request for qualifications · questions received after the above date and time deadline will not be...

Housing Authority of the County of San Mateo

REQUEST FOR QUALIFICATIONS

TO DEVELOP AND OPERATE AFFORDABLE SENIOR RENTAL HOUSING

ON COUNTY-OWNED LAND UNDER A GROUND LEASE

AS PART OF THE HALF MOON BAY SENIOR CAMPUS PLAN

San Mateo County, California

RFQ Submittals Due February 26, 2010, by 1:00 PM

Submit one original and three copies to:

Housing Authority of the County of San Mateo 264 Harbor Blvd., Bldg. A

Belmont, CA 94002 Contact: Janet Stone, Housing Policy and Development Mgr

[email protected] or (650) 802-3396

Note: This RFQ and associated documents are posted on the San Mateo County - Department of Housing website

(under Housing Authority – Bids & Proposals)

www.smchousing.org

mailto:[email protected]

Request for Qualifications Half Moon Village Redevelopment Project

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TABLE OF CONTENTS

I. SUMMARY AND GENERAL PROVISIONS p. 3

A. Summary p. 3

B. General Provisions and Disclaimer p. 4

II. IMPORTANT DEADLINES p. 5

A. Dates p. 5

B. Pre-Submission Meeting p. 5

C. Staff Response to Developer Questions, and p. 5

Requests for Additional Information

D. Submission Manner, Time, Place, Date, Contact p. 5

III. BACKGROUND p. 6

A. Overview p. 6

B. The Half Moon Village Redevelopment Project p. 6

IV. DEVELOPMENT PROGRAM COMPONENTS p. 9

A. Residential Development p. 9

B. Relocation of Half Moon Village Residents p. 9

C. Services Component p. 9

V. SELECTION CRITERIA p. 10

A. Minimum Developer Qualifications p. 10

B. Ranking Criteria p. 11

VI. SUBMITTAL REQUIREMENTS p. 11

A. Submittal Items p. 11

B. Intent to Execute Exclusive Negotiations Agreement p. 15

VII. ADDITIONAL TERMS AND CONDITIONS p. 15

A. Housing Authority Right to Modify or Suspend RFQ p. 15

B. Claims Against the Housing Authority or County p. 15

VIII. List of Exhibits p. 16

IX. List of Attachments p. 16

EXHIBIT A p. 17

ATTACHMENT E p. 20

(Note: Exhibit B and Attachments A-D are posted as separate documents)


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REQUEST FOR QUALIFICATIONS (“RFQ”)

TO DEVELOP, OWN AND OPERATE

AFFORDABLE SENIOR RENTAL HOUSING UNDER A GROUND LEASE

ON COUNTY-OWNED LAND IN HALF MOON BAY

I. SUMMARY AND GENERAL PROVISIONS

A. Summary

The Housing Authority of San Mateo County (“Housing Authority”) is seeking statements of

qualifications from qualified not-for-profit developers to develop, own and operate affordable

senior rental housing under a long-term ground lease on two contiguous parcels in Half Moon

Bay (“Project”). The Housing Authority is part of the Department of Housing, and the County

Board of Supervisors serves as the Housing Authority's Board of Commissioners.

The Housing Authority is seeking statements of qualifications from nonprofit housing

development teams capable of:

Developing rental housing affordable to very low- and extremely low-income seniors;

Maximizing long-term affordability;

Developing and implementing a relocation plan for existing residents;

Developing and implementing a phasing plan for site development;

Integrating the development architecturally and programmatically with the Senior

Campus plan, including existing and planned development on the campus;

Providing quality on-site services coordination and resident support.

Upon selection of a developer or developer partnership from among those deemed qualified, the

Housing Authority anticipates entering into an Exclusive Negotiations Agreement (ENA) with

the selected developer leading to a 99-year Ground Lease Development Agreement (GDA). The

ENA will have a 24-month term with up to two 12-month extensions. It is the Housing

Authority‟s intent, once the ENA is effective, to collaboratively develop a housing and

architectural program with the selected developer. The selected developer will be responsible for

assembling all financing, although the Housing Authority anticipates providing predevelopment

financing of up to $500,000 for the first year and up to $800,000 in the second year to assist with

preparation of construction documents and other predevelopment expenses. Additional

permanent financing may be available through the County‟s CDBG, HOME, or Housing

Authority funds after 2011.

