NORTH MARE ISLANDVALLEJO, CALIFORNIA

Request for QualificationsSan Francisco Bay Area Land

157 AcresCommercial/IndustrialWaterfront Development1.2M sq. ft. approved Specific PlanFerry Service to San Francisco

www.choosevallejo.com/nmi

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Opportunity: Propose, develop and operate a real estate development project, company offices/headquarters, manufacturing center, research and development, light industrial, anchor tenant(s) or other employment center on all or part of 157 acres on North Mare Island in the San Francisco Bay pursuant to a development agreement, long-term lease and/or disposition agreement with the City of Vallejo.

Capacity and Use: Approved Specific Plan and EIR/CEQA certified for 1.2 million square feet of office, manufacturing, light industrial or other commercial space. City may consider other uses including, but not limited to, destination commercial, hotel, and other sustainable job-generating uses.

Financial Requirements: Demonstrated ability to secure entitlements, make substantial improvements to the site, address or mitigate impacts of new development, pay assessments to the Mare Island community facilities districts, and operate and maintain new buildings.

Schedule: The City may, on an ongoing basis, immediately enter into a lease or exclusive agreement for all or part of the 157 acres upon receipt and review of qualifications.

Experience: Demonstrated track record of success on relevant projects.

Location: North Mare Island is across the Napa Strait from Downtown Vallejo, 30 miles north of San Francisco on the Bay. The site on the north part of the island is adjacent to approximately 600 acres of Lennar-developed property, and is accessible at four points via bridges, highways, and commuter ferry to San Francisco.

Selection Process: Submittals will be reviewed on an ongoing basis throughout the RFQ period by City staff and consultants against the evaluation criteria described in this RFQ. The City may enter into exclusive negotiations at any time with one or more proposers for all or part of the available property.

Submissions Accepted Until: Friday, March 30, 2018 at 3:00 p.m. (PDT)

Contact: Ron Gerber, Economic Development Manager, (707) 553-7283, ron.gerber@cityofvallejo.net

SUMMARY

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Table of Contents

Introduction ........................................... 6Objectives ............................................. 8Location ................................................ 9Site Conditions ...................................... 11Mare Island Specific Plan ........................ 13Opportunity ........................................... 14Incentives ............................................. 22Submission Requirements ................... 24Evaluation & Selection Process ......... 27Appendices ........................................... 29

History ............................................... 30Supporting Information ...................... 31Standard Terms of Offering .................. 32Contact ............................................. 37

Thirty miles north of San Francisco, the City of Vallejo enjoys the best of what California offers: an affordable, transit-based live-work environment in the heart of the San Francisco Bay.

Vallejo is at the center of the Northern California Economic Mega Region, linking the Bay Area and Northern California’s talent, connectivity, transportation and recreational resources.

Vallejo’s deep maritime roots and 150-year history of attracting workers from around the world have made it the nation’s most diverse city.

Vallejo’s quality of life provides affordable living, waterfront property along the San Francisco Bay, and superb weather that even Mark Twain wouldn’t disparage.

North Mare Island offers a unique opportunity with land use approvals already in place:

Island Waterfront Property in the San Francisco Bay

Mare Island sits at the confluence of the Napa River and the San Francisco Bay, adjacent to Downtown Vallejo. The island is accessible from three points via road and state highway, water taxis across the river to Downtown Vallejo, direct ferry service to San Francisco, and existing rail infrastructure.

157 acres of City land with EIR-certified capacity up to 1.2 million square feet

INTRODUCTION

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“Nowhere else are you going to find a city that’s so strategically located, close to all the major cities in the area: San Francisco, the Napa Valley, and everywhere beyond. This is a great place to live, to work, and to thrive.”

--Dr. Celia Esposito-NoySuperintendent/President

Solano Community College

The City of Vallejo (“City”) hereby solicits qualifications and project concepts for the development of all or part of 157 acres of City land on North Mare Island (NMI).

The City’s overarching goal is to secure private sector partner(s) to invest and develop NMI to realize the following objectives:1. Raise Vallejo’s profile as a 21st Century employment

destination2. Maximize aggregate new, sustainable jobs, as well as the

ratio of living wage, skilled and professional jobs relative to entry-level service and minimum-wage jobs

3. Generate direct and indirect expenditures in the local economy

4. Increase long-term revenue from property, sales and utility taxes

5. Mitigate costs of incremental City services6. Utilize proceeds from the sale or lease of the land or

participation in project revenue7. Distribute benefits of the project to the Vallejo public through

infrastructure improvements, sustainable employment opportunities, education and vocational training, improved quality of life, and enhanced public safety

8. Prevent or minimize any potential negative environmental impacts of any new development

The City seeks submissions that document and support the qualifications of the proposer to successfully implement their conceptual proposal. The City may enter exclusive negotiations for all or part of NMI with one or more proposer(s) on an ongoing basis, at which time additional information, financial pro forma statements, and/or detailed designs may be required.

OBJECTIVES

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The IslandMare Island is located on the western edge of the City of Vallejo, approximately 3.5 miles long by one mile wide, comprising approximately 5,250 acres. The Island is bound by the Napa River on the east, the San Francisco Bay on the west, the Carquinez Strait on the south, and Highway 37 on the north. The entirety of Mare Island, including the NMI site, lies within the incorporated boundaries of the City of Vallejo.

