REQUEST FOR QUALIFICATIONS ( RFQ ) for AFFFORDABLE HOUSING PARTNERSHIP DEVELOPMENT SERVICES

COUNTY OF SANTA BARBARA COMMUNITY SERVICES DEPARTMENT HOUSING AND COMMUNITY DEVELOPMENT DIVISION REQUEST FOR QUALIFICATIONS (“RFQ”) for AFFORDABLE WORKFORCE HOUSING PUBLIC PRIVATE PARTNERSHIP (“P3”) DEVELOPMENT SERVICES COUNTY PROJECT BID ID NO. 206046 RFQ BRIEFING CONFERENCE: OCTOBER 29, 2025, 2PM PST SUBMITTAL DUE DATE: DECEMBER 2, 2025, 3PM PST Table of Contents SECTION 1: OWNER DESCRIPTION. 4 1.1 General 4 1.2 Project Background and Opportunity. 5 1.3 County Objectives. 5 1.4 Role of the Development Partner 6 1.5 Procurement Website. 7 SECTION 2: OVERVIEW OF PROJECT. 7 2.1 Site Information. 7 2.2 Development Vision and Flexibility. 7 2.3 Project Parameters and Considerations. 8 2.4 County Contributions and Developer Responsibilities. 8 2.5 Entitlements and Permitting. 9 2.6 Procurement Schedule. 10 SECTION 3: PROCUREMENT PROCESS. 11 3.1 Overview.. 11 3.2 Outline of the Procurement Process. 11 3.3 Vendor Registration and Access to Procurement Documents (Public Purchase) 13 3.4 Conflict of Interest and Communications with the County. 13 3.5 Questions and Clarifications. 13 3.6 Addenda. 14 3.7 Late SOQs. 14 3.8 Respondent Costs. 14 3.9 County Rights and Procurement Conditions. 14 3.10 Public Disclosure. 15 3.11 Protest Procedures. 15 SECTION 4: SUBMITTAL REQUIREMENTS. 15 4.1 General 15 4.2 Submittal Format 15 4.3 Submittal Contents. 16 4.4 Submittal Process and Delivery. 17 4.5 Next Phase – Request for Proposals. 18 SECTION 5: SOQ EVALUATION CRITERIA AND SUBMITTAL INFORMATION. 18 5.1 Overview.. 18 5.2 Evaluation and Short-Listing Process. 18 5.3 Evaluation Criteria and Weights. 20 5.4 Optional Interviews. 21 5.5 Reference Checks. 21 5.6 Selection and Notification. 21 SECTION 6: LIST OF ATTACHMENTS. 21 6.1 Attachment “A”: Property Profile. 21 6.2 Attachment “B”: Preliminary Title Report & Easement Map. 21 SECTION 1: OWNER DESCRIPTION 1.1 General The County of Santa Barbara’s Community Services Department and Housing and Community Development Division (“County” or “Division”) is soliciting Statements of Qualifications (“SOQs”) from experienced development teams – including firms, partnerships, corporations, non-profits and other entities – interested in partnering with the County through a public-private partnership (“P3”), to plan, finance, design, construct, operate and maintain a new affordable housing development at 117 East Carrillo Street/ APN 029-211-025 (the “Site” or “Project”) in the City of Santa Barbara, California. The County envisions this project as an opportunity to address the community’s growing need for affordable housing – particularly for individuals and families who work in and around Santa Barbara. This includes employees of the County and other major local employers who are integral to the region’s economic and civic life. The Project is intended to demonstrate how a well-structured P3 can deliver high-quality housing that supports the local workforce and contributes to the long-term vitality of the city center. While the ultimate mix of units and affordability levels will be determined through the planning process, the County is interested in exploring, but not requiring, options that could serve households in a variety of income ranges and other community-serving populations. The qualified offeror would provide planning, secure financing, design, construct, operate and maintain the workforce housing development, while the County contributes the land through a long-term ground lease. The County is open to considering any viable housing option for the development of the site but would be particularly interested in development concepts that maximize the number of affordable units that could be delivered in a diversified range of income levels. This Request for Qualifications (“RFQ”) is the first step in a two-phase procurement process that will identify a shortlist of qualified developers to be invited to respond to a future Request for Proposals (“RFP”). The County intends to enter into a long-term ground lease with the selected developer subject to future completion of negotiations and approvals. The Site is currently occupied by the County’s Probation Department who will be relocating to its new building nearby in Q3 2026. The site is currently encumbered by a financing obligation of the County until Q1 2028, but the County will work with the successful P3 partner to make the site available for demolition and development sooner if plans and permits are secured earlier. The County views this as a unique opportunity to demonstrate how its public landholdings can be leveraged to address Santa Barbara’s critical shortage of affordable housing. 