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HomeMy WebLinkAboutR5- Economic Development ECONOMIC DEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO .r- i�.�1 ` REQUEST FOR COMMISSION/COUNCIL ACTION FROM: RONALD E.WINKLER SUBJECT: EXCLUSIVE RIGHT TO Development Director NEGOTIATE-WORLD PREMIER INVESTMENT AND DATE: May 27, 1998 FORECAST GROUP --------------------------------------------------------------------------------------------------------------------------------------- Synopsis of Previous Commission/Council/Committee Action(s): On May 26, 1998,the Redevelopment Committee recommended that this item be forwarded to the Community Development Commission for approval. -------------------------------------------------------------------------------------------------------------------------------------- Recommended Motion(s): (Community Development Commission) MOTION: That the Community Development Commission approve an Exclusive Negotiation Agreement for the World Premier Investment and Forecast Group. Contact Person(s): Ronald E.Winkler/John B.Hoe eg r _ Phone: 5081 Project Area(s): N/A Ward(s): Fourth(4) Supporting Data Attached: Staff Report❑ Resolution(s) ® Agreement(s)/Contract(s) ❑ Map(s)❑Ltr/Memo FUNDING REQUIREMENTS: Amount: $ N/A Source: N/A Budget Authority: N/A SIGNATURE: G • Ronald E. inkier,Director Development ----------------------------------------------------------------------------------------------------------------------------------- Commission/Council Notes: ---------------------------------------------------------------------------------------------------------------- REW:lag:06-01-03.cdc COMMISSION MEETING AGENDA MEETING DATE:06/01/1998 Agenda Item Number: 9- ECONOMIC DEVELOPMENT AGENCY STAFF REPORT —_----------------------------------------------------------------------------------------------------------- Exclusive Right to Negotiate- World Premier Investment and Forecast Group The Mayor's Office and Economic Development Agency staff have had a series of conversations with representatives of the Forecast Group and World Premier Investment. Currently, the Forecast Group owns the retail center on the north side of 40th Street west of Sepulveda Avenue which contains the Lucky Market. They are currently forming a joint venture with World Premier Investments to restructure financing for the center to allow modernization. It should be noted, that World Premier Investments has a long-standing business relationship with Lucky Stores and is an experienced retail developer. As part of their effort, the new partnership desires to renovate the western end of the 40th Street Shopping Center which includes parcels owned by Ben Franklin, Lucky Stores and under Agency option. Preliminary indications are they view the site as an opportunity to develop a new retail building for hardware or similar sales. Attached, is a draft exclusive right to negotiate between the Agency and development team. It allows a seventy-five (75) day period to prepare a development proposal, financial pro forma and explore prelease commitments from retailers. Recommendation Staff believes an opportunity exists to make a major impact in the area. At it's May 26, 1998 meeting the Redevelopment Committee reviewed this matter and recommends the attached Exclusive Negotiation Agreement be approved by the Community Development Commission. c;'IaG. RONALD It. WINKLER, Director Development Department ----------------------------------------------------------------------------------------------------------------- REW:lag:06-01-03.cdc COMMISSION MEETING AGENDA MEETING DATE:06/01/1998 Agenda Item Number: AGREEMENT TO NEGOTIATE EXCLUSIVELY By and Between the REDEVELOPMENT AGENCY Of the City of San Bernardino And World Premier Investments and the Forecast Group Dated: AGREEMENT TO NEGOTIATE EXCLUSIVELY THIS AGREEMENT TO NEGOTIATE EXCLUSIVELY(Agreement) is entered into this day of , 1998, by and between the REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO, a public body, corporate and politic (Agency), and (Developer), on the terms and provisions set forth below. WHEREAS,the Developer is a joint venture formed by World Premier Investments and The Forecast Group; and WHEREAS,the Developer intends to restructure financing for and modernize an existing retail center currently owned by the Forecast Group shown in Exhibit "A". Including a combination Lucky Food Center and Drugstore facility; and WHEREAS,the Developer desires to simultaneously develop non-contiguous property for retail use shown in Exhibit `B" (Site) which includes Agency optioned land (Option Parcel) and property owned by Lucky Stores; and WHEREAS,the Agency has secured a Section 108 loan commitment and Economic Development Initiative (EDI) grant from the U.S. Department of Housing and Urban Development (HUD) for improvement of the shopping