The ideal candidate will be a developer with extensive experience developing, owning and

operating rental housing for low income seniors, and working closely with a housing authority.

**Statements of Qualifications are due on Friday 2/26/10, by 1:00 PM.**


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B. General Provisions and Disclaimer

This Request for Qualifications (RFQ) is not a commitment or contract of any kind. The County

reserves the right to pursue any and/or all ideas generated by this request. Costs for developing

submissions are entirely the responsibility of the submitting developers and shall not be

reimbursed. The County reserves the right to reject any and all submissions. The County reserves

the right to waive any requirements of this RFQ when it determines that waiving a requirement is

in the best interest of the County.

General Provisions Regarding Public Nature of Submissions. Government Code Section

6250 et. seq., the Public Records Act, defines a public record as any writing containing

information relating to the conduct of the public's business prepared, owned, used, or retained by

any state or local agency regardless of physical form or characteristics. The Public Record Act

provides that public records shall be disclosed upon request and that any citizen has a right to

inspect any public record, unless the document is exempted from disclosure.

Submitting Developer’s Rights regarding Confidentiality of Submissions. The County

cannot represent or guarantee that any information submitted in response to the RFQ will be

confidential. If the County receives a request for any document submitted in response to this

RFQ, it will not assert any privileges that may exist on behalf of the person or business

submitting the proposal. If a proposer believes that a portion of its proposal is confidential and

notifies the County of such in writing, the County may, as a courtesy, attempt to notify the

submitting developer of any request for the proposal. However, it would be the sole

responsibility of that developer to assert any applicable privileges or reasons why the document

should not be produced, and to obtain a court order prohibiting disclosure. The submitting

developer understands that the County is not responsible under any circumstances for any harm

caused by production of a confidential submission.

County’s Rights Regarding Confidentiality of Submissions. To the extent consistent with

applicable provisions of the Public Records Act and applicable case law interpreting those

provisions, the County and/or its officers, agents and employees retain the discretion to release or

to withhold disclosure of any information submitted in response to this RFQ.


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II. Important Deadlines

A. Dates

RFQ Announcement .............................................................................................. February 5, 2010

Pre-submission Meeting............... …………………………………...February 12, 2010 at 11 AM

Deadline for Questions and Requests for Additional Information: ... February 22, 2010 by 11 AM

Qualifications Statement Submission Deadline............................. February 26, 2010, by 1 PM

*Notification of Disqualified Developers ................................................................ March 12, 2010

*Selection of Developer Team for Exclusive Negotiations .................................... March 26, 2010

*These dates are subject to change.

B. Pre-submission Meeting

A pre-submission meeting will be held at the Department of Housing, 264 Harbor Blvd., Bldg. A

in Belmont on Friday, February 12, at 11 AM. The purpose of the meeting is to ensure that all

applicants understand the submittal requirements.

C. Staff Response to Developer Questions, and Requests for Additional Information

Questions, clarifications, or requests for additional information regarding this RFQ must be made

to the Housing Authority by email or facimile to the attention of Janet Stone, Housing Policy and

Development Manager, at: [email protected] (or Fax, at 650-802-3373) any time before

11:00 AM on February 22. Questions received after the above date and time deadline will not

be answered. A list of questions received and answers given will periodically be posted on the

Housing Authority website in the same location with the other RFQ documents.

D. Submission Manner, Time, Place, Date, Contact

One (1) original and three (3) copies of the Statement of Qualifications submission must be

received by the Housing Authority by the submission deadline. The submission packet is to be

clearly labeled and delivered to the following address:

Attn: Janet Stone, Housing Policy and Development Manger

Housing Authority of the County of San Mateo

264 Harbor Blvd, Building A

Belmont, CA 94002

Please label submission packets as “Qualifications Statement for Half Moon Village

Redevelopment Project”. All submissions must be received no later than 1:00 PM on Friday,

February 26, 2010 at the Housing Authority's reception desk located at 264 Harbor Blvd,

Building A, Belmont, CA.

