Master Developer For Lancaster Health District

Agency:	City of Lancaster
State:	California
Type of Government:	State & Local
Category:	D - Automatic Data Processing and Telecommunication Services
Posted:	Jan 12, 2024
Due:	Mar 11, 2024
Publication URL:	To access bid details, please log in.

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CITY OF LANCASTER, CA

RFQ NO. 816-24

MASTER DEVELOPER FOR LANCASTER HEALTH DISTRICT

SUBMISSION DEADLINE

March 11, 2024

BY 2:00 P.M.

(13:59:59– ACCORDING TO THE CITY’S OFFICIAL PROPOSAL CLOCK)

SUBMIT TO:

OFFICE OF THE CITY CLERK

LANCASTER CITY HALL

“RFQ 816-24 Master Developer for Lancaster Health District”

44933 FERN AVENUE

LANCASTER, CA 93534

For questions concerning this RFP contact by email only:

Purchasing Department

bidinquiries@cityoflancasterca.gov

Table of Contents

I. Introduction .................................................................................................................................... 3

Lancaster Health District Background ............................................................................................... 3

Purpose of this Request for Qualifications......................................................................................... 3

Consistency with Exempt Surplus Land Definition in Gov. Code Section 54221(f)(1)(F)(ii)............... 4

II. The Project Opportunities .............................................................................................................. 4

III. Reference Materials ................................................................................................................... 5

IV. Development Area, Ownership and Conveyance....................................................................... 5

V. Master Developer Responsibilities ................................................................................................... 7

Property Acquisition ....................................................................................................................... 8

Specific Plan, Design, and Entitlements ........................................................................................ 8

Community Facilities and Improvements ....................................................................................... 8

Community Engagement ............................................................................................................... 8

Project Financing ........................................................................................................................... 9

Project Development Schedule...................................................................................................... 9

Project Construction....................................................................................................................... 9

Construction Labor ........................................................................................................................ 9

Participation by Small and Local Businesses................................................................................. 9

Affordable Housing ........................................................................................................................ 9

Governance ................................................................................................................................... 9

VI. Instructions to Vendors & Submittal Requirements .................................................................. 10

Proposal Format and Content ...................................................................................................... 10

VII. RFQ Process & Evaluation of Proposals .................................................................................. 12

RFQ Process & Deadlines ........................................................................................................... 12

Scoring Criteria ............................................................................................................................ 13

Questions Regarding this RFQ .................................................................................................... 13

Clarification Statements ............................................................................................................... 13

No Contact Policy ........................................................................................................................ 14

Proprietary Material ..................................................................................................................... 14

Completion of Proposal................................................................................................................ 14

Errors and Omissions .................................................................................................................. 14

Addenda to Proposal ................................................................................................................... 14

Execution of Proposal .................................................................................................................. 15

Withdrawal of Proposal ................................................................................................................ 15

Proposals Become the Property of the City ................................................................................. 15

Rejection of Proposals ................................................................................................................. 15

Award of Contract ........................................................................................................................ 15

Contract Documents: Precedence ............................................................................................... 15

Execution of Agreement............................................................................................................... 16

Failure to Execute the Agreement ............................................................................................... 16

Cancellation ................................................................................................................................. 16

Administrative Contacts ............................................................................................................... 16

Due Dates.................................................................................................................................... 16

Signature Sheet ........................................................................................................................... 17

Request for Qualifications (RFQ) for

Master Developer for the Lancaster Health District

I. Introduction

The City of Lancaster (City) is a charter City incorporated in 1977. The City is governed by a five-member City

Council whose members are elected at large and operate under a Council/City Manager form of government.

The City serves as the northern boundary of Los Angeles County, with Kern County to the north. The City is the

largest City in the Antelope Valley, with a population of approximately 170,000 across 94 square miles.

Lancaster Health District Background

In 2016, the City established a partnership with Antelope Valley Medical Center (AVMC) to facilitate the

development and redevelopment of a 400-acre district anchored by the Antelope Valley region’s area district

hospital. Dubbed the “Lancaster Health District” (District), the project encompasses 100 vacant acres and will

feature a state-of the art, 240-bed replacement hospital, representing an investment of $800M.

Plans for the District will reimagine existing uses to create a vibrant, walkable urban setting centered on health

care and well-being. Enhanced connectivity and access to transit will help foster multi-modal transit options, from

walking and cycling to vehicular travel and mass transit. Health care uses such as outpatient facilities and

medical office buildings will be integrated alongside shopping, dining, retail, and more than 800 units of housing.

The District’s integrated, synergistic design aims to enhance the quality of life as well as access to health care

for Lancaster residents and employees of the District alike.

The City and AVMC have taken a number of steps to date to implement this vision. These include:

➢ The City has crafted the Lancaster Health District Specific Plan, complete with Environmental Impact

Report, to facilitate the desired uses within the District.

➢ The City is investing approximately $30M, including grant funds from Metro, in backbone infrastructure

for the project. This effort will increase connectivity by installing additional east/west and north/south

streets throughout the District. Construction on Phase I will be completed in January 2024, with Phase

II going to bid in January for award in March 2024. Construction is anticipated to take place from April

2024 – April 2025.

➢ The Lancaster Housing Authority has entered into a disposition and development agreement with Racine

Shirley Investments, LLC to construct 77 units of affordable senior housing on Authority-owned land

within the District.

➢ AVMC has completed plans for its 411,250-square-foot replacement hospital, which is slated to break

ground by 2025.

➢ AVMC has partnered with Kindred Healthcare, LLC and is currently in design to construct a 76,000-

square-foot joint behavioral health hospital, which will offer both inpatient and outpatient mental health

care.

