The City of Rocklin is seeking exciting, creative and quality proposals for the purchase and development of a high profile site in the heart of downtown Rocklin, Quarry District. This is an opportunity to develop one of the remaining vacant sites within the Quarry District and contribute to the vitality of downtown Rocklin. A Public Market is envisioned as a key element to this development.

The site includes parcels adjacent to Quarry Park, Rocklin’s newest and most exciting public space. Quarry Park includes two existing historic granite quarries, the Big Gun Quarry, a dry quarry, and Quinn Quarry, a spring-fed water-filled quarry. Additional available parcels in close proximity to Big Gun expand the development opportunities and the mixed use designation of all parcels provides flexibility to create a truly one-of-a-kind project. The quarries are a unique piece of Rocklin’s history and can serve as inspiration to influence the design and theming of this project.

About the Quarry District The Big Gun Quarry site is located in the Quarry District, Rocklin’s original town center. A place to live, work and come together for community events, the Quarry District includes a library, City Hall, Historic City Hall and the City’s Police and Fire facilities. There are also shops, restaurants, neighborhoods and parks that blend the City’s history with modern conveniences. Although Rocklin does not have a traditional downtown, over the last five years the City has invested several million dollars in the Quarry District. These investments capitalize on opportunities to create a vibrant town center that provides a mix of public space, housing and commercial space. The Big Gun Quarry Site is in the heart of the Quarry District and provides an excellent opportunity to leverage the City’s recent investments in the area as well as influence future projects. For more information about the quarry district, refer to Exhibit A of this document and visit the Quarry District pages of the City’s website.

Request for Proposal

Big Gun Quarry Site Development Opportunity

5255 Pacific Street

Vicinity Map

Rocklin Rd.

Context Map

Property The Big Gun Quarry site and surrounding properties encompass approximately 23.8 acres. Of the 23.8 acres, approximately 7.7 acres is available for development, while the remaining 16.1 acres will be for public use. The parcels available for development include 5.6 acres owned by the City of Rocklin or the former Rocklin Redevelopment Agency (RDA). The remaining 2.1 acres available for development is privately owned.

Parcel Information (acreage is approximate): Size Ownership Status A1 10.1 acres City Owned Quarry Park – Phase 1 under construction A2 6 acres City Owned (pending) Oak Woodland Preserve & future Fire Station B1 3 acres Former RDA Available for Development B2 1 acre City Owned Available for Development B3 1.6 acres City Owned Available for Development C1 1.6 acres Privately Owned Available for Development C2 .5 acres Privately Owned Available for Development Land Use: All parcels have a land use designation of Mixed Use.

Parcels B3, C1 and C2 are optional for inclusion in this project. Parcels C1 and C2 will require separate negotiations with those private property owners and may be subject to different terms and conditions than those negotiated with the City on its related parcels (A and B Parcels). See Exhibits A-E for property photos and additional information.

Overview The Big Gun Quarry site is located off of Pacific Street near Rocklin Road). A Public Market Concept is envisioned as part of Parcel B1 and would be located on the eastern edge of the parcel alongside the Big Gun Quarry (Parcel A1) (see Exhibit D). Parcel B1 is a former RDA parcel. The State of California has approved the City of Rocklin Long Range Property Management Plan and requires this parcel to be sold. Parcel B1 includes the former Big Gun Quarry Shed. Although the shed is slated for removal due to advanced deterioration, elements of the shed should serve as design and architectural inspiration for this project. Reclaimed lumber, hardware and historic artifacts used in quarry operations may be re-purposed to lend a unique and historic look to any future development project. The site was used as a granite quarry with associated outbuildings from 1864‐1977. The site was added to the National Register of Historic Places on July 3, 2012 based on the application submitted by the Rocklin Historical Society. The property contains granite rock outcroppings throughout the site. Parcel A2 will be dedicated as open space for an oak tree preserve and expands the public park land around the adjacent Quinn Quarry. In addition, a portion of the site fronting Pacific Street will be used for a new Fire Station (relocation of Fire Station #1). A portion of this site will be used for shared access which the City will design and construct. The selected developer will be expected to reimburse their fair share of this improvement. Depending on final design and location of the fire station, a small portion of parcel A2 may be available for ancillary development. The City has a purchase agreement in place on Parcel A2 and expects final closing and transfer within 6 months. Interest in utilizing additional land around the fire station should be indicated by the developer as part of the submittal package, including purpose for such use. Parcels B3 and C1 (optional parcels) are located directly across the street from the Big Gun Quarry site and near the train depot providing Amtrak service. Parcel C2 (optional parcel) is located between the Big Gun Quarry parcel and a gas station/convenience store at the corner of Rocklin Road and Pacific Street. The City will accept project proposals for all developable parcels or individual parcels, however all proposals must include the public market concept as a portion of parcel B1. In addition, the City will not accept proposals solely for the public market. At a minimum, development proposals must include the public market concept and the remainder of parcel B1 with a complementary use. The City may select one developer for all parcels or separate developers for different parcels. Proposals including the development of more than one parcel should indicate if the development of individual parcels can be stand-alone projects or if the proposal is only viable with development of multiple parcels. The City of Rocklin does not have interest in the operation of the Public Market, but will consider other forms of partnership including ownership or financial contribution.

Development Goals

Create a project that enhances the vitality of downtown Rocklin and complements the Quarry District and Quarry Park. Potential uses could include a mix of residential, retail, office or other uses such as a bed and breakfast or boutique hotel although multifamily or high density residential is preferred.

Utilize high-quality design and materials that enhances the theme of the area and highlights the historic nature of the area.

Complete project in a timely manner. Partner with the City of Rocklin to bring a public market into operation. Proposals should

include who and how the public market is to be developed and operated. Include a pro forma.