There are four existing points of access to the site: two from Highway 37, the primary route across the North Bay that connects U.S. Highway 101 and Interstate 80; a direct bridge across the Napa River between the Island and Downtown Vallejo, providing a primary arterial that connects to Interstate 80; and via commuter ferry, which connects Mare Island and Downtown Vallejo via direct service to the Financial District and Pier 41 in San Francisco.

LOCATION

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North Mare IslandThe NMI site consists of approximately 157 acres, bounded by Highway 37 on the north; G Street and the Causeway on the south; Azuar Street on the west; and Napa River on the east.

The NMI site is subject to the land use regulations contained in the Specific Plan and is approved for development of 1,222,000 square feet of commercial mixed uses (light industrial, warehouse, office, retail) and 16,000 square feet of educational/civic space. An Environmental Impact Statement (EIS) and Environmental Impact Report (EIR) have been certified based on 1.2 million square feet of development. The City is amenable to development beyond these thresholds if the City’s objectives for this site are achieved; however, additional environmental review and approvals may be required, at proposer’s expense.

An additional 22 acres have been designated as a Conservation Area along the eastern shore facing Downtown Vallejo. A large pier extends from the eastern shore of the site into the Napa River.

Lennar Mare IslandSpanning approximately 600 acres on the south part of Mare Island, Lennar Mare Island (LMI) provides an existing commercial base for the island, with more than 3.5 million square feet occupied by more than 100 businesses. LMI utilizes adaptive reuse in historic buildings for commercial, industrial, office and manufacturing space, as well as constructing more than 1,400 new homes in a residential neighborhood on the island.

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OwnershipNMI contains five distinct parcels. The City owns four parcels, totaling 125.3 acres. The federal government owns one parcel, totaling 31.8 acres, which is anticipated to be transferred to the City by 2018 in line with schedules for proposed new development.

SITE CONDITIONS

Environmental ConditionsThe City-owned parcels were remediated by the Navy to meet commercial/industrial cleanup standards. The remaining federal property cleanup is substantially complete, and the City anticipates transfer in 2018.

Existing BuildingsThe majority of the existing NMI structures are in disrepair and will require demolition.

Infrastructure ConditionsThe NMI site requires a significant infrastructure investment. Infrastructure conditions are presented in the Infrastructure Master Plan in Appendix A of the Specific Plan. Various infrastructure plans and cost estimates have been prepared in the past and will be provided on the RFQ website.

Geotechnical ConditionsGeotechnical conditions at NMI will affect the cost of development. Earth materials encountered during subsurface explorations consist of fill and San Francisco Bay mud. The depth of the fill and Bay mud varies, with the land toward the intersection of G Street and Azuar being the most suitable for immediate construction, and the depth of fill increasing to the north and east. The geotechnical assessments are available on the RFQ website. In some areas of NMI, soils can be surcharged to stabilize the fill; in other areas, pile foundations are likely required.

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Mare Island Land Ownership

Mare Island includes multiple owners, including Lennar Mare Island, Touro University, U.S. Department of Veterans Affairs, U.S. Forest Service, a public golf course, and a number of business tenants.

Mare Island Specific PlanThe City further refined its policy vision through the Mare Island Specific Plan (adopted in 1999, amended and restated periodically, most recently in 2013). The Specific Plan designates land uses, establishes development standards, and guides all subsequent planning activities. The adopted Specific Plan land use policies are focused on development that will make Mare Island a major employment center for the City and region. These policies also provide for the mix and range of land uses necessary to create a dynamic district that will be an integrated part of the City. Criteria are provided to offer a level of flexibility, including the ability to transfer development density from one part of Mare Island to another.

Selected policies of that Specific Plan particularly relevant to this RFQ include: • A balance of land use, including industrial, office, retail

commercial, recreational, cultural, educational, open space and habitat conservation, in order to make Mare Island a community where adequate services and resources are readily available to its residents, workers and visitors.

• A financially sustainable community that generates revenues sufficient to provide basic municipal services and infrastructure improvements.

• Employment-producing land use on Mare Island to satisfy two needs: (1) to replace the jobs that were lost with the closure of the Naval Shipyard in 1994; and (2) to ensure a balance of quality jobs and housing on Mare Island and within the greater City area.

• More intensive land use producing higher employment densities are encouraged and less intensively-developed uses, such as those requiring large laydown or outdoor storage areas, are discouraged.

MARE ISLAND SPECIFIC PLAN

North Mare IslandIn the Specific Plan, NMI is planned as light industrial, warehouse, and office uses in a contemporary office park, with a small commercial area at the entrance to primarily serve office park users. The area subject to development on NMI is referred to in the Specific Plan as “Reuse Area 1A.” To the west is Reuse Area 1B, home to existing businesses including Alco Iron & Metal Company and Earthquake Protection Systems.

The Specific Plan includes the following allowed land uses on NMI (listed and defined in Section 3.2): • Light Industrial/Advanced Manufacturing• Office• Research & Development• Retail• Warehouse• Educational/Civic

Differing Use ConceptsResponses with alternative uses that would require an amendment to the Specific Plan and require additional environmental review/approvals maybe considered, provided the response meets the fundamental objectives of sustainable job-generating uses and fiscal benefits to the City.

