Railroad Square Project

SONOMA-MARIN AREA RAIL TRANSIT DISTRICT
SOLICITATION FOR A
TRANSIT ORIENTED DEVELOPMENT
AT RAILROAD SQUARE

 

5.4 +/- ACRES IN SANTA ROSA: 2 Fourth Street and 34 Sixth Street

 

SOLICITATION NO: OT-PS-18-001

ISSUE DATE: March 30, 2018

 

 

TABLE OF CONTENTS

  1. Statement of Purpose  
  2. Site Investigation  
  3. Submittal Instructions
  4. Content of Submittal
  5. Schedule
  6. Review of Submittals
  7. Disclosure and Use of Submittals
  8. Equal Opportunity Statement

 

Update: 

 

  1. Statement of Purpose

The Sonoma-Marin Area Rail Transit District (SMART) is seeking submittals for Transit-Oriented Development (TOD) on its +/- 5.4 acre property at Railroad Square in Santa Rosa. Following the review of submittals, SMART will select one or more development teams with which to negotiate and enter into an exclusive negotiating agreement (ENA) to develop the site.

The Transit Oriented Development project and goals are characterized by a development that is physically and functionally integrated with the transit facility; enhances surrounding area connections to transit stations; provides residential, commercial and/or mixed-use development, including housing and convenience goods and services with office space possibly included in the mix; promotes and enhances ridership; expands sales and local tax  base, sales and income tax base; and generally encourages revitalization the transit station area and community.

This Solicitation is intended to establish a short list of qualified developers who possess demonstrated expertise and experience in similar TOD projects and who have the development capacity and financial strength to expeditiously develop the SMART property. Once the short list is established, SMART will review the submittals and thereafter may in, its sole discretion, enter into an Exclusive Negotiating Agreement (ENA) with the selected developer.  SMART is open to the consideration of a variety of project sizes, structures and business arrangements, including but not limited to: development contracts; long-term ground and facility leases; sale of fee interests and/or a combination of arrangements. The intent of this Solicitation is to garner development concepts that may determine the nature, scope and specifics of ENA.

 

II. Site Investigation

  • For City of Santa Rosa land use documents and staff contactclick here.

The property had been used as a railroad freight depot and maintenance/fueling yard until the 1960’s. It contained the main line railroad track system, several associated railroad spurs and buildings, as well as underground and above ground storage tanks that were used for fuel and water storage. Environmental investigation and remediation efforts have been previously conducted at the property. Environmental work has included the removal of underground storage tanks, soil and groundwater sampling and remedial excavations. Available documentation and reports pertinent to the property can be found here.

The Property is presented in its existing condition, “as is”. SMART makes no representations about the environmental conditions or the presence or absence of contaminated materials at the sites included in this solicitation and assumes no responsibility for any interpretations made by submitters on the basis of information provided in this solicitation or through other sources. Submitters acknowledge that they have acquainted themselves with the available information and have independently investigated conditions affecting the proposed project; including but not restricted to, those bearing upon transportation, zoning, relevant city development policies, general and specific area plans, disposal, handling and storage of materials; availability of labor, water, electric power, roads and physical conditions at the site; the conditions of the ground and the character of equipment and facilities needed in advance of and during prosecution of the project.                                  

 

  1. Submittal Instructions

Submitters are asked to carefully review this Solicitation and related documentation. Inquiries and request for site visits should be directed to Ken Hendricks, Procurement Coordinator, khendricks@sonomamarintrain.org. Submitters interested in this Solicitation should contact this office in order to ensure receipt of amendments or other relevant information. Respondents to the Solicitation should limit their submissions to no more than 10 pages, excluding illustrative materials explaining developer ability and experience to develop the proposed concept, and any site plans and graphic depictions of the proposal. All proprietary information should be identified as such by the submitter. One original, 16 copies of the submittal and one digital copy should be submitted. SMART reserves the right to cancel or amend this Solicitation and will announce revisions to it by amendment.

Submittals should be sealed, marked and may be mailed or delivered in person to SMART’s procurement coordinator, 5401 Old Redwood Hwy., Suite 200, Petaluma, California 94954 no later than 2 p.m. (local time) on May 28, 2018.

