately 4.87
acres of developable land.
The site curren tly hosts 341 parking spaces which will need to be replaced/maintained in future development.
The site is zoned RD-M-Q and T-C. A maximum height of
35' is established in the RD-M-Q zone. Permitted height in the T -C Zone and allowed densities will need to be
established during project processing by the city. NCTD estimates 147 dwelling units could be built on the si te.
An existing conservation easement in between the tracks and the developable area will need to be preserved in
future development.
((6,308
annual weekday ridership (FY19)
s /.) ___ � b
D �//!,I"+
(8) commuter rail s servi
. �
l±ffi maximum dwelling units/acre (conceptual)
P R O P E R T Y O V E A V I E W S 11
~ TH!~ d gross, 4.87 developable
OEVELOPABLE ACRES
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AVENIDA ENCINAS,
CARLSBAD, CA 92009
ALI. IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY.
PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 12
PROPERTY OVERVIEW
The Carlsbad Village Station, known for its distinctive station architecture and location in quaint Carlsbad
Village, offers subs tantial acreage located just a quarter mile from the ocean. The site consists of four parcels:
APNs 155-200-12-00, 155-200-11-00, 203-054-28-00, and
203-296-12-00. Some of the site is bisected by rail lines while other portions are surface parking or empty lots.
Approximately 11.33 acres of the site are considered to be developable.
The site currently hosts 435 parking spaces which will
need to be replaced/maintained in future development.
The site is zoned VC in the Village Barrio MasterPlan with a 45 ft, 4 story maximum height, a density maximum
of 35 dw elling units per acre, and a maximum of 397
dwelling units allowed.
• llffi
gross, 11.33 acres deve lopable
209.519
annual weekday ridership (FY19)
35 maximum dwelling units/acre
PROPERTY OVERVIEWS
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PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 14 PROPERTY OVERVIEWS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 15 • •• ••• •• • ••• •• •
DEVELOPMENT OPPORTUNITY
NCTD is seeking development proposals for the featured properties at the Carlsbad Poinsettia and Carlsbad Village stations. Offerors may submit a proposal for either or both properties, but regardless of property, NCTD seeks proposals that:
)) Reflect the Carlsbad identity of economic and cultural diversity, coastal character, civic-minded tourism, artistry, and environmental consciousness
>> Promote environmentally and economically sustainable smart growth which includes, transit, pedestrian, bi cycle, and a multi generational-friendly infill development
» Enable corridor development by optimizing multi-modal connectivity, capitalizing on transportation/mobility options and rationalizing parking
» Maintain adequate regulatory flexibility to accommodate the community's emerging ne eds and safeguard the future prosperity of the reinvented station areas from economic market fluctuations
» Promote high-quality architectural design, sustainable development, synergistic land uses and enhancement of
environmental resources
» Promote a preservation ethic that encourages and
supports Carlsbad's historical heritage and resources to the extent possible
» Generate income for NCTD through redevelopment of sites with r esidential and complementary commercial uses to offset or defray NCTD's ongoing development costs
» Provide NCTD patrons new parking facilities with sufficient capacity to meet current and projected demand » Improve the overall transit rider's experience by providing amenities that also compliment the City's long-term p lanning objectives
» Contribute to regional housing needs through facilitating the construction of market rate and affordable housing units » For Carlsbad Poinsettia Station, NCTD is seeking a creative solution to support a minimum of (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least (4) bus bays designed to accommodate a 40' transit bus (40' long and 10' wide) and (1) that can accommodate a 60' transit bus
DEVELOPMENT DPPDATUNITY N C T D D E V E L D P M E N T D P P D A T U N I T I E S 17
DEVELOPMENT OPPORTUNITY
The development of each site should consider a mix of residential (apartments, affordable housing and townhouses) and retail uses, but could also include office or hospitality uses as the market can support. Outdoor dining, courtyards and decks, as well as open areas that complement the surrounding areas are encouraged.
Redevelopment should be guided by existing zoning. For the Carlsbad Poinsettia Station, amendments to land use plans will be necessary to permit non-transportation and non-public uses. Consideration should be given to the uses and scale of development located at the edges of the site(s), as well as to complement the historic downtown and surrounding neighborhoods.
The City of Car lsbad prides itself in having a certified Housing Element and provi ding its share of housing
for the region.
» The Village & Barrio Master Plan sets forth the
vision to honor the historic heart of the City and
regulate the variety of uses that are allowed in
those areas. It sets forth the densities, regulations,
design, and characteristics that the City will look
for when considering development within this
community.
The Master Pl an outlines important considerations
for development, such as walkable communities,
public art, pedestrian amenities, and sets the intensity and use allowed in this area .
DEVELOPMENT DPPDATUNITY
» The City also prepared a Parking Management
Plan, and conducts an annua l parking study for the
area.
> The City's General Plan sets the citywide land
uses and polici es to encourage integration of
developments outside of the Village and Barrio
Master Plan.
