HomeMy WebLinkAboutRDA Packet 2000/05/16
Notice is hereby given that the Chair of the Redevelopment Agency has called and will convene a
special joint meeting of the Redevelopment Agency/City Council. The meeting will be concurrent
with the Board of Port Commissioners, San Diego Unified Port District meeting, Tuesday, May 16,
2000 at 1 :00 p.m., at the San Diego Unified Port District, 3165 Pacific Highway, San Diego,
California to consider, deliberate and act upon the following:
~~n, Chair
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CllY OF
CHULA VISTA
TUUDAY, MAy 16, 2000 SAN DIEGO UNIPIID PORT DISTRICT
1 :00 P.M. 3165 PACIFIC HIOHWAY, SAN DIEGO, CA
SPECIAL JOINT MEETING OF THE REDEVELOPMENT AGENCY /
CITY COUNCIL OF THE CITY OF CHULA VISTA
MEETING CONCURRENTLY WITH THE BOARD OF PORT COMMISSIONERS
SAN DIEGO UNIFIED PORT DISTRICT
CALL TO ORDER
ROLL CALL
Agency/Council Members Davis, Moot, Padilla, Salas, and Chair/Mayor Horton
ORAL COMMUNICATIONS
This is an opportunity for the general public to address the Redevelopment Agency or City Council on
any subject matter within either's ¡urisdiction that is not an item on this agenda. (State law, however.
generally prohibits the Redevelopment Agency/City Council from taking action on any issues not
ine/uded on the posted agenda.) If you wish to address the Agency/City Council on such a subject,
please complete the "Request to Speak Under Oral Communications Form" prior to the commencement
of the meeting and submit it to the Secretary to the Redevelopment Agency or City Clerk prior to the
meeting. Those who wish to speak, please give your name and address for record purposes and follow
up action.
ACTION ITEMS
The items listed in this section of the agenda are expected to elicit substantial discussions and
deliberations by the Agency/Council, staff, or members of the general public. The items will be
considered individually by the Agency/Council and staff recommendations may in certain cases be
presented in the altemative. Those who wish to speak, please fill aut a Request to Speak form prior to
the commencement of the meeting and submit it to the District Clerk.
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AGENDA -2- MAY 16, 2000
1. CONSIDERATION OF QUALIFICATIONS OF RESPONDANTS TO THE SAN DIEGO UNIFIED
PORT DISTRICT RFQ FOR THE DEVELOPMENT OF CHULA VISTA BAYSIDE COMMERCIAL
PROPERTIES-The Port of San Diego issued a RFQ for Development of the Chula Vista Commercial
Site. The Port received two responses, one from Lennar Partners and one from Koll Development
Company. Port staff and City staff have analyzed the responses and interviewed both candidates. City
staff, in concurrence with Port staff, believes that both respondents are well qualified, financially
capable and reputable firms.. [Community Development Director]
STAFF RECOMMENDATION: That the Redevelopment Agency/City Council deliberate on the
qualifications of the respondents to the Port District RFQ and present their individual views and
recommendations to the Port Commission.
ADJOURNMENT
The meeting will adjourn to a joint Redevelopment Agency/City Council meeting on May 16, 2000 at 6:00
p.m., immediately following the City Council meeting, in the City Council Chambers.
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OlY OF
CHULA VISTA MAY I 2
MEMORANDUM --
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May 11, 2000
To: The Honorable Mayor ~ City Council
From: David D. Rowlands, J~., ity Manager
Subject: Joint Port Commission/Council Meeting re BFG RFQ's
Under separate cover, you will be receiving a staff report evaluating the proposals from
Lennar Partners & Koll Development Company for the Chula Vista Bayside Commercial
Site. The purpose of this memorandum is to outline the procedures that will be followed
at the joint workshop.
1. Port staff and City staff will each present a 5 minute summary of the respective
conclusions.
2. The proponents will have half an hour each to present their qualifications for the
project.
3. The Port Commissioners and Council members can interchangeably ask
questions of each of the applications.
4. There will be no vote taken by the Council on the applicants' proposals - the
same procedures and format that were used in the earlier "RITA" discussions on
Senator Steve Peace's proposal will be followed at this hearing. What this
means is that each Council member, after hearing all testimony, can express his
or her personal opinion on which applicant is favored and why. The individual
Council member's comments will be taken under advisement by the Port
Commission.
DDRmab
cc: Glen Googins
George Krempl
Sid Morris
Chris Salomone
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JOINT CITY COUNCIL/REDEVELOPMENT AGENCY
AGENDA STATEMENT
ITEM NO.: I
MEETING DATE: 05/16/00
ITEM TITLE: CONSIDERATION OF QUALIFICATIONS OF RESPONDENTS TO THE
SAN DIEGO UNIFIED PORT DISTRICT RFQ FOR THE DEVELOPMENT
OF CHULA VISTA BAYSIDE COMMERCIAL PROPERTIES
SUBMITTED BY: COMMUNITY DEVELOPMENT DIRECTOR ~ C:;,
REVIEWED BY: EXECUTIVE DIRECTOR ú>t~ ai""
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4/5THS VOTE: YES D NO 0
BACKGROUND
On March 21, 2000, the Port of San Diego issued a Request for Qualifications (RFQ) for
Development of the Chula Vista Commercial Site (see Attachment 1). The Port received two
responses from Lennar Partners and Koll Development Company. The Koll response also
includes both T uchscher Development Enterprises (TDE) and the Marine Group (Art Engel) as
principals. Port staff and City staff have analyzed the responses, and interviewed both
candidates. City staff, in concurrence with Port staff, believe that both respondents are well
qualified, financially capable and reputable firms. Port staff developed a rating matrix that was
used to compare the qualifications of the respondents (see Attachment 2). Staff's analysis follows
in the discussion below.
RECOMMENDATION
Staff recommends that the City Council and Redevelopment Agency deliberate on the
qualifications of the respondents to the Port District RFQ and present their individual views and
recommendations to the Port Commission.
BOARDS/COMMISSIONS RECOMMENDATION
Not Applicable.
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PAGE 2, ITEM NO.:
MEETING DATE: 05/16/00
DISCUSSION
1. RFQ RESPONDENTS:
lENNAR PARTNERS
Lennar Partners is part of the LNR Company, a publicly traded, nationally recognized real estate
company that is engaged in development, ownership and management of commercial and
multifamily properties. In 1997, LNR spun off from Lennar Corporation, currently the largest
homebuilders in the United States and has been involved in large commercial land development
and redevelopment transactions varying in size from $10 million to over $100 million. The local
development team has substantial development experience in Chula Vista, and is presently
involved in the San Diego Spectrum and Sea View Corporate Center in Sorrento Mesa.
Lennar expects to finance the Chula Vista Bayside with both equity and project-level debt. Lennar
typically invests between 20%-50% equity in its projects. Lennar has significant capital, and
expects not to need to borrow funds through the predevelopment process. After the development
plan is approved, specific lenders will be targeted for debt financing as appropriate. Lennar
typically places interim financing through the land development phase, and conventional
construction and permanent financing, without the need for ¡oint venture partners, through
vertical development and lease up. They expect to finance debt with traditional lenders.
Generally in land transactions, Lennar entitles the property and puts in the infrastructure and
sells/leases the improved lots to developers. Lennar has experience with leasing (not owning)
property as will be the case on the BFG south campus.
Lennar has selected Carrier Johnson as their lead architect. Carrier Johnson is San Diego's
largest architectural firm with substantial waterfront hotel and mixed use development experience,
including the design of the BFGoodrich corporate office building in Chula Vista.
Although not a consideration in this RFQ, it should be noted that Lennar Communities has
entered into an agreement to purchase the Midbayfront property in Chula Vista and is currently
conducting their due diligence on that site.
KOLL DEVELOPMENT COMPANY
Koll Development Company is one of the largest development firms and landlords in the nation.
Koll engages in a wide variety of development including office, retail, mixed-use, entertainment
and hospitality. Koll has been the most active developer in San Diego over the past 30 years,
developing over 15 million square feet, 2.4 million in the last 18 months. Koll has partnered with
TDE and the Marine Group. TDE brings local expertise in planning and environmental
processing, and the Marine Group has significant experience developing on the San Diego
Bayfront.
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PAGE 3, ITEM NO.:
MEETING DATE: 05/16/00
Koll also plans to finance the project with a combination of debt and equity. Koil's typical
investment structure features 40% equity and 60% debt. Equity is provided by Koll and/or
NorthStar Capital, and in some instances the project financing includes equity from institutional
sources such as Citibank Private Banking Group, CIGNA Insurance Company, or Prudential
Insurance Company. Koll plans to internally finance the due diligence and predevelopment
phase. After the development plans are solidified, appropriate development financing will be put
in place for land acquisition and infrastructure improvements, in addition to the financing for the
individual portions of the project. Koll Development Company and/or one of its owners,
NorthStar Capital Investment Corp. will provide predevelopment capital as well as equity
investment in each individual project components, additional sources of equity will vary
depending on project type and characteristics. In addition to entitling the property, Koll generally
builds product and will then either sell or lease. Koll has experience with leasing (not owning)
property as will be the case on the BFG south campus.
During due diligence, some questions regarding NorthStar Capital's investment strategy,
downsizing and potential involvement in this project were generated. Staff also followed up on
an inquiry about Koll and the Bolsa Chica Coastal Commission process. While each question
had a valid basis, after investigation, staff is satisfied that Koll and NorthStar could potentially
participate in this project as indicated in the RFQ and interview.
Koll has selected HOK Architects who is a renowned world-class architectural firm. HOK's Irvine
office will work on this project and has significant waterfront, hotel, and mixed-use development
experience and expertise.
Also, while not a part of this RFQ, the tenant of the South Bay Board Yard has joined this team
and that site is proposed as a complementing visitor/commercial site.
REVIEW PROCESS
Both Port and City staff rated the respondents after reviewing all information submitted and
conducting the interviews. As seen in the Attachment 2, there were four categories for rating the
respondents: commercial development experience, financial strength, business reputation, and
the architect's commercial development experience. Both Port and City staff felt that Koll has
greater commercial development experience, LNR has greater financial strength and in business
reputation and selection of architect both were relatively equal. The average total rating for Koll
was 95 and 94 for LNR, and in each category as follows:
Koll LNR
Commercial Development Experience 24 20
Financial Strength 23 25
Business Reputation 24 24
Architect's Experience 24 25
Total 95 94
In addition, both respondents were asked to answer additional questions regarding their
experience and qualifications (see Attachment 3 for LNR and Attachment 4 for Koll).
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PAGE 4, ITEM NO.:
MEETING DATE: 05/16/00
FISCAL IMPACT
There is no fiscal impact.
ATTACHMENTS
Attachment 1 - Request for Qualifications Flyer
Attachment 2 - Scoring Matrix
Attachment 3 - Lennar Response to Additional Questions
Attachment 4 - Koll Response to Additional Questions
H,\HOME\COMMDEV\STAFF.REP\OS.16-00\port RFQ.doc
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ATTACHMENT 1
(hula VIsta, California
Bayside Development Opportunity
CHULA VISTA BAYSIDE
COMMERCIAL SITE
Request for Qualifications
r: San Dúigo Unified Port District has an exceptional bayside development opportunity
on San Dúigo Bay in San Diego, California. 'Jbis potential multi-use location contains
approximately 141.3 gross acres. An alijacent 35-acre parcel may be added for a total
of 176.3 acres. ]be properties may be developed togethl!r in tbeir entirety or in separate
phases. Current developments in tbe area include two existing marinas, retaU shops, an
RV park and seafood restaurant.