1.2 Project Background and Opportunity Santa Barbara County, like much of the South Coast, continues to face a severe shortage of affordable housing that affects residents across all income levels and occupations. High housing costs have made it increasingly difficult for local essential workers – including teachers, first responders, healthcare professionals, service providers, and County employees – to live in the communities they serve. This shortage has broad implications for the region’s economic stability, quality of life, and ability to retain essential workers. GIS mapping of 4,390 Santa Barbara County employees shows that while 79% reside within the County, only 14% live within the City of Santa Barbara despite 66% of employees reporting to offices within the city boundary. The majority of County employees live over 20 miles from their workplaces to the west in the outskirts of Santa Maria. This results in longer commutes, higher transportation costs, increased emissions and employee stressors. Expanding workforce housing options closer to primary employment hubs in the City of Santa Barbara will have a positive impact on recruitment and retention, provide a better work life balance, reduce stressors and contribute to environmental sustainability. In 2024, the County completed a comprehensive evaluation of more than 30 County-owned properties to assess their potential for housing development. That study identified 117 East Carrillo Street / APN 029-211-025 as one of the most promising near-term opportunities due to its central location, proximity to transit and services, and alignment with adopted community plans. The County now seeks to advance this site as a first step in a broader initiative to leverage public land through partnerships that create high-quality, affordable workforce housing. The project will be an important first step in that vision and serve as a model for how the County can collaborate with private and non-profit development partners to address regional housing needs in a fiscally responsible and community-responsive way. The Site is currently under County ownership and is envisioned to support a range of residential and potentially complementary ground-floor uses. The precise program will be refined through the competitive procurement process and subsequent feasibility analyses, with the County’s intent being to maximize the potential for well-designed, financially feasible housing that contributes to downtown vibrancy and demonstrates a replicable model for future County-led housing partnerships. 1.3 County Objectives Through this RFQ, the County seeks a development partner capable of delivering high-quality, financially feasible housing that aligns with County policies and community values. The County’s primary objectives include: Expanding affordable housing options that serve a range of income levels, including low, moderate and middle-income households (the “Missing Middle”). Leveraging County-owned land to address housing needs without direct expenditure of General Fund resources. Promoting long-term community benefit through sustainable design, efficient land use, and compatibility with the surrounding urban context. Supporting recruitment and retention of the local workforce, including the potential to offer a preference or leasing priority to eligible County employees. Creating a replicable model for future County partnerships that balance public goals with private-sector innovation and capital investment. The County envisions the Project as a public-private partnership (“P3”). The County is not offering to sell the land but to contribute the land to the development plan under a long-term ground lease, with the private developer providing the planning, financing, design, construction, maintenance and ongoing operation of the housing development. The County has not and does not intend to declare the Site as surplus. Rather the County intends to use the joint occupancy provision of the Government Code [Joint occupancy of county buildings CA Govt. Code § 25549.5 (2024)]. The code addresses joint occupancy primarily through provisions that authorize public entities, such as counties, to partner with private parties for the joint use of buildings. 