HomeMy WebLinkAboutC35320 - RFQ Hotel Devleopment Within Entrada del PaseoContract No. C35320
CITY OF PALM DESERT
ECONOMIC DEVELOPMENT DEPARTMENT
STAFF REPORT
REQUEST: AUTHORIZATION TO ISSUE A REQUEST FOR
QUALIFICATIONS (RFQ) FOR A HOTEL DEVELOPMENT
LOCATED WITHIN ENTRADA DEL PASEO
SUBMITTED BY: Ruth Ann Moore, Economic Development Manager
DATE: May 26, 2016
CONTENTS: Draft RFQ
Entrada del Paseo Site Plan
Entrada del Paseo Hospitality Study
Recommendation:
By Minute Motion, authorize staff to issue a Request for Qualifications
(RFQ) for a hotel development located within Entrada Del Paseo.
Executive Summarv:
City Council met on April 28, 2016 in a study session to review the Future Market
Demand Analysis developed by PKF Consulting USA/CBRE Hotels that reviewed the
potential demand for new hotel development in Palm Desert. The Analysis included an
evaluation of Palm Desert and greater Coachella Valley lodging markets, the study of
four defined areas within the City, and recommendations for facility programing.
Of the many sites reviewed in the analysis, staff has concentrated on Entrada del Paseo
because of its centralized location and ownership of the property by the City. A
Boutique Hotel Investment & Development Opportunity (attached) analysis was created
highlighting the aspects of the property as a potential investment for a hotel developer.
This will accompany the Request for Qualifications for Hotel Proposals (RFQ).
Once the qualifications have been received and evaluated, one or more developers will
be selected to submit hard proposals for consideration.
The final selected developer will be granted an Exclusive Negotiation Agreement (ENA)
that will lead to a Disposition and Development Agreement by which the City will convey
property to the developer for construction of a hotel.
Contract No. C35320
Staff Report
Entrada del Paseo Hotel RFQ
May 26, 2016
Page 2 of 3
Background:
Entrada del Paseo is an 11-acre, mixed -use commercial development located at the
southwest corner of Highway 111 and El Paseo. The development includes the Palm
Springs Art Museum in Palm Desert, Henderson Community Building, Eric Johnson
Memorial and Multi -Sensory Gardens, Cuistot Restaurant, La Spiga Restaurant and
common area parking for the development.
The proposed hotel site is located on the northwest corner of Entrada del Paseo running
along Highway 111 and the wash as indicated on the attached Site Plan. The Property
consists of 2.69 acres and is composed of two parcels that straddle the Henderson
Community Building. The Henderson Community Building, while not currently included
in the Property, will be considered by the City for incorporation into the boutique hotel
project. This could bring the total of the subject Property to 3.64 acres.
The site's Assessor Parcel Number (APNs) and acreage are further identified below:
• APN 640370018 — 2.08 acres
• APN 640370016 — 0.68 acres
• APN 640370015 — 0.88 acres Henderson Community Building
It is the intent of the City to secure a hotel development reasonably consistent with the
existing amenities within Entrada del Paseo. The developer's consideration to
incorporate the Henderson Community Building as part of a new hotel development is
highly desirable.
Submittals for the RFQ will be evaluated on developer information, previous relevant
experience, references, hotel company affiliations, financial experience and more.
Strategic Plan Obiective
Development of a boutique hotel at Entrada del Paseo contributes in the following ways
to the Envision Palm Desert Strategic Plan.
• Priority No. 1 of the Economic Development element — Expand job and business
creation opportunities; and
• Priority No. 4 of the Land Use, Housing & Open Space Priorities element —
Create a mixed -use city core integrating shopping, dining, lodging and housing.
G Lcon DcNclopmcnt'Ruth Ann Moorc',STAFF REPORTS,RI•Q Entrada Hotcl.docx
Staff Report
Entrada del Paseo Hotel RFQ
May 26, 2016
Page 3 of 3
Fiscal Analysis:
Contract No. C35320
A boutique hotel would generate Transient Occupancy Tax funds to the General Fund.