]be District is seeking an e:>¡¡erlenced and qualified developl!r to mastl!r plan and develop
tbis rare waterside þroþl!rty. A wide variety of uses are potentially allowed, including
commercial/recreational, light industrial, R&D, and limited offICe.
Port of San Diego Final statements of qualifications must be submitted no later
WWW.portolS8ndlego.org than April 28, 2000 in order 10 be considered. /-s-
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ATTACHMENT 2
Port of San Diego
and Lindbergh Field Air Terminal
(619) 686-6200' P.O. Box 120488, San Diego, California 92112-0488
www.portofsandiego.org
CHULA VISTA BAYSIDE COMMERCIAL SITE
QUALIFICATIONS RATING SHEET
Name of Developer
POSSIBLE ACTUAL
QUALIFICATION POINTS POINTS REMARKS
Commercial Development
Experience 25
INCLUDING GROUND LEASES AND
WORKING WITH THE PUBLIC
SECTOR (TYPES, SIZES, AND
NUMBERS OF DEVELOPMENTS) ---
Financial Strength
NET WORTH, ABILITY TO OBTAIN 25
FUNDING
---
Business Reputation
ABILITY TO PERFORM ACCORDING 25
TO PROJECTIONS, ABILITY TO
ADHERE TO TIME SCHEDULES
Architect's Commercial
Development Experience 25
TYPES, SIZES, AND NUMBERS OF
DEVELOPMENTS, ABILITY TO
DESIGN UNIQUE PROJECTS
TOTAL 100
,2000 1-(.
Date of Rating Name of Rater
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May 9, 2000 Response to Additional Questions
CHULA VISTA BAYSIDE COMMERCIAL SITE ATTACHMENT 3
PORT OF SAN DIEGO I CITY OF CHULA VISTA
ReSDOnse to Additional Questions
Lennar Partners is pleased to submit this additional information in response to questions
transmitted to us by the Port staff on May 5th and 8th. Our information is provided to correspond
to the items as enumerated in the e-mail messages.
Items 1 -14
The following is a listing only of development projects in each category as requested. Following
this listing is a table that provides more definitive information about these projects, including
timing and development details.
The tables that follow this section show a combination of projects at various stages of
development by Lennar Partners, the Western Region division of LNR Property Corporation,
since its establishment in 1997.
This list by no means reflects all the projects in the large portfolio of activity by LNR Property
Corporation nationwide going back more than three decades. We have chosen to focus on
Lennar Partners Western Region because it is this management team that would carry forward
the Chula Vista Bayside project.
In addition, all of these projects are either currently under construction or entitlement processing
or have been completed within the last two years.
1) Master-planned projects completed.
The master plan and approvals have been completed for the following developments:
. Philadelphia Place - Ontario, CA
. San Diego Spectrum - San Diego, CA
. Bressi Ranch - Carlsbad, CA
. Lennar Mare Island (former Naval Shipyard) - Vallejo, CA (Specific Plan approvals
in process)
. Hunters Point Naval Shipyard - San Francisco, CA (in process)
2.) All land development projects completed.
Those projects in the tables that have been completed are so noted in the "Completed" column.
3) All brown fields experience.
The following development projects have or have had toxic contamination issues requiring
remediation:
. San Diego S~ectrum -- The site was formerly used for a variety of defense-related
activities, inc uding the production of rocket components and ancillary hardware.
Lennar Partners, in cooperation with General Dynamics, completed a program to clean
contaminated sites to the satisfaction of all state and federal standards.
. Philadelphia Place (Ontario, CA) -- Property had been farmed more than 10 years;
some soil remediation was required to address fertilizer and pesticide contamination.
. Lennar Mare Island - Lennar Partners is working with the City of Vallejo, the Navy
and state and federal agencies in resolving issues relative to sequence, timing,
financing and level of remediation for a broad range of contaminants on this former
Navy shipyard.
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May g, 2000 Respanse to Additianal Questions
. Hunters Point Naval Shipyard (San Francisco) - This is a federal Superfund site
and Lennar Partners is working with the Navy and the San Francisco
Redevelopment Agency in the structuring of a remediation program that will
accelerate cleanup and further redevelopment efforts.
4) All water-oriented projects completed.
Lennar Partners is currently involved in the redevelopment of two significant waterfront projects,
Hunters Point (550 acres) and Mare Island (650 acres). Both are in early planning or
implementation phases and each will have a likely development buildout of at least 10 years.
5) Industrial development.
The industrial projects or master-planned projects with industrial components by Lennar
Partners include:
. 91 & 1-15 Business Park - Corona
. Philadelphia Place - Ontario
. San Diego Spectrum
. Mare Island - Vallejo
. Hunters Point - San Francisco
6) R&D projects.
Lennar Partners' development projects with R&D components include:
. Mare Island - Vallejo
. Bressi Ranch - Carlsbad
. Hunters Point - San Francisco
. San Diego Spectrum
. Harbor Bay Business Park -- Oakland
7) Office projects.
Office projects or master-planned developments with office components include:
. 211 Main Street - San Francisco
. Seaview Corporate Center - San Diego
. Mare Island - Vallejo
. Bressi Ranch - Carlsbad
. Lennar Corporate Plaza - Newport Beach
. Hunters Point - San Francisco
. LNR Warner Center - Woodland Hills
. San Diego Spectrum
. Brannan Street - San Francisco
. Red Hill - Santa Ana
. Harbor Bay Business Park -- Oakland
. South Jordan Office - South Jordan, Utah
8) Retail projects.
Retail projects or master-planned projects with retail components include:
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May 9, 2000 Response to Additional Questions
. Crossroads Marketplace - Chino Hills
. Tower Plaza - Phoenix
. Peninsula Marketplace - Huntington Beach
. Bressi Ranch - Carlsbad
. San Diego Spectrum
. Mare Island - Vallejo
. Hunters Point - San Francisco
9) Recreational projects.
Lennar Partners has not done a project that is strictly recreational, but rather has mixed-use
projects that include recreational components of varying sizes. These include:
. Bressi Ranch
. San Diego Spectrum
. Mare Island
. Hunters Point
10) Mixed.use projects.
Many of Lennar Partners' projects are mixed-use, including:
. Bressi Ranch
. San Diego Spectrum
. Mare Island
. Hunters Point
. Philadelphia Place
. Brannan Street
11) Specialty centers.
The term "specialty center" has been applied to a wide range of retail products, from "boutique"
to "entertainment-oriented". For Lennar Partners' projects, there are several that have or are
planned to have "specialty" retail components that include destination-tourist facilities (Mare
Island), museum-retail centers (Mare Island, Hunters Point), and entertainment centers (Mare
Island, Hunters Point, Crossroads Marketplace). Lennar Partners also has been selected by the
City of Commerce to develop a 450,000 SF lifestyle entertainment center at the intersection of
1-5 and Telegraph in Commerce.
12) Public facilities.
Public facilities are an inherent part of several of Lennar Partners' master-planned communities,
including Bressi Ranch, San Diego Spectrum, Mare Island and Hunters Point. We have not
done strictly public facility development projects.
13) Institutional and/or cultural facilities.
Similar to our experience with public facilities, institutional and/or cultural facilities will be an
inherent part of Mare Island and Hunters Point. We have no projects that are strictly institutional
or cultural facility developments.
14) Developments involving a relationship with public agencies.
Lennar Partners has several projects that involve a relationship with a public agency beyond
just the development entitlement and permitting level. These include:
. Mare Island - City of Vallejo as Local Reuse Authority
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May g, 2000 Response to Additional Questions
. Hunters Point - San Francisco Redevelopment Agency
. San Diego Spectrum - City of San Diego Development Agreement
15) In the event that Lennar Partners' affiliate, Lennar Corporation, does not acquire
control of the Mid-Bayfront site, will you be willing to go forward on the Bayside
commercial site independently?
Yes.
16) Have you been involved in any major demolition projects?
Lennar Partners has directed demolition efforts as part of its redevelopment of San Diego
Spectrum, where we crushed and reused 100,000 tons of concrete slab and asphalt to build
new streets. The Tower Plaza redevelopment in Phoenix also required extensive building
demolition. In addition, we are currently working with the City of Vallejo and state and federal
agencies on a precedent-setting approach to the preservation of historic structures and
identification of demolition candidates at Mare Island, where 500 of the island's more than gOO
structures are designated as historic.
17) Describe your level of experience with the CEQA process and the California Coastal
Commission.
Because we are extensively involved in California, Lennar Partners has processed several
projects under CEQA, from EIRs for master-planned communities such as Bressi Ranch to
negative declarations on smaller projects and amendments on previously entitled projects.
CEQA review is currently underway on our first Specific Plan for Mare Island.
Mare Island, Hunters Point, Bressi Ranch and Seaview Corporate Center are all under the
jurisdiction of the Coastal Commission.
18) How do you address community interests and concerns on major redevelopment
projects? How have you addressed difficult community issues in past projects?
It has been our experience that community involvement is integral to the success of any
development project. This is why we indicated in our Response to the Request for
Qualifications that we do not have a preconceived development concept for the Chula Vista
Bayside site, but intend to first solicit community issues and comments so that our ultimate
development concept meets community interests and expectations.
At Mare Island, we initiated small group community forums within four months of being selected
as Master Developer. These initial forums were intended to introduce Lennar and gain a feel for
community issues first-hand, understanding that there had been a lengthy and sometimes-
contentious reuse planning process. We followed up with a second set of community forums
approximately nine months later to begin to introduce Lennar's concepts for development
ahead of any formal filing of development applications.
At Hunters Point we initiated the community contact process even ahead of our selection as
Master Developer, during the RFQ process. We did this in order to ensure that our
development team and approach reflected the significant issues of the surrounding Bay View I
Hunters Point community. As a result, we received community support for our selection and
have since worked closely with this community base as our development agreement
negotiations have proceeded with the redevelopment agency.
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May 9, 2000 Response to Additional Questions
Additional Questions - May 8. 2000
1) Preference for order of presentation to the Board on May 16th?
We would prefer to be last.
2) Are you currently prepared to finance the project?
Yes, without hesitation.
What are the likely financial sources for the various project components?
Because of our strong financial statement, Lennar Partners will be able to use its internal
sources to finance the project. If the phasing or product type warrants it, we would complement
our equity financing with loans from any of a number of lenders with whom we have done
business in the past, all with the backing of LNR's financial statement.
3) What is your experience working with groundwater issues and within an aquatic
environment?
We are dealing with non-coastal groundwater issues at San Diego Spectrum where we have a
ground water monitoring program in conjunction with the County of San Diego Health
Department.
Both Mare Island and Hunters Point include significant aquatic environments. They each have
their own groundwater issues and challenges particularly as they relate to pollution and
remediation. We have already assisted in resolving issues at Mare Island relative to tidelands
jurisdiction with the State Lands Commission, as well as dealing with the Bay Conservation and
Development Commission (BCDC) on all waterfront areas. Aquatic access and recreation are
major elements of the master plans for both projects.
In addition, our development team includes one of the world's premier waterfront architectural
design firms, Wimberly Allison Tong and Goo.
4) When ,,"ould you ideally want to see development occur? How do you envision
phasing the project?
Lennar Partners would prefer to initiate development as soon as possible to take advantage of
the current favorable market conditions. But as we noted earlier, we have a commitment to a
creating a development concept that is responsive to the community, the Port and the City of
Chula Vista, and will take the time necessary to make that happen. In addition, we also need to
analyze the site opportunities relative to the marketplace.
Project phasing will also evolve out of this community and market analysis process. Phasing
also will be dependent upon successful identification and resolution of environmental and
infrastructure issues; and local, state and federal jurisdiction issues. Financing will NOT be an
issue that will negatively affect the timing or phasing of this project for Lennar Partners.