1.4 Role of the Development Partner The selected development team will be responsible for leading all aspects of Project delivery—from initial concept and entitlement through financing, design, construction, management, maintenance and operations. Respondents should demonstrate a proven record in mixed-income, workforce, and/or affordable housing, creative deal structuring, and community engagement. The County anticipates that the developer will, among other things: Conduct necessary due diligence and feasibility analyses. Lead entitlement and permitting efforts with County staff. Structure and secure financing from private and public sources. Design and construct high-quality housing consistent with local standards and sustainability objectives, and Manage, operate and maintain the completed development over the life of the ground lease. The County seeks a partner that can combine financial strength, technical expertise, and community sensitivity to bring forward a project that demonstrates how public land can be used to advance local housing goals while maintaining fiscal responsibility. 1.5 Procurement Website https://www.publicpurchase.com Reference: BID ID #206046 SECTION 2: OVERVIEW OF PROJECT 2.1 Site Information The 117 East Carrillo Street property / APN 029-211-025 (“Site”) is located in the heart of downtown Santa Barbara, one block from Anacapa Street and within walking distance of Courthouse Plaza, State Street, and multiple MTD bus routes. The ± 0.97-acre parcel currently houses the County Probation Department. Once the new Probation building is completed in late 2026, the Site is expected to become available for redevelopment. The Site benefits from: Proximity to employment centers: The County administrative campus and City Hall are within ½ mile. Access to transit and services: Nearby bus stops, retail corridors, parks, and the Santa Barbara Pier are all within walking distance. The MTD transit station is three blocks away. Urban infrastructure: Water, sewer, power, and broadband utilities are readily available. The County anticipates that redevelopment would require coordination with, but not approval of, the City of Santa Barbara for permitting, rezoning, or other entitlement approvals to support a multifamily residential use on the Site. 2.2 Development Vision and Flexibility The County intends for the Project to provide affordable housing options for the local workforce and community. To achieve this goal, the County is open to a range of development and financing approaches that promote long-term feasibility and public benefit. Potential models may include, but are not limited to: 100 percent affordable housing financed through federal and state sources, such as Low-Income Housing Tax Credits (“LIHTC”) or other grants, loans, tax exempt bonds or grant programs. Workforce housing targeting moderate income levels, i.e. 80 to 120 percent of Area Median Income (“AMI”) with limited above-market rents, or Mixed-income housing that includes both market rate and affordable units Respondents are encouraged to propose creative approaches that balance affordability, financial viability, and design quality while addressing the County’s broader policy goals. Respondents are encouraged to offer concepts that could positively affect the viability of the project both during the planning, design and financing of the project and upon completion. These creative approaches could include concepts that would provide a preference in the leasing of the units to County employees or the County master leasing some or all the affordable units, which could then be licensed to employees, potentially allowing the County to control the tenancy of the units during the term of the ground lease. 2.3 Project Parameters and Considerations The County anticipates that redevelopment of the Site will require attention to the following considerations: Zoning and Entitlements – Coordination with the County and City of Santa Barbara for any necessary approvals. Parking and Mobility – Strategies to reduce vehicle dependence through shared parking, car-share spaces, and bicycle facilities. Sustainability and Resilience – Energy-efficient design consistent with CALGreen and Title 24; consideration of all-electric building systems and rooftop solar readiness. Urban Design and Compatibility – Architectural character that respects Santa Barbara’s historic context and urban scale, the El Pueblo Viejo design guidelines and Central Business District overlay Community Engagement – Transparent and collaborative outreach process with neighbors, employers, and stakeholders. Infrastructure and Utilities – Coordination with local agencies to confirm service capacity and identify any needed upgrades. Construction Timing and Sequencing – Alignment with the Probation Department’s relocation schedule to minimize operational disruption. 