The parcels comprising the NMI site have been or will be remediated by the Navy to the level appropriate for light industrial and business park uses. The future proposer would be responsible for any supplemental remediation requirements associated with a change to a differing land use. The RFQ website has available information on the deed restrictions and status of remediation efforts.

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Vallejo offers a unique opportunity for a new center of employment: high economic growth and development, logistical connectivity to the rest of the SF Bay area with 20-40% lower operating costs, and proximity to one of the nation’s largest talent pools.

Vallejo’s economic growth is nearly twice the national average, and was among the top 1% of metro regions in the U.S. in 2016. The Vallejo-Fairfield metro area added approximately $800 million in output in 2016, and Vallejo is expected to continue its rapid growth of Gross Metropolitan Product, with a 4.4% growth forecast.

More businesses and employers are choosing the logistical, location and workforce advantages of Vallejo.

OPPORTUNITY

Photo courtesy of Lennar Mare Island

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TransportationIn addition to available land and buildings, the island is well connected via roads, bridges, ferry, and rail:

• 2 bridges with three access points and direct access to state and interstate freeways

• 20 minutes to BART commuter rail station via Express Bus

• 45-60 minutes to international airports at San Francisco, Oakland or Sacramento with nearby

executive airports in Concord, Napa and Santa Rosa

• 60 minute ferry to San Francisco

• Rail infrastructure directly onto the island

• Interconnectivity within the Capitol Corridor (San Jose to Sacramento)

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TransportationSiting employment in Vallejo allows workers to reverse commute, avoiding congestion and minimizing travel times.

Within Vallejo, a network of arterial and collector roads make it easy to jump across town or easily hop on to one of Vallejo’s four state or inter-state highways - Interstates 80 and 780 or State Highways 37 and 29.

Vallejo drivers spend an average of just 7% of their drive time in congestion. Vallejo scores a 2.8 on the INRIX Congestion Index, far below Los Angeles (18.6), New York (17.4), or Washington D.C. (10.5).

California state investments in infrastructure and housing continue to strengthen the state’s position as a leader. The nation’s only high-speed rail is already under construction, which will connect the San Francisco Bay Area to Los Angeles in under 3 hours.

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CommunicationsA Public-Private Partnership between the City and Inyo Networks, Inc., - VallejoNET - utilizes an extensive City fiber optic network to provide gigabit internet services to businesses at unparalleled rates.

The diverse and robust network that has been used for years by the City’s police and fire communications networks, now provides secure, retail internet connectivity for any business subscriber.

VallejoNET currently has a 10 Gbps capacity with the ability to immediately increase speeds in excess of 100 Gbps to meet any customer’s requirements.

Rates are as much as 1/5 of incumbent rates.

33% of gross revenues generated through the City’s fiber network are reinvested into the City’s fiber and technology infrastructure.

The City focuses on expanding public benefits, such as express traffic corridors, real-time public transit stations, public safety cameras, and SMART utilities.

VallejoNET has diverse routes and an extensive conduit and building entry network on Mare Island, which can easily be expanded during new development.

Fiber connectivity is also available in Vallejo and Mare Island through traditional incumbents (AT&T, Comcast/Xfinity, Sonic, Wave).

InfrastructureIsland Energy, the provider of electricity and gas to Mare Island, offers rates below current PG&E rates in California, providing Mare Island businesses the ability to lower their operational costs.

Island Energy has a 38 Megawatt capacity, and is currently operating at just 20%, providing more than sufficient capacity for new development in the coming decades.

Vallejo’s waste management company, Recology, splits their collection and diverts from landfills, with a recycling facility on-site in Vallejo, helping to minimize Vallejo’s impact on the environment.

The City of Vallejo also has the ability to connect Mare Island to the City’s raw water supply, which can be purchased at significantly cheaper rates and used for non-potable purposes. Raw water does not require the level of energy inputs that treated, drinking water does, further reducing environmental impacts.

HousingVallejo is the last bastion of affordable housing in the San Francisco Bay Area.

Vallejo median home values are $355,000 and rents are $1,200.

Due in part to its proximity, weather and affordability, Vallejo has been among the hottest housing markets in the U.S. for the past several years.

Unlike many of its Bay Area neighbors, Vallejo and its surrounding communities in Solano County still have room to expand. The City of Vallejo currently has 1,400+ units and $200 million of residential development in the pipeline.

The area provides a breadth of housing options, including single-family, condos, townhomes, apartments and mixed-used.

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Mare Island AmenitiesMare island’s existing development includes over 300 new homes and an additional 1,100 units under construction or approved, a golf course, a 215-acre natural preserve, a post-grad and medical university, craft beverage experiences, and a thriving film industry.

Mare Island is also the home of advanced manufacturing and light industry, including Factory OS, a housing manufacturer providing affordable solutions to clients such as Google.

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Talent

Each year, area universities graduate thousands of students with critical undergraduate and graduate degrees:

• 9,700 Business, Marketing, and related programs• 4,600 Engineering• 2,200 Communications and Journalism • 2,000 Education• 1,900 Computer and Information Sciences• 1,400 Mathematics & Statistics

Institutes of Higher Learning in Vallejo

CommunityUniquely situated in the San Francisco Bay Area, Vallejo’s beauty is its ability to connect its people to the best of California: superb weather, accessibility to the region’s recreation and entertainment, a waterfront experience, space to expand, affordable living, and social activity.