Further analysis of those funds would occur once a developer has completed a proposal
for the site.
Staff recommends approval of the above motion.
Submitt
RGth Aiin Moore
Economic Development Manager
Reviewed:
Ca ":k re
Director of Finance
Approval:
4 *cod
J i McCarthy
nteri City Manager
Department Head:
Martin Alvarez
Director of Economic Development
1-14�1
Rudy osta
Assistant City Manager
G Lcon Development Ruth Ann Moore'STAFF RLPORTS`,RFQ F.ntrada Hotel docx
Contract No. C35320
REQUEST FOR QUALIFICATIONS
FOR A HOTEL DEVELOPMENT
at the
ENTRADA DEL PASEO DEVELOPMENT
FOR THE
CITY OF PALM DESERT
The RFQ is divided into six sections; the first three sections describe the Palm Desert
area, the El Paseo shopping district and the features of the Entrada del Paseo
development. The fourth section describes the property site and any property
constraints that should be considered for submitting an RFQ for the project. The
remaining sections define the information and format required for submitting responses
to the RFQ, and the manner in which the responses will be evaluated. Attachments to
the RFQ include a site plan and Entrada del Paseo Hospitality Study.
ABOUT PALM DESERT
Palm Desert, a resort community of 51,000 year-round residents and approximately
32,000 seasonal residents is centrally located in the Coachella Valley. The Coachella
Valley, a 2-hour drive from Los Angeles and the beach communities and a 3-hour drive
from San Diego is a convenient driving distance for 19 million people. The valley is
serviced by the Palm Springs International Airport, voted one of the 'Top 10 Stress -Free
Airports,' bringing visitors and conference attendees from Canada, the north western
and mid -western states to play in the sun.
The valley is a golfer's fairway to heaven with 100+ golf courses, one third located in
Palm Desert, plus five destination casinos with Las Vegas style gaming and
entertainment. Tourists are attracted to the valley's successful, internationally
recognized events, including the BNP Paribas Open, the Coachella, Stagecoach and
Desert Trip music festivals, the Palm Springs International Film Festival and celebrity
golf tournaments. The local economy is propelled by tourism and retail trade that are
now year-round industries, making Palm Desert a natural get -away destination.
Palm Desert's amenities include star-studded performances at The McCallum Theatre
for the Performing Arts, the beauty and wonder of The Living Desert Zoo and Botanical
Gardens and the nationally acclaimed high -end shopping boulevard of El Paseo. The
City has 25 golf courses including the top rated Desert Willow Municipal Golf Course
which features both resort and championship courses.
ABOUT EL PASEO
El Paseo, known as the "Rodeo Drive of the Desert," is a mile long shopper's paradise
featuring over 250 international and national retailers, local boutiques, restaurants,
salons and art galleries. Known for its high -end establishments like Louis Vuitton,
Gucci, Ralph Lauren, Tiffany's and Saks Fifth Avenue, El Paseo caters to shoppers who
desire quality merchandise and the service that comes with it. Over the decades, El
Paseo has grown to feature alfresco dining and art exhibitions throughout the avenue.
Recent El Paseo openings include retailers that are highly desirable by younger
shoppers such as Apple, Burberry, Anthropologie, J Crew, Cole Haan, Kate Spade and
lulu lemon. Fashion Week on El Paseo, with its nine days of store activities and fashion
shows, is one of the only commercially successful fashion week events in the country
filling the tent with over 13,000 attendees from around the world. This yearly event
attracts major west coast designers and garners over $2 million in publicity both
nationally and internationally.
The U.S. Travel Association lists shopping high on a desired activity for travelers. The
City of Palm Desert and El Paseo offer a premier resort destination.
