EAGLE COUNTY GOVERNMENT REQUEST FOR QUALIFICATIONS FOR CONTINUUM OF CARE RETIREMENT COMMUNITY DEVELOPER EXECUTIVE SUMMARY

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2 EAGLE COUNTY GOVERNMENT REQUEST FOR QUALIFICATIONS FOR CONTINUUM OF CARE RETIREMENT COMMUNITY DEVELOPER EXECUTIVE SUMMARY (the County ) seeks a qualified Continuum of Care Retirement Community ( CCRC ) developer to partner with the County ( CCRC Developer ) to develop an approximately nine-acre redevelopment parcel within the Town of Eagle (the Town ) s boundaries as a CCRC. This Request for Qualifications ( RFQ ) process is being used to select a developer to partner with the County in the entitlement, design, financing, and construction of the West Eagle CCRC. RFQ applicants (the Respondents ) are not to submit fully designed project proposals; the design will evolve and will be based on community and County staff input, stakeholder feedback, market conditions, and feedback from the entitlement process with the Town of Eagle. It is intended that, once constructed, the West Eagle CCRC be a financially self-sustaining, green-built (preferably LEED certified) CCRC, serving a broad spectrum of social-economic residents, including Medicaid recipients, and providing a broad spectrum of care levels, including independent living, assisted living, skilled nursing, hospice and memory care facilities for at least 100 residents, with the ability to expand as the population of grows. Respondents are encouraged to provide proposed partnership structures with the County. While the County will accept operator-developer applications, developers who are not CCRC operators should not partner with operators in responding to this RFQ. The County has published an operator RFQ contemporaneously. is a rural-resort community of over 54,000 permanent residents, which account for approximately half of its peak population. includes the resort communities of Vail and Beaver Creek. The land proposed for the West Eagle CCRC project is adjacent to downtown Eagle, in the heart of the Eagle River Valley. Eagle is a thriving locals community 17 miles west of Beaver Creek and 26 miles west of Vail. The Town is home to the County seat and is increasingly becoming an important employment center for the County. There is no CCRC facility in seniors requiring skilled nursing or assisted living facilities leave the County, and research indicates that many seniors would like to stay in the valley but leave due to lack of a CCRC facility. To facilitate development of a CCRC, the County has accumulated over 9 areas of land within the Town of Eagle. It has also engaged experts to analyze market demand for the viability of a CCRC facility in Eagle County and has been working with the Town of Eagle to plan and entitle the property for use as a CCRC. The West Eagle CCRC project is part of a multi-jurisdictional planning and redevelopment effort of the broader West Eagle area. The current status of the West Eagle Revitalization process can be found at The County s most recent market study and the most current RFQ documents can be found at; Two tours of the West Eagle CCRC project and pre-submittal conferences will be held. The first will be on Friday, April 30, 2010 at 1:30 p.m. and the second will be held on Friday, June 4, 2010 at 1:30 p.m. Attendance at either tour is not required but respondents are encouraged to attend at least one. Statements of Qualifications are due in hard and electronic copy, as provided for in this RFQ, no later than Tuesday, June 22, 2010 at 3 p.m. Inquiries and Statements of Qualifications should be addressed as follows: Alex Potente, Esq., Managing Director: Housing and Development Government, 500 Broadway, P.O. Box 850, Eagle, CO Inquires should be addressed by to cholpon.lord@eaglecounty.us. 1

3 EAGLE COUNTY GOVERNMENT REQUEST FOR QUALIFICATIONS FOR CONTINUUM OF CARE RETIREMENT COMMUNITY DEVELOPER 1. The Project The purpose of this RFQ is to solicit and to select a CCRC Developer capable of acting as a developer of the West Eagle CCRC in partnership with. CCRC Developer candidates should have demonstrated success in developing CCRCs. Candidates should provide examples of successful CCRC developments, including examples of public-private CCRC partnerships, structuring of private and public financing sources for construction and operation of CCRCs (HUD financing experience is preferred), green and sustainable construction techniques, and market assessment and viability analyses. The project has the following objectives: Meet the long-term care needs of the local seniors community, including high net worth and low and moderate net worth seniors; After construction is complete, deliver a financially self-sustaining project using public- and/or private-sector funding sources; Integration of available state and federal programming and funding; National, award-winning CCRC design; Provide a model for development of CCRCs in rural resort communities; Design a project with LEED principles in mind; Minimize financial risk to the County while preserving County control of the land; and Serve as a catalyst to redevelopment in the West Eagle Redevelopment Area. 2. The Setting The proposed West Eagle CCRC site is adjacent to downtown Eagle and is located within the West Eagle Revitalization Area. The Town is located in the heart of the Eagle River Valley, a thriving mountain-resort community that includes the Vail and Beaver Creek resorts and more than 54,000 permanent residents and another 50,000 non-resident homeowners. The Town is the County seat. The West Eagle CCRC site is contiguous with Town s services, parks, cultural amenities, and residential population base. The West Eagle Revitalization Area has at least 1,000 feet of frontage on US Highway 6, which carries over twenty thousand car-trips per day. Access to I-70 is within one mile of the West Eagle CCRC site. The West Eagle Revitalization area is currently the focus of a planning and up-zoning effort by the Town and the County. The core West Eagle Revitalization site contains at approximately 40 acres. The North end of the project fronts on Highway 6. The site is bordered by residential and commercial uses to the East and the West. The adjacent land to the South is Town open space known as Brush Creek Park. The project site is owned by and is approximately 9 acres. 3. The Site and the West Eagle Revitalization Area 2