 

  1. Content of Submittal

Submittals should include the following key information:

  1. Terms: Structure and business arrangement
  2. Developer expertise pertaining to delivering TOD exhibited through prior work and consistent with long-range development of financially viable projects;
  3. Capacity of the Developer as exhibited through professional resumes;
  4. Information on the Developer’s history and capabilities, including:
    • Successful completion and delivery of comparable project(s).
    • Any failed projects that terminated or resulted in legal action.
  5. Description (including any graphics submitters wish to provide) of a conceptual development program, including:
    • How Parcels are to be developed;
    • Land uses, product types, developed area and development densities;
    • Approach to providing parking;
    • Financial structure and return to SMART, including whether the site would be purchased or ground leased;
    • Financing sources; and
    • Development timetable for the project.
  6. Any recommendations to enhance the viability for development of the property;
  7. Identification of how the proposed development concept for the property will integrate with the Transit Oriented Development goals (see section I – Statement of Purpose).
  8. All Submitters wishing to participate in the solicitation process shall include a refundable cash deposit of $100,000 in the form of a certified cashier’s check, payable to SMART along with their submittal. 
  9. Upon selecting qualified Submitter(s) to proceed, the $100,000 deposits of the non-proceeding Submitters will be refunded (currently scheduled for July, 18, 2018).
  10. Upon entering into an Exclusive Negotiating Agreement (ENA) with a qualified Submitter, the $100,000 deposits of the non-proceeding Submitters will be refunded.  
  11. Should SMART determine to proceed with the selected finalist, the deposit of the qualified Submitter entering into the Exclusive Negotiation Agreement shall become non-refundable and deemed reasonable compensation to reimburse and offset the costs for evaluating the submittal and the negotiation Agreement.          

 

  1. Schedule

SCHEDULE

DATE

Solicitation Release/Advertisement

March 30, 2018

Pre-Submittal Inquiry

April  16, 2018

Solicitation Submittals Due

May 28, 2018

Tentative Date for Board Review of Finalists  

July 18, 2018

 

  1. Review of Submittals

SMART reserves the right to contact submitters with requests for clarification or additional information, or to arrange other follow up activities it deems appropriate. Submittals will be reviewed in terms of their Terms and consistency and compatibility with SMART’s Transit Oriented Development goals (see section I – Statement of Purpose).

 

  1. Disclosure and Use of Submittals

This Solicitation does not represent a commitment or offer by SMART to enter into an agreement with a Submitter or to pay any costs incurred in the preparation of a response to this solicitation request. The submitted responses, and any information made a part of the responses, will not be returned. SMART has sole discretion and reserves the right to reject any and all responses received with respect to this Solicitation and to cancel the Solicitation at any time prior to entering into a formal agreement.

Furthermore, SMART reserves to itself all the following rights and disclaimers, which may be exercised by SMART in its sole discretion without limitation, with or without cause, and with or without notice:

  • Cancel, modify or withdraw the Solicitation, in whole or in part, at any time, or issue a new Solicitation without incurring any cost, obligations or liabilities.
  • Revise or modify, at any time, the evaluation criteria, factors and/or guidelines it will consider in the Solicitation process.
  • Waive any informality or irregularity.
  • Disclose any information contained in any Solicitation to the public as required by law.
  • Refuse to proceed with Solicitation or to enter into a contract with any Submitter.

SMART disclaims any obligation, responsibility or liability, fiscal or otherwise, to reimburse any Submitter for any costs incurred by any party considering a response and/or responding to this Solicitation. Submitters under this Solicitation should clearly identify specific proprietary or confidential commercial data not subject to disclosure pursuant to the public records act. SMART shall have the right to duplicate, disclose and use submitter’s information.

 

  1. Equal Opportunity Statement

SMART is committed to nondiscrimination and equal opportunity in all contracting and purchasing opportunities. The policy and intent of SMART is to provide equal opportunity for all persons regardless of race, color, religion, national origin, marital status, political affiliation, sexual orientation or gender identity, status with regard to public assistance, disability, sex, or age.  Submitter further certifies and agrees that it has not and will not discriminate on the basis of race, color, national origin, or sex in the award of subcontracts or in the performance of the development, as applicable. In addition, it is the policy of SMART that Disadvantaged Business Enterprises (DBEs), as defined in 49 CFR Part 26, shall have an equal opportunity to participate in this solicitation opportunity.