Without exception, all submissions of statement of qualifications received after the 1:00 PM

February 26, 2010 deadline will not be accepted or considered.

mailto:[email protected]


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III. Background

A. Overview

The Half Moon Village Redevelopment Project, which is the subject of this RFQ, is an integral

part of a conceptual plan developed for an approximately 10-acre area located at Arnold Way

and Main Street in Half Moon Bay (see the Half Moon Bay Senior Campus Plan, Exhibit B).

This conceptual plan (“Campus Plan”) is the result of a collaboration involving three local non-

profit community-based organizations, a locally based foundation, and the County of San Mateo.

These local stakeholders have created a plan for a unique combination of senior-serving uses,

including social, recreational, medical, and therapeutic services along with a range of living

accommodations, offering a continuum of care in an integrated campus setting for older adults

residing on the coast. The planning group has used the term „senior campus‟ to describe the

evolving concept of a cluster of attractive residential buildings, landscaped open space, gardens

and walkways, senior services, and other amenities offering vitally important services to the

community with a focus on serving the older adult population.

The overall campus area includes four contiguous parcels: Lesley Gardens, a 63-unit HUD-

financed senior rental housing development completed in 2004 and owned by Lesley Senior

Communities; an approximately 1-acre city-owned vacant parcel originally dedicated for park

and recreation use; an approximately 1-acre vacant parcel owned by Senior Coastsiders and

Coastside Adult Day Health Center, originally slated to be developed as the Coastside Adult

Community Center but which will now be developed as a mix of senior housing over the

Coastside Adult Community Center; and Half Moon Village, an existing complex with 60 units

of affordable senior rental housing owned by the Housing Authority of the County of San Mateo.

The first phase of implementation of the Campus Plan has already started and involves the 1-acre

vacant parcel at the corner of Main Street and Arnold Way owned by Senior Coastsiders and

Coastside Adult Day Health Center. Shown in the Campus Plan as “Development Area A,” this

site is currently in the predevelopment stage under a collaboration involving Lesley Senior

Communities, Mercy Housing, Senior Coastsiders, and Coastside Adult Day Health Center. The

project consists of a new mixed-use building providing facilities on the ground floor for the

Senior Coastsiders and the Coastside Adult Day Health Center, with two floors of affordable

senior units above. In combination with the existing facilities at Lesley Garden, this project will

provide a focus for campus activity, and an active presence on Main Street.

B. The Half Moon Village Redevelopment Project

The Half Moon Village Redevelopment Project (“the Project”) is envisioned as involving

development activities on two contiguous parcels (“the Site”): (a) the redevelopment of the Half

Moon Village site, consisting of an approximately five-acre parcel containing 60 units of

affordable senior housing owned and operated by the Housing Authority; and (b) the

development of currently city-owned land adjacent to this parcel, consisting of an approximately

1-acre vacant parcel originally dedicated for park and recreation use. Given the size and scope

of the Project, it is likely that development of the Site will be phased.

1. Property A: Half Moon Village (APN: 056-210-140 and 056-210-060)


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Half Moon Village was developed in 1964 and has 60 units supported by Section 8 project-based

vouchers. Redevelopment of the site will involve relocation of Half Moon Village residents.

2. Property B: City-Owned Parcel (APN: 056-210-360)

The County of San Mateo and the City of Half Moon Bay are engaged in the process of

negotiating the execution of a land exchange agreement, whereby the city-owned parcel is

anticipated to be transferred to County ownership in exchange for transferring ownership of

various county-owned parcels located along the coastal bluffs to the City of Half Moon Bay, to

become available for city recreation and/or parkland use.

A vicinity map is provided on the following page.

9H

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IV. Development Program Components

The development program for the Project will include the following components:

A. Residential Development

The Project as envisioned will involve: (a) redevelopment of the aging five-acre Half Moon

Village complex, replacing the existing 60 bungalow-type units with a new construction

development of approximately 130 senior units, for a net increase of approximately 70 units; and

(b) development of approximately 30 units of senior housing on the approximately 1-acre parcel

adjacent to Half Moon Village, currently owned by the city of Half Moon Bay and originally

dedicated for park and recreation use. It is anticipated that this city-owned land will be

transferred to County ownership by mid-2010. Both parcels are currently zoned for multifamily

housing that would allow development as envisioned in the conceptual Campus Plan.