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6 West Eagle Planning Study Preferred Alternative showing CCRC area of approximately 4 acres and initial layout concept. The proposed CCRC area is reflected in yellow. 5

7 4. CCRC Developer Responsibilities The responsibilities of the CCRC Developer include, but are not limited to, the following: A. Development Approvals: assist the County in land entitlement and provide guidance as to requirements for a viable project; fund third-party consultants required for entitlement. B. Design: lead the design of the campus site and building of the CCRC, including the memory care, skilled nursing, assisted living, and independent living, and hospice components. C. Phasing: prepare a viable phasing plan reflective of demand and anticipated absorption of CCRC components. D. Financing: develop public-private financing structures to optimize the use of public funding, and coordinate financing the entire cost of the project including predevelopment, development, and sales costs, while limiting financial and operational risk to the County; provide equity as required. E. Construction: construction of CCRC facilities and any necessary off-site and on-site improvements required by the entitlement conditions. F. Development Schedule: develop detailed schedules for all planning, design, financing, construction, phasing, and maintenance activities, including coordination of all agencies, consultants, architects, engineers, contractors, and property management functions. G. Community Relations: work collaboratively and cooperatively with the larger community as well as adjacent property owners, neighborhood residents, and stakeholders, including conducting strategic community meetings, creating and maintaining comment processes for community involvement in the overall planning, creating, and maintaining channels for public information and comment, and working with elected officials and the media. 5. Knowledge of RFQ and Site Investigation CCRC Developers that submit a Statement of Qualification (the Statement ) are responsible for becoming fully informed regarding all circumstances, information, laws and any other matters that might, in any way, affect the Respondent s roles and responsibilities in the project. Any failure to become fully knowledgeable of any other matters that might in any way affect the project shall be at the Respondent s sole risk. The County assumes no responsibility for any interpretations made by Respondents on the basis of information provided in this offer or through any other sources. Any inspection or other on-site investigation of facilities during this RFQ process must be coordinated through the County. The County will hold a recommended pre-submittal conference and tour of the site as provided herein. Except as specifically identified, the County makes no representations about the environmental conditions or the presence or absence of contaminated materials at the site(s) referenced in this solicitation. 6. Submittal Instructions for Statements Statements in response to this RFQ are sought only from experienced developers of similar-scale CCRC projects. Mountain development and HUD CCRC financing experience is preferred. 6