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 18 ±ll.47
ACRES
AVENIDA ENCINAS,
CARLSBAD, CA 92009
NCTD has prepared the b elow guide to facilitate developer review and response to the offering, though note that this list is not exhaustive and is not meant to supersede the requirements listed elsewhere in this RFP.
Required El ements (Must haves)
Long-term ground lease structure: 50-99-year ground lease with adequate provisions that will generate a long-term revenue stream to support NCTD's transit operations.
Proposal must contain concepts that improve the current rail platform operations including the existing passenger waiting areas and amen ities.
Compliance with NCTD Bo ard Policy No. 33 on Joint Use and Development.
Community Integration.
Minimum requirement for affordable housing per zoning code.
NCTD currently has two (2) bus bays that service current ridership levels. NCTD is seeking a creati ve solution to support a minimum of five (5) bus bays with direct connection to the COASTER platforms that will support future ridership requirements. This requirement includes at least four (4) bus bays des igned to accommodate a 40' transit bus (40' long and 10' wide) and one (1) that can accommodate a 60' transit bus. Circulation of bus traffic must be designed in a manner that will allow unobstructed or unimpeded movement between public transportation and pr ivate vehicular use. Alternative Design solutions can be considered.
Compliance with city standards and permitting requirements.
Desirable Features (Elevated design)
Mixed residential uses including apartments, townhouses, and affordable housing uses.
Open green spaces.
Sustainable, drought sensitive features.
Public art opportunities and othe r community-aware features.
Appropriately scaled development to complement existing neighboring uses.
Any development proposed on the site(s) should incorporate guidance from the Regional Mobility Hub Strategy developed by SANDAG.
Excess of minimum affordable housing requirement.
DEVELOPMENT DPPDATUNITY
Parking
NCTD requires replacement of existing parking spaces
dedicated to current transit customers. NCTD is open to shared-use concepts in the proposal and highly encourages creative ways to use parking in a more efficient and cost effective manner.
Parking Structure will have 341 spaces overall.
Using an average of 350 SF per space, this would be
approximately 119,350 GSF.
Minimal fai;:ade and fi nishes assumed.
Site work for parki ng structure includes utilities grading/site prep. No premiums removal and re-compaction or piles.
Site work also includes minimal site finishes at building perimeters.
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 19 ±14.37
ACRES
Required Elements (Must haves)
Long-term ground lease structure: 50-99-year ground lease with adequate provisions that will generate a long-term revenue stream to support NC TD's transit operations.
Proposal must contain concepts that improve the current rail platform operations including the existing pa ssenger waiting areas and amenities.
Compliance with NCTD Board Poli cy No. 33 on Joint Use and Dev elopment.
Community Integration.
Minimum requirement for affordable housing per zoning code.
Compliance with city standards and permitting requirements.
Desirable Features (Elevated design)
Mixed residential uses including apartments, townhouses, and affordable housing uses.
Open green spaces.
Sustainable, drought sensitive features.
Public art opportunities and other community-aware features.
Appropriately scaled development to complement existing neighboring uses.
Any development proposed on the site(s) should incorporate guidance from the Regional Mobility Hub Strategy d eveloped by S AN DAG.
Excess of minimum affordable housing requirement.
DEVELOPMENT DPPDATUNITY
Parking
STATE STREET,
CARLSBAD, CA 92009
NCTD requires replacement of existing parking spaces
dedicated to current transit customers. NCTD is open to shared-use concepts in the proposal and highly encourages creative ways to use parking in a more eff icient and cost effective manner.
Parking Structure will have 435 dedicated spaces overall.
Using an average of 350 SF per space, this would be
approximately 152,250 GS F.
Minimal facade and finishes assumed.
Site work for parking structure includes utilities grading/site prep. No premiums removal and re-compaction or piles.
Site work also includes minimal site finishes at b uilding perimeters.
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N C T D D E V E L D P M E N T D P P D A T U N I T I E S 20
DEVELOPMENT OPPORTUNITY
DEVELOPMENT DPPDATUNITY
Carlsbad Poinsettia Station consists of 4.87 acres of
developable land across three APNs.
The site currently hosts 341 parking spaces which
will need to be replaced/maintained in future
development. The site also contains a conservation
area as noted on the diagram which must be
preserved in future development. The site is bounded
to the North by Avenida Encinas and is adjacent to
existing multifamily and retail development to the
East and single family development to the South.
The primary developable area is currently used as
surface parking.
All images that depict boundaries lines are not to sca le and are approximate. All proposers are responsible for determining site dimensions and constructability.
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 21
DEVELOPMENT OPPORTUNITY
All images that depict boundaries lines are not to scale and are approximate. All proposers ar e responsible for determining site dimensions and co nstructability.
The team has prepared sample, illustrative massing
studies and site layouts to demonstrate what may be
possible on each site, although NCTD does not require
specific levels of development beyond the requirement
that current parking be maintained and includes 5 bus
bays, four (4) for a 40ft bus and one (1) for a 60ft bus that improves bus/rail connectivity.