Design and architectural elements should be compatible with the Quarry District theme and the Big Gun Quarry Shed.

Strong pedestrian connections between this project, Quarry Park and Pacific Street. Pacific Street serves as an access point to the train station, Front Street, and Peter Hill Heritage Park.

Asking Price Negotiable. Please note that Parcel B1 is a former RDA parcel and sale is subject to state requirements mandating the dissolution of redevelopment agencies. Review & Selection Process The following criteria will be used to review the proposals:

Quality, attractiveness and uses of proposed development Sensitivity to the relationship to adjacent parcels as well as the relationship to the Quarry

District Compatible design elements to the Quarry District theme Tax base to be generated and other project related revenues to be generated to City Experience in developing and operating other similar projects Financial capacity Project Schedule

The selected proposal will be presented to the Rocklin City Council for formal acceptance and authorization to proceed with negotiations of a Development Agreement. The selected developer will be required to provide documentation verifying that it has the financial wherewithal to advance the project including evidence of a bona fide financing commitment prior to fee simple conveyance of land. Developer Performance Developer shall address in the proposal how they will guarantee performance in completing the project. City is willing to consider a variety of options including but not limited to a performance bond, letter of credit, contractual liability insurance, pledge of collateral or alternatively liquidated damages.

Other Approvals Developer is solely responsible for obtaining any and all development approvals. The City will assist selected developer in obtaining such approvals. Special Note City reserves the right to reject any and all proposals for any reason at its sole discretion, to negotiate the terms and conditions of the eventual contract with the developer awarded to purchase and development rights and to impose additional use restrictions, if necessary. The contents of this packet are for informational purposes only and the representations made herein, though thought to be accurate, are without warranty. Development teams should rely exclusively on their own investigations and analyses. City will honor confidentiality requests to the extent possible. If attachments are proprietary, please mark items as such. Questions All questions concerning the Request for Proposal must be submitted in writing or via email to Karen Garner, Director of the Office of Economic Development (3970 Rocklin Road, Rocklin CA 95677) Karen.garner@rocklin.ca.us, no later than 5:00 pm on December 18, 2015. All responses to questions, changes or clarification, will be posted to the RFP website. It is the responsibility of firms submitting proposals to review the website prior to submission. Submittal Requirements Submit one electronic copy and one hard copy of the following information by 5:00 pm on January 8, 2016.

Project Summary Preliminary development budget showing total development costs, proposed sources and

uses of funds and a pro forma analysis for all parcels identified in the proposal. Conceptual drawings including building elevations and site improvements Proposed timeline, including project milestones Identification of development team Public Disclosure Statement

Document Updates 11-17-15

Exhibit A - Quarry District Features & Amenities

Quarry Park will provide residents of Rocklin and visitors to the City a destination venue that will promote the City, community programs, and business activities. The park design will capitalize on Rocklin’s historical assets and natural resources. Phase 1 is currently under construction and is anticipated to be completed by February 2016. Amenities will include an amphitheater, stage and shade cover, walking trails and community events. Future phases of Quarry Park include picnic areas, aerator fountains in quarry and observation deck, farmer’s market pavilions, concrete plaza, fire pit and quarry granite exhibit. See Exhibit D for Site Plan.

Peter Hill Heritage Park Rocklin Road & Front Street

Amphitheater Under Construction (11-10-15) Artist Rendering of Amphitheater

Front Street located off of Rocklin Road and Pacific Street was Rocklin’s original street for commerce and civic life. Front Street includes many different attractions including the Peter Hill Heritage Park, Roundhouse Rose Garden, Old St. Mary’s Chapel, The Orchard, with over 240 fruit trees and grapes, and Train Depot with Amtrak service.

Roundhouse Rose Garden Orchard at Peter Hill Heritage Park

Train Depot/Amtrak Service Old St. Mary’s Chapel    

Finn Hall (Finnish Temperance Hall) is a City-owned historic building that is home to the Rocklin Community Theater which produces a variety of plays throughout the year showcasing local talent.

Johnson-Springview Park is home to many of the City’s community events, the RUFF Dog Park, disc golf course, walking trails and much more. The 132-acre park marks the northern edge of the Quarry District.

Finnish Temperance Hall home of Rocklin Community Theater

Food Truck Mania & Friday Evenings in the Park at Johnson-Springview Park

B Street Corridor is a road that will be turned into a public walking corridor, providing a safe and protected connection between Front Street and Johnson-Springview Park. The project will include decorative sidewalks, pedestrian benches and lighted bollards.

Quarry District Amenities

Conceptual Rendering of B Street Corridor Project

Farmer’s Market

Rocklin Road Roundabout

Quinn Quarry & Big Gun Quarry

Exhibit B – Property Photos

Big Gun Quarry Site - Parcel B1

View of site from Pacific Street available for development (looking east)

View of Big Gun Quarry shed site – former RDA parcel available for development (looking north)

Big Gun Quarry/Quarry Park - Parcel A1

City Owned - Parcel B2

(L) Big Gun Quarry looking north. City Hall building at northern rim. (R) Big Gun Quarry looking at west wall. Quarry shed in background.

Big Gun Quarry will be incorporated into Quarry Park.

Parcel B2 – 1 acre City owned site available for development (looking east)

Parcels B3 & C1

Parcels B3 & C1 – Approximately 1.6 acres City owned and 1.6 acres privately owned available for development (looking west from Pacific Street) 

Parcel C2

Parcel C2 – Approximately .5 acres available for development. Privately owned. Looking east. 

Exhibit C – Property Photos Public Market Concept

Exhibit D – Big Gun Quarry Site & Surrounding Properties - Conceptual Layout

Exhibit E – Quarry Park Site Plan

Exhibit E – Quarry Park Site Plan Legend