Development of the Project is expected to be a multi-year undertaking that may include phasing

of development on these two parcels. The preliminary concept for physical development and

programming of the Site and surrounding parcels is described on pages 15-24 in the Campus

Plan. It is anticipated that the Site will accommodate a range of building types that may include

a combination of elevator-served apartments as well as cottage-type units accessed directly from

outdoor courtyards.

The County Department of Housing places a high priority on providing extremely low-income

units and supportive housing units, where feasible, in new construction housing developments

receiving County CDBG and HOME housing development funds. It is expected that the Project

will include a significant number of ELI units as well as a percentage of supportive housing

units, to be negotiated prior to signing of the Ground Lease Development Agreement.

B. Relocation of Half Moon Village Residents

The Project will involve relocation of Half Moon Village residents at some point in the

development process. Depending on phasing considerations, it may be possible build some new

units on the Site before demolishing all of the existing Half Moon Village buildings.

C. Services Component

It is expected that the Project will include a services coordination component tailored to the

senior population that can be anticipated to live at the property, from more active seniors to more

frail seniors, and from diverse cultural and/or ethnic backgrounds. In addition, any supportive

housing units in the Project will also require appropriate on-site supportive services. As the

Project is part of an integrated senior campus including health and community services, it is

expected that many supports and services will be available and can be accessed in a collaborative

fashion.


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V. Selection Criteria

A. Minimum Developer Qualifications

The Housing Authority is seeking Statements of Qualifications from qualified not-for-profit

developers to develop and operate the Project as affordable rental housing for low-income

seniors under the GDA. To be minimally qualified for development of the Project, developers

must:

1) Submit a complete proposal pursuant to the terms contained in the RFQ.

2) Maintain corporate headquarters in the nine-county San Francisco Bay Area, or in one of

the coastside counties of Santa Cruz and Monterey.

3) Exhibit successful, recent (within 5 years) past experience in the development of at least

three (3) comparable new construction affordable rental developments. The three

developments may include senior and/or other multifamily housing, must have been

financed with HUD Section 202 financing and/or multi-family mortgage revenue bonds

and/or low income housing tax credits, and must have been in operation for a minimum

of one (1) year. To be eligible, these developments must be located in the geographic

areas described above.

4) Exhibit successful operation of at least five (5) comparable affordable multifamily rental

developments. The five developments may include senior and/or other multifamily

housing, must have been financed with HUD Section 202 financing and/or multi-family

mortgage revenue bonds and/or low income housing tax credits, and must have been in

operation for a minimum of one (1) year. To be eligible, these developments must be

located in the geographic areas described above.

5) Identify a lead project management staff person who will have day-to-day responsibility

for this Project. This person should have the demonstrated experience and time available

to manage the entire development process.

6) Identify the property management staff person who would have responsibility for

supervising the operations of the Project once it is complete.

7) Identify the services coordination entity (not staff person) that would have responsibility

for providing and coordinating a services component for the Project.

8) Demonstrate financial stability. Developers should submit the most recent three years of

audited financial statements for the Developer entity, as well as a schedule of properties

in the Developer‟s portfolio (see REO Schedule template, Attachment E). Developers

must also provide a narrative description of financial status with respect to access to

capital, successful lender relationships, and past performance and creditworthiness.

9) Certify willingness to enter into a contract with the Housing Authority as described in

Attachment B.

10) Note: Developers should not select or identify members of the architectural design or

services teams in responding to this RFQ.


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In the event that developers do not meet the above minimum qualifications, staff will not

rank their submittals.

B. Ranking Criteria

The County reserves the right to designate submitting developers as qualified and to prepare a

list ranking those designated as qualified on the basis of the County‟s determination, in its sole

discretion, of the best interests of the County and the Project. Factors used by the Housing

Authority to determine and rank qualified developers will include:

1) Successful experience developing and financing comparable rental developments in

terms of:

Senior housing for extremely low- and very low- income households

Construction type and design

Using a variety of financing programs including:

o HUD Section 202 Program

o Tax-exempt bond financing

o 9% and 4% Low Income Housing Tax Credits

o Federal Home Loan Bank Affordable Housing Program

o CDBG and HOME programs

o Mental Health Services Act Program (MHSA)

2) Successful operating and property management experience with developments of

similar size and type to the Project, including demonstrated compliance with the

regulations and requirements of the above financing programs.