These studies are for consideration only and are not
intended to be seen as prescriptive regarding NCTO's
desires for the properties. More plan details are available in the Virtual Deal Room on the project website at www.
N CTOCarlsbad.com.
SAMPLE STUDY: CARLSBAD POINSETTIA STATION
This sample development study creates several pedestrian connections across the site, provides an access road that allows for buses and other vehicular circulation, and enough development potential to create an attractive opportunity.
This study also preserves the conservation easement and creates an additional central park space which is both the main circulation space and the focal point of the development.
This sample study has the following assumptions:
» The conservation easement must be retained and protected )) Retain 100% of the current parking capacity for riders » Maximize the amount of dwelling units permitted by right )> Design a development following all of the zoning
requirements by right
» Assume no parking reductions or shared parking elements for all uses and riders
NCTD DEVELOPMENT DPPDATUNITIES 22
SAMPLE STUDY : CARLSBAD POINSETTIA STATION
Masterplan Massing Studies
DEVELOPMENT DPPD ATUNITY
This sample study masterplan prov ides a
central park and circulation space, which
creates an attractive and controlled urban
environment.
Both the northern and the southern portions of
the site have a two-level parking structure that
houses the majority of the reserved parking
for riders at the lower level, the upper level is
reserved for residential uses.
The southern portion has a large common
space over the parking structure, this creates
privacy and sound separation from the train
tracks.
In order to retain all of the current parking,
and create additional parking for the new uses,
multi-level parking structures are needed.
NCTD DEV ELOPMENT DPPDATUNITIES 23
SAMPLE STUDY : CARLSBAD POINSETTIA STATION
The required bus bays s hould be an
integral part of the design concept
and should achieve optimum bus/ rail
connectivity. It 1s not the desire of
NCTD to have the bus bays b ifurcated
from their connection to the COASTER
platform.
SAMPLE CAPACITY CALCULATION
Proposed Dwelling Units (DU)
Proposed DU area range (low)
Proposed DU area range (high)
Proposed Residential Area Net
Proposed Commercial Area Net
Assumed Common Building Area
Proposed Open Space Area
Proposed Building Footprint Area
Resulting Maximum Lot Coverage
DEVELOPMENT DPPD ATUNITY
147 du
600 sqft
1,000 sqft
106,836.00 sqft
0.00 sqft
26,709 sqft
104,200 sqft
129,677sqft
61.08%
Proposed Parking Area
Proposed Tallest Building
Shared Parking Assumption
Parking Bonus Assumption
Calculated Required Parking
Proposed Parking Spaces
Available Parking for Riders
213,164.00 sqft
35 ft
0%
0%
276 spaces
667 spaces
391spaces
NCTD DEVELOP MENT DPPDATUNITIES 24
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DEVELOPMENT OPPORTUNITY
All images that depict boundaries lines are not to sca le and are approximate. All proposers are responsible for determining site dimensions and constructability.
Carlsbad Vi I I age Station consists of 11.33 acres of
developable land across four APNs.
The site currently hosts 435 parking spaces w hich
will need to be replaced/maintained in future
development.
The site is bisected by Carlsbad Blvd and contains
significant track right of way.
The majority of the developable area is currently
vacant and surface parking.
NCTD DEVELOPMENT DPPDATUNITIES 25
The team has prepared sample, illustrative massing studies and site layouts to demonstrate what may be possible on each site, although NCTD does not require specific levels of development beyond the requirement that current parking be maintained.
These studies are for consideration only and are not
intended to be seen as prescriptive regarding NCTD's
desires for the properties. More plan details are available in the Virtual Deal Room on the project website at www.
NCTDCarlsbad.com.
SAMPLE STUDY: CARLSBAD VILLAGE STATION
The sample masterplan provides a group of development
parcels north of the existing train station, all development areas south of the station have almost no available area for development after the track right-of-way is allocated. The best use for these areas will be surface parking. The existing train station can remain, and usable frontage area is limited to some sections of the new road .
To retain all of the current parking, in addition to all required parking for the new uses, multi-level parking
structures are needed, and some parking reduction for
transit oriented developement must be implemented with
city concurrence. There is capacity using shared parking concepts to achieve 100% retention during peak times.
The buildings closer to the proposed train station have the largest amount of parking (3 levels), and is where most of the reserved parking for riders exist.
This option achieves the minimum dwelling units required (28 du/acre). Development is mostly a group of mixed use buildings over structured parking.
All images that depict boundaries lines ar e not to scale and are approximate.
All proposers are responsible for determining site dimensions and co nstructability.