2.4 County Contributions and Developer Responsibilities The County anticipates making the Site available for development through a long-term ground lease or similar P3 structure. The selected developer will be expected to secure and manage all financing necessary to complete the Project, whether through private capital markets, public funding sources, or a combination thereof. The County may contribute: Access to the Site via a long-term ground lease. Support with entitlements and coordination with City and State agencies. Potential technical assistance or grant coordination for affordable housing funding. The P3 partner will be responsible for: Conceptual and final project design. Entitlement applications and approvals. All project financing and capital stack development. Construction management and delivery; and Ongoing operations, maintenance, and asset management reporting under the lease. The County expects the developer to maintain open communication with County staff and stakeholders throughout the process and to demonstrate a commitment to collaborative problem-solving as the Project advances from concept to completion. 2.5 Entitlements and Permitting Because the Site is owned by the County of Santa Barbara, it is not subject to City of Santa Barbara zoning requirements, and the County does not anticipate any rezoning needs for the property. All land use approvals, design review, environmental compliance, and building permits will be processed through County procedures. While City zoning does not apply, the County is committed to advancing the project with respect for the surrounding community context and the architectural character of downtown Santa Barbara. The County believes the eventual design would reflect the intent of the City’s El Pueblo Viejo Landmark District design guidelines, particularly in scale, materials, and streetscape integration. In that the site is County owned, the developer will have flexibility in parameters such as height, parking, and density, enabling the development team to propose creative and financially feasible concepts that align with the County’s broader goals for attainable and workforce housing. 2.6 Procurement Schedule The following schedule represents the County’s anticipated timeline for the procurement process. Dates are subject to change at the County’s sole discretion through written addendum. Milestone / Activity Date (Tentative) Notes REQ issued via Public Purchase October 22, 2025 Non-Mandatory Information Meeting October 29, 2025 2PM see Zoom link below Deadline for written questions November 4, 2025 Questions submitted through Public Purchase only County issues addenda / responses November 8, 2025 RFQ submittals due December 2, 2025 3PM PST Electronic Submissions only Interviews / Presentations (if held) December 8 – 12 Short listed Respondents notified January 7, 2026 RFP issued to short list January 7, 2026 One-on-one meetings Late January 2026 At County’s discretion RFP Responses due Mid-February 2026 Interviews / Presentations (if held) Late February 2026 Preferred Respondent identified March 2026 Board of Supervisors authorization March 2026 of ENA or DDA negotiations Zoom link for Non-Mandatory Information Meeting Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join. https://santabarbaracounty.zoomgov.com/j/1609047946?pwd=LvdTktLW1974yDSIrYAcKEcj1DLajt.1 Passcode: 620175 Or One tap mobile: +16692545252,,1609047946#,,,,*620175# US (San Jose) +14154494000,,1609047946#,,,,*620175# US (US Spanish Line) Or join by phone: Dial (for higher quality, dial a number based on your current location): US: +1 (555) 000-0000 or +1 (555) 000-0000 or +1 (555) 000-0000 or +1 (555) 000-0000 or +1 (555) 000-0000 or +1 (555) 000-0000 or +1 (555) 000-0000 (Toll Free) or +1 (555) 000-0000 (Toll Free) Webinar ID: +1 (555) 000-0000 Passcode: 620175 International numbers available: https://santabarbaracounty.zoomgov.com/u/abHsNQkQjI Meeting session will be recorded, and a link will be posted on procurement website for those unable to attend the information meeting. SECTION 3: PROCUREMENT PROCESS 3.1 Overview The procurement process is being managed in coordination with the County’s development advisor, Brailsford & Dunlavey (“B&D”), which is assisting with procurement administration and evaluation support. This procurement will be conducted in accordance with applicable federal, state, and local laws, and County policies and procedures. 