Vallejo is the most diverse City in America, with a nearly even demographic mix of African American, Hispanic/Latino, Asian and White. More than 27% of Vallejoans were born outside of the U.S., an essential ingredient of America’s strength and tradition.

Vallejo is a connected community, offering an exceptional quality of life in one of the country’s premier locations, with a little something for everyone.

MOST DIVERSE CITY IN AMERICA

“[Vallejo] is the rare place in the United States where black, white, Asian and Hispanic people not only coexist in nearly equal numbers, but actually connect”

--New York Times, Nov. 24, 2017

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INCENTIVES

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City and County SupportDedicated Project ManagerVallejo offers a dedicated project manager that will expedite all permitting and plan reviews, as well as streamline any entitlement process.

Streamlined ProcessesVallejo’s streamlined permitting process and dedicated task force assists developers and businesses on projects, plan amendments, and environmental impact studies. The City guarantees all developers and builders that plans will be reviewed in 10 days or less.

Film ProductionThe City and film studios have been working closely to make Vallejo a key location for filming and production, with more than $10 million per year invested just by Netflix.

Vallejo offers the unique ability to further reduce film production costs, with 5% Local Spending Rebates and, because of its proximity to the union office, no per diems required for film crews.

Solano Economic Development Corporation

Solano Economic Development Corporation works closely with area employers to provide additional incentives and assistance, including through the Workforce Development Board, providing employee recruitment, job fairs, application screening, and on-the-job training program reimbursement.

General Plan 2040 Based on extensive community engagement, the recently-adopted General Plan for mainland Vallejo utilizes a network of mixed-use, multi-modal corridors to connect the major destinations and support safe, livable residential neighborhoods. General Plan 2040 integrates existing Specific Plans for Mare Island.

• Integrates downtown and the waterfront into one mixed-use district

• Amplifies Vallejo’s unique waterfront setting and its natural and historic resources

• Focuses on a variety of housing options, including multi-family “missing middle” housing

• Establishes mixed-use “urban villages” as centers of commercial activity

• Fosters diverse local economy through a focus on outreach, workforce development, entrepreneurship, and City services

• Promotes a range of mobility options throughout the City

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The City invites the submission of qualifications, supported by project concepts. No price proposal or terms are requested at this time, and nor will any such information be considered or evaluated at this stage in the process. The City seeks submittals from organizations with the demonstrated capacity and creativity to deliver the City’s goals for NMI.

Completed submittal packages will be received, reviewed and evaluated on an ongoing basis, and the City may enter into exclusive negotiations with one or more proposers at any point in time for all or part of the NMI property.

Responsive Submittals must have the following six (6) components:1. Transmittal Letter2. Executive Summary for Public Review3. Statement of Qualifications 4. Narrative Concept for North Mare Island5. Discussion of Extraordinary Entitlement Process (if

relevant)6. Confidential financial submittal

Submittal Formatting• Printed on 8½” x 11” paper, double-sided & numbered• The submittals will be evaluated on the basis of content,

not length. Brevity is strongly encouraged. • Tab dividers/section dividers are encouraged• Submittals should be bound or enclosed in a binder

Submission PackagesCompleted submittal packages must include: • Five (5) hard copies of the bound package including

Items 1 to 5 • One (1) copy of a sealed, confidential financial

submittal (Item 6)• One (1) electronic version of all material on a USB

flash drive in PDF format

DeadlineResponses will be received, reviewed and evaluated on an ongoing basis, but no submittals will be accepted after 3:00 p.m. (PDT) on Friday, March 30, 2018.

Submittal ReceiverResponses must be delivered to the following address:

Clerk of the City of Vallejo,ATTN: Ron Gerber, Economic Development Manager555 Santa Clara St., 3rd Floor, Vallejo, CA 94590

Respondents are not to provide submittals directly to any other staff or elected officials.

SUBMISSION REQUIREMENTS

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1. Transmittal LetterSubmittals must include a letter acknowledging the respondent’s understanding of the terms of this RFQ and receipt of any and all amendments to the RFQ that may be issued. The letter must be signed by a respondent representative who has the authority to legally bind the respondent to enter into an agreement with the City. The letter should be addressed to:

Ron Gerber, Economic Development ManagerCity of Vallejo555 Santa Clara StreetVallejo, CA 94590

2. Executive Summary for Public Review

In three to five pages, summarize the submittal for public review, including:

• Development Entity• Proposer Qualifications• Concept for North Mare Island including a description of the types

of businesses, estimate of the number of sustainable jobs to be created, and estimate of the area of land to be utilized

• Approach to Meeting City’s Objectives for North Mare Island

This summary may be posted on the City’s web site to inform the public during the selection and/or negotiation process.

3. Statement of Qualifications

The Statement of Qualifications should demonstrate the capability of realizing the concept proposed for NMI.

