City of Cotati
Request for Qualifications
Affordable Housing Development
For 120 E. Cotati Avenue
Location: 120 E. Cotati Avenue, Cotati, CA 94931
Released: February 20, 2024
Due: 5:00 pm PT on March 26, 2024
1 City of Cotati 120 E. Cotati Ave RFQ 2
CITY CONTACT
Noah Housh, Director
Community Development
City of Cotati
201 W. Sierra Ave
Cotati CA, 95931
[email protected]
707-665-3635
PROJECT WEBSITE
https://www.cotaticity.org/Bids.aspx
RFQ SCHEDULE AND SUBMISSION INSTRUCTIONS
The following Request for Qualifications (RFQ) timeline is provided for the Respondent’s scheduling information but is subject to change at the City’s discretion.
Activity Date
Request for Developer Qualifications Released February 20, 2024 RFQ Questions and Requests for Clarifications Due March 5, 2024 5:00PM Pacific Time
City Response to RFQ Questions/Clarifications March 11, 2024 RFQ Submittal Deadline March 26, 2024
5:00PM Pacific Time
Parties responding to this RFQ (“Respondent(s)” or “Respondent Team(s)”) must submit their response via email to [email protected]. The City must receive responses to this RFQ through a Statement of Qualifications (SOQ) no later than the deadline listed above.
It is the Respondent's sole responsibility to ensure that the SOQ is received by the City before the deadline listed above. All emails sent by a Respondent will be time-stamped based on the time of receipt of such email.
SOQs must incorporate the Program Principals and Objectives listed below into the responding submittals. The page limit for the SOQ without exhibits is 15 pages; there is no page limit for exhibits.
All questions and/or requests for clarification should be sent to the City contact’s email City of Cotati 120 E. Cotati Ave RFQ 3
address. The City will respond to questions and/or requests for clarification by emailing one attachment containing all questions and requests for clarification received by the deadline, along with an answer for each, via bcc to the email address(es) which submitted the questions and/or requests for clarification by the applicable deadline on March 11, 2024. This summary of questions and responses will also be appended to the City’s RFQ website on the same date.
DISCLAIMER
The City obtained the information contained in this RFQ from sources deemed reliable; however, the City makes no guarantees, warranties, or representations, nor expresses or implies any opinion concerning the accuracy or completeness of the information provided. It is furnished solely as an aid to interested parties. Interested parties are responsible for undertaking all necessary investigations on and off the City property to determine the suitability of the property for interested party’s intended use.
INTRODUCTION
The City is pleased to issue this RFQ for respondents capable of developing affordable housing on the City-owned property located at 120 E. Cotati Avenue in this RFQ, that will be consistent with and help fulfill state, regional, and local housing and development goals. 120 E. Cotati Avenue is a prime downtown development site in the heart of Cotati, consisting of three parcels with multiple public street frontages (APN 144-274-002, -014 & -015), collectively consisting of approximately 0.86 acres. Development of the site has been identified as a critical element of the community vision laid out in the Downtown Specific Plan, and the City’s certified 6th Cycle Housing Element. In 2021, the City entitled the site with a three story mixed use project consisting of 27 residential units and 10,400 square feet of commercial space. Separately, Section 3.5 of the 2023 City’s Housing Element identified the site’s realistic capacity as 56 affordable housing units, split across the Low-Income and Moderate-Income categories. As such, when the site came available, the City made the decision to utilize affordable housing funds to purchase the properties.
This RFQ is a City effort to address housing affordability throughout Cotati through the construction of the entitled project referenced in Exhibit B, or an alternative conceptual project to be proposed by the respondents that seeks to implement the project principals and objectives identified below.
The City expects to evaluate the responding SOQs and then, provided that a) one or more SOQs are sufficient, and b) the City wishes to move forward with development of the site, the City intends to enter into an Exclusive Negotiating Agreement (ENA) and/or Lease Option Agreement (LOA) with the Respondent whose qualifications and development proposal the City deems best suited to the Principles and Objectives described in this RFQ. Successful completion of negotiations will lead to the execution of a development and disposition agreement or similar regulatory agreement to allow the development and use of the site for affordable housing.
More details on the location and description of the City-owned property included in this RFQ is in Exhibit A.
PROGRAM PRINCIPLES AND OBJECTIVES
City of Cotati 120 E. Cotati Ave RFQ 4
The lack of affordable housing across California is a matter of vital statewide importance and the City is working to expand housing opportunities through a combination of innovation and cooperation between the public and private sectors. While housing affordability is paramount, the City recognizes that this program presents an opportunity to leverage development for multi-benefit outcomes.