center which contains the Site; and WHEREAS,the Agency desires development of the Site and is willing to transfer it's option on the Option Parcel to the Developer to facilitate such development. NOW,THEREFORE, THE AGENCY AND THE DEVELOPER HEREBY AGREE AS FOLLOWS: 1. NEGOTIATIONS A. Good Faith Negotiations The Agency and the Developer agree for the Negotiation Period set forth below to negotiate diligently and in good faith to prepare a Disposition and Development Agreement (DDA) to be considered for execution between the Agency and the Developer, in the manner set forth herein, with respect to the development of the Site. The Site is shown on the"Site Map", attached hereto as Exhibit B and incorporated herein by reference. The Agency agrees, during the Negotiation Period, as hereinafter defined, and provided that this Agreement remains in effect, not to enter into an agreement that does not include the participation of the Developer regarding the development of the Site without the consent of Developer;provided, that the foregoing shall not be deemed to prevent the Agency from furnishing to anyone public records pertaining to the proposed development. Notwithstanding the foregoing, the Developer acknowledges that its rights hereunder are subject to the Agency's obligations under State law and the Redevelopment Plan for the Project (Plan), including, but not limited to the conduct or disposition of any proceedings which require notice and a public hearing,the California Environmental Quality Control Act, and the requirements for the Developer and/or the Agency to obtain certain 1 approvals from other public entities. The obligation to negotiate in good faith requires that Developer communicate with Agency with respect to those issues for which agreement has not been reached, and in such communication to follow reasonable negotiation procedures including meetings, telephone conversations and correspondence. It is understood by the parties that final accord on those issues may not be reached. B. Required Actions (1) Not later than thirty days from execution of this agreement,the developer shall submit to the Agency a"Development Concept Package". The Development Concept Package shall include the following: a. A detailed description of the proposed development, including uses, approximate square footage of proposed structures and tentative designation of parking and landscaped areas. b. Leasing information describing and substantiating the demand the proposed development. C. Full pro formas with respect to development of the Site; d. Key assumptions as to economic feasibility, such as preconditions for start of construction and any commitments expected from the Agency; e. The scheduling of the proposed development; f. The proposed source and method of financing, including use of any Section 108 loan or EDI grant funds g. A copy of joint venture/partnership agreements. (2) Promptly upon receipt of the Development Concept Package,the Agency's Director(Director) shall review the development concept proposed by the Developer, and may at its sole discretion, request modifications or reject it. If any such items are rejected, the Director shall provide a list of deficiencies to the Developer, and if these deficiencies are not corrected to the satisfaction of the Director within thirty(30) days of such rejection,this Agreement shall automatically terminate unless it is extended by the mutual written agreement of the Director and the Developer. (3) If the Director approves the Development Concept Package,then the Agency and the Developer shall continue to negotiate toward the execution of a Disposition and Development Agreement (DDA) with respect to the development(Development). During this negotiation period,the Developer shall prepare and submit an architectural concept of the proposed Development and initiate such environmental review as may be required. If a DDA has not been entered into on or before 75 days from 2 the execution hereof this Agreement shall be automatically terminated unless it has been earlier terminated or is extended as provided herein by mutual written agreement of the Agency and the Developer. If a DDA is signed, it shall supersede this Exclusive Negotiation Agreement. C. Negotiation Period The duration of this Agreement (Negotiation Period) shall be Seventy-Five(75) days from the date of execution of this Agreement by the Agency, unless sooner terminated pursuant to the provisions of this Agreement. The Negotiation Period shall not be extended by periods for cure of defaults. D. Deposit Prior to the execution of this Agreement by the Agency, the Developer shall submit to the Agency a good faith deposit (Deposit) in the amount of Ten Thousand Dollars($10,000) in the form of either cash or cashier check to ensure that the Developer will proceed diligently and in good faith