Anchor User

• Description of the firm and the operations proposed for NMI, including a history of the business

• Size and nature of the current operations in terms of building space, number of employees, and revenues

• Explain if this is a relocation or expansion• Details on the source of funds for the project• Information regarding prior experience with facility development• Resumes for all relevant team members and key consultants

Developer

a) Development Team Description • Description of the firm/organization that is submitting the proposal• Indicate whether the development team is a single entity, a joint

venture, or a partnership with prime/subcontracting relationships• Team organization and what roles will be played by each team

member• Prior working relationships between the lead developer and each

team member, focusing on successfully completed past projects• Resumes for all key personnel, including years of experience,

projects, and other relevant information.

b) Developer Experience/Past Projects

Describe track record with comparable developments, including details for each project based on the information listed below. Provide information on at least three projects and no more than five.

• Location and name of project. • Description of the role of the development entity and unique

challenges of the development.• Provide the actual timeline from conception of the project to

opening of facility. • Total development scope and size (including commercial

component uses and infrastructure improvements, if applicable). • Land acquisition cost and project construction costs.• The amounts of debt and equity funds used to finance the project,

including contact information for the primary lender and equity providers for the project. Identify any local, state and/or federal funding sources used to fund project costs.

• Details on Involvement of public agencies, their specific roles and contact information for a representative of the jurisdiction or agency in which the project was constructed.

• Description of community outreach and public participation processes.

4. Narrative Concept for North Mare Island

The City is interested in an RFQ response that provides a creative vision for all or part of NMI that meets the City’s objectives. The project concept must meet the minimum requirements of no less than ten (10) acres and 100,000 square feet of building area (or smaller divisions based on a high density of sustainable jobs). Elevations and detailed renders are not required at this stage. Please incorporate the points listed below in a narrative description of the proposed NMI concept:• Describe the scale and type of new development proposed,

including site planning concepts and how the development will relate to Mare Island as a whole.

• Describe the general allocation of land uses (e.g. office, retail, warehouse, industrial, or other use), including the estimated range of square footages and acreage desired for each use.

• Identify uses or users and market rationale. In particular, address how to foster uses that create near-term, high-quality sustainable jobs. Include estimates of the scale and type of workforce anticipated.

• Explain plans to create or retain sustainable jobs for Vallejo residents, especially economically disadvantaged persons, and to provide local businesses with an equal opportunity to compete for, and participate in, project design, development and operations.

• Describe the project phasing, including interim use concepts, if any.

5. Discussion of Extraordinary Entitlement Process (if relevant)

The City anticipates an entitlement process that involves implementing the Specific Plan, amending the Specific Plan or adopting a new Specific Plan. If the proposal would require an additional entitlement step, provide a description of the proposed process for establishing such a status, including all regulatory, legislative, and administrative actions needed by local, state, federal and tribal governments. Include a schedule showing how long this process would take from the time an ERN is executed. If special legislation will be required, describe how it would be secured and in what time frame.

Additionally, provide the actual timeline from conception of project to opening of facility.

6. Confidential Financial Submittal

Provide evidence of sufficient financial strength to undertake and successfully complete a project of the scale proposed. This information will be kept confidential, provided it is appropriately identified. Include all confidential information in an Appendix to the submittal that is referenced in the main body of the submittal. Financial disclosures should include, but is not limited to:• Annual reports or other public financial documents representing

financial capability• If the company is privately held and there is no public information,

provide a combination of documented evidence of prior transactions in which all or substantially all of the financing was provided, letters from banks and/or current or proposed financial partners indicating the scale or recent loans, the size of the credit line, or other information that will provide the City with assurance that the entity can fund a project of the scale proposed without unduly stretching its resources.

• Three letters of reference from lenders or financial partners (public or private) to demonstrate financial capacity to undertake the project.

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City staff will review, on an ongoing basis, all timely submittals to determine whether they are complete and responsive to the requirements of this RFQ. Only submittals that are complete, responsive, and that meet the minimum qualifications will be evaluated and considered.

The City reserves the right to request clarification or additional information from individual respondents, and to request that some or all respondents make presentations to staff, the City Council, community groups and other interested parties.

The City further reserves the right to enter into exclusive negotiations with one or more proposers during the RFQ period, for all or part of NMI. Proposers should not contact any elected official or City staff not already identified by name in this RFQ with regard to any proposal, concept or other issue related to this RFQ.

Minimum Qualifications:• A minimum of 5 years experience • Successful completion of projects of similar size and scope• Superior credit history and demonstrated ability to finance the

project from equity or debt from bona fide financial institutions• The respondent indicates willingness to enter a cost sharing

agreement for infrastructure and other project costs either directly with the City or with the other developers/entities

• The project concept requires no less than ten (10) acres of land or 100,000 square feet of buildings, (smaller divisions may be considered based on a high density of sustainable jobs).

The City intends to select a proposer(s) to enter into exclusive negotiations based on the information contained in the responses to the RFQ, an investigation of the proposer team’s financial capability, past projects and performance, interviews with the proposer team (if the City elects to hold such interviews), public input and comment, and other pertinent factors.

Submittals received will be broadly reviewed under the following parameters:• Will the project, as envisioned, achieve the City’s objectives of

economic and fiscal benefits?• What is the likelihood of success of the project concept and how

long will it take to achieve success?• Does the proposer have the financial capacity to undertake the

project proposed?• Has the proposer successfully completed similar projects to that

proposed? • Has the proposer demonstrated the ability to beneficially partner

with the public sector in its past projects?