ABOUT ENTRADA DEL PASEO
Entrada del Paseo is an 11 acre, mixed -use commercial development located at the
southwest corner of Highway 111 and El Paseo. With over 2.5 million square feet of
retail shopping surrounding the site, the development is at the epicenter of the
Coachella Valley's commercial hub.
Entrada del Paseo encompasses the following:
• Palm Springs Art Museum in Palm Desert — A satellite location for the Palm
Springs Museum featuring art exhibits and sculptures in the Eric Johnson
Memorial Gardens APN 640-370-004.
• Henderson Community Building — Currently housing the Chamber of Commerce
offices and three conference rooms APN 640-370-015.
• Cuistot Restaurant — Owner operator of a high -end French restaurant serving
lunch and dinner APN 640-370-003.
• La Spiga Restaurant — Owner operator of a high -end Italian restaurant serving
dinner only APN 640-370-017.
• Eric Johnson Memorial Gardens — An oasis with curving paths that take you past
gurgling waterfalls, palm trees, cactus -covered sand dunes, and a shaded rock -
wall canyon that features sculptures from the Palm Springs Art Museum in Palm
Desert APNs 640-370-001 and 640-370-002.
• Multi -Sensory Gardens — Located to the west of the Henderson Community
Building, this area incorporates trail and desert landscape APN 640-370-018.
• Common Area Parking — All lots are common to the site with a total parking of
241 spaces.
PROJECT DESCRIPTION AND CONSTRAINTS
The 2.69-acre subject property is located on the northwest corner of Entrada del Paseo
development ("Property"). The Property is composed of two parcels, APNs 640-370-
016 and 640-370-018, owned by the City of Palm Desert. The two parcels straddle the
Henderson Community Building APN 640-370-015 and is currently home to the Palm
Desert Area Chamber of Commerce. While not currently included in the Property, the
City will consider for incorporating the Henderson Community Building into the boutique
hotel project. This could bring the total of the subject Property to 3.64 acres.
The site's Assessor Parcel Number (APNs) and acreage are further identified below:
• APN 640370018 — 2.08 acres
• APN 640370016 — 0.68 acres
• APN 640370015 — 0.88 acres Henderson Community Building
It is the intent of the City to secure a hotel development reasonably consistent with the
existing amenities within Entrada del Paseo. The developer's consideration to
incorporate the Henderson Community Building as part of a new hotel development is
highly desirable. The following project conditions or constraints apply to the project:
• Zoning — Currently zoned Office Professional, the project will require a rezoning
to Resort Commercial.
• Drainage — Existing drainage for the entire development is currently within the
project site and will need to remain.
• Museum — Currently the museum holds a "non-exclusive" right to display
sculptures on a portion of the project site.
• Coachella Valley Water District (CVWD) — owns the land directly to the west of
the project as indicated on the site plan.
• Staff has preliminarily reviewed the concept and believes a Mitigated Negative
Declaration of Environmental Impact is warranted for this project.
Proposers are encouraged to contact the City's Principal Planner Eric Ceja at (760)
346-0611, Extension 384 to discuss the current entitlements and planning approval
process.
The City has studied the development options available for the parcel and determined
that it is best suited for a luxury boutique hotel as seen in the attached Hospitality Study.
The City reserves the right to select one or more applicants for a hard proposal. The
City will offer to the successful developer a first right of negotiation for the project.
Interested parties are encouraged to contact Ruth Ann Moore at (760) 346-0611 to
discuss the project in detail and their particular development concepts as they prepare
the RFQ.
QUALIFICATION REQUIREMENTS
The City of Palm Desert will begin accepting submittals upon date of issuance of this
RFQ, and will continue until 4:00 PM, Thursday, July 28, 2016.