to negotiate and perform all of the Developer's obligations under this Agreement. The Agency shall have no obligation to earn interest on the Deposit. Any interest earned on the Deposit shall be the sole property of the Agency. In the event the Developer has not continued to negotiate diligently and in good faith or has failed to timely discharge its responsibilities pursuant to Section 1B of this Agreement,the Agency shall give written notice thereof to the Developer who shall then have ten(10) working days to commence negotiating diligently and in good faith or, with respect to a failure pursuant to Section 1 B of this Agreement,thirty(30) days to cure irrespective of the good faith of the Developer. Following the receipt of such notice and the failure of the Developer to thereafter commence negotiating in good faith within such ten(10) working days or to cure a failure pursuant to Section 1B within thirty(30) calendar days, this Agreement may be terminated by the Agency. In the event of such termination by the Agency for a reason other than the failure of the Developer to negotiate in good faith, the Deposit shall be returned to the Developer and neither party shall have any further rights against or liability to the other under this Agreement. Before returning the deposit, however,the Agency may deduct up to Five Thousand Dollars($5,000) for consultant cost incurred. Any further deductions beyond such$5,000 shall be by mutual agreement of the parties. In the event the Agency fails to negotiate diligently and in good faith, the Developer shall give written notice thereof to the Agency which shall then have ten(10)working days to commence negotiating in good faith. Following the receipt of such notice and the failure of the Agency to thereafter commence negotiating in good faith within such ten(10) working days,this Agreement may be terminated by the Developer. In the event of such termination by the Developer,the Agency shall return the Deposit (with any interest earned thereon) to the Developer, and neither party shall have any further rights against or liability to the other under this Agreement. 3 Upon automatic termination of the Agreement at the expiration of the Negotiation Period or such extension thereof, or upon execution by the Commission and the Developer of a DDA, then concurrently therewith, the Deposit hereunder shall be returned to the Developer and neither party shall have any further rights against or liability to the other under this Agreement. Upon automatic termination of this Agreement at the expiration of the Negotiation Period or such extension thereof, or upon execution by the Commission and the Developer of a DDA, then concurrently therewith, the Deposit hereunder shall be returned to the Developer and neither party shall have any further rights against or liability to the other under this Agreement. If a DDA has been executed by the Agency and the Developer,the DDA shall thereafter govern the rights and obligations of the parties with respect to the development of the Site. 2. DEVELOPMENT CONCEPT A. Scope of Development The negotiations hereunder shall be based on development of retail commercial buildings on and adjacent to the Site. B. Developer's Finding's,Determinations, Studies and Report s Upon reasonable notice, as from time to time requested by the Agency, the Developer agrees to make oral and written progress reports advising the Agency on all matters and all studies being made by the Developer. 3. PURCHASE PRICE AND/OR OTHER CONSIDERATION The purchase price and/or other consideration to be paid by the Developer under the DDA will be established by the Agency after negotiation with the Developer. Such purchase price and/or other consideration will be based upon such factors as market conditions, density of development, costs of development, risks of the Agency, risks of the Developer, estimated or actual Developer profit, public purpose and/or fair value for the uses permitted to be developed and financial requirements of the Agency, and will be subject to approval by the Agency and by the Common Council of San Bernardino after public hearings as required by law. 4. THE DEVELOPER A. Nature of the Developer 4 B. Contact The principal contact person for the Developer is: Name: Address: Telephone Number: Facsimile Number: C. Assignment This Agreement shall not be assigned by the Developer without prior written approval of the Agency, which the Agency shall grant or refuse at its sole discretion;provided that assignments proposed with financial institutions for financing purposes shall be subject to reasonable review and approval of the Agency. D. Full Disclosure The Developer is required to make full disclosure to the Agency of its principals, officers, major stockholders, major partners,joint venturers, key managerial employees and other associates, and all other material information concerning the Developer and its associates. Any significant change in the principals, associates, partners,joint venturers, negotiators, development manager, consultants, professionals and directly involved managerial employees of the Developer is subject to the approval of the Agency. 