EVALUATION & SELECTION PROCESS

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Evaluation CriteriaSubmittals will be evaluated and scored based on the following criteria:

Background & Project History

Respondent’s existing partnerships, legal status, and relation-ships that would enable the entity to successfully implement the project outlined in the proposal. The city will not assume that a respondent will perform services not specifically detailed in the submitted proposal.

20%

Financial CapabilitiesProposer team has the financial capacity to fund debt and equi-ty for the project and secure financing, insurance and bonding adequate to construct the project

25%

Project Development Concept

Alignment with approved land uses, accomplishes the City’s project objectives, creates employment for the City, increases property values, enhances the environmental and provides a positive benefit for the City.

20%

Fiscal Impact

Development concept creates operational cash flow for the City while maximizing development opportunities. No capital ex-penses and operational subsidies from the City are required or anticipated.

15%

Team Qualifications

Includes education, certifications, references, demonstrated ex-perience and past performance of the proposers and its agents, employees and sub-consultants/contractors in developing a similarly complex project.

20%

SelectionSubmissions will be reviewed and evaluated on an ongoing basis during the RFQ period. The City may enter into exclusive negotiations with one or more proposer(s) for all or part of NMI at any time during the RFQ period.

The City Council will consider selection(s) at a duly noticed public meeting. The City Council is the sole decision-maker regarding this selection and the City Council reserves the right to reject any or all submittals or to terminate this process at any time.

AppendicesA. HistoryB. Supporting InformationC. Standard Terms of OfferingD. Contact

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APPENDIX A:History

Mare Island provides an opportunity to tie into a 150-year history of innovation and employment.

Vallejo’s geographic location and its logistical connectivity was a key reason the U.S. Navy established the Mare Island Naval Shipyard in 1854 as the first on the West Coast.

During its rich history, the shipyard launched 513 ships, as well as repaired and overhauled approximately 2,000 vessels. During the Second World War, it was one of the busiest shipyards in the world with more than 40,000 workers.

The civilian job opportunities on Mare Island drew hundreds of thousands of immigrant workers over the decades, which laid the foundation of Vallejo’s diversity.

More than 150 years later, the San Francisco Bay Area has added 8 million more people, rail lines, and an abundance of state and federal highways, providing Mare Island with an even larger logistical advantage than could have been initially envisioned.

The conversion of Mare Island to civilian uses presents both a tremendous challenge and opportunity for the City of Vallejo. The guiding vision for the initial Reuse Plan and Specific Plan, as well as for all subsequent amendments, has held constant: to create new, well-paying, sustainable jobs.

Photo courtesy of the Vallejo Naval and Historic Museum

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APPENDIX B:Supporting Information

North Mare Island RFQ

www.choosevallejo.com/nmi Vallejo Waterfront and Mare Island Video

https://youtu.be/AVYrU4lnScE

Choose Vallejo Video

https://youtu.be/5iN6GN0w3Os

We Are Vallejo Video

https://youtu.be/fg6RjI5Uedw

Choose Vallejo Business Portal

www.choosevallejo.com

VallejoNET

www.choosevallejo.com/vallejonet

Mare Island Specific Planhttp://www.cityofvallejo.net/cms/One.aspx?-

portalId=13506&pageId=91182 Mare Island Background Documents

and Studieshttp://www.cityofvallejo.net/cms/One.aspx?-

portalId=13506&pageId=91185

Vallejo General Plan 2040

www.propelvallejo.com

Lennar Mare Island

www.discovermareisland.com

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APPENDIX C:Standard Terms of Offering

1. Cost of Preparation of Proposal

2. Submittals Become City Property

3. Conditional Nature of Offering

4. Modification to the RFQ

5. Respondent Selection does not Guarantee Project Approval

6. Errors, Ambiguities, & Objections

7. Disclaimer

8. Notification of Withdrawal of Proposal

9. Award of Agreement

10. Right of City to Reject Proposals

11. Prevailing Wage

12. Insurance

13. Insurance

14. Indemnification

15. Conflict of Interest

16. Confidentiality, Public Records & Non-Disclosure Agreements

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1. Cost of Preparation of ProposalThe City will not pay costs incurred by the proposer in the proposal preparation, printing or negotiation process. All such costs shall be borne by the proposer.

2. Submittals Become City PropertyAll submittals, other than information submitted as part of the Confidential Financial Submittal, will become the property of the City and may be used by the City in any way.

3. Conditional Nature of OfferingThe City’s issuance of this RFQ is not a promise or agreement that the City Council will actually enter into any contract. The City expressly reserves the right at any time to:• Enter into exclusive negotiations and/or other agreements

with one or more proposer(s) at any time during the RFQ period, prior to the final submission date.

• Waive any technical or nonsubstantive defect or informality in any submittal or submittal procedure;

• Suspend any and all aspects of the process indicated in this RFQ;

• Terminate this RFQ and issue a new request for qualifications or proposals;

• Request some or all respondents to revise submittals;• Select one or more tenants, developers or anchor users by

any other means;• Offer new leasing or property acquisition opportunities in the

area at any time;• Extend deadlines for accepting submittals, or accept

amendments to submittals after expiration of deadlines; • Determine that no project will be pursued; or• During negotiation, expand or contract the scope of the

opportunity, including adding or subtracting areas to the NMI site, or changing the concept from that initially proposed, in order to respond to new information, community or environmental issues, or opportunities to improve the financial return to the City from the proposed project or enhance public or maritime amenities.