To help meet the affordable housing needs of the City of Cotati, and in alignment with other priorities identified in the City’s 6th Cycle Housing Element and Downtown Specific Plan, the City is seeking SOQs from Respondents who can demonstrate the capacity, creativity and commitment to support the Principles and Objectives listed below through development of the City owned property. Should the site move forward to the ENA phase, these Principles and Objectives will be critical to successfully moving to a development agreement with the City. 1) Affordability: Maximize depth and breadth of affordability to best meet the City’s affordable housing goals, while maintaining financial feasibility. City Council input needed on the goals of the future development. Maximize affordability? Unit Count? Implement approved project design?
2) Financing Security and Innovation: Implement financing models which ensure project viability, finance-ability, and ultimate development of the site within a reasonable timeframe. The City is open to low-cost ground leases or purchase options as a vehicle to support development of the property. Further, the City is supportive of exploring creative financing mechanisms as discussed in the Program 1-7 of the City of Cotati certified Housing Element.
3) Accessibility: Provide accessible housing by meeting or exceeding the requirements of the California Building Code and local requirements regarding universal design principles.
4) Sustainability and Resiliency: Incorporate local emphasis on sustainable construction, energy consumption and ecological resilience, including Electric Vehicle Charging, decarbonized energy use, and programs to leverage transportation options and La Plaza Park improvements.
5) Construction Innovation and Cost Efficiency: Explore the extent to which innovative construction technology and/or other cost-saving measures can be incorporated at this location resulting in reduced total project costs, reduced construction duration, and/or improved building performance while maintaining quality of construction.
City of Cotati 120 E. Cotati Ave RFQ 5
6) Inclusion of Commercial Square Footage into the Project Design: Although the primary use of the site should be residential, the City finds that maintaining some commercial elements, especially along the La Plaza Street frontage, as critical to the future success of the project and the City’s downtown. As such, it is expected that Respondents seek to maintain the mixed-use designation through the incorporation of commercial uses and features in the future project, such as a community or library space.
7) Outreach, Partnership, and Collaboration: Integrate local stakeholder, government and community input through a meaningful public participation process and conversation so that the proposed development addresses local concerns.
8) Equity: Incorporate meaningful measures into the project that will achieve measurable equity outcomes that provides housing to all. Examples include but are not limited to construction-related programs, commercial tenant programming, and/or ownership partners.
9) Respondent Capacity: Demonstrate the Respondent’s financial capacity and development experience necessary to successfully implement the envisioned plans, and to overcome possible setbacks in the development process. 10)Quality Architecture and Contextual Design: Deliver a project that meets generally accepted principles of the City’s Downtown Specific Plan architectural design expectations, and that takes nearby services, transportation, amenities, and planned improvements into consideration.
City of Cotati 120 E. Cotati Ave RFQ 6
THE IDEAL RESPONSE TO THIS RFQ
The City seeks responses that:
• Are clear, concise, and to-the-point. Respondents are requested to avoid inclusion of extraneous marketing materials, overly detailed specifications, and other materials that increase the size of the submittal without providing meaningful additional information about Respondent's vision and implementation of the project objectives.
• Articulate a clear understanding of the City’s Program Principles and Objectives as listed above and demonstrate capacity for achieving them. • Demonstrate the Respondent’s capabilities and prior experience in delivering quality development projects on-time and within budget.
EVALUATION CRITERIA AND SUBMISSION REQUIREMENTS
An evaluation panel will identify the most qualified responses to this RFQ.
The City will invite selected Respondent Teams to a panel interview based on an evaluation of the following required elements.
1) Respondent Team Introduction
a) Provide an introduction to the Respondent Team that clearly identifies: the Team’s form of organization (LLC, partnership, etc.) and business headquarters, all equity partners or participants, and any involvement in the control over the Developer entity by such parties and any non-equity members. The complete Respondent team should be established as an integrated group prior to submitting the SOQ. b) If there is more than one proposed developer entity, identify the nature of the affiliation between the proposed developer entities, including roles and responsibilities and summary points on any agreements between the parties in pursuing the Project.
c) Identify the Respondent team principals and those authorized to execute and bind the team to an agreement. Include the name and/or title of the person who will be authorized to execute the ENA, LOA, ground lease, and/or regulatory agreement between the Respondent and the City. Include a brief biography for each principal member of the Respondent Team.