3) Successful experience providing on-site services coordination in affordable housing

developments including offering on-site programs as well as connecting residents to a

broad range of services and supports.

4) Successful experience serving populations requiring supportive housing (e.g. through

the Mental Health Services Act Housing Program or other programs)

5) Development team staff qualifications and capacity/workload of the lead project

management staff person.

6) Responsiveness to questions and requests from the County related to this RFQ.

VI. Submittal Requirements

A. Submittal Items

Developers submitting a Statement of Qualifications in response to this RFQ must submit one (1)

original and three (3) copies of the following items in order to be deemed responsive. Materials

should include a table of contents, be indexed and appear in the order indicated below.


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In the event that Developers do not submit complete responses, staff will not rank their

submittals, nor will they be forwarded to the Committee for selection.

1. Attachments A-D

Please fill out and include Attachments A-D. (These attachments allow you to input

information directly into the electronic document.

2. Development Team Description

a) Name, street address, telephone/fax number, and email address of each development

team entity, including:

Developer corporation

Property Management corporation

Service Coordinator entity, if separate

b) Primary contact person for the development team, phone/fax number, and email

address.

c) Federal and state tax-exempt status of each organization in the development team and

the length of time each organization has been in business (if a partnership or joint

venture, length of time of that entity‟s existence as well as those of the individual

entities involved). Note: it is not necessary for the submittal to provide evidence

of non-profit status. However such evidence will be required of the selected

Developer.

d) A maximum one-page narrative chronicling the experience of the development team

entities in developing and operating affordable senior rental housing. Describe the

specific roles and experiences of the development team organizations proposed. Any

proposal to add to or change primary development team entities after selection

will require review and approval by the Housing Authority.

e) Résumés for all “key personnel” of the development team, including but not limited

to the executive director, housing director, construction manager, director of services,

property manager to be assigned to the property, and development project manager,

who will be involved in the development, operation, and management of the Project.

f) An explanation of the development project manager‟s capacity/workload indicating

sufficient capacity and experience to successfully lead the Project development.

3. Demonstrated Developer Experience and Capacity

a) Provide evidence of the financial stability of the Developer through submission of:

(i) Most recent three (3) years of audited financial statements from the Developer

entity. If the latest audit is more than 12 months old, please provide internally

prepared numbers for the last fiscal year, as well as internally prepared numbers

through the most current period in this fiscal year. (Example: if latest audit is

6/30/08, then provide internally prepared numbers for the period 7/1/08 – 6/30/09,

and also 7/1/09 – through the current period.) Note: please include this

information as a separate attachment to the submittal.


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(ii) List of Properties Owned. Using the template provided (Attachment E) please

provide a “Real Estate Owned” Schedule for the Developer entity. If the

Developer has its own format, this may be used in place of the template as long as

it contains all of the information included in the template.

b) Provide a narrative description of financial status with respect to access to capital,

successful lender relationships, and past performance and creditworthiness.

c) Provide three financial institution references. These should be financial institutions

that can provide information to the Housing Authority regarding the Developer‟s

development and financial performance and current creditworthiness. The institutions

selected should be the primary institutions used by the Developer. For each

reference, provide contact name, name of affiliation, nature of relationship, email and

phone number.

d) Provide the following information for three (3) comparable (to the Project) new

construction affordable multifamily rental developments which the Developer has

completed within the past five (5) years in the following geographic areas: the nine-

county San Francisco Bay Area, Santa Cruz County, or Monterey County. The three

developments may include senior and/or other multifamily housing, must have

been financed with HUD Section 202 funding and/or multifamily mortgage revenue

bonds and/or low income housing tax credits, and must have been in operation for a

minimum of one (1) year:

Development name

Address

1-paragraph description of the development

Date of completion

Total number and type of units

Income groups served

Gross livable, common area, and commercial square footage

Date of construction commencement

Date of certificate of completion

Total development cost (with breakdowns of cost per unit, per bedroom, and per

square foot)

All financing sources with contact names, email addresses and phone numbers for

each

Identification of the role of key personnel involved in the development described

above, including the extent of their involvement in the development‟s acquisition,

construction, financing, marketing, and property management.