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 26 SAMPLE STUDY : CARLSBAD VIL LAGE STATION
SAMPLE CAPACI TY CALCULATION
Proposed Dwe lling Units (DU)
Proposed DU area range (low)
Proposed DU area range (high)
318
600 sqft
650 sqft
Proposed Parking Area
Proposed Talle st Building
Shared Parking Assumption
Proposed Residential Area Net 199,639.20 sqft Parking Bonus Assumption Proposed Commercial Area Net 40,872.80 sqft Calculated Required Parking Assumed Common Building Area 60,128 sqft
Proposed Open Space Area 149,572 sqft
Proposed Building Footprint Area 186,366 sqft
Resulting Maximum Lot Coverage 37.75%
Proposed Parking Spaces
Available Parking for Riders
266,272 sqft
45 ft
0%
7%
507 spaces
954 spaces
447 spaces
D E V E L D P M E N T D P P D A T U N I T Y N C T D D E V E L D P M E N T D P P D A T U N I T I E S 27
FUTURE PROPOSED TR ENCHING PLAN
Development at Carlsbad Village Station could potentially be impacted by a proposed plan to lower the railroad tracks through downtown Carlsbad into a covered trench, approximately 30 feet below street level. This pro ject is in the preliminary planning phase and while there are no immediate plans to construct the trench, it is a part of the general plan. Funding for this potential project has not been secured and a timeline for final design and construction has not yet been set. Click here for more information about this proposed project.
ALL IMAGES THAT DEPICT BOUNDARIES LINES ARE NOT TO SCALE AND ARE APPROXIMATE. ALL PROPOSERS ARE RESPONSIBLE FOR DETERMINING SITE DIMENSIONS AND CONSTRUCTABILITY.
DEVELOPMENT DPPD ATUNITY NCTD DEV ELOPMENT DPPDATUNITIES 28 San Diego
FOR �RD
SIINDAG
Any development proposed on the site(s)
should incorporate guidance from the Regional
Mobility Hub Strategy developed by SANDAG.
The strategy demonstrates how transportation
services, amenities, and supporting
technologies can work together to make it
easier for communities to access transit and
other shared mobility choices. Mobility hub
services and amenities can be implemented
to enhance connections to/from transit
and popular community and employment
destinations.
The Mobility Hub Features Catalog describes
the kinds of services, amenities, and
technologies that make up a mobility hub
like enhanced transit waiting areas featuring
WiFi and real-time travel information; safe
walkways and bikeways; secure bike parking;
mobile retail services; dedicated bus lanes and
smart intersection improvements; shared cars,
scooters, and bikes; smart parking technology;
and more.
Please visit https://sdforward .com/mobility
planning/reg ionalMobilityHub and
https ://www.sdforward.com/fwd doc/
mobi pd fs/mobi I ityh u bcatalog-featu res. pd f to
learn more
DEVELOPMENT DPPDATUNITY
Regional Mobility Strategy
The Mobility Hub Features Catalog is organized by the five categories of services and amenities listed below
I TRANSIT
1 AMENITIES
� ENHANCED TRANSIT
� WAITING AREAS
� PASSENGER
� LOADING ZONES
� REAL-TIME TRAVEL
'W INFORMATION
4 I MOTORIZED SERVICES
& AMENITIES
® DEDICATED
TRANSIT LANES
00 RIDEABLES
Q ELECTRIC BIKE &
� SCOOTERSHARE
s CARSHARE
(V\ ON-DEMAND
� RIDESHARE
21 PEDESTIUAN
AMENITIES
.t WALKWAYS
ti- CROSSINGS
@MICROTRANSIT
Q NEIGHBORHOOD
� ELECTRIC VEHICLE {NEV)
� ELECTRIC VEHICLE
� CHARGING
@SMART PARKING
@ FLEXIBLE
CURB SPACE
3 1 BIKE
AMENITIES
® BIKEWAYS
@ BIKE PARKING
@BIKESHARE
5 I SUPPORT SERVICES
&AMEMTIES
@WAYFINDING
@ PACKAGE DELIVERY
Q MOBILE RETAIL
� SERVICES
® UNIVERSAL
TRANSPORTATION
ACCOUNT
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 29 0 PROPOSAL REQUIREMENTS
PROPOSAL MILESTONES DATE
RFP Rele ased
Non-mandatory Pre-Proposal
Conference
Final date for Receipt of Questions
Responses to Submitted Questions
to be Published
April 8, 2022
April 19, 2022
May 9, 2022
May 20, 2022
OFFERS DUE JULY 29, 2022
REVIEW MILESTONES DATE
(estimated and sub ject to change)
Developer Interviews
NCTD Board Approval of Exclusive
Negotiations
Negotiation of purchase and/or
development agreement
September 2022
November 2022
January 2023
There will be a non-mandatory pre-proposal conference tentatively scheduled on April 19, 2022 from 1:00 p.m. to 2:00 p.m. (PST) held virtually. A link to attend the pre-proposal conference will be made available to those potential proposers that complete the registration documents associated with this RFP. NCTD will not be conducting site visits but highly encourage all proposers to walk and see the sites first hand.