I-/~
~ LENNAR_PARTNERS
'?'.== ^" '"" Com,"",
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ATTACHMENT 4
II
DEVELOPMENT COMPANY
DATE: May 10,2000
TO: Mr. Jeff Gabriel
Mr. Lyle Hayes
FROM: Charles Abdi
Anthony C. Badeaux
William C. Tuchscher, II
RE: Port Bayside Properties Questions
,
The following is a respons~ to your e-mail dated May 5, 2000 regarding Information Request and
Presentation to Joint Gty/POIt Board Meeting on May 16, 2000.
Summarized below is a partial list of the projects that Koll Development Company has developed
(* Indicates involvement by individuals assigned to this project):
1) Master Planned Projects
Project Location Development Date
(if a7.l1ilalie)
* Santa Maœarita Town Center Santa Maœarita, CA 1992
Irvine Concourse Irvine, CA
Koll Center Irvine Irvine, CA
Koll Center Newport Irvine, CA
* Koll Center Orange Orange, CA 1990
<. Koll Center San Diego San Diego, CA 1989
* Anaheim Center Anaheim, CA 1993
N1ke World Cunous Beavelton, OR
Nokia, Inc. Las Colinas, TIC
Bolsa QUca Huntington Beach, CA
Sony Comoration of America San Jose, CA
* Carlsbad S ectrum Carlsbad, CA
* Carlsbad Research Center Carlsbad, CA
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Brownfield Ex erience - Marine Grou
Project Location
3a) Groundwater Issues in Aquatic Envirorunent Experience - IT Corporation
(see attached resume)
Project Location Development Date
(if amilaJl£)
Wetlands remediation and Point Magu, CA
restoration
DO22 o,ronado Island, CA
DO142 NoIth Island, San Diego, CA
Shelter Island San Diego, CA
Sea World San Diego, CA (Missions Bay)
Cannel La~oon San Diego, CA
San Pedro Fuel SuoDlv Long Beach, CA
Avila Beach Avila Beach, CA
Power Plants San Diego, CA
Bldg. 6 Swno San Diego, CA
o,nvention Center Exoansion San Diego, CA
4) Water-Oriented Projects
Project Location Z:velopment Date
. am.ilaHeJ
Fred Hutchinson Cancer Seattle, WA 1991
Research Center
Koll Center NeWDoIt NewpoIt Beach, CA 1985
* San Marcos Town Center San Marcos, CA 1996
Koll North Oeek Bothell, WA 1997
Z vmoænetics Seattle, WA 1996
* Denso Carlsbad, CA 1998
* Nanmù Alternatives Int'l Carlsbad, CA 1998
* Kona Kai Redevelooment San Diego, CA 1996
* Ocean Tenace o,morate Or. Carlsbad, CA 1998
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Water-Oriented Pro'ects - Marine Grou
Project Location
1987
1999
1981
2000
5) Industrial Development
Project Location Development Date
(if amilaHe!
Anaheim Tech Center Anaheim, CA 1998
* Carlsbad Spectrum Carlsbad, CA 1999
* Koll Carlsbad Tech Center Carlsbad, CA 1998
Centrepon Industrial Center Fon Wonh, TX 1999
Koll Arden Industrial Center Havward, CA 1999
Koll Arrow Center Rancho Cucamonga, CA 1997
Koll Business Center Moœan Hill, CA 1999
Koll Centennial Center Denver, CD 2000
Moœan Hill Business Park Moœan Hill, CA 1998
Nonhshore Hercules, CA 1999
Papa~o Business Park Phoenix, AZ 1998
Peoria Business Park Denver, CD 2000
Plantation Business Park Otv Of Industrv 1999
* San Diego Distribution Om. Otay Mesa, CA 1998
Thomas Road Santa dara, CA 1998
Valley View Industrial Park Las Ve"as, NY 1998
* SkvRidge Industria1 Park Vista, CA 1999
* Grevhound EXDosition Srvcs. Q,ula Vista, CA 1994
WillowbrookBusiness Center Union Oty, CA 2000
6) R&D Projects
Project Location Development Date
(if amilal:kJ
Koll Arden Industrial Center Havward, CA 1997
Koll Business Center Moœan Hill, CA 1998
Koll Nonh G-eek Bothell, WA 1994
* Natural Alternatives Internt'l. Carlsbad, CA 1998
* Denso Carlsbad, CA 1998
* Koll Tech Plaza (AT&T) San Die"o, CA 1999
* Omni Center lIntel) San Die"o, CA 1999
* Koll Mountain Ranch Rancho Bernardo, CA 1990
* Koll Bus. Om. . Rancho CaJif. Rancho CaJifomia, CA 1992
* Koll SOtrento San Die~o, CA 1990
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I Koll San Dimas Corporate Park I San Dimas, CA I
7) Office Projects
Project Location Development Date
(if æmilal:k)
11111 Sunset Hills Reston, VA 2000
Arcadia Gateway Center Phoenix, AZ 1999
An-owhead Corporate Or. Peoria, AZ 1998
Associates Fil>t Capital Corp. Las Colinas, TX 1998
Burlington Nonhern Santa Fe F~it Wonh, TX 1999
Gcizens Communications Piano, TX 1999
Dulles Tech Center Herndon, VA 1999
Lincoln Towne Centre ScottSdale, AZ 1999
Nokia Americas Las Colinas, TX 1999
Noltel Networks Corporate Richardson, TX 1998
Campus I
Omnicom Corporate Campus Piano, TX 1998
Pacific Bell Anaheim, CA
PETsMART Corporate Phoenix, AZ 1997
Headquarters
Phillips Driscopipe Hagerstown, MD 1997
Rapp Collins Worldwide Las Colinas, TX
Sony Western Regional San Jose, CA
Operations Center
Sterling Electronics Grapevine, TX
Taco Bell Corporate Irvine, CA
Headquarters
* Columbia Square San Diego, CA 1989
* Wateridge Plaza San Diego, CA 1997
Z ymoGenetics Seattle, W A
8) Retail Projects
Project Location Development Date
(if æmilaJk)
* Deselt Palms Phoenix, AZ 2000
* Flatiron Market Place Broomfield, m 2000
* La Tolla Village Square La Tolla, CA 1995
* Plaza Antonio Rancho Santa Margarita, CA 1996
* Santa Margarita Town Center Rancho Santa Margarita, CA 1995
* Swnmit at ScottSdale ScottSdale, AZ 2000
* San Marcos Town Center San Marcos, CA 1996
* Wood Village Portland, OR 2000
9) Recreational Projects
Project Location Development Date
(ifæmilaJk)
Cabo Del Sol Los Cabos, Mexico 1995
Palmilla Los Cabos, Mexico 1999
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2000
1995
10 Mixed-Use Pro"ects
Project Location
Centers
Location
U Public Facilities/ encies
Project Location
Anaheim, CA
Kansas at , KS
San Marcos, CA
13) Institutional Facilities
Project Location ~~velop~ent Date
. amildie
Fred Hutchinson Cancer Seattle, WA
Research Center
* NIxon Library Yorba Linda, CA 1993
Siena Health Services Las Vegas, NV 1997
Anaheim, CA
Kansas a , KS
San Die 0, CA
San Marcos, CA
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15) One or both of the firms involved (or an affiliate) are possible developers of a site to the
north of the Bayside site, often referred to as "Crystal Bay" or the "Mid-Bayfront" site.
In the event the firm or its affiliate does not acquire control of the Crystal Bay/Mid-
Bayfront site, will you be willing to go forward on the Bayside commercial site
independently?
Yes, we are willing to go forward on the Bayside commercial site, independent of developing the
Crystal Bay project.
16) Have you been involved in any major demolition projects?
. La Jolla Village Square - La Jolla, CA. This project was reconfigured from a regional shopping mall to a
Power Center. The project was turned "inside out" Extensive demolition was needed to construct the AMC
Theaters that are underground and convert the center of the mall into shop space.
17. Describe your level of experience with the CEQA process and California Coastal
Commission.
Principals of the Koll/Tuchscher/Manne Group team have vast experience in working through
the California Environmental Quality Act (CEQA) Process on large and small-scale projects.
The team's philosophy toward processing major project is to build strong community support by
aggressively pursuing the involvement of "stakeholders" in development of the area. In this
circumstance, we anticipate facilitatingformal and informal public meetings in which the input of
interested parties will be solicited and considered as project plans evolve. Our team is uniquely
positioned to deliver satisfactory resolution of environmental issues as a result of our strong
working relationships with local environmental, habitat, and conservation groups. Our close
communications with the Environmenal Health Coalition, Audubon Society, and Friends of
Southbay Wildlife (16 environmental groups) provide a tremendous opportunity to see the most
expedient development occur while including the issues of these groups in a manner that benefits
the project economically.
As to the California Coastal Commission, all three principals have been involved with projects
that come under the jurisdiction of the California State Coastal Commission. Most notably,
however, is the tremendous success of The Marine Group (Art Engle) in obtaining positive
Coastal Commission support for projects throughout California's coastline. Certainly, the Port
District is well aware of the many excellent developments on San Diego Port property that Mr.
Engle has conceived, developed and owned. A list of Mr. Engle's projects will be provided.
18. How do you address community interest and concerns on major redevelopment
projects? How have you addressed difficult community issues in past projects?
Our team's basic premise is inclusiveness. We believe that all interested parties should be
treated with respect, their issues thoroughly understood and to the degree they can be
accommodated - they must be. We have found that through direct principal to principal dialogue
and a sharing of information, most parties will understand what each is trying to achieve and
within the confines of economic constraints, find innovative solutions of mutual benefit. This
certainly has been the case in our efforts to include the environmentalist as active participants in
the land planning and design of the Crystal Bay project and has caused a positive result for all
1-11
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parties. We would anticipate emulating that an inclusive process with the Port properties and
anticipate the same caliber of support from conservation groups and the public.
A formal program that is anticipated to roughly follow the following steps:
I. Project Orientation and Start-Up
A. Inventory existing documents
B Public/Private team meetings
C. Confirm goals and objectives
D. Key issues
I. What do we need?
2. What d,o we have?
3. Concepts to optimize real estate potential
II. Analysis
A. Landscape
B Zoning/Codes
C. Infrastructure
D. Access/Egress
E. City Coordination
F. Site Interaction
G. Visibility
H. Pedestrian and Public Spaces
I. Vehicular Circulation
J Public Transportation
K. Utilities and Transportation
L. Easements
M. Topography
N. Adjacent uses - existing and planned
O. Port coordination
P. Wateifront/View analysis
Q. HAZMAT constraints
R. Habitat and Environmental Issues
III. Options
A. Land Use and Density
B. Bulk and Massing
C. Open Space and Views
D. Pedestrian and Vehicular Circulation
E. Transportation and Parking Plan
F. Parcel Maps
G. Phasing and Implementation Strategy
IV Design and Development Principals
V. Public Workshops
A. Identify Options
B. Preferences
C. Opportunities
D. Objections/Challenges
E. Refine Design and Development Principle concepts
VI. Workshops
VII. Refine and Select Project Options
VIII. Project Processing
IX Pre-leasing Commitments
X Entitlement Approvals
XL Start of Construction
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Response to Questions I and 2.
1. We now understand that the presentation times will begin at 1 p.m. The format is approximately 30
minutes of presentation and 30 minutes ofQ&A. We would prefer to go last.
2. The development team is prepared to internally finance the diligence and predevelopment design
efforts. Once the land use and phasing plans are solidified, appropriate development financing will be
obtained for land acquisition and infrastructure improvements. Additionally, project financing will be
a[unged for individual portions of the project.