5. THE DEVELOPER'S FINANCIAL CAPACITY A. Financial Ability Prior to execution of the DDA, the Developer shall submit to the Agency's satisfactory evidence of its ability to finance and complete the development. B. Construction Financing The Developer's proposed method of obtaining construction financing for the development of the Site shall be submitted to the Agency concurrently with execution and delivery by the Developer of a DDA to the Agency for approval. C. Long-Term Development Financing The Developer's proposed method of obtaining long-term development financing shall be submitted to the Agency concurrently with execution and delivery by the Developer of a DDA to the Agency for approval. 5 D. Bank and Other Financial References The Developer's bank is E. Full Disclosure The Developer will be required to make and maintain full disclosure to the Agency of its methods of financing to be used in the development of the Site. Developer expressly authorizes Agency access to all credit and financial history information whether public or private. 6. COMMISSION'S RESPONSIBILITIES Public Hearing A DDA resulting from the negotiations hereunder shall become effective only after and if the DDA has been considered and approved by the Community Development Commission on behalf of the Agency and by the Common Council of San Bernardino in their sole discretion at public hearings called for such purpose. 7. SPECIAL PROVISIONS A. Real Estate Commission The Agency shall not be liable for any real estate commission or brokerage fees which may arise herefrom. The Agency represents that it has engaged no broker, agent or finder in connection with this transaction, and the Developer agrees to hold the Agency harmless from any claim by any broker, agent or finder retained by the Developer. B. Press Releases The Developer agrees to discuss any press releases with a designated Agency representative prior to disclosure in order to assure accuracy and consistency of the information. C. Nondiscrimination With respect to Developer's obligations and performance hereunder, the Developer shall not discriminate in any matter on the basis of race, creed, color, religion, gender, marital status,national origin or ancestry. D. Notice All notices given or required to be given hereunder shall be in writing and addressed to the parties as set out below, or to such other address as may be noticed under and pursuant to this paragraph. Any such notice shall be considered served when actually received by the party intended, whether personally served or sent postage prepaid by registered or certified mail, return receipt requested. 6 Agency: Redevelopment Agency Of the City of San Bernardino 201 North"E" Street, Suite 301 San Bernardino, California 92401 Attn: Director, Development Department Developer: E. Other Agreements This Agreement supersedes any previous agreements entered into between the Developer and the Agency or any discussions or understandings between the Developer and the Agency with respect to the Site. F. Warranty of Si ng ators The signatories to this Agreement represent and warrant that they have the authority to execute this Agreement on behalf of the principals they purport to represent. 8. LIMITATIONS OF THIS AGREEMENT By its execution of this Agreement, the Agency is not committing itself to or agreeing to undertake (a) disposition of land to the Developer; or(b) any other acts or activities requiring the subsequent independent exercise of discretion by the Agency, the City or any agency or department thereof. This Agreement does not constitute a disposition of property or exercise of control over property by the Agency or the City and does not require a public hearing. Execution of this Agreement by the Agency is merely an agreement to enter into a period of exclusive negotiations according to the terms hereof, reserving final discretion and approval by the Agency and the City as to any Disposition and Development Agreement and all proceedings and decisions in connection therewith. 7 IN WITNESS WHEREOF, the parties hereto have executed this Agreement to be effective as of the date of approval of the Agency's governing board which is the date first set forth in this Agreement. Developer Redevelopment Agency of the City of San Bernardino By: Director By Date: By Approved as to Form and Legal Content: By: Agency Counsel :Iag:05-98-02.msc 8 s � � . - -:��.:--�.--��---, .-, � I - - -:...� . .... -- --- ---- . .:...�:.:.:--`-` . �.I.. ....::7.:. -. 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