Proposals are due on July 29, 2022 by 4:00 p.m. (PST) at CBRE's San D iego Office located at: 4301 La Jolla Village Dr, Suite 3000 San Diego, CA 92122 Attn: Brian Hutcherson and Michael Mcshea.
CBRE will not accept any proposals after this stated deadline or at any other location other than the one outlined above.
Proposals must be submitted in a sealed package labeled "Proposal for NCTD Carlsbad Transit Center Redevelopment." SUBMISSION DETAI LS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 31 The Proposer must meet all of the District's
delineated project components outlined in this
section, and will be solely responsible for all
entitlements, permits, and adherence to the
City of Carlsbad's development process.
However, once the Proposer(s) has been
selected, the District will reasonably and
appropriately support the successful
Proposer(s) with documentation required for
land use plans/zoning changes, hearings, land
development permits, and grant or financing
applications, at the District's discretion and
pursuant to availability and at no cost to the
District.
Please use the outline on the following pages
as a basis for your response to this RFP.
Submittal of a proposa l is acknowledgment
that Proposer has taken steps reasonably
necessary to ascertain the nature and location
of the Project, and that it has investigated
and satisfied itself as to the general and local
conditions which can affect the Project or its
cost.
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N C T D D E V E L D P M E N T D P P D A T U N I T I E S 32 tp,.°Fosaf °'riu;
Proposers must submit one (1) original proposal format in hard copy, unbound to facilitate copying by NCTD if needed, one (1) electronic copy submitted on a USB fla sh drive with all required attachments, plus ten (10) additional hard copies of bound proposals.
Proposer should also submit illustrative drawings not to exceed 11 x 17 sca le, which shall be inserted within the original and each of the ten (10) required proposal copies. Prospective Proposers must utilize the following outline presented below to prepare their proposals, adding tabs and sub-tabs as needed to all bound copie s. The single unbound copy shall be submitted without tabs to facilitate possible duplicating needs. Proposers must follow the exact se quential order outlined below for their narrative.
Proposers to the RFP will be required to propose a mixed-use development at either or both the Carlsbad Village or Carlsbad Poinsettia stations as described herein that meet the requirements de lineated within the RFP and below.
Proposers can propose for either or both of the sites within one submission, as long as each project is described clearly, specifically, and fulfills the requirements below. Please provide the following information in the order outlined below:
1. DEVELOPMENT CONCEPTS THAT INCORPORATE NCTD'S REQUIREMENTS:
Provide a narrative overview of your conceptual ideas of the proposed existing facility and amenities at the Site. Proposers shall describe how their concept addresses the District's goals and detailed requirements as set forth in Section 3 of this RFP.
Please describe in detail the buildings and associated parking areas, common areas, and amenities. Project components must include:
A. SITE PLAN:
Site plan showing building
footprints and major site
elements and amenities at 1"
=40' sca le. Include diagrams
showing main pedestrian access
for each building and main
parking entrances for each
parking structure
SUBMISSION DETAILS
B. CONCEPT:
Concept: 3-D renderings depicting
overviews of the structures and
Property, including perspectives
from North, South, East and
West angles. Rend erings should
also include the architectural
elements and features as well as
outdoor areas, retail spaces and
other complimentary commercial
uses.
C. DELIVERY:
Please provide a summary timeline of
construction and delivery of all phases
of the Project.
N C T O O E V E L O P M E N T O P P O A T U N I T I E S 33 . .
2. DEVELOPER TEAM:
A. OVERVIEW: Please provide an overview of the proposing company.
B. OWNERSHIP: Proposer resumes including ownership & key principals, financial condition, and any in-house capabilities for design, engineering, construction and management.
C. TEAM/ORGANIZATION: Proposed project team as well as
primary outside consultants. The Proposer must provide an organizational chart and detailed information about the Proposer, related entities, and members of its team who will manage and operate the proposed project. The organizational chart shall graphically depict the Proposer's relationship with any parent organization(s) and/or affiliate organizations or entities.
D. EXPERIENCE OF TEAM: The Proposer and/or its consultant(s) shall, at minimum, demonstrate professional expertise in the following disciplines: Architect, Landscape Architect, Engineering, General Contracting & Construction Management. Project
experience should include details on similar projects completed within the past five (5) years by the project team as detailed below in item 3. Experience and References, with an emphasis on Transit Oriented Developments.
SUBMISSION DETAILS
E. CURRENT WORKLOAD: Current and projected
workload within the timeframe of this project,
specifically addressing the workload of your p roject
team.
F. FINANCIAL CAPABILITY: Proposer shall provide
evidence of financial capability so that a determination can be made that the Proposer can undertake the
Project.
» i. Proposers shall provide evidence of balance sheet
capability. The District must see evidence that the
ownership entity (including any LLC or the like) has a direct financial link to this balance sheet.