The likely financial sources for equity will vary depending on project type and characteristics. In all
cases, Koll Development Company and/or one of its owners, NorthStar Capital Investment Carp, will
provide predevelopment capital as well as an equity investment in each of the individual project
components. Appropriate construction and/or permanent debt financing will be provided as well.
KDC's typical investment structure features 40% equity with 60% debt. In some cases, projects are
financed with KDC and/or Northstar equity. In some cases, project financing includes equity from
other institutional sources. Our recent and likely equity investors include Citibank Private Banking
Group, CIGNA Insurance Company, Prudential Insurance Company, RREEF and others.
Construction/permanent financing on recent projects has been provided by Bank of America, Sanwa
Bank, BankOne, and others. Koll Development Company and/or NorthStar Capital is an investor in
each project and we would envision that same arrangement in this development.
Since 1997, Koll Development Company has undertaken development projects nationally totaling over
20,000,000 SF and worth approximately $2,000,000,000. This includes projects in San Diego County
totaling approximately 2,000,000 SF and worth approximately $180,000,000.
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00/09/00 TUB 15: 48 FAX 6195226320 MARINE GROUP LLC i¡l] 002
Projects on port leased propertíes with which Art Engel has been or is currently associated:
Art, Herb !Uld David Engel have been involved in constant harbor property development since
1976. All three are currently owners of the facilities listed below, except Southwest Marine, San
Francisco Drydock and San Pedro Shipyard, all of which were sold in 1997 to TIJe Carlyle
Group as part of Southwest Marine, Inc.
SOUTHWEST MARINE, INc.-Began in ChlÙa Vista in 1976. In J 979, the current San Diego
site was purchased as a boatyard and was developed into the West Coast's largest network of
ship repair yards, specializing in repair, modemi7.ation, conversion and overhaul of governmcnt
and commercial ocean-going vesseJs.. The site iDcludes 9.75 waterfront acres leased ITom the
Port of San Diego. Over $45 million of capital improvements were done at the San Diego yard
between 1982 and 1984, including a drydock at a cost of$18 million. The company has in
excess of $300,000,000 in sales per year.
SA.l~ FRANCISCO DRY DOCK-Southwest Marine began operating at Pier 26 in San
Francisco in 1978. In 1987, the current site in San Francisco was purchase from Todd Shipyards
Corporation. It remains the largest shipyard in the Port of San Francisco area and is a subsidiary
of Southwest Marine,
SAN PEDRO SHIPYARD-Purchased in 1981 from Bethlehem Steel by Southwest Marine. It
is still the largest shipyard in the Port of Los Angeles.
STAR & CRESCENT BOAT COMP ~ì' dba SAN DIEGO HARBOR EXCURSION has
been operating since 1915. It currently operates a fleet of bay cruisers, charter vessels, water
taxis, public dinner cruises and the San Diego Bay Ferry - for which Art Engel won the Stewart
Title Historic Preservation A ward and the Downtown Improvement A ward for rekindling ferry
service. It earned the coveted "San Diego's Finest Services" Award &om CONVIS. The
company was acquired by the Engels March 15, 1984 with 3 boats. SAN DIEGO HARBOR
EXCURSION currently has a fleet of 10 boats and sales have grown 10 fold since the
acquisition. Awarded San Diego Water Taxi (RFP) in 1994- Awarded Commuter Ferry
Contract with City of Coronado (RFP) in 1997-
As part of the expansion of San Diego Harbor Excursion, the Engels successfully developed a
restaurant, Bay Café, on the water at the foot of Broadway.
PORT CORONADO ASSOCIATES-Developed The Ferry Landing Marketplace, Coronado's
bayfront specialty shopping and dining center, including 30 shops and two bayftont restaurants,
Bay Bcach Café and Peohe's Restaurant. The project was completed in 1987 with a successful
RFP of$8 million in development costs. The ccnter generates $14,000,000 in annual sales.
May 9, 2000 {- 2L.
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05109/00 TUB 15: 48 FAX 6195226320 MARINE GROUP LLC I4i 003
FERRY LANDING EXPANSION PROJECT-Successfully developed 11 Fomaio, a premier
Italian restaurant, on a waterfront parcel in Coronado. It opened Labor Day J 999. We are
waiting for approval ofthc liquor license to begin conS1ruc!Íon of Flemings Steakhouse on the
adjacent bayfront parcel. Over $7 million has been invested-
SOUTHBA Y BOAT Y ARD- Southwest Marine foID1ed this subsidiary in 1981 as a filiI-service
pleasure craft and megayacht repair facility lacated north of the intersection of "0" Street and
Quay AvenUC in Chula Vista. Major redcvelopment projects included construction of a
breakwater structure, dredgir¡g of water acreage and construction of buildings on the site. $3
million was in invested in development costs. It became a subsidiary of THE MARINE GROUP
LLC, also owned by the Engels, after they sold Southwest Marine.
FIFTH A VENUE LANDING -A 6-acre parcel on the water next to the convention center
expansion. Fifth Avenue Landing is a 50% partner with Ray CaIpenter ofR-E. Staite
Engineering, Development of a hotel/restaurant 011 the site is currently ill process.
May 9, 2000
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T IT
05/09/00 17: 51 '5'619 533 7327 IT Corp SanD1ego I4J 0021004
\\SDIEFPI \COMMONIMULDER\IT Corp BF and Water Experience.doc
IT Corporation
1500 State Street, Suite 220
San Diego, CA 92101
616.230.1440
Project contacts:
Thomas J. Mulder, RG, CHG, CEG
Hydrogeologist!Client Program Manager
direct 619.533.7303
fax 619.533.7327
Leonard O. Yamamoto, PE
Regional business line manager
direct 619.533.7322
fax 619.230.6467
IT is a 72 year old international, environmental consulting firm with over 800 multi-
discipline professionals located in 16 offices in Califarnia. Over 70 staff are located
locally in San Diego. IT specializes in cost-effectively evaluating, characterizing and
remediating soil and groundwater cantamination. IT also specializes in the design,
construction and operation oftreatrnent systems, Additionally, IT's wholly owned
subsidiary, LandBank, is a national leader in the acquisition, restoration and
redevelopment of environmentally impaired real estate, A listing ofIT's services
includes:
Environmental Assessments (ASTM Phase I's) FeasibiJity Treatment Studies
Subsurface Assessments (Phase II's) Regulatory Support
Engineering Remedial Designs Strategic Environmental Management
Turnkey Construction Excavation and Removal
Recovery and Treatment Systems Emergency Response
Brownfield Development Human Health Risk Assessment
Environmental Compliance and Permitting Waste Minimization
Air Quality Environmental Health & Safety
Construction ManagementOperatioDs & Maintenance NPDES permitting and plans
Ecological Risk Assessment Land Use Planning
Environmental Impact Reports
IT's local and regional project experience has given IT an unparalleled expertise in
brownBelds development and environmental management of sensitive bay and share
environments. IT has successfully developed and negatiated contamination cleanup
values which were protective of surface waters, while providing cost effective salutions
to land redevelopment. IT's local staff also have extensive experience designing landfills
and soil containment caps, which integrate stonn water and sediment runoff controls.
The follawing is a list of representative projects.
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05/09/00 17: 51 '8'619 533 7327 IT Corp SanD1ego ~ 003/004
Brownfield. Experience
Project Location Client Project Scope
Name Value
. Omar Chula Vista LandBank $470,000 Ongoing work to negotiate containment zone
Rendering CA designation for chlorinated solvent impacts to
groundwater, continued postclosure care of
IandfilJ, and NPDES permitting - for 35 acre
site.
Hercules Hercules CA LandBank >$50M Brownfield program management for residential
Refinery and retail redevelopment of219 acre refinery.
Station A Downtown Sempra $9M Developed and implemented remedial strategy
San Diego Energy for 9 acre parcel in downtown ballpark
redevelopment area.
Valley Ventura and LandBank >$IOM 121 acre redevelopment of former oil refinery.
Gateway LA Counties
Milwaukee Tacoma WA Port of >$IM Developed environmental strategy to redevelop
Railyard Tacoma 53 acre parcel. Helped negotiate clean up
standards and assign environmental risks.
Cerise Ave Hawthorne Pacific $500,000 Remediation of chlorinated solvents in
CA BelJ groundwater below a former chemical plant, for
redevelopment as an industrial office park.
I-:¿~
T rr
05/09/00 17: 52 '5'619 533 7327 IT Carp SanD1ego I4J 0041004
\
Experience working with groundwater issues and in an aquatic environment
Project Location Client Project Scope
Name Value
Wetlands PI. Magu US Navy $4.8M Remediation of PCBs in sediment, followed by
remediation CA restoration of 19 acre wetland.
and
restoration
D022 Coronado US Navy $UM I Remediation of inarganics in beach sediments.
Island CA I
DOl42 North US Navy $I.6M Design and construct cap to contain radium in
Island CA beach sediments.
Shelter San Diego Chevron $IM Designed, constructed, and operated remediation
Island CA system to remove liquid gasoline from
groundwater and eliminate spills into SD Bay.
Sea World Mission Anheiser $500,000 Design, construct, and operate remediation
Bay CA Bush system to treat liquid diesel in groundwater, and
. eliininate spills into Mission Bay.
Carmel San Diego Electronics $UM I Soil and groundwater remediation for chlorinated
Lagoon CA Manufactur ' solvems. Clean up standards based on fresh water
er aquatic fauna criteria and vapor health risk.
San Pedro Long DFSP $5M Soil remediation along beach jetty and pier
Fuel Supply Beach CA
Avila Beach Avila Unocal $5M Evaluated plume extent and health risk, and
Beach CA developed remedial strategy for remediation of
extensive crude oil contamination.
Power Plants I San Diego, Utility $3M Evaluated and quantified environrnentalliabilities
'Carlsbad, at two p<Jwer plants located adjacent to surface
CA waters (SD Bay and Bataquitos lagoon).
Bldg 6 Sump San Diego NASSCO $100,000 I Remediation of chlorinated solvents by natural
CA attenuation, demonstration of bay protectiveness
via groundwater modeling.
Convention Downtown City of San $3M Remediation of burn ash, NPDES pennitting and
Center San Diego Diego implementation, design of landfill cap to be
Expansion incorporated into sail pavilion.
1-2("
T 'T
~~f?-
:-n-:;
~.......,..-
CllY OF
CHULA VISTA
TUISDAY, MAY 16, 2000 COUNCIL CHAMalRS
6:00 P.M. PUaLIC SERVICU BUILDING
(I_IDIATELY fOLLOWlNO THE CITY COUNCIL MEnlNG)
JOINT MEETING OF THE REDEVELOPMENT AGENCY
CITY COUNCIL OF THE CITY OF CHULA VISTA
CALL TO ORDER
ROLL CALL
Agency/Council Members Davis, Moot, Padilla, Salas, and Chair/Mayor Horton
ORAL COMMUNICATIONS
This is an opportunity for the general public to address the Redevelopment Agency/City Council on any
subject matter within either's jurisdiction that is not an item on this agenda. (State law, however,
generally prohibits the Redevelopment Agency/City Council from taking action on any issues not
ine/uded on the pasted agenda.) If you wish to address the Agency/City Council an such a subject,
please complete the "Request to Speak Under Oral Communications Farm" available in the lobby and
submit it to the Secretary to the Redevelopment Agency or City Clerk prior to the meeting. Those who
wish to speak, please give your name and address for record purposes and follow up action.
PUBLIC HEARINGS AND RELATED RESOLUTIONS AND ORDINANCES
The following items have been advertised and/or pasted as public hearings as required by law. If you
wish to speak to any item, please fill out the "Request to Speak Farm" available in the lobby and submit
it to the Redevelopment Agency or the City Clerk prior to the meeting.