3.2 Outline of the Procurement Process The County is approaching this effort as a two-step partnership selection—one that begins with identifying the most qualified development teams and culminates in selecting a partner whose concept, approach and experience best aligns with the County’s goals for affordable housing. Step 1 – Request for Qualifications (RFQ) This RFQ represents the first phase of that process. The County will review each team’s background, experience, and capacity to deliver a high-quality project. Submittals will be evaluated according to the criteria described in Section 5. Based on those evaluations, the County will create a short-list of the most qualified Respondents. Short-listed teams will have demonstrated strong technical and financial qualifications, successful experience with comparable P3 housing projects, and an understanding of the local context. The County anticipates that a select few Respondents may participate in an in-person interview with B&D and County staff prior to making the final selection of the short-listed Respondents. Step 2 – Request for Proposals (RFP) Only the short-listed Respondents will advance to the RFP phase, where the focus shifts from who you are to how you would deliver this opportunity. During the RFP, each team will be invited to submit a comprehensive proposal that includes: A development concept and vision for the site. A program of unit types and quantities, and preliminary unit plans illustrating the proposed residential mix and design intent. A preliminary development pro forma showing project costs, assumptions, and clearly identified funding sources (e.g., equity, debt, and subsidy sources). A project schedule showing key milestones from entitlement through completion, lease up and occupancy. A preliminary financial structure and sources-and-uses plan. Draft business terms for a ground lease or comparable public-private structure; and Information on design quality, sustainability, operations, asset management and community engagement strategies. During the RFP phase, short-listed developers will have the opportunity to identify and propose key design, construction, and financial partners as part of their comprehensive development proposal. The RFP phase may include one-on-one meetings with each team to discuss the County’s objectives, clarify expectations, and allow Respondents to refine their approach. The County may issue addenda to the RFP to capture shared understandings that emerge from those discussions. After proposals are submitted, the County will evaluate them based on published Best Value criteria and identify a Preferred Proposer for recommendation to the Board of Supervisors. Negotiation and Agreement Following Board authorization, the County intends to enter into an Exclusive Negotiating Agreement (“ENA”) or comparable pre-development agreement with the selected development team. The ENA will guide due diligence, entitlement, and financial structuring leading to execution of a Ground Lease or Disposition and Development Agreement (“DDA”) that defines construction, operations, and long-term responsibilities. Through this phased approach, the County aims to give Respondents a transparent and collaborative process – one that rewards creativity and feasibility, invites early dialogue, and leads to a lasting partnership capable of delivering meaningful workforce and affordable housing for Santa Barbara. A P3 model subject to replication is another desirable deliverable. 3.3 Vendor Registration and Access to Procurement Documents (Public Purchase) To participate in this solicitation and receive all notices, addenda, and clarifications, Respondents must register as a vendor through the County’s online procurement portal, Public Purchase. Two-Step Registration: Go to https://www.publicpurchase.com . Click “Free Registration” Complete both steps: Step 1 – Register with Public Purchase (free). An activation email from contact@example.gov typically arrives within 24–48 hours. Step 2 – Link to County of Santa Barbara and select relevant NIGP commodity codes so you receive notifications for this RFQ/RFP. Log in, choose “Open Bids,” locate this RFQ (Bid ID #206046), download all documents/addenda, and keep your firm’s contact info current. All communications and addenda will be issued only through Public Purchase. Failure to complete registration (including Step 2) may result in missed notices and disqualification. For technical assistance, email contact@example.gov or use the online help guides. 3.4 Conflict of Interest and Communications with the County Consultants who assisted the County in preparing this RFQ or the forthcoming RFP are not eligible to participate on any Respondent team. All questions and communications must occur through Public Purchase. Contact with other County employees, representatives, or consultants regarding this procurement outside those channels is prohibited and can result in disqualification. 3.5 Questions and Clarifications All questions must be submitted in writing via Public Purchase by the deadline listed in Section 2.6 Procurement Schedule. Consolidated responses and clarifications will be posted as addenda on Public Purchase by the date identified in that schedule. Oral communications are not binding. 