8 Inquiries regarding this RFQ should be directed to the County addressed to the contact information provided above. CCRC Developers interested in this RFQ should contact these offices and request placement on the RFQ mailing list and attend the pre-submittal conference in order to ensure receipt of amendments or other relevant information. Respondents to the RFQ should limit their submissions to no more than 10 pages, single-spaced, no smaller than 10 point font, excluding illustrative materials explaining Respondent s ability and experience to develop and operate the West Eagle CCRC. One original and 12 copies of the Statements should be submitted, as well as an electronic copy in PDF format. The County reserves the right to cancel or amend this RFQ; amendments will be published on the County s website ( Statements should be sealed, marked, and addressed as directed in the Statement Form. Statements may be mailed or delivered in person to the County offices, at the address above, to be received no later than 3 p.m. (local time) as provided for herein. Statements received after this time will be marked late and considered at the sole discretion of Respondents are advised that the County shall not be liable at any time for any costs associated with or related to the Project incurred by any submitter during any phase of this RFQ or subsequent amendment or cancellation. The schedule of activities for this solicitation is: Solicitation Issue/Advertising Date Wednesday, March 24, 2010 Recommended Pre-Submittal Conferences Friday, April 30, 2010 at 1:30 p.m. and Friday, June 4, 2010 at the Building, Room Statement Receipt Closing Date Tuesday, June 22, 2010 at 3 p.m. Shortlist Interview Notification Tuesday, July 9, 2010 Tentative Shortlist Interview Date Thursday, July 23, 2010 Tentative Award Negotiating Right Tuesday, August 6, 2010 Two tours of the West Eagle CCRC project and pre-submittal conferences will be held. The first will be on Friday, April 30, 2010 at 1:30 p.m. and the second will be held on Friday, June 4, 2010 at 1:30 p.m. Attendance at either tour is not required but respondents are encouraged to attend at least one. 7. Content of Statements and Selection of CCRC Developer Statements will be reviewed by an evaluation committee and final decision shall be made by the Board of County Commissioners. The County reserves the right to contact Respondents with requests for clarification or additional information, or to arrange other follow up activities it deems appropriate. Statements submitted in response to this RFQ shall include a complete response to the requirements in this Section in the order presented. The information should be presented in 8.5 X 11 size and should have tabs keyed to the requirements outlined in this Section. The following criteria, corresponding to the categories of the required submittal contents as set forth in the submittal forms, will be used to evaluate Respondents Statements: A. Cover Letter / Comprehensive Project Team 1. Completeness of information on proposed project team, and explanation of relationships between members that clearly depicts the roles and contributions of various members; 2. Availability of project team members and the effectiveness of their plans for balancing the workload associated with the Project with other existing commitments; and 3. Strength of the recommendations provided by references for the Respondent. 7

9 B. Conceptual Approach and Methodology 1. Narrative outlining Respondent s approach to integrating the goals of the proposed Project into the physical, financial, project management, environmental, and other aspects of its eventual development program, representing an award-winning project reflecting community interests and goals; 2. Statement of understanding of CCRC development and operations, site challenges, citizen interest, local economy, progressive design concepts, mountain environments, and s culture; 3. A conceptual time schedule for entitlement, financing, construction, and occupancy; 4. A conceptual financing mechanism; and 5. A conceptual plan for ownership and long-term operation of the CCRC. C. Experience and Background 1. Demonstrated experience and awards received as a developer of CCRCs, including work with public entities on similar projects in the past 5 years that are comparable to and including the uses envisioned for the proposed Project; and 2. Examples of operation of similar projects and awards and national recognition received, design problems solved for each project, the cost per square foot of each component of the projects, construction type, estimated operating costs and staffing needs, public-private partnership structures used, the total project construction costs, construct budgets, integration of state and federal programming, and financing methods, including all HUD and other federally insured mortgage programs. D. Financial Capacity 1. Demonstrated ability in similar projects to obtain private equity and debt for development, exploiting public-private partnerships to the Project s financing and tax advantage; 2. Demonstrated financial resources to fund the costs associated with negotiation of development agreements, obtaining entitlements and other approvals, and other predevelopment activities; and 3. Demonstrated financial resources to provide equity for the Project. 8. Shortlist Consideration The County reserves the right to accept, to reject, or to interview any or all qualified Respondents. The County intends to select a limited number of Respondents for interviews. Short-listed Respondents selected for interview shall be notified of the time, date, and location for oral presentations. Upon completion of the interview process, the County reserves the right to immediately enter into negotiations with a selected Respondent. 9. Agreement Respondent(s) recommended for award as a result of this solicitation will enter into a written agreement with the County. Any formal contract becomes final only upon approval by the County and no agreement of any kind shall exist between Respondent and County until such time. 8

10 10. Disclosure and Use of Data Issuance of this RFQ places no obligation on the County to proceed with any offering of the County s property. Response to the RFQ does not entitle a Respondent to any right with respect to the County s property. Respondents under this RFQ should clearly identify any proprietary or confidential commercial data that they do not want disclosed, duplicated or used outside of the County for any purpose other than to evaluate the Statement. Such an identification will not necessarily preclude the release of such information pursuant to a court order or request under the Colorado Open Records Act. If a contract is awarded on the basis of the Statement, the County shall have the right to duplicate, disclose and use Statement information. 11. Order of Preference Any changes to this RFQ will be made by addenda issued by the County and posted on the website. The addenda will be considered part of the RFQ document and will prevail over inconsistent or conflicting provisions contained in the original RFQ document. Addenda will be available for download from the County website, Books and Records The selected CCRC Developer shall be required to permit access at reasonable times and places by the County, or any duly authorized representative, to any books, documents, papers and records including certified financial statements of the CCRC Developer which are directly pertinent to an awarded contract. The purpose of this access is to audit, inspect, examine, excerpt, copy and transcribe documents. The selected CCRC Developer shall retain all records for three (3) years after submission of any statement required for determining the CCRC Developer s obligations under an agreement. 9