1. PUBLIC TO CONSIDER ADOPTION OF A DISPOSITION AND DEVELOPMENT
HEARING: AGREEMENT BETWEEN THE REDEVELOPMENT AGENCY AND GATEWAY
CHULA VISTA LLC FOR THE PURPOSE OF DEVELOPING A 304,000
SQUARE FOOT MIXED OFFICE AND RETAIL DEVELOPMENT AND 1,015
SPACE PARKING STRUCTURE, ENTITLED THE GATEWAY CHULA VISTA
PROJECT, ON A 16 PARCEL SITE AT THE NORTHWEST CORNER OF THIRD
AVENUE AND "H" STREETS IN DOWNTOWN CHULA VISTA WITHIN THE
TOWN CENTRE I REDEVELOPMENT PROJECT AREA [Community
Development Director]
STAFF RECOMMENDATION: Staff requests that the public hearing be
continued to May 23,2000.
.,. ". -
AGENDA .2. MAY 16, 2000
OTHER BUSINESS
4, DIRECTOR'S REPORT(S)
5. CHAIR'S REPORT(S)
6. AGENCY COMMENTS
ADJOURNMENT
The meeting will adjourn to an adjourned meeting of the Redevelopment Agency/City Council on May 23, 2000 at
6:00 p.m., immediately following the City Council meeting, in the City Council Chambers.
T' :r
05/11/00 15:01 To:COMMUNITY OEVEl DEPT
From:District Clerk
Port of San Diego Page 1/4
AGENDA
BOARD OF PORT COMMISSIONERS
SAN DIEGO UNIFIED PORT DISTRICT
May 16, 2000
1:00 p.m.
3165 Pacific Highway
San Diego, California
PLEASE COMPLETE A "REQUEST TO SPEAK" FORM PRIOR TO THE
COMMENCEMENT OF THE MEETING AND SUBMIT IT TO THE DISTRICT CLERK.
Starred Items (*) are considered to be routine, and will be acted upon with one vote. If you
wish for an item to be removed from the Consent Agenda, submit your request to the
District Clerk prior to the commencement of the meeting.
Note: Agendas are available in alternative formats upon request. If you require
assistance or auxiliary aids in order to participate at public meetings, please
contact the District Clerk's office at (619) 686-6206 in advance of the meetings.
1. Roll Call.
2 Approval of minutes for the regular meeting of April 25, 2000 and special meeting of
May 4, 2000.
3. Executive Director's Report.
CONSENT AGENDA
* 4. Resolution authorizing a three-year agreement with Richman Management
Corporation dba Heritage Security Services for security guard services at
Tenth Avenue Marine Terminal main gate and other gate entrances, in an amount
not to exceed $400,917.60 over a three-year period.
* 5. Resolution consenting to the issuance of a non-appealable Coastal Development
Permit to WesPac Pipelines Ltd. for a jet fuel pipeline; Ordinance granting a 15-year
license agreement to The Jankovich Companies for the operation of Bunker Fuel
Facility; Resolution consenting to a 15-year sublicense from The Jankovich
Company to WesPac Pipelines - San Diego, Ltd; and direct staff to issue a right of
entry permit for those areas outside the boundaries of San Diego International
Airport, Tenth Avenue Marine Terminal and the City of San Diego Franchise
Agreement areas, and negotiate an easement for approval by the Board upon
completion of construction.
CONSENT AGENDA (continued)
05/11/00 15:01 To:COMMUNITY DEVEl DEPT
From:District Clerk
Port of San D"gO Pag' 1/4
AGENDA
-2-
MAY 16,2000
. 6. Resolution consenting to Chula Vista Marina/RV Park, Ltd.'s sublease modification
agreement and amendment of sublease with Bill Muncey Industries, Inc., and the
addition of approximately 820 square feet (57 seats) of outdoor wood decking area.
* 7. Resolution approving equipment installation and construction project in excess of
$100,000.00 valuation for Kelco Company, East Belt Street, San Diego.
* 8. Resolution authorizing execution of programmatic agreement among the District, the
Federal Aviation Administration, the National Advisory Council on Historic
Preservation, the State Historic Preservation Office and the City of San Diego
regarding historic preservation of eligible homes participating in the Residential
Sound Attenuation Program.
* 9. Ordinance granting easement to the United State of America (Department of the
Navy) covering an access road at the far west end of San Diego International Airport.
* 10. Resolution authorizing the substitution of subcontractors by Ameriko, Inc., for the
Historic Railcar Plaza in National City, including substituting Aztec Landscaping in
lieu of Pierre Sprinkler and Landscape, and self-performing architectural work
subcontracted to E.D.L.
* 11. Notification of settlement. (San Diego Unified Port District V. Pacific Indemnity Co.,
et al.)
ACTION AGENDA
12. CONCURRENT MEETING WITH CITY OF CHULA VISTA MAYOR AND COUNCIL TO HEAR
PRESENTATIONS REGARDING CHULA VISTA BAYSIDE COMMERCIAL SITE - Resolution
selecting potential developer of the Chula Vista Bayside commercial site and
requiring detailed proposal by September 29, 2000.
13. Resolutions authorizing submission of certain Port capital projects to the California
Department of Boating and Waterways for consideration of grants and/or loans.
05/11/00 15:DI To:COMMUNITY DEVEl DEPT
From:District Clerk
Port of San Diego Page 3/4
AGENDA
-3-
MAY 16, 2000
ACTION AGENDA (continued)
14. Ordinance granting Terminal Operator Agreement Amendment No.7 to The Pasha
Group allowing early notification of Pasha's option to extend term to February 28,
2006, and Ordinance granting the Tideland Use and Occupancy Permit to The
Pasha Group for 5 years and 10 months including installation of $970,000.00 for
paving and fencing improvements and $970,000.00 tariff credits.
PRESENTATION
15. Presentation on status of Campbell Hotel by Doug Manchester.
16. Proclamation supporting National Public Works Week, May 21 - 27, 2000.
Marinus Baak, Public Works
17. Update on the North Embarcadero Master Plan Amendment and filing with the
California Coastal Commission.
18. Update on the Airport Master Plan.
OTHER MATTERS
19. Public Communications (3 minutes each). No actions may be taken on these items.
20. Commissioner Comments. No actions may be taken on these items.
CLOSED SESSION
21. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
Government Code Section 54956.9(a):
Gallagher vs. SDUPD, USDC 98CV0615J(JAH)
United States of America vs. 3.35 Acres of Land in San Diego County, the
State Lands Commission, SDUPD, et aI., and United States of
America vs. 32.38 Acres of Land in San Diego County, the State
Lands Commission, SDUPD, et aI., USDC 99cv 1622 TW (RBB)
consolidated with USDC 99cv 1623-TW(RBB)
22. CONFERENCE WITH REAL PROPERTY NEGOTIATOR
Government Code Section 54955.8
Property: Portion of MCRD
Negotiating Parties: Major Steve Rodriques, United States Marine
Corps; L. Thomas Morgan, SDUPD
Under Negotiation: Price and Terms
CLOSED SESSION (continued)
05/11/00 15:01 To:COMMUNITY OEVEl DEPT
From:District Clerk
Port of San D"gO Pag' 4/4
AGENDA
-4-
MAY 16, 2000
23. CONFERENCE WITH REAL PROPERTY NEGOTIATOR
Government Code Section 54956.8
Property: 535 Harbor Lane, San Diego
Negotiating Parties: Emmanuel Savitch, Esq., and
Nicholas Vitalich, Jr., Chesapeake Fish
Company; L. Thomas Morgan, SDUPD
Under Negotiation: Price and Terms
24 CONFERENCE WITH REAL PROPERTY NEGOTIATOR
Government Code Section 54955.8
Property: 849 West Harbor Drive, San Diego
Negotiating Parties: Anne Taubman and Michael Cohen, San Diego
Seaport Village, Ltd.;
L. Thomas Morgan, SDUPD
Under Negotiation: Price and Terms
25. CONFERENCE WITH REAL PROPERTY NEGOTIATOR
Government Code Section 54955.8
Property: 3.89 Acres located at 1521 National Avenue, San
Diego
Negotiating Parties: Shane Harmon of CB Richard Ellis;
L. Thomas Morgan, SDUPD
Under Negotiation: Price and Terms
NOTE:
For those planning to attend the Board meeting, parking is available in
the Port Administration Building parking lot. Overflow parking can be
accommodated to the west of the Port Administration Building in the
Port District EmployeeNisitor parking lot of Park Shuttle and Fly.
For more information about the Commissioners' names and city representation;
Port mailing address; future Board meeting dates; and lists of agenda items for
the upcoming meeting, please call (519) 686-5577.
For your convenience, the agenda is also available to you on our website at
www.portofsandiego.org. It can be found by going to the "Board Meeting"
tab
05/15/00 13:56 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 002
San Diego Unified Port District
AGENDA SHEET
D
DATE:
May 15, 2000
Page 1 of 4
SUBJECT; ADOPT RESOLUTION SELECTING POTENTIAL DEVELOPER OF THE CHULA
VIS1'A BAYSIDE COMMERCIAL SITE AND REQUIRING DETAILED
PROPOSAL BY SEPTEMBER 29, 2000
EXECUTIVE SUMMARY;
The District has negotiated and consummated a Relocation Agreement (RA) with
Rohr Industries/BFGoodrich (BFG) and the City of Chula Vista and its
Redevelopment Agency. The RA provided for a transfer of properties and other
related provisions. Escrow was opened and subsequently closed on the land
transfers on December 30. 1999. Due to statutory requirements. the District
received a 49-year Lease on the former BFG properties with fee title temporarily
being held by the State. At its March 7. 2000 meeting. the Board directed staff
to issue a Request for Qualifications (RFQ) and select two to five developers to
make presentations to the Board at its May 16 meeting. Staff subsequently
issued the RFQ and received proposals from two qualified developers, KolI
Development Company, LLC (KolI), and LNR Property Corporation, dba Lennar
Partners (Lennar). Representatives of the two developers are available to make
presentations on their qualifications and answer questions.
EXECUTIVE DIRECTOR'S RECOMMENDATION:
"
Adopt Resolution selecting potential Developer of the Chula Vista Bayside
Commercial Site and requiring detailed proposal by September 29, 2000.
FACTUAL BACKGROUND:
On December 30, 1999, the District, City of Chula Vista (City) and BFG
completed the transfer of properties among the three participants pursuant to the
1:errns of the RA. Under existing authority, the State, acting through the State
Lands Commission. received ownership of both the BFG property and District
property, including that acquired from the City. The State then transferred the
appropriate property to BFG. Under existing law, the property that the Port is to
receive in accordance with the RA could not be immediately transferred to the
ACTION TAKEN:
UPO FORM NO. 02' C 17/961
05/15/00 13:56 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 003
Agenda Sheet
Page 2 of 4
D
SUBJECT: ADOPT RESOLUTION SELECTING POTENTIAL DEVELOPER OF THE CHULA
VISTA BAYSIDE COMMERCIAL SITE AND REQUIRING DETAILED
PROPOSAL BY SEPTEMBER 29, 2000
Port. In the interim, the Port has received a 49-year Lease from the State on that
property. Legislation is required to authorize transfer of these properties from the
State to the Port. This process is underway. '
At its March 7, 2000 meeting the Board directed staff to issue a Request fOI
Qualifications (RFQ) and make recommendations to the Board at its May 16
meeting. Staff subsequently issued the RFQ and held Information Exchange
Conferences on April 7, 2000 and April 14, 2000 for interested parties. Proposals
were received from two highly qualified developers, KolI Development Company,
LLC (KolI), and LNR Property Corporation, dba Lennar Partners (Lennar).