3.6 Addenda If revisions or clarifications to this RFQ are necessary, the County will issue written addenda via Public Purchase. Respondents are responsible for monitoring the portal and acknowledging receipt of all addenda in their submittal. No addenda will be issued fewer than five (5) business days before the submission deadline. 3.7 Late SOQs Statements of Qualifications received after the exact time and date specified in Section 2.5 will not be accepted. It is the Respondent’s responsibility to ensure timely delivery. 3.8 Respondent Costs Respondents are solely responsible for all costs associated with preparing and submitting an SOQ, attending meetings or interviews, or otherwise participating in this procurement. The County will not reimburse any expenses. 3.9 County Rights and Procurement Conditions The County reserves, without limitation, and may exercise at its sole discretion, the following rights and conditions with respect to this procurement process: To cancel the procurement and reject any and all Statements of Qualifications (SOQs) and/or Proposals. To waive any informality or irregularity in the procurement process. To revise the procurement documents and schedule via addendum. To reject any Respondent that submits an incomplete or non-responsive SOQ. To require confirmation of information furnished by a Respondent, request additional evidence of qualifications, or seek clarification of submitted materials. To provide clarifications or conduct discussions, at any time, with one or more Respondents. To contact references not listed in the SOQ and to investigate statements or representations made in the SOQ or subsequent Proposal. To take any action affecting the RFQ process, RFP process, or Project that the County determines to be in its best interests, and To approve or disapprove the use of key team members, and any substitutions or changes thereto, provided that such approval or disapproval shall not be unreasonably exercised. Submission of an SOQ constitutes acceptance of these conditions. 3.10 Public Disclosure All submittals are public records under the California Public Records Act (Gov. Code § 6250 et seq.). Proprietary or confidential information must be clearly marked “CONFIDENTIAL” and easily separable from non-confidential portions. The County will determine whether such materials may be withheld from disclosure and will endeavor to provide at least two (2) business days’ notice of any public-records request involving submitted materials. 3.11 Protest Procedures All protests must be submitted in writing to the RFQ Contact by the deadlines set forth below. Form/content protests apparent before the SOQ due date must be received at least ten (10) calendar days before that due date. Other protests must be received within five (5) business days of the County’s notice of selection or short-list. Each protest must include the project name, protestor’s name and contact information, a detailed statement of the grounds, supporting documentation, and the relief requested. Protests received after these deadlines will not be considered. The County’s decision will be final. SECTION 4: SUBMITTAL REQUIREMENTS 4.1 General Respondents shall carefully review all requirements of this RFQ. Submittals shall provide sufficient information to allow the County to evaluate the Respondent’s experience, capacity, and approach relative to the goals of this procurement. The information requested in this Section 4 is mandatory; incomplete or conditional submissions may be deemed non-responsive. All SOQs must be clear, well organized, and limited to the content described herein. The County reserves the right to verify the information provided and to request additional data or clarifications. 4.2 Submittal Format Each SOQ shall be submitted electronically through Public Purchase by the deadline specified in Section 2.6 – Procurement Schedule. Unless otherwise directed, no hard-copy submissions will be accepted. SOQs shall be formatted as follows: Page Size: 8½ × 11 inches (11 × 17-inch fold outs permitted for graphics). Font / Spacing: Minimum 11-point, single spaced. Page Limit: Maximum thirty (30) pages, excluding cover, table of contents, dividers, and resumes. File Format: Single searchable PDF (10 MB maximum). Order and section numbering shall match the outline below. 