>> ii. Proposers shall demonstrate sufficient liquidity to incur up to $1,000,000 of due diligence expenses upon selection, negotiation, and execution of the Exclusive Negotiation Agreement ("ENA").
» iii. Proposers shall warrant that there is no active or pending litigation or other legal proceedings that would impede its ability to perform.
N C T O O E V E L O P M E N T O P P O A T U N I T I E S 34
3. EXPERIENCE AND REFERENCES
Provide a description of the most recent mixed-use development projects completed within the last five (5) years by the Proposer that are similar in scope and consistent with this RFP. For each project reference submitted, please include the following information:
» a. Referenced project name, location and photographs
» b. Description of key project features
» c. Referenced project size (acreage, number of parking spaces, square I
feet, levels, etc.)
)) d. Current status of referenced project
J> e. Cost of referenced projects including any public agency subsidy >) f. Experience in managing referenced proje.c:t with significant stakeholder outreach and community input
» g. Experience in obtaining env ironmental and entitlement clearances in a coastal environment
» h. Experience in ownership and management of completed development pr,,ojects
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» i. Additional information provided for sub-consultants for similar projects will also be evaluated
>) j. For each project or relevant experience, provide a name, phon-e number, and email address of a contact person with the ai:,propriate regulatory agency familiar with your project
SUBMISSION DETAILS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 35 . .
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4. PROJECT FINANCING
For the proposed project, please provide a price proposal for the following transaction structure:
>J Proposers should include a development proforma for the District for each site under consideration including land basis and cost, all hard and soft costs, developer fees, construction management fees, residual fees, capital placement fees, lender or financing fees, cost of capital, etc., in a transparent manner. In addition to the development proforma, proposers will be required to submit a summary page of the primary terms and conditions of the transaction. This form will be provided in the Virtual Deal Real. The project cost projections shall be complete in that no cost elements are excluded, realistic in that quantities and prices used in de veloping the estimate reflect actual market level or best estimates of future price levels, and credible in that the estimating methodology used is consistent with applicable industry standards and practices. For the purposes of this requirement, "project costs" shall mean all costs associated with the building, site work, parking, garages, roads, uti lities such as water, sewer and electric, and soft costs.
5. ACCEPTANCE OF COMMISSION AGREEMENT
Each proposer must return a signed copy of the Commission Agreement provided in the Virtual Deal Room at www.
NCTDCarlsbad.com as a condition of submitting a proposal. Proposals that do not include a signed copy of the Commission Agreement will be considered non-responsive and not subject to further review or consideration by the District.
SUBMISSION DETAILS N C T O O E V E L O P M E N T O P P O A T U N I T I E S 36 D
EVALUATION
CRITERIA &
SELECTION
P R O C E S S
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EVALUATION CRITERIA & SELECTION PROCESS
Proposals will be evaluated by the Source Selection Committee. The Source Selection Committee will evaluate a ll proposals based on how the development meets the goals and requirements detailed in this RFP, as set forth in their relative order of importance below:
» Technical Approach to Achieving the Requirements of NCTD » Qualifications and Experience of the Development Team » Project Financing
» Oral Presentation
CATEGORIES - CARLSBAD VILLAGE STATION & CARLSBAD POINSETTIA STATION MAX SCORE ACHIEVING NCTD'S REQUIREMENTS 56
Long term ground lease structure 15
Parking design and concepts 10
Improvement to existing passenger wai ting areas and amenities 7 Mixed-use development that compliments the City of Carlsbad 10 Percentage of affordable housing component (on site preferred) 7 Creative site design and transit improvements that reflect integration 7 of bus/rail connectivity
DUALIFICATIONS AND EXPERIENCE Of DEVELOPMENT TEAM 27
Experience developing mixed-use and/or transit-oriented projects of 15 comparative size and complexity
Financial strength of development team 12
PROJECT FINANCING 17
Defined source and percentage of debt and equity 5
Financial feasibility and cash flow analysis 7
Post-completion management plan 5
ORAL PRESENTATION IF REQUIRED ADDITIONAL (5+) POINTS 5
TOTAL 105
Unless the District specifically authorizes a change or changes, or CBRE requests supplemental information, Proposers may not make any additions or modifications to the proposal responses, nor the Project or Development Team, after the solicitation submission deadline. NCTD reserves the right to waive any minor irregularities in any proposals, or to reject any or all proposals and to solicit new or supplemental proposals.