Representatives of the two developers will be available at the May 16, 2000
Board meeting to present their qualifications and answer questions.
KolI is a large national developer that has developed over 70 million square feet of
commercial projects in its 35 years. The current entity subrnitting its
qualifications, KolI Development Company, is an LLC formed in 1998 when the
commercial assets of the company were taken private with an investment by
Northstar Capital Investment Corporation (Northstar). Northstar is a Real Estate
Investment Trust and fifty percent owner of Koll. It has investments in several
other real estate oriented organizations and has total assets of approximately
$2.5 billion and currently has $50 million in cash on hand. Since becoming KolI
Development Company in 1997, the proposer has undertaken development
projects nationally totaling over 20 million square feet worth approximately $2
billion. The firm has the financial capability to cqmplete the project with $3.944
million in cash, a line of credit for $30 million from Northstar and a proven track
record. As part of its development team, KolI has retained William Tuchscher,
HOK Architects and The Marine Group, LLC with Art Engel as team members.
Mr. Tuchscher has been active in the planned Crystal Bay project north of the
District's Bayside Site. He has strong ties to the local community and interest
groups. HOK Architects (Hellmuth, Obata, and Kassabaum, Inc.) is a large and
prominent international firm located in Irvine, California. Mr. Engel is currently
active with South bay Boat Yard. was previously a principal in Southwest Marine,
and has developed several projects on San Diego Bay. See attached EXPERIENCE
AND PROJECT SUMMARY 1 for further details,
Lennar has been in operation since 1969. The commercial division subrnitting its
qualifications, (Lennar Property Corporationl. separated from the original Lennar
Corporation in 1997. Its current portfolio includes over 7.4 million square feet of
05/15/00 13:57 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 004
Agenda Sheet
Page 3 of 4
D
SUBJECT: ADOPT RESOLUTION SELECTING POTENTIAL DEVELOPER OF THE CHULA
VISTA BAYSIDE COMMERCIAL SITE AND REQUIRING DETAILED
PROPOSAL BY SEPTEMBER 29, 2000
commercial space. The firm has the financial capability to complete the project
with $18.524 million in cash and an unsecured line of credit in the amount of
$200 million from a consortium of banks, all of which is available. lennar's
architects are Carrier Johnson in association with Wimberly Allison Tong & Goo
(WAT&G). Carrier Johnson is located in San Diego and has rnany San Diego
projects. WA T&G is a Newport Beach based international architectural firm that
has been involved in major projects worldwide. See attached EXPERIENCE AND
PROJECT SUMMARY 2 for further details.
Following selection. the proposed Developer is required to increase its good faith
refundable deposit to $250,000. A detailed proposal for development of the site
is due by September 29, 2000, and a presentation to the Board at its October 31,
2000 meeting. It is anticipated the Board will either reject the proposal at its
October 31, 2000 meeting or authorize entering into a 90-day Exclusive
Negotiating Agreement.
Environmental Review:
This action is not subject to CEQA. as amended.
Treasurer's Certificate:
Not applicable.
Fiscal Impact;
Not Applicable.
ANALYSIS:
The District has two excellent candidates interested in the Chula Vista Bayside
Site. Both have development teams that include superior architects and other
team members. District and City of Chula Vista staffs have reviewed the
qualifications of both. conducted interviews and reviewed references, and rated
them on their merits. Each party has notable strengths. Lennar is a publicly
traded corporation with a very liquid financial position and in excess of
$18,500.000 in cash available as of February 29, 2000. Lennar currently has a
national portfolio of 7.4 million square feet of commercial property and has
05/15/00 13:57 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 005
Agenda Sheet
Page 4 of 4
D
SUBJECT: ADOPT RESOLUTION SELECTING POTENTIAL DEVELOPER OF THE CHULA
VISTA BAYSIDE COMMERCIAL SITE AND REQUIRING DETAILED
PROPOSAL BY SEPTEMBER 29, 2000
financed approximately $330 million in projects over the past several years. Koll
has extensive experience in real estate development and, since becoming KolI
Development Company in 1997, has undertaken development projects nationally
totaling over 20 million square feet worth approxirnately $2 billion.
District staff including members from Real Estate Operations, Development
Services, and Environmental Management in consultation with other departrnents
evaluated the respondents based upon their Statement of Qualifications,
interviews, and references. In the attached QUALIFICATIONS RATING MATRIX,
District staff has rated Lennar at an average 92.75 points and KolI at an average
94 points. Therefore, there is not a significant difference in the rankings and
either party is considered capable based on its qualifications. City of Chula Vista
staff has completed its own ratings and concur in this conclusion.
Equal Opportunity Program:
There was no DSE goal established for this RFQ. The Proposal Parameters for the
selected Proposer includes a 20-25% DBE goal for the design phase and a
15-20% DBE goal for the construction phase.
PREPARED BY:
L. THOMAS MORGAN
Senior Director, Real Estate Operations
F:\Pr~I\Pr~~fl~Q . C"UI8 "'fin' Beyslck1 CQ__=i", SII. 12000IIBoard ItIlIIIl\AAenllll S-11.Q).IkI~
05/15/00 13:57 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 006
Attachment To Agenda Sheet No._
EXPERIENCE AND PROJECT SUMMARY 1
II
DEVELOPMENT COMl'....NY
DATE:
May 10, 2000
TO:
Mr. Jeff Gabriel
Mr. Lyle Hayes
RE:
Charles Abdi
Anthony C. BadeaWl
William C. Tuchscher, IT
,
Port Bayside Properties Questions
FROM:
The following is a response to your e-mail dated May 5,2000 regarding Information Request and
Presentation to Joint City/Port Board Meeting on May 16, 2000.
Summarized below is a partial list of the projects that Koll Development O:Jmpany has developed
(* Indicates involvement by individuals assigned to this project):
1) Master Planned Proiects
Project Location Development Date
N .,;"
., Santa MarJ>:anta Town Center Santa :Mamarita, CA 1992
Irvine Concourse Irvine, CA
Koll Cent,r Irvine Irvine, CA
Koll Center Newport Irvine, CA
~ Koll Center Ornn2e. CA 1990
* Koll Center San Dieeo San Die~o, CA 1989
.. ,An::lhe:im Center Anaheim, CA 1993
Nike World C:unt>us BeavertDrl, OR
Nokia, Inc. Us Colinas, TX
Bolsa Ollca Huntin2ton Beach, CA
Sony Corporation of America San T ose, CA
2 Land Develo
Project
" Carls bad S ectrum
.. Carlsbad Research Center
Carlsbad,CA.
Carlsbad. CA
05/15/00 13:58 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 007
Attachment To Agenda Sheet No,_
3 Brownfield E
Proie~t
see attached resume
Development Date
Chula V1\ta, CA
&rcules, CA
San Die 0, CA dowIlto
Ventura and LA Councies
Ta~oma, WA
Hawthorne, CA
Brownfield Ex erience - Marine Grou
Proje~t Lo~ation
see attached resume
Development Da~
Coronado, CA
Coronado CA
San Die 0, CA
1987
1999
2000
3a) Groundwater Issues in Aquatic EnvironmentExperience lIT Cotporation
(see attached resume)
Project Location Development D3~
N .,;"
Wetlands remetfucion and Point ~ CA
restoration
D022 Coronado lsl:1nd, CA
D0142 Nonh Island, San Dlf;O, CA
Sherrer Island SlIn Die2o, CA
Sea World San Difl!:o, CAlMISsions Bavl
Carme1 La200n S311 Dielto, CA
San Pedro Fuel Snoolv Lon" Beach, CA
Avila Beach Avila Beach, CA
PO'Wer Plants San Die"o, CA
Bldg. 6 Sumo San Die"o, CA
Convention Center Expansion S311 DielZo, CA
4) Water-Oriented Proiects
Project Location Development Date
(if t1JlJ1ildde)
Pred Hutchinson Cancer. Se:mle, WA 1991
Research Center
Koll Center Newport Newpon Beach, CA 1985
* San Marcos Town Center San Marcos, CA 1996
Koll North Creek BothclJ, WA 1997
Zvmogenetics Seattle, WA 1996
* Denso Carlsbad, CA 1998
~ Natural Alternatives Iat1 Carlsbad, CA 1998
* Kona Kai Redevelopment San D~o, CA 1996
"Ocean Temce Comorate Or. Carlsbad, CA 1998
05/15/00 13:58 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 008
Attachment To Agenda Sheet No,_
San Die 0 CA
San F=cis~o, CI\.
Son Pedro, CI\.
San Diego, CA
see atta~hed resume
Development Date
.i:tu:tiloJJe.
1979
1985
1981
1984
Water-Oriented Pro'e~ts - Marine Grou
Project Location
Coronado, CA
Coronado, CA
San Die 0, CI\.
San Die 0, CA
1987
1999
1981
2000
5) Industrial Development
Project Location Development Date
(if..' ~"
Anaheim T ec.h Center Anaheim, CA 1998
""Carlsb.dSpecuum Carls bad, CA 1999
" Kon Carlsbad Tech Center Carlsbad, CA 1998
Cent:repOlt Industrial Center Fort Worth, TX 1999
Kon Arden Industrial Center Havward, CA 1999
Koll Arrow Center Rancho Gu:=n~ CA 1997
Kon Business Center Monan Hill, CA 1999
Koll Centennial Center Denver, CO 2000
Monton Hill Business Park Marzan Hill, CI\. 1998
Nonhshore Hen::ules, CA 1999
Pap.go Business Park Phoenix, AZ 1998
Peoria Business Park Denver, m 2000
Plantation Business Park Otv Of Industry 1999
"" San Dieeo Disrribunon Our. Oav Mesa., CA 1998
Thomas Road Santa Oara, CA 1998
Vallev View Industrial Park Las~, NY 1998
..s e IndustriaJ. Park Vista, CA 1999
"" Grevhound Exposition Srvcs. (hula VISta., CA 1994
WillowbrookBusiness Center Union Ot)'; CA 2000
6) R&D Proiects
Project Location ~velop~ent Date
.~
KollArden Industrial Center Ha~ CA 1997
Koll Business Center Mar<'an Hill, CA 1998
Kon North Creek Bothell, WA 1994
" Natural Alternatives Intemt'l Carls b.d, CA 1998
"" Denso Carlsbad, CA 1998
.. Kon Tech Pla7Al (AT&I'l San Die..o, CA 1999
" Omni Center anteD San Die..o, CI\. 1999
" Kon Mountain. Ranch Rancho Bernardo, CA 1990
" Kon Bus. Cotr. -Rancho Calif. Rancho California, CA 1992
05/15/00 13:58 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 009
Attachment To Agenda Sheet No._
. Kon Sorrento
Koll San Dimas Co ora<e Park
San Die 0, CA
San Dimas, CA
1990
7) Office Proiects
Project Location Development Dare
(if r.nailaJ:k)
11111 Sunset Hills Resten, VA 2000
Arcadia Garewav Center Phoenix, AZ 1999
Arrowhead Corponue Or. Peoria,AZ 1998
Associates Firnt Caoital Coro. Las Colinas, TX 1998
Burlingron Nonhero Santa Fe Fon Worth, TX 1999
Gcizens Communicaoons Piano, TX 1999
Dulles Tech Center Herndon, VA 1999
Lincoln Towne Centre Sconsdale,AZ 1999
Nokia Americas Las Co!in.s, TX 1999
None! Networks CoIpOrate Richardson, TX 1998
Campus I
Omnicom Coroorate Campus Piano, TX 1998
Pacific Bell Anaheim, CA
PETsMART Cmporate Phoenix, AZ 1997
Headquane18
Phillips Driscooioe Ha~e"'town, MD 1997
Rapp Collins Worldwide Las Colinas, TX
Sony Western Regional San Jose, CA
()Pennons Center
Sterling Electronics Graoevine, TX
Taco Bell Colpome Irvine, CA
Headquarter.;
~ Columbia Sauare San Diego, CA 1989
* Waterid~e Plaza. San Dier;o, CA 1997
ZvmoGenetics Seattle, W A
8) Retail Proiects
Project Location J?."ve~?~~ent Date
~DesenPalms Phoenix, AZ 2000
· Flatiron Market Place Broomfield, 00 2000
" La lalla Vill.a~e SQuare La lolla, CA 1995
" plaza. Antonio Rancho Santa Marv:arira, CA 1996
* Santa Marv:ariu T OilTll Center Rancho Santa Mar1:arita, CA 1995
" Summit at Sconsdale Scottsdale, AZ 2000
* San Mucos Town Center San Mucos, CA 1996
* Wood Vilk.:e Porilind, OR 2000
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SDUPD REAL ESTATE OPS.