Three (3) copies of the following should be included in the submittal. Respondents
submitting fewer than three (3) copies will be considered non -responsive. For
consideration and evaluation, a submittal package should be as described below with
the following information:
A. Developer Information: Provide full company name, address of
headquarters and other branch offices, if any; previous names, if any;
legal entity (i.e. corporation, partnership, etc.); the date company was
established under the current name; names and titles of officers and other
key personnel and their financial interest in the company; and the total
number of company personnel.
B. Previous Relevant Experience: Provide project names, descriptions,
locations, and completion dates of three to five similar development
projects your company has accomplished.
C. Responsible Partv for this Proiect: Identify the person responsible for this
project, providing name, address, telephone number, job title, years with
company, and financial interest, if any, in the company.
D. References: Provide names, addresses, and telephone numbers of five
individuals who can provide information about your company's
performance on recent development projects. Include the name and
completion date of each project.
E. Disclosures: Provide information about any litigation (and the outcome) for
which your company has been involved in in the last five years pertaining
to any development projects that you have undertaken. Provide
information about any bankruptcies that you or related entities have filed in
the last ten years. A background check on developers and principals will
be conducted by the City.
F. Hotel Company (Flag) Affiliations: Provide the full company name,
address of headquarters, contact person, and telephone number of any
hotel flags for which you have developed properties in the past five years.
For each hotel company, indicate whether the company was acting as
hotel operator or merely providing the "flag."
G. Understandinq & Approach:
Submittals shall briefly demonstrate their knowledge of the Entrada del
Paseo site and describe a typical strategy to accomplish the goal of
development a luxury hotel product. Note: Architectural concepts are not
required as a part of this RFQ.
H. Financial Experience: Discuss financial experience as it pertains to
previous hotel developments including financial methods used. Also,
describe the financial method you would use for the development of a
luxury boutique hotel.
Broker Representation: If you are represented by a broker, identify the
name of the broker and his/her firm. Please be advised that it will be the
buyer's or developer's responsibility to compensate or otherwise provide
consideration to its representative if it elects to retain representation.
EVALUATION PROCEDURE
It is the intention of the City to identify, compare, and rank potential hotel developers
based upon the responses to this RFQ. The City reserves the right to select one or
more ranked developers to then submit hard proposals for consideration.
The final selected developer will be granted an exclusive negotiation agreement that will
lead to a Disposition and Development Agreement by which the City will convey
property to the developer. Or, alternatively collaborate with developer in securing the
site. The City will require a fully good faith deposit in the amount of $100,000 from the
proposer with which it selects to enter into a Ninety (90) Day Exclusive Negotiation
Agreement. The deposit may be in the form of cash or cashier's check. The deposit will
be retained by the City and will be applied the City's costs in reviewing the proposal and
negotiating the agreement including legal and economic review of project feasibility in
an amount not to exceed $25,000 with the remaining balance applied to the purchase
price. Should the selected developer withdraw from negotiations or should the
negotiations terminate, the deposit will be returned to the developer less carrying costs
for the land (if applicable), staff time, legal, appraisal, and consultant costs incurred by
the City.
1. In order to be considered for evaluation, the respondent should submit three (3)
copies of the submittal at the following address:
City of Palm Desert
Attention: Ruth Ann Moore, Economic Development Manager
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611, Ext. 411
The submittal deadline is 4:00 p.m. on Thursday, July 28, 2016.
2. An RFQ Evaluation Committee composed of staff members and possibly elected
officials will rank the submittals based upon the information contained therein and
may make site visits to representative projects of the developers under
consideration.
3. The RFQ evaluation and ranking process is expected to take no more than six
weeks. Respondents to the RFQ will be notified in writing of the
recommendations of the RFQ Evaluation Committee. The City will enter into an
Exclusive Negotiation Agreement with the selected proposer, with the intent to
negotiate a development agreement to be presented to the City Council for
consideration and approval.
4. All costs associated with preparing submittals shall be the sole responsibility of
the companies submitting proposals.
5. The City reserves the right to reject any and all submittals or modify the
requirements of this RFQ in its sole discretion.
-END-
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