4.3 Submittal Contents Each SOQ shall contain the following sections in the order shown. Respondents are encouraged to provide concise, factual responses that demonstrate experience, capability, and alignment with the County’s objectives. A. Cover Letter (2 pages maximum) Identify the prime Respondent and all key team members. Provide the legal name, type of entity, primary contact person, mailing address, email, and phone number. Acknowledge receipt of all addenda. Confirm the Respondent’s intent to hold its proposal open for at least one hundred eighty (180) days. Briefly summarize the team’s overall approach and interest in the opportunity. B. Team Organization and Key Personnel Identify the lead development entity that will serve as the primary respondent and contractual counterparty to the County. Provide an organizational chart showing ownership structure and key internal staff who would oversee entitlement, finance, design management, and community engagement. If applicable, identify any known partners or advisors (such as equity partners, architects, or general contractors), noting that selection of design and construction firms is not required at this RFQ stage and may occur later as part of the RFP process. Include short resumes (maximum one page each) highlighting relevant experience. Disclose any actual or potential conflicts of interest. C. Relevant Experience and Past Performance Summarize at least three (3) to five (5) projects completed or in progress within the past ten (10) years that demonstrate experience with: Public-private or ground-lease housing developments. Affordable or workforce housing. Mixed-use or infill sites with entitlement complexity; and Collaboration with public agencies or community stakeholders. For each example, provide project name and location, total units, completion year, financing structure, public partner(s), role of the Respondent, total development cost, and key outcomes. Include references with current contact information. D. Financial Capacity and Approach Describe the Respondent’s financial capability to undertake a project of this scale. Summarize typical deal structures used by the Respondent, including debt and equity sources. Identify any anticipated funding programs applicable to this project (e.g., LIHTC, State HCD, or other subsidy tools). Outline the team’s preliminary view of how affordability, feasibility, and design quality can be balanced. E. Understanding of the Project and County Objectives Provide a concise narrative summarizing the Respondent’s understanding of the County’s goals for the site and the surrounding community context. Discuss anticipated challenges (e.g., entitlements, financing, community engagement) and potential strategies to address them. Identify any unique insights, innovations, or partnerships that could enhance the project’s success. F. Initial Concept Illustration (Optional – not scored) Respondents may include up to two (2) pages of conceptual graphics, diagrams, or precedent images to communicate design sensibility or potential program ideas. These materials are for illustrative purposes only and will not be scored. 4.4 Submittal Process and Delivery Statements of Qualifications must be submitted electronically through Public Purchase by the deadline in Section 2.6 – Procurement Schedule. Respondents are responsible for verifying that their upload is complete and successfully received. Late submittals will not be accepted, and no exceptions will be made for technical issues or delays. Respondents must ensure all materials are properly formatted and uploaded before the deadline. All addenda and communications will be issued only through Public Purchase, and it is the Respondent’s responsibility to check the portal for updates. 4.5 Next Phase – Request for Proposals Following evaluation of SOQs, the County expects to short-list teams to receive the RFP. The RFP will request a more detailed submission, including items such as: A program of unit types and quantities and preliminary unit plans. A preliminary development pro forma detailing costs, assumptions, and identified funding sources. A project schedule from entitlement through completion. A financial structure and business terms proposal (e.g., ground-lease outline); and Refined materials addressing design approach, sustainability, and community integration. The RFP phase will culminate in interviews and the identification of a Preferred Proposer for Board of Supervisors consideration. SECTION 5: SOQ EVALUATION CRITERIA AND SUBMITTAL INFORMATION 5.1 Overview All SOQs received by the due date will be reviewed for responsiveness and completeness. Responsive submittals will be evaluated by a County Evaluation Committee in accordance with the criteria and relative weights described below. The County may verify information, request additional data, and contact references. Evaluations will be based solely on the materials submitted and any clarifications requested by the County. 