IiiI 010
Attachment To Agenda Sheet No._
9) Recreational Projects
Project Location Dewlopment Date
u.
Cabo Del Sol Los Cabos. Mexico 1995
Palrnilla Los Cabo., Mexico 1999
Palmilla Resort Communitv Los Cabos, Mexico 2000
* WentwOrth-By- 'The-Sea Rve Beach, New o.:ro~nshire
· Eal(leCrest Golf Coutse Escondido, CA 1995
10 Mixed-Use Pro'ects
Project
Location
I?evelopment Date
Koll Center Irvine
Koll Center Ne
Koll Center e
* Koll Center SaIl Die 0:
1994
1990
1990
1989
11) Specially Centers
Project Location Development Date
N ..~"
· Flatiron :Marker Place Broomfield, CD 2000
* La lolla Vill'l(e Square La T olla, CA. 1995
. Wood Villai(e Portland, OR 2000
U Public Facilities /
Project
eneres
Location
J:?eve~opment Date
.An~l"If=.hn, CA.
Kansas , KS
San Marcos, CA
1997
1999
1996
13) Institutional Facilities
Project Location ~ve~~ent Date
Fred HutChlnli;('l11 (':::If1(''=''l:' ~p~TTlp WI A
- ------~ ..--
Research Cenrer
* NIxon Libr.uv Yotba Linda, CA 1993
Sierra Health Services Las Veit8S, NY 1997
Development Date.
.. Anaheim
Hall West
ft,n!:Jl,jIIl;m CA
,
1997
05/15/00 13:59 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
1iiI011
Attachment To Agenda Sheet No._
EP A Re~iona1 He.dqu=ers Kans.s Cltv, KS 1999
* Koll Center San Dieeo San Diel'"o, CA 1989
'San Marcos Town Center San Marcos, CA 1996
15) One or both of the firms involved (or an affiliate) are possible developers of a site to the
north of the Bayside site, often referred to as "Crystal Bay" or the "Mid-Bayfront" site.
In the event the firm or its affiliate does not acquire control 0.( the Crystal Bay/Mid-
Bayfront site, will you be willing to go forward on tbe Bayside commercial site
independently?
Yes, we are willing to go forward on the Bayside commercial site,
independent of developing the Crystal Bay project.
16) Have you been involved in any major demolition projects?
. La Jolla Village Square - La Jolla, CA. This project was ,"configured from a regional shopping mall to a
Power Center. The project was turned "inside oul ", Extensive demolition. was needed /.0 construct the AMC
Theaters that are underground and canvert the center of the mall into shop space.
17. Describe your level of experience with the CEQA process and California Coastal
Commission.
Principals of the KolI/Tuchscher/Marine Group team have vast experience in
working through the California Environmental Quality Act (CEQA) Process on
large and small-scale projects. The team's philosophy toward processing
major project is to build strong community support by aggressively pursuing
the involvement of "stakeholders" in development of the area. In this
circumstance, we anticipate facilitating formal and informal pUblic meetings
in which the input of interested parties will be solicited and considered as
project plans evolve. Our team is uniquely positioned to deliver satisfactory
resolution of environmental issues as a result of our strong working
relationships with local environmental, habitat, and conservation groups.
05/15/00 13:59 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 012
Attachment To Agenda Sheet No._
Our close communications with the Environmenal Health Coalition, Audubon
Society, and Friends of Southbay Wildlife (16 environmental groups) provide
a tremendous opportunity to see the most expedient development occur
while including the issues of these groups in a manner that benefits the
project economically.
As to the California Coastal Commission, all three principals have been involved wilh projects
chat came under thejurisdictioll of the California State Coastal Commission. Mast notably,
however, is the lremendous success of The Marine Group (Art Engle) in obtaining positive
Coaslal Commission support for projects throughout California's coastline. Certainly, the Part
District is well aware of lhe many excellem developments on San Diego Part property thaI Mr.
Engle has conceived. developed and owned. A liSl of Mr. Engle 's projecls will be provided.
18. How do you address community interest and concerns on major redevelopment
projects? How have you addressed difficult community issues in past projects?
Our team's basic premise is inclusiveness. We believe that all interested
parties should be treated with respect, their issues thoroughly understood
and to the degree they can be accommodated - they must be. We have
found that through direct principal to principal dialogue and a sharing of
information, most parties will understand what each is trying to achieve and
within the confines of economic constraints, find innovative solutions of
mutual benefit. This certainly has been the case in our efforts to include the
environmentalist as active participants in the land planning and design of the
Crystal Bay project and has caused a positive result for all parties. We
would anticipate emulating that an inclusive process with the Port properties
and anticipate the same caliber of support from conservation groups and the
public.
05/15/00 14:00 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 013
A formal program that is anticipated to roughly follow the/ollowing steps:
1. Project Orientatioll and Start- Up
A. Inventory existing documellts
B. Public/Private team meetings
C. Confirm goals and objectives
D. Key issues
1. What do we need?
2. What do we have?
3. Concepts to optimize real estate potential
Analysis
A. Landscape
B. Zoning/Codes
C. I~rastructure
D Access/Egress
E. City Coordination
F. Site Interaction
G. Visibility
H Pedestrian and Public Spaces
I. Vehicular Circulation
J. Public Transportation
K. Utilities alld Transportation
L. Easemellts
M. Topography
N Alijacent uses - existing and planned
0. Port coordination
P. WateifrontlViewanalysis
Q. HAZMA. T constraints
R. Habitat alld Environmental Issues
Options
A. Land Use and Density
B. Bulk and Massing
C. Open Space and Views
D. Pedestrian and Vehicular Circulation
E. Transportation and Parking Plan
F. Parcel Maps
G. Phasing and Implementation Strategy
Design and Development Principals
Public Workshops
A. Identify Options
B. Preferences
C. Opportunities
D. Objections/Challenges
E Refine Design and Development Principle concepts
Workshops
Refine and Select Project Options
Project Processing
Pre-leasing Commitments
Entitlement Approvals
Start of Construction
II.
III.
IV
v:
VI.
VII.
VIII.
IX.
X
XI.
Attachment To Agenda Sheet No,_
05/15/00 14:00 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
1iiI014
Attachment To Agenda Sheet No,_
EXPERIENCE AND PROJECT SUMMARY 2
CHULA VISTA BAYSIDE COMMERCIAL SITE
PORT OF SAN DIEGO I CITY OF CHULA VISTA
Response to Additional Questions
Lennar Partners is pleased to submit this additional information in response to questions transmitted to us
by the Port staff on May 5'" and 8'". Our information is provided to correspond to the items "s
enumerated in the e-mail messages.
Items 1 -14
The foilowing is a listing oniy of development projects in each category as requested. Following this listing
is a table that provides mOre definitive information about these projects, including timing and development
details.
The tables that follow this section show a combination of projects at various stages of development by
Lennar Partners, the Weste"; Region division of LNR Property Corporation, since its establishment in
1997.
This list by no means reflects all the projects in the large portfolio of activity by LNR Property Corporation
nationwide going back more than three decades. We have chosen to focus on Lennar Partners Western
Region because It is this management team that would carry forward the Chula Vista Bayside project.
In addition. ail of these projects are either currently under construction or entitlement processing or have
been completed within the last WO years.
1) Master-planned projects completed.
The master plan and approvals have been completed for the following developments:
Philadelphia Place - Ontario, CA
. San Diego Spectrum - San Diego, CA
Bressi Ranch - Carlsbad. CA
. Lennar Mare Island (former Naval Shipyard) - Vailejo. CA (Specific Plan approvals in
process)
. Hunters Point Naval Shipyard - San Francisco, CA (in process)
2.) All land development projects completed.
Those j;lrojects in the tables that have been completed are so noted in the "Completed" column.
3) All brown fields experience.
The foil owing development projects have or have had toxic contamination issues requiring remediation:
. San Diego Spectrum - The sit, was formerly used ferr a variety of defense-related activities,
including The production ofTocket components and ancillary hardware. Lennar Partners, in cooperation
with General Dynamics, completed a program to dean contaminated sites to the satisfaction of all
state and federal standards.
.
Philadelphia Place (Ontario, CA) - Property had been farmed more than 10 years; some
soil remediation was required to address fertilizer and pesticide contamination.
Lennar Mare Island - Lennar Partners is working with the City of Vallejo, the Navy and
state and federal agencies in resolving issues relative to sequence, timing, financing and
level of remediation for a broad range of contaminants on this former Navy shipyard.
.
05/15/00 14;00 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 015
Attachment To Agenda Sheet No.
. Hunters Point Naval Shipyard (San Francisco) - This is a federal Superfund site and
Lennar Partners is working with the Navy and the San Francisco Redevelopment Agency in
the structuring of a remediation program that will accelerate cleanup and further
redevelopment efforts.
4) All water-oriented projects completed.
Lennar Partners is currently involved in the redevelopment of !wo significant waterfront projects, Hunters
Point (550 acres) and Mare Island (650 acres). Both are in early planning or implementation phases and
each will have a likely development buildout of at least 10 years.
5) Industrial development.
The industrial projects or master-planned projects with industrial components by Lennar Partners include:
91 & 1-15 Business Park - Corona
.
Philadelphia Place - Ontario
San Diego Spectrum
Mare Island - Vallejo
Hunters Point - San Francisco
.
.
6) R&D projects.
Lennar Partners' development projects with R&D components include:
.
Mare Island - Vallejo
Bressi Ranch - Carlsbad
Hunters Point - San Francisco
San Diego Spectrum
Harbor Bay Business Park - Oakland
.
.
.
7) Office projects.
Office projects or master-planned developments with office components include;
. 211 Main Street - San Francisco
.
Seaview Corporate Center - San Diego
Mare Island - Vallejo
Bressi Ranch - Carlsbad
Lennar Corporate Plaza - Newport Beach
HUnters Point - San Francisco
LNR Warner Center - Woodland Hills
San Diego Spectrum
Brannan Street - San Francisco
Red HiII- Santa Ana
Harbor Bay Business Park .- Oakland
South Jordan Office - South Jordan, Utah
.
.
.
.
.
.
.
.
.
.
8) Retail proJscts.
Retail projects or master-planned projects with retail components include:
. Crossroads Marketplace - Chino Hills
05/15/00 14:01 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 016
Attachment To Agenda Sheet No,_
.
Tower Plaza - Phoenix
Peninsula Marketplace ~ Huntington Beach
Bressi Ranch - Carts bad
San Diego spectrum
Mare Island - Vallejo
Hunters Point - San Francisco
.
.
.
9) Recreational projects.