E V A L U A T I O N C R I T E R I A & S E L E C T I O N P R O C E S S N C T O O E V E L O P M E N T O P P O R T U N I T I E S 38 a. The District reserves the right to accept any proposals deemed to be in the best interest of the District based on the evaluation criteria set forth in this RFP.
b. Furthermore, until such time that the District enters Into a bi nding agreement, the successful Proposer shall not have any rights to this award.
c. Based upon the criteri a provided in this RFP, the District will evaluate proposals in accordance with the requirements of the RFP. Each proposal will be reviewed to determine if the proposal Is res ponsive to the submission requirements outlined in the RFP.
d. The District reserves the right to request from Prop osers written clarifications, non-material revisions to proposals (if deemed necessa ry by the Dis trict), as well as any supplemental Information, such as additional references, deemed necessary for proper evaluation of proposals.
e. The District may elect to shor tlist Proposers and sen d supplemental infor mation to this select group for Inclusion or refinement of responses.
f. As a part of the selection process, the District may choose to conduct an oral presentation with one or more of the Proposers. In the event the District conducts oral presentations, Proposers will be Invited to participate and afforded the same time, and will be asked the same questions, if relevant, so as not to place one firm at an advantage. 1///IIIIII,
EVALUATION CRITERIA & SELE CTION PROCESS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 39
EVALUATION CRITERIA & SELECT ION PROCESS
g. The District reserves the right to request Best and
Final Offers (BAFOs) from mu ltiple Proposers should
that be deemed appropriate and necessary at the sole
discretion of the Distr ict.
h. The Source Sel ection Committee will make its final
recommendation to the District Board to enter into
negotiations with the selected Proposer offering the
best value to the Distr ict, based upon the evaluati on criteria as defined in the RFP, and pursuant to
applicable laws and regulations. No other factors or
criteria shall be used In the evaluation.
i. The District Board may (1) approve the
recommendation 2) reject all pr oposals, and/or instruct the District CEO to reissue a solicitation, or (3) reject all proposals and instruct the District to enter into
competitive negotiations with firms possessing the
ability to perform such services and obtain information from said individuals or firms relating to experience,
qualifications and the p roposed cost or fee for said
services, and make a recommendat ion to the District
Board. The decision of the District Board shall be final.
N C T O O E V E L O P M E N T O P P O R T U N I T I E S 40
NEGOTIATIONS
» a. The District shall negotiate with the highest ranked Proposer based on the evaluation criteria set forth in the RFP, reserving the right to move on to another Proposer if terms cannot be agreed upon. A Proposer that responds to this solicitation must affirm that it will accept entering into an Exclusive Negotiation Agreement without protest or recourse from such decision.
» b. Negotiations will take into consideration terms most beneficial to the District (from a monetary and technical standpoint) until an agreement acceptable to the District is agreed upon.
» c. The District reserves the right to cease a ll contract negotiation activities at any time and reject all proposals if such action is determined by the District to be in its best interest. The District further reserves the right to waive minor irregularities or technicalities in Proposals. No Proposer shall have any rights against the District arising from such negotiations or terminations or cessation thereof.
CBRE COMMISSION AGREEMENT
EXCLUSIVE NEGOTIATION AGREEMENT
The top ranked Proposer will be required to provide the following information.
» a. Demonstrate that the legal entity has sufficient balance sheet capable to execute the project, including but not limited to financial statements.
)> b. Disclose any agreements or issues that impact title, entitlements, zoning, or ability to deliver the project, including but not limited to opinion letters, option agreements or other agreements.
)> c. Provide a red-line review of the District's proposed transaction documents. A sample ENA is included in the
Exhibits.
» d. Provide refined financial proposals
Upon execution of a binding Exclusive Negotiation
Agreement, Proposers may incur material costs for
professional services such as legal, cons ultants, and/or design that will not be reimbursed by the Distr ict.
The developer will pay CBRE a success fee pursuant to the terms and conditions of the Commission Agreement.
Acceptance of the success fee arrangement is a necessary consideration to establish that Developer has submitted a fully responsive proposal. Each proposer must return a signed copy of the Commission Agreement provided in the Virtual Deal Room at www.NCTDCarlsbad.com as a condition of submitting a valid proposal. Proposals that do not include a signed copy of the Commission Agreement will be considered non-responsive and not subject to further review or consideration by the District.
EVALUATION CRITERIA & SELE CTION PROCESS N C T O O E V E L O P M E N T O P P O R T U N I T I E S 41
A COASTAL CITY AT THE CUTTING EDGE OF INNOVATION
Carlsbad's beautiful beaches and connected community inspire groundbreaking global gamechangers across div erse industries.
In our city, "work-life balance" isn't just a catchphrase, it's the cultural norm.
Carlsbad is a top-five employment cluster in San Diego County.
Key industries include:
1 © �□ 0
Life Sciences Clean Tech Sports Innovation & Design Tech $133,567 average $119,546 average $103,695 average $140,939 average annual salary annual salary annual salary annual salary CARLSBAD MARKET OVERVIEW N C T D D E V E L D P M E N T D P P D R T U N I T I E S 43 •
tua
7 ..