4. Demonstrated Developer Ability to Successfully Operate Comparable Developments

a) Provide the following information for five (5) comparable affordable multifamily

rental developments in the Developer‟s portfolio that have been in operation for a

minimum of one (1) year and that were financed with HUD Section 202 funding


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and/or multifamily mortgage revenue bonds and/or low income housing tax credits. In

order to qualify, these developments must be located in the geographic areas

described above. (Note: the five projects should include those described in (3)(d)

above.) Please include:

Development name

Address

1-paragraph description of the development

Date of completion

Total number and type of units


b) For each of these five comparable affordable multifamily rental developments

described above, please provide the property‟s most recent calendar year operating

statement (i.e. 1/1/09 – 12/31/09).

5. Demonstrated Property Manager / Service Coordinator Experience

a) Provide a brief (not to exceed two pages) narrative describing all relevant experience

of the proposed property management firm and service coordinator entity.

b) Describe any instance in which the property management firm or services

coordinator entity has had an owner terminate a contract.

c) Provide a list of at least six (6) affordable multifamily rental developments, whether

senior or other type of project, that are as similar to the Project as possible (based

upon size, affordability levels, and corresponding reporting requirements) and for

which the Property Management member of the development team currently provides

property management and the Service Coordination entity provides services.

(Developments located in the geographic area described in Section V.A. above are

desired). Including the following information:

Development name

Address

Contract start date

Number and type of units


Financing-related reporting requirements

Current vacancy rate

Identification of the role of the property manager‟s key personnel involved in the

management of the development

Types of resident services offered at the property and role of the service

coordinator.


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B. Intent to Execute Exclusive Negotiations Agreement

As part of its response to this RFQ, the developer warrants that it intends to enter into an

Exclusive Negotiations Agreement (“ENA”) with the Housing Authority regarding

redevelopment of the Housing Authority‟s property on Bloom Lane in Half Moon Bay,

California, known as Half Moon Village. The terms and conditions of the ENA shall be

negotiated and agreed upon by the developer entity and the Housing Authority, and shall include

a Schedule of Performance substantially similar to the example provided as Exhibit A of this

Request for Qualifications.

Developer willingness to enter into an Exclusive Negotiations Agreement will be evidenced by

submission of the “Certification of Willingness to Contract with the Housing Authority” form

(Attachment B)

VII. Additional Terms & Conditions

A. Housing Authority Right to Modify or Suspend RFQ

The Housing Authority reserves the right, in its sole discretion, to modify or suspend the

proposed development programs for the Site. The Housing Authority reserves the right to

modify or suspend any and all aspects of the selection process, including, but not limited to this

RFQ, and any and all portion of the developer selection process in or subsequent to the RFQ.

The Housing Authority reserves the right to obtain further information from any developer, to

waive any defects as to form or content of the RFQ or any other step in the selection process, to

reject any and all responses submitted, and to accept or reject any developer for entry into

exclusive negotiations, a GDA, a personal services contract, and/or a development and

disposition agreement.

B. Claims Against the Housing Authority or County

The developer, in its response to this RFQ, and separately by its Offer to Negotiate Exclusively,

waives any claim against the County of San Mateo, the Housing Authority, or Housing Authority

property, by reason of any or all of the following: any aspect of this RFQ, the selection process

or any part thereof, any informalities or defects in the selection process, entering into exclusive

negotiations, conditioning exclusive negotiations, terminating exclusive negotiations, entering

into any lease or agreement, the failure to enter into a lease or agreement, any statements,

representations, acts, or omissions of the Housing Authority, the exercise of any discretion set

forth in or concerning any of the foregoing, and any other matters arising out of all or any of the

foregoing.


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VIII. Exhibits

A. Sample Schedule of Performance

B. Half Moon Bay Senior Campus Plan

IX. Attachments

A. Authorization to Submit Statement of Qualification in Response to the RFQ

B. Certification of Willingness to Contract with Housing Authority

C. Disclosure Certifications Form

D. Completeness Checklist

E. REO Schedule Template

Performance Schedule – RFQ Page 1 of 3 Half Moon Village Redevelopment Project

Exhibit A Half Moon Village Redevelopment Sample Schedule of Performance

(with estimated timeline) No. Task Deadline 1. Submit a budget for predevelopment funds acceptable to the

County. The predevelopment budget shall describe all costs of all predevelopment activities scheduled for completion during the Exclusive Negotiations Period and the funding source(s) to be used by the Developer, including any County funds. After County approval of the predevelopment budget, Developer will submit draws to the County for reimbursement of predevelopment costs on a monthly schedule to be mutually agreed upon.