Lennar Partners has not done a project that is strictly recreational, but rather has mixed-use projects that
include recreational components of varying sizes. These include:
. Bressi Ranch
San Diego Spectrum
Mare Island
Hunters Point
10) Mixed-use projects.
Many of Lennar Partners' projects are mixed-use, including'
.
.
. Bressi Ranch
* San Diego Spectrum
. Mare Island
Hunters Point
. Philadelphia Place
. Brannan Street
11) Specialty centers.
The term "specialty center" has been applied to a wide range of retail products, from "boutique" to
"entertainment-oriented". For Lennar Partners' projects, there are several that have or are planned to
have 'specially" retail components that include destination-tourist facilities (Mare Island), museum-retail
centers (Mare Island, Hunters Point), and entertainment centers (Mare Island, Hunlers Point. Crossroads
Marketplace). Lennar Partners also has been selected by the City of Commerce to develop a 450,000 SF
lifestyle entertainment center at the intersection of 1-5 and Telegraph In Commerce.
12) Public facilities.
Public facilities are an inherent part of several of lennar Partners' master.planned communities, including
Bress! Ranch, San Diego Spectrum, Mare Island and Hunters Point. We have not done strictly public
facility deyelopment projects.
13) InstitutIonal and/or cultural facilitIes.
Similar to our experience with public facilities, institutional andlor cultural facilities will be an inherent part
of Mare Island and Hunters Point. We have no projects that are strictly institutional or cultural facility
developments. .
14) Developments inVOlving a relationship with public agencies.
Lennar Partners has several projects that inyolve a relationship with a public agency beyond just the
deyelopment entitlement and permitting level. These include:
Mare Island - City of Vallejo as Local Reuse Authority
. Hunters Poinl- San Francisco Redeyelopment Agency
05/15/00 14:01 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 017
Attachment To Agenda Sheet No,_
. San Diego Spectrum - City of San Diego Development Agreement
15) In the event that Lennar Partners' affiliate, Lennar Corporation, does not acquire control of the
Mid-Bayfront site, will you be willing to go forward on the Bayslde commercial site independently?
Yes.
16) Have you been involved In any major demolition projects?
Lennar Partners has directed demolition efforts as part of its redevelopment of San Diego Spectrum,
where we crushed and reused 100,000 tons of concrete slab and asphalt to build new streets. The Tower
Pl,aza redevelopment in Phoenix also required extensive building demolition. In addition, we are currently
working with the City of Vallejo and state and federal agencies on a precedent-setting approach to the
preservation of historic structures and identification of demolition candidates at Mare Island, where 500 of
the Island's more than 900 structures are designated as historic.
17) Describe your level of experience with the CEQA process and the California Coastal
Commission.
Because we are extensively involved in Califomia, Lennar Partners has processed several projects under
CEQA, from EIRs for master-planned communities such as Bressi Ranch to negative declarations on
smaller projects and amendments on previously entitled projects. CEQA review is currently underway on
o~r first Specific Plan for Mare Island,
Mare Island, Hunters Point, Bressi Ranch and Seaview Corporate Center are all under the jurisdiction of
the Coastal Commission.
18) How do you address community interests and concerns on major redevelopment projects?
How have you addressed difficult community isslles in past projects?
It has been our experience that community involvement is integral to the success of any development
project. This is why we indicated in our Response to the Request for Qualifications that we do not have a
preconceived development concept for the Chuta Vista Bayside site, but intend to first solicit Community
issues and comments so that our ultimate development concept meets community interests and
expectations.
At Mare Island, we initiated small group community forums within four months of being selected as Master
Developer. These initial forums were intended to introduce Lennar and gain a feel for community issues
first-hand, understanding that there had been a lengthy and sometimes-contentious reuse planning
process. We followed up with a second set of community forums approximately nine months later to begin
to introduce Lennar's concepts for development ahead of any formal filing of development applications.
AI Hunters Point we initiated the community contact process even ahead of our selection as Master
Developer, during the RFQ process. We did this in order to ensure that our development team and
approach reflected the significant issues of the surrounding Bay View / Hunters Point community. As a
result, we received community support for our selection and have since worked closely with this
community base as our development agreement negotiations have proceeded with the redeveiopment
agency.
05/15/00 14:01 FAX 619 686 6297
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05/15/00 14:02 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 020
Attachmen~ To Agenda Sheet No.
Additional Questions - May 8, 2000
1) Preference for order of presentation to the Board on May 16"'?
We would prefer to be last.
2) Are you currently prepared to finance the project?
Yes, without hesitation.
What are the likely financial sources for the various project components?
Because of our slrong financial statement, Lennar Partners will be able to Use its internal sources to finance the
project. If the phasing or product type warrants .it, we would complement our equity finanCing with loans from
any of a number of lenders with whom we have done business in the past, all with the backing of LNR's financial
statement.
3) What is your experience working with groundwater issues and within an aquatic environment?
We are dealing with non-coastal groundwater issues at San Diego Spectrum where we have a ground water
monitoring program in conjunction with the County of San Diego Health Department.
Both Mare Island and Hunters Point include Significant aquatic environments. They each have their Own
groundwater issues and challenges particularly as they relate to pollution and remediation. We have already
assisted in resolving issues at Mare Island relative to tidelands jurisdiction with the State Lands Commission, as
well as dealing with the Bay Conservation and Development Commission (BCDC) on all waterfront areas.
Aquatic access and recreation are major elements of the master plans for both projects.
In addition, our development team includes One of the world's premier waterfront architectural design firms.
Wimberly Allison Tong and Goo.
of) When would you ideally want to See development or;r;ur? How do you envision phasing the project?
Lennar Partners would prefer to initiate development as soon as possible to take advantage of the current
favorable market conditions. But as we noted earlier, we have a commitment to a creating a development
concept that is responsive to the community, the Port and the City of Chula Vista, and will take the time
necessary to make that happen. In addition, we also need to analyze the site opportunities relative to the
marketplace.
Project phasing will also evolve out of this community and market analysis process. Phasing also will be
dependent upon successful identification and resolution of environmental and infrastructure issues; and local,
state and federal jurisdiction issues. Financing will NOT be an issue that will negatively affect the timing or
phasing of this project for Lennar Partners.
hllJ..:'IlAFO . ClivI, vlftD Slyskll Ctlmrlllll<:ial SiI.I~OOOI\BoIII<l' Ji_'-\.att.clh"""'t!.ll ""...._ lj-lli-OO,da=
05/15/00 14:03 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 021
Attachmen~ To Agenda Sheet No.
Port of San Diego
and Lindbergh Field Air Tern,inal
(619) 686-6200. P.O. Box 120488, San Diego, California 92112-0488
www.portofsandicgo,org
CHULA VISTA BAYSIDE COMMERCIAL SITE
QUALIFICATIONS RATING SHEET
KOLL DEVELOPMENT COMPANY
I:',." ,', ., :\~:':,r:" ''', ',,, :,: ::',,~', I::~:::,'~il:::::\:{{!;k<',' .'. :,:::{ ,:r~ :!.:~>i"".i':,:~<' :i,::',;r',P(:),S~,!U~:LE :1':'( "'~c::rtJAL' '.'].' !:':' ., .. , ,'::i}; , '., ;/,::\~,: .,,\,i;,
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'PO'lt\I\Ji5 "."'.
'r" ':',,"I'\'(',Q\\'~lS' ":f.1,':'~I,llmN"Il'j',"I"{:'\J:":,,i"\I""""" 1':\I'.S " , - II. '\, I' '*; I "'j~\ \ ' I",: ",Fi..6~~RK$" ,', .::}
-""":'"'' I'"'".,, ':':,,'1, ,r:., 'Y,' ,I' 11il,i'.: ", .:"", ",.: 'I, ,\ r.,' ".' ',,',
Commercial Development
Experience Extensive experience with all
INCLUDING GROUND LEASES AND 25 24.25 types of commercial properties
WORKING WITH THE PUBLIC including government and master
SECTOR (TYPES, SIZES, AND plans.
NUMBERS OF DEVELOPMENTS)
$3,944,000 cash. KolI has an
Financial Strength 25 22.50 investrnent partner in Northern
NET WORTH, ABILITY TO OBTAIN Capital. Funded $2,000,000,000
FUNDING worth of projects in last three
years.
Business Reputation References and history excellent.
ABILITY TO PERFORM ACCORDING 25 24.25 Not every project adhered to
TO PROJECTIONS, ABILITY TO original schedule but with volume
ADHERE TO TIME SCHEDULES is to be expected.
Architect's Commercial
Development Experience
TYPES, SIZES, AND NUMBERS OF 25 23 Internationally renowned.
DEVELOPMENTS, ABILITY TO
DESIGN UNIQUE PROJECTS
TOTAL 100 94
4 Average of all ratings.
05/15/00 14:03 FAX 619 686 6297
SDUPD REAL ESTATE OPS.
IiiI 022
Attachment To Agenda Sheet No.
Port of San Diego
and Lindbergh Field Air Terminal
(619) &86-6200' P.O. Box 120488, San Diego, Cali/ornia 92112-0488
www.portofsandiego.org
CHULA VISTA BAYSIDE COMMERCIAL SITE
QUALIFICATIONS RATING SHEET
LENNAR PROPERTY CORPORATION
1::\:', ':'i:!!:'",:Fi';::',,:"I,'I':: :,) :~/\i:!i i'l , ','-1:::;.:. '," I', 'j;,', I':, ~,<\\;~:;i: ',; ..' POS$:rBILE~i'I.:: ::'I'ii!~0if!U'~:L,":~~t\r-f::"~' : i';,' '," ,?' , ,','
I ",'
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J.i';:;;""',:",, \':I\\\\~ij;hl"'aG,~~~il\~l~~~fbNr: ',:' ':~;::\!:, ',",'. ,'"", ""I!\''''''\'~n 1'111111 . "I,"! '\ I'" I,' "1.1. I .' "'(' ,,"j "I. '"I'"~\'" ". I, ,," "I, .i,
''''''\~'!\ :",',:',1,
: ':'P~:H ',. ::" , PQ I'NTS. "I.".' " :. , " ",'I. ,,'
,,' ,,' "lllt(;:}):~'''" ::, J ,:"j, . ,Ii: "Ill! ,,'," ., 'i' 'i,'," ,: 'I,,," '>I(P'l; "':':"" ",' ,\ '\.. '! . "'" ,)'" . :,' '. , . " ',: ,: ,.~: .j. : ::,,:! " ,:1, ~I ':::,\,,:' I", , ",,'I'l
',", .,l" ','. .. ",,,,,I,.
Commercial Development ;
Experience Less extensive than Koll. More
INCLUDING GROUND LEASES AND 25 21.75 limited in number and type of
WORKING WITH THE PUBLIC projects.
SECTOR (TYPES, SIZES, AND
NUMBERS OF DEVELOPMENTS)
Financial Strength $200,000,000 unsecured
NET WORTH. ABILITY TO OBTAIN 25 24.50 credit line. $18,524,000 cash.
FUNDING Demonstrated financial ability.
Business Reputation Good national reputation,
ABILITY TO PERFORM ACCORDING 25 22.50 primarily residential division.
TO PROJECTIONS, ABILITY TO Local commercial group good.
ADHERE TO TIME SCHEDULES Track record not as extensive.
Architect's Commercial Very good. Local architect
Development Experience with a number of signature San
TYPES, SIZES, AND NUMBERS OF 25 24 Diego projects. Teamed with
DEVELOPMENTS. ABILITY TO international firm.
DESIGN UNIQUE PROJECTs
TOTAL 100 92.75
. Average of all ratings.
A~~achment To Agenda Sh@ee No.
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