2) Demonstration of Experience
a) Evaluation Criteria: The overall track record of the Respondent Team (including the development company and its proposed project manager and any proposed contractors and partners) in planning, financing, developing, managing, and maintaining applicable development projects, including experience developing City of Cotati 120 E. Cotati Ave RFQ 7
affordable housing in California.
b) Submission Requirements:
i) Describe the most recent and/or relevant development projects undertaken by Respondent Team, with information that includes the project name, project location, year completed, project value at completion, financing methodology and other relevant information such as whether any project was developed pursuant to a ground lease, purchase, etc. If Respondent is a group of developers, the history and qualifications of each should be provided. Highlight developer qualifications for the Low-Income Housing Tax Credit program or other state or federal funding programs and experience in the locality or region in which the site(s) is located.
ii) Provide three project references that the City can contact. The project references should be for projects that are similar to the project envisioned in the SOQ. Project references should be able to confirm the Respondent’s claims of past success in the entitlement and discretionary approval process, participation in public-private joint development partnerships, financing of affordable housing projects, community engagement, use of innovative design or modular construction, and/or continued management of developments. iii) Provide a portfolio of similar projects that are now complete and stabilized, including projects with similar financing requirements that were completed within the past three years, to illustrate Respondent’s ability to obtain equity and debt financing (including “soft debt”) for the Project.
3) Capacity for achieving Program Principles and Objectives a) Describe your intended plan for incorporating the Program Principles and Objectives into the project site.
4) Demonstration of Financial Capacity
a) Evaluation Criteria: The financial capacity of Respondent Team to complete and manage the Project, including demonstrated abilities in financial innovation, adaptability, and command of emerging opportunities.
b) Submission Requirements:
i) Provide a statement describing the Respondent’s experience and track record in securing funding for affordable projects.
ii) Describe the conceptual approach to obtaining financing for the Project. 5) Conceptual Plan
a) Evaluation Criteria: The conceptual development plan description and the ability of that plan to meet the Program Principles and Objectives as described in this RFQ. b) Submission Requirements:
i) Provide a conceptual description of the uses and site programing you envision, including any characteristics you envision such as unique design features, sustainable materials, innovative housing types, onsite or offsite improvements, City of Cotati 120 E. Cotati Ave RFQ 8
etc.
6) Additional Requirements and Representations
a) Evaluation Criteria: NA
b) Submission Requirements:
i) In their SOQs, Respondents must include an exhibit which identifies all of the following, as applicable, if any of them occurred within five years of the submission of the SOQ: defaults, any judgments, court orders, pending litigation, contractual disputes, violation notices, or other matters reflecting a violation of applicable regulations related to the operations or projects undertaken by the Developer entity or any of its individual members or affiliates exercising direct or indirect control over the development entity, including all key persons on the Respondent team.
ii) Respondents must certify the completeness of the information provided in their SOQ. The omission of information that the City deems material (determined in its sole discretion) will result in the SOQ being deemed non-responsive. iii) Provide detail for any assessed and/or outstanding CDLAC and/or CTCAC Negative Points and/or outstanding HCD compliance issues.
Surplus Land Act Requirements
City staff has engaged with the State Department of Housing and Community Development (HCD) regarding how the Surplus Land Act requirements affect the disposition and development of the project site. The results of this engagement are that the property is exempt from the requirements of the Surplus Land Act, given that the anticipated project will be exempt in accordance with Government Code Sections 54221(f)(1)(A) and 54221(f)(1)(F).
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EO N-06-19 RFQ No. 1-21
EXHIBIT LIST
EXHIBIT 1. 120 E. Cotati Avenue Property Details
EXHIBIT 2. La Plaza View Project Entitlement Documents
EXHIBIT 3. Phase 1 Environmental Report
EXHIBIT 1. – 120 E. Cotati
Avenue Property Details
120 E. Cotati Avenue consists of three parcels with multiple public street frontages (APN 144-274-002, -014 & -015), totaling approximately 0.86 acres.
The site is located within the La Plaza District of the City’s Downtown Specific Plan.
Downtown Specific Plan
https://www.cotaticity.org/221/Downtown-Specific-Plan
Certified 6th Cycle Housing Element
https://www.cotaticity.org/DocumentCenter/View/1444/Certified-Housing-Element Cotati Municipal Code
https://www.codepublishing.com/CA/Cotati/#!/Cotati17/Cotati17.html EXHIBIT 2. – La Plaza View Project Entitlement
Documents
COAs
Project Plan Set
EXHIBIT 3 – Phase 1 Environmental Report