By no later than ________ 2010.

2 Submit a timeline for predevelopment activities acceptable to the County. Together with the budget for predevelopment activities described above, this timeline shall list predevelopment activity milestones and the dates by which the activities are expected to be completed.

By no later than ________ 2010.

3. Submit basic concept drawings and programming plan for the tenant mix acceptable to the County. The submission shall address the concept and goals outlined in the RFQ and the Senior Campus Plan as well as any requirements of the City of Half Moon Bay and the County. The programming plan for the tenant mix shall address the target population or populations intended to be served at the development, including any supportive housing units.

By no later than _________ 2010

4. Submit a preliminary financing plan acceptable to the County. Such plan shall include all projected sources and uses of financing in sufficient detail to apply for HUD 202 funding and/or low income housing tax credits and related sources. If phasing of development on the site is planned, indicate how such phasing is to be implemented.

By no later than _________ 2010.

5. Submit a preliminary relocation plan acceptable to the County. Such plan shall address relocation requirements and steps and include a preliminary timeline for relocation activities.


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6. Submit schematic design drawings acceptable to the County and

City. The submission shall address the concept and goals outlined in the RFQ and the Senior Campus Plan as well as any requirements of the City of Half Moon Bay and the County.


7. Submit a preliminary services plan acceptable to the County. The services plan shall include, in addition to the items typically included in Developer’s services plans for comparable senior projects, services specifically targeted to frail seniors. The services plan shall also describe how coordination will be handled with other services in the vicinity (e.g the adult day health center and senior community center) or with other service providers that can meet the special needs of this population.


8. Submit a final relocation plan acceptable to the County. Such plan shall address relocation requirements and steps and include a detailed timeline for relocation notices and activities.

By no later than _______ 2011.

9. Select a general contractor and obtain a preliminary cost estimate acceptable to the County. The Developer shall select a general contractor through a request for proposals or request for qualifications, as approved by the County’s Contract Administrative division. Developer’s selected general contractor shall produce a preliminary cost estimate, which shall be based on the most current available plans.


10. Submit design development documents and an updated cost estimate acceptable to the County. The submission shall include any items specified by the County and address the requirements of the City of Half Moon Bay and the County.


11. Submit a permanent financing plan acceptable to the County. Such submission must be in sufficient detail to apply for bonds and/or other sources of funding.


12. Submit construction documents acceptable to the County and select construction subcontractors. The submission shall address the requirements of the City of Half Moon Bay and the County. The Developer shall select construction subcontractors through a request for proposals or request for qualifications, as approved by the County’s Contract Administrative division.


13. Obtain commitments for all permanent financing except tax-exempt bonds, tax credits, and Section 8 project-based subsidy. Such commitments may be conditional subject to County approval.


14. Execute a Ground Lease Development Agreement with the County.

As required prior to or simultaneous with Construction Close.

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15.

Complete an Environmental Impact Review as required in 24 CFR Part 58. Review is pursuant to execution of an Agreement to Enter into a Housing Assistance Payments Contract (24 CFR 983.11(b); “AHAP”), and should comply in all respects with the requirements of the San Mateo County Housing Authority.

By no later than ______, 2012.

16.

Submit to an application for Subsidy Layering Review.

Within 30 days of receipt of all project funding.

17. Execute an AHAP with the County Housing Authority. Immediately following the County’s approval of the Subsidy Layering Review.

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Attachment E:Schedule of Real Estate Owned

Properties Owned by [BORROWER NAME HERE]Property Information Mortgage Information Income Information

Prop. Prop. Est Mark NOI/.10 Current Lien Maturity Total Total Debt Cash # Location Units Type Value Value Balance Position Lender Date Income Expenses NOI Service Flow DSC12345

Properties in Construction12345678

Properties in Predevelopment123456

Totals

Property Type Key:M MultifamilyC CommercialR RetailSF Single familyMU Mixed Use

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request for qualifications · questions received after the above date and time deadline will not be...

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