EM�lOYMENTi GROWTH OVER iTHE
PAST 10 :V:EARS
CARLSBAD MARKET OVERVIEW
HEALTHIEST CITY IN AMERICA
6,300
BRICK AND MORTAR BUSINESSES
85,000+
EMPLOYEES WORK IN CARLSBAD
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CARLSBAD COMPANIES RAISED
MORE THAN
IN FUNDING IN 2021
BUSINESSES
CARLSBAD COMPANIES MADE THEIR
STOCK MARKET DEBUTS IN 2021
NCTD DEVELOPME NT DPPDRTUNITIES 44
MULTIFAMILY LAND SALES - LAST 3 YEARS, NORTH SAN DIEGO COUNTY COASTAL Address CIIY, Zip (a!:!!1 - (a!:!:1 - Size (SF) -Net Units Price Price /Unit Price/SF Total ��ltlce/ Sale Date Zone d DensllY Gross Net
2535 Midway San Diego 11.56 11.56 503,554 699 Drive 92110 735 Santa Fe Encinitas 1.17 1.17 50,965 9 Drive 92024
1016 Costa Oceanside 1.67 1.67 72,745 52 Pacifica Way 92054 2924 Highland Carlsbad 1.26 1.26 54,886 5 Drive 92008
141 Quail Drive Encinitas 1.05 1.05 45,738 4 92024
SE Sage Encinitas Canyon Drive 92023 5.23 3.5 152,460 86 & El Camino
Encinitas Encinitas 4.93 4.93 214,751 147 Blvd. 92024
Minimum $1,250,000
Maximum $88,859,000
Average $17,251,286
CARLSBAD MARKET OVERVIEW
$88,859,000
$2,000,000
$6,200,000
$2,950,000
$1,250,000
$8,500,000
$11,000,000
$74,829.93
$590,000.00
$220,677.60
$127,123 $176.46 $177,972 12/18/2019 60 units/
acre
$222,222 $39.24 $200,000 12/13/2019 8 un its/
acre
$119,230 $85.23 $119,230 In escrow 31 units/
acre
$590,000 $53.75 $354,000 11/24/2020 4 u nits/
acre
$312,500 $27.33 $187,500 For Sale 4 units/
acre
3-30$98,837 $37.31 $190,517 10/11/2019 units/acre
$74,829 $51.22 $97,278 10/22/2020 30-40
units/acre
$27.33 $97,278.91
$176.46 $354,000.00
$69.86 $189,499.88
N C T D D E V E L D P M E N T D P P D R T U N I T I E S 45 COMMERCIAL LAN□ SALES - LAST 4 YEARS, NORTH SAN DIEGO COUNTY COASTAL Size
Address Cltv, ZID (acres) - Size (SFl Price Price/SF Sale Date Zoning Zoning Ty pe Gross
570-580 Laguna Drive Carlsbad 0.76 33,106 $5,000,000 92008 328 S Coast Hwy Oceanside 0.231 10,062 $1,300,000 92054 777-793 2nd Street Encinitas 0.234 10,193 $2,950,000 92024 2646 State Street Carlsbad 0.25 10,890 $2,500,000 92008 Roosevelt Street Carlsbad 0,47 20,473 $3,000,000 92008
725 Grand Avenue Carlsbad 0.326 14,201 $3,400,000 92008 Maximum $5,000,000
Minimum $1,300,000
Average $3,025,000
CARLSBAD MARKET OVERVIEW
$151.03
$129.19
$289.41
$229.57
$146.53
$239.43
$289.41
$129.19
$197.53
1/22/2020 VR Village Review
10/2/2019 C-2 Commercial
4/4/2019 D-CM-2 Commercial
Mixed
8/15/2018 VR Village Review
4/2/2018 VB Village Barrio
9/5/2017 VR-6 Village Review
$97,278.91
$354,000.00
$189,499.88
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 46
EXHIBITS
EXHIBITS
Board Policy No . 33 Joint Use and
Development of R eal Property
Title Reports
Sample Excl usive Negotiation Agreement
CBRE Commission Agreement (must be signed
and ret urned with proposals as a condition of
the proposal's review by the District)
The exhibits listed above can be downl oaded from the
project website a t:
www.NCT DCarls bad .com
N C T D D E V E L D P M E N T D P P D A T U N I T I E S 48
BRIAN HUTCHERSON
Project Manager
Western Regional Manager
CBRE Public Institutions &
Education Solutions
Lie. 02075144
4301 La Jolla Village Drive, Suite
3000
San Diego, CA 92122
T + 1 858 546 2639
C +1 858 40 5 6109
brian.hutcherson cbre.com
NORTH COUNTY
TRANSIT DISTRICT
+ 14.37
ACRES__
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MICHAEL MCSHEA
Executive Vice Pre sident
CBRE Public Institutions &
Education Solutions
Lie. 02093585
4301 La Jolla Village Drive, Suite
3000
San Diego, CA 92122
C +1202669 2580
mlchael.mcshea cbre.com
DYLAN MARSCHALL
Deputy Project Manager
Senior Associate
CBRE Land Services
Lie. 02045289
4301 La Jolla Village Drive, Suite
3000
San Diego, CA 92122
T + 1 858 404 7203
C +1 7604201632
d lan.marschall cbre.com