Purpose of this Request for Qualifications

The City is seeking a Statement of Qualifications (SOQ) from interested entities who wish to serve as Master

Developer to carry out the implementation of the Lancaster Health District Specific Plan. The Master Developer

will perform such activities as:

➢ Acquire and assemble vacant sites for development from private-sector owners

➢ Acquire and develop vacant property (“Authority Parcels”) currently owned by the Lancaster Housing

Authority, under a disposition and development agreement to be negotiated with the City/Authority in

compliance with the Surplus Land Act

➢ In consultation with the City, craft new parcels to accommodate the envisioned development

➢ Solicit and onboard any needed subdevelopers to construct each of the envisioned development types

➢ Collaborate with the City to establish optimal financing mechanisms for additional infrastructure for the

District, which are currently envisioned as a Community Facilities District and Enhanced Infrastructure

Finance District

➢ Collaborate with the City and AVMC to establish and participate in a new governance entity for the District

➢ Should the developments proposed by the Master Developer exceed the parameters previously approved

in the existing Environmental Impact Report, collaborate with the City to complete an amendment to the

EIR to accommodate all proposed developments

➢ Engage in any other activities necessary to effectuate the envisioned development

This RFQ contains the information and documents necessary to prepare and submit a responsive Statement of

Qualifications. Proposers are responsible for complying with all requirements identified herein. By submitting a

finished proposal packet, the Proposer represents that it has thoroughly examined and become familiar with the

work required within this proposal and that it is capable of supplying a product to achieve the City’s objectives.

Requests for modifications to the submitted proposal packet on the grounds that the Proposer was not fully

informed as to any fact or condition will not be allowed. The City reserves the right to accept or reject any

Proposal, or portions thereof, or to waive any informalities or irregularities within the proposals.

Consistency with Exempt Surplus Land Definition in Gov. Code Section

54221(f)(1)(F)(ii)

The City is committed to a goal that 25% of the residential dwelling units developed within the District be

available to low-income households at an affordable rent or affordable housing cost.

Surplus Land Act (“SLA”) Section 54221(f)(1)(F)(ii) states that “exempt surplus land” includes “[s]urplus land

that is put out to open, competitive bid by a local agency, provided all entities identified in subdivision (a) of

Section 54222 will be invited to participate in the competitive bid process, for. . . [a] mixed-use development

that is more than one acre in area, that includes not less than 300 housing units, and that restricts at least 25

percent of the residential units to lower income households . . .with an affordable sales price or an affordable

rent . . .for a minimum of 55 years for rental housing and 45 years for ownership housing”.

The City is seeking a Master Developer who can commit to support delivery of at least 25% of the total number

of residential units as affordable units available to lower income households. Further, notice of issuance of this

RFQ has been provided to the State Department of Housing and Community Development and all entities

identified in Section 54222(a) of the SLA. Accordingly, the City has determined that this RFQ and the affordable

housing requirements for the Project meet the requirements for the Authority Parcels to be deemed “exempt

surplus land” under SLA section 54221(f)(1)(F)(ii).

II. The Project Opportunities

The project offers significant development opportunities:

✓ Unique Development Opportunity: Comprised of 100 vacant acres within a 400-acre district in the

heart of Lancaster, the Lancaster Health District represents a unique opportunity to create a small-

scale, mixed-use urban community within the context of a larger city. Envisioned uses include

hospitality, retail, outpatient health care, and 800+ units of housing.

✓ Expedited Permitting: The Lancaster City Council has identified the Lancaster Health District as a key

strategic priority for the community. As such, all developments within the umbrella of the District will

receive expedited permitting, ombudsman assistance, and advocacy with all external regulatory

agencies.

✓ A Strong Planning Vision: The Lancaster Health District Specific Plan outlines a clear vision for the

project, including development standards; allowable density and intensity of use; mix of uses; desired

amenities (i.e. connectivity, public gathering spaces, open space and parks, etc.); and more.

✓ Environmental Review: An Environmental Impact Report was completed as part of the Lancaster

Health District Specific Plan, and provides program-level clearance as well as assurance that

environmental review need not start from scratch for each development project or subsequent phase.

The EIR was not subject to litigation. Development projects consistent with the uses and intensities

outlined in the Specific Plan require no further environmental review. The City is committed to

partnering with the Master Developer to complete an amendment to the EIR for any proposed uses

compatible with the vision for the District which are not accommodated under the current EIR.

✓ Committed City and Regional Leadership: The City is committed to the full build-out of the Lancaster

Health District and has carried out extensive stakeholder meetings and outreach efforts to ensure that

regional public agencies are engaged and supportive of the project’s vision. Antelope Valley Medical

Center is the City’s key partner. Regional agencies such as the Antelope Valley Transit Authority have

demonstrated support for the project.

III. Reference Materials

The below reference materials are available for review at the following links:

➢ Lancaster Health District Specific Plan

➢ Lancaster Health District Environmental Impact Report

➢ Community Workforce Agreement

➢ Lancaster Health District Infrastructure Plans

IV. Development Area, Ownership and Conveyance

The Lancaster Health District encompasses approximately 400 acres, with 100 acres vacant and primed for

development. Vacant acreage is owned by AVMC, the City’s Housing Authority, and four private-sector

owners. The City has conducted stakeholder meetings with all private owners to share the vision, receive input,

and confirm their support for the project. A map of the District area is provided below.

This is the opportunity summary page. You are currently viewing an overview of this opportunity and a preview of the attached documentation. For more information, please visit the Publication URL Web page.

Master Developer For Lancaster Health District

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