5.2 Evaluation and Short-Listing Process The County will use a two-stage process: SOQ Evaluation / Short-List (RFQ Phase) – SOQs will be reviewed and scored according to the criteria in 5.3 below. Proposal Evaluation (RFP Phase) – Short-listed teams will be invited to submit detailed proposals, which will be evaluated separately under RFP-specific criteria to identify a Preferred Proposer for Board consideration. 5.3 Evaluation Criteria and Weights The County’s evaluation will focus on the qualifications and insights that best demonstrate a team’s ability to collaborate effectively, deliver a feasible and community-aligned development, and advance the County’s goals for affordable housing. The criteria and relative weights are shown in the table below: No. Evaluation Category Description of Considerations Maximum Points 1 Recent Developments Completion, within the past seven (7) years of at least two (2) multifamily housing developments of fifty (50) or more residential units each that included an affordability component (e.g., income-restricted, inclusionary, or subsidized units). Pass/Fail 2 Litigation / Default History Firm must not have been terminated for cause, declared default, or filed for bankruptcy on any development project in the past five years. Pass/Fail 3 Team Organization and Key Personnel Qualifications and track record of the lead developer and its key personnel; clarity of organizational structure; demonstrated ability to assemble and manage design, construction, and financial partners on prior projects. 20 4 Relevant Experience and Past Performance Record of successfully delivering comparable projects such as public-private partnerships, affordable, workforce, or mixed-income housing; quality of design and construction; collaboration with public agencies; demonstrated ability to meet schedules and budgets. 25 5 Financial Approach Demonstrated financial strength and access to capital; ability to secure financing for projects of similar scale; experience layering funding sources (e.g., LIHTC, state HCD, tax-exempt bonds); overall financial strategy and understanding of risk allocation in public-private transactions. 20 6 Understanding of the Project and County Objectives Depth of understanding of the site, County priorities, and community context; insight into potential challenges (entitlements, financing, community outreach) and strategies to address them; alignment with County goals for affordability, quality, and feasibility. 25 7 Quality and Clarity of SOQ Presentation Organization, readability, and conciseness of the submittal; completeness of requested information; professionalism and responsiveness to RFQ instructions. 10 TOTAL 100 5.4 Optional Interviews At its discretion, the County may invite one or more Respondents for interviews or presentations to clarify elements of the SOQ. Interview results may be used to adjust final scores or rankings. Failure to participate in an interview, if requested, may result in disqualification. 5.5 Reference Checks The County reserves the right to contact references provided in the SOQ and others familiar with the Respondent’s past work. Information obtained from references may be considered in the final evaluation. 5.6 Selection and Notification Following completion of evaluations, the County will rank Respondents and select the most qualified teams to receive the RFP. All Respondents will be notified in writing of the results. Final selection of the Preferred Proposer after the RFP phase will be subject to approval by the Santa Barbara County Board of Supervisors. SECTION 6: LIST OF ATTACHMENTS 6.1 Attachment “A”: Property Profile 6.2 Attachment “B”: Preliminary Title Report & Easement Map ATTACHMENT “A” Property Profile Figure 1: Assessor’s Map Figure 2: Aerial Location 123 E CARRILLO ST, SANTA BARBARA, CA 93101 Owner COUNTY OF SANTA BARBARA Parcel Number (APN) 029-211-025 Land Use Category COMMERCIAL (OFFICE) Land Use Description OFFICE BUILDING / OFFICE BUILDING - MULTI-STORY Assessed/Calculated Acreage 0.97 acres Assessed Lot Square Footage 42,253 SF Total Assessed Value $0 Property Tax $0 Assessed Year 2024 Last Market Sale Date 1945-06-02 Last Market Sale Price $0 School District Santa Barbara Unified School District Transaction History Note NO TRANSACTION HISTORY IS AVAILABLE FOR THIS PROPERTY WITHIN THE LAST 10 YEARS Population Current Total Population 30,136 Population Density 9,386 per square mile 5 Year Population Projection 8.96% Median Age 37 Households Total Households (Current) 12,955 Owner Occupied Units 2,891 Renter Occupied Units 10,064 Income Median Household Income $82,325 Average Household Income $119,112 Median Owner-Occupied Value $916,819 Median Rent $1,751 Housing Stock Median Year Built 1973 ATTACHMENT “B” Preliminary Title Report and Easement Map (see attachment)