4. Modifications to the RFQThe City may modify, clarify, and change this RFQ by issuing one or more written addenda. Addenda will be posted on the City’s website. The City will make reasonable efforts to notify interested parties in a timely manner of modifications to this RFQ but each respondent assumes the responsibility of submitting on time and receiving all addenda and information issued by the City. The City strongly encourages interested parties to check the City’s website page for updates to the RFQ information frequently.

5. Respondent Selection does not Guarantee Project ApprovalThe City Council’s selection and authorization to commence exclusive negotiations shall not constitute approval of the proposed project or uses. In selecting a preferred submittal and finalizing any agreement(s), the City may, at its sole discretion, modify, refine and otherwise clarify the permitted uses to reflect the selected submittal.

6. Errors, Ambiguities, & ObjectionsRespondents are expected to review all portions of this RFQ and any other information provided by the City in relation to this RFQ. Respondents should notify the City in writing of any ambiguity, discrepancy, omission, error, or any objection to the legal terms or conditions of this RFQ promptly after discovery, but in no event later than 15 business days before the deadline to submit. Failure to give timely notice to the City shall constitute waiver of any ambiguity, discrepancy, omission, or other error in this RFQ. The City may make modifications and clarifications to the RFQ by addenda at any time prior to the deadline to respond. Objections should be transmitted by a means that will provide written confirmation of the date the City received the objection.

The City’s failure to object to an error, omission, or deviation in any submittal will in no way modify this RFQ or excuse respondents from full compliance with the requirements of the RFQ.

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7. DisclaimerThis RFQ contains select information pertaining to the property and does not purport to be all-inclusive or to contain all of the information that a proposer may desire. Documents or other materials in this RFQ or referenced in this RFQ are described in summary form, and do not purport to be complete nor, necessarily, accurate descriptions of the full agreements involved, nor do they constitute a legal analysis of such documents. Proposers are expected to independently review all documents, and reach their own legal conclusions about the status and enforceability of the agreements.

It is the sole responsibility of each respondent to investigate and determine conditions of the NMI site, including existing and planned utility connections, and the suitability of the conditions for any proposed improvements.

8. Notification of Withdrawal of ProposalProposals may be modified or withdrawn at any time prior to the date and time specified for proposal submission by an authorized representative of the proposal and by formal written notice.

9. Award of AgreementThe City will award the bid(s) to the submittal(s) with the highest score based on the evaluation criteria stated herein.

The City reserves the right to negotiate the terms of the Agreement for this project with one or more proposers, on an ongoing basis throughout the RFQ period. Upon completion of the review/evaluation, the City shall notify proposers who will be considered for further evaluation and negotiation. All proposers so notified shall negotiate in good faith in accordance with direction from the City. Any delay caused by proposer’s failure to respond to direction from the City may lead to rejection of the proposal.

No proposal shall be binding upon the City until the Agreement is signed by duly authorized representatives of the selected proposer and the City.

The City may enter into exclusive negotiations and/or agreement with one or more proposers for all or part of NMI during the period that this RFQ remains open.

10. Right of the City to Reject ProposalsThe City of Vallejo reserves the right to reject any or all proposals based on its sole discretion, or to waive any minor defects or

irregularities in any proposal or in the proposal process, or to solicit new proposals on the same project or on a modified project which may include portions of the original proposed project as in the best interest of the City. The City may, in its discretion, elect to waive any requirements(s), either for all proposals or for a specific proposal which the City, in its sole discretion, deems non-material.

The City may reject or disqualify a proposal under any of the following circumstances:• The Proposer misstates or conceals any material fact in the

proposal.• The proposal does not strictly conform to applicable laws or any

requirements of this RFQ.• The proposal does not include documents, certificates, affidavits,

acknowledgments, initial deposit or other information required by the RFQ.

• The proposal has not been executed by the Proposer through or by an authorized officer or representative of the Proposer or Proposer’s team.

• The Proposer fails to comply with all provisions, requirements and prohibitions binding on all Proposers as herein set forth or fails to comply with applicable law.

• The Proposer fails to acknowledge receipt of any formal addenda.

• For any other reason deemed in the best interests of the City.

11. Prevailing WageIn accordance with the provisions of Section 1770 of the Labor Code of the State of California, the Director of the Department of Industrial Relations has determined the general prevailing rate of per diem wages applicable, and a current copy of said prevailing wages is on file with the City Clerk. Should the minimum Federal Wage Rate be higher than the rate determined by the Director of the Department of Industrial Relations, then the Federal Wage Rate Determination shall govern.

In addition, the City Charter of the City of Vallejo requires that use of any public funds over $1,000 shall require prevailing wage rates paid by any contractor, partner, operator, or other entity that is party to an agreement with the City, and all his/her subcontractors shall pay their employees on said work a salary or wage at least equal to the prevailing salary or wage for work of similar character in the locality in which the public work is performed.

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12. InsuranceThe awarded Proposer shall procure and maintain for the life of any agreement(s) insurance coverage obtained and written in the State of California of, at a minimum, the following types and amounts, with a maximum deductible of $25,000 per occurrence:• General Liability $1,000,000 per occurrence / $2,000,000

aggregate annually• Property Damage $1,000,000 per occurrence / $2,000,000

aggregate annually• Automobile Liability $1,000,000 combined single limit per

occurrence• Worker’s Compensation: Worker’s Compensation and

Employer’s Liability Insurance with limits as required by Chapter 440, California Statutes.

• Professional Liability $2,000,000 combined single limit, providing coverage over the life of the project plus five (5) years after completion.

A current copy of an insurance certificate, including endorsement(s) that names the City of Vallejo as an additional insured, or a letter of intent to provide insurance from the issuing company (including a description of types of coverage and dollar amount limits) may be requested by the City as a precedent to any discussions or negotiations.

Limits, deductibles, and types of insurance and bonding required may change at the discretion of the City.

13. IndemnificationProposer shall indemnify, hold harmless, and defend City, its officers, officials, directors, employees, agents, volunteers and affiliates and each of them from any and all claims, demands, causes of action, damages, costs, expenses, actual attorney’s fees, consultant’s fees, expert fees, losses or liability, in law or in equity, of every kind and nature operations, to be performed under this proposal and future agreement for Proposer’s or contractor’s tort negligence including active or passive, or strict negligence, including but not limited to personal injury, but not limited to bodily injury, emotional injury, sickness or disease, or death to persons and/or damage to property of anyone, including loss of use thereof, caused or alleged to be caused by any act or omission of the Proposer, or any subcontractor, or anyone directly or indirectly employed by any of them or anyone for the full period of time allowed by the law, regardless to any limitation by insurance, with the exception of the sole negligence or willful misconduct of the City.

14. Conflict of InterestThe City reserves the right to disqualify and deem non-responsive any respondent on the basis of any actual or apparent conflict of interest that is disclosed by the submittal or other information submitted or available to the City, even if the disqualifying information is discovered after the City Council has selected a respondent for exclusive negotiations. The City’s determination of a disqualifying actual or apparent conflict of interest will be made in its sole discretion.

In order to submit, respondent will be required to comply with all applicable laws regarding conflict of interest, including but not limited to Sections 87100 et seq., and Section 1090 of the California Government Code. With submission of a submittal, respondent represents and warrants that it is familiar with these laws and does not know of any facts that constitute a violation of these provisions. Furthermore, respondent agrees to notify the City immediately if the respondent becomes aware of any fact constituting a violation or possible violation.

Respondent further warrants that it has not offered or given to any City officer or employee any gratuity or anything of value intended to obtain favorable treatment under the RFQ or any other solicitation or other contract, and respondent has not taken any action to induce any City officer or employee to violate the rules of ethics governing the City and its employees. Respondent has not and shall not offer, give, or agree to give anything of value either to the City, or any of its officers, employees, agents, consultants, or to a member of the immediate family (i.e., a spouse, child, parent, brother, or sister) of any of the foregoing. Any such conduct shall be deemed a violation of this RFQ and may result in immediate disqualification of the submittal. As used herein, “anything of value” shall include but not be limited to any (a) favors, such as meals, entertainment, and transportation (other than that contemplated by this RFQ, if any, or any other contract with the City) which might tend to obligate a City employee to Respondent, and (b) gift, gratuity, money, goods, equipment, services, lodging, discounts not available to the general public, offers or promises of employment, loans or the cancellation thereof, preferential treatment, or business opportunity. Such term shall not include work or services rendered pursuant to any other valid City contract.

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15. Confidentiality, Public Record, & Non-Disclosure AgreementsUnless otherwise compelled by a court order, the City will not disclose any proposal while the City conducts its deliberative process in accordance with the procedures identified in this RFQ. However, after the City either awards an agreement to a successful proposer(s), or the City rejects all proposals, the City shall consider each proposal subject to the public disclosure requirements of the California Public Records Act (California Government Code Sections 6250, et seq.,) unless there is a legal exception to public disclosure.

If a proposer believes any portion of its proposal is subject to a legal exception to public disclosure, the proposer shall: (1) clearly mark the relevant portions of its proposal “CONFIDENTIAL”; (2) upon request from the City, identify the legal basis for exception from disclosure under the Public Records Act; and (3) the proposer shall defend, indemnify, and hold harmless the City regarding any claim by any third party for the public disclosure of the “Confidential” portion of the proposal.

Proposer and any agents, sub-consultants or subcontractors, agree to indefinitely hold confidential any sensitive information provided by the City during the proposal process such as required for a complete and accurate proposal, including maps and other data related to the City’s existing fiber network that provides communications and data links for existing City public safety services.

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APPENDIX D:Contact

To schedule a site visit, or if any proposers has any question regarding the meaning of any part of this RFQ, or finds discrepancies in or omission from this RFQ, the proposer shall submit a written request (electronic mail is sufficient) to the City contact:

Ron Gerber, Economic Development ManagerCity of Vallejo

555 Santa Clara Street, 3rd FloorVallejo, CA 94590

ron.gerber@cityofvallejo.net(707) 553-7283

Proposer shall not contact any other City staff, nor any elected official, concerning this RFQ.

City’s responses to questions will be included in an Addendum to this RFQ, if necessary, which will be issued and posted to the NMI website.

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City of VallejoEconomic Development Division

555 Santa Clara StreetVallejo, California 94590

Ron GerberEconomic Development Manager

(707) 553-7283ron.gerber@cityofvallejo.net

www.choosevallejo.com/nmi