REQUEST FOR PROPOSALS

Transcription

1 Fairfax Renaissance Development Corporation REQUEST FOR PROPOSALS SINGLE FAMILY NEW CONSTRUCTION FOR FAIRFAX INNOVATION SQUARE AREA CLEVELAND, OHIO May 18, 2018 Fairfax Renaissance Development Corp Quincy Avenue, Suite 100 Cleveland, Ohio

2 May 18, 2018 Dear Developers and Home Builders: The Fairfax Renaissance Development Corporation ( FRDC ), through its Executive Director ( Director ), is soliciting proposals for the redevelopment of the vacant land located on East 95 th, East 97th and East 100th Streets between Cedar Avenue and Quebec Avenue, Cleveland, Ohio. The development area consists of infill residential lots ( Development or Site ). This project will be complementary of the Mixed Use Development project between East 103rd and East 105th Street that will bring apartments and retail to the area. A Pre-Proposal Meeting will be offered on Friday June 1st at 9:30 AM EST at Fairfax Renaissance Development Corporation s offices. During this meeting, FRDC officials will be available to answer any questions regarding this RFP and the Innovation Square Development. Firms wishing to be considered in the developer selection process must submit two (2) print copies and one (1) electronic copy of their proposal no later than 4:00 p.m. EST, June 19, No proposals will be accepted after that date and time unless the Fairfax extends the deadline by a written addendum. Sealed proposals may be mailed or delivered to the address below and must be identified on the outside of the envelope(s) as: Proposal for Innovation Square Single Family Infill Development- Group A. or Proposal for Innovation Square Single Family Infill Development- Group B. Ms. Denise VanLeer Executive Director Fairfax Renaissance Development Corporation 8111 Quincy Avenue, Suite 100 Cleveland, Ohio dvanleer@fairfaxdev.org FRDC reserves the right to reject any or all proposals or portions of them, to waive irregularities, informalities, and technicalities, to re-issue or to proceed to obtain the service(s) desired otherwise, at any time or in any manner considered in the FRDC s best interests. The Director may, at her sole discretion, modify or amend any provision of this notice or the RFP. Should you have any questions regarding this solicitation, please contact Ms. Tracey Nichols, Project Manager at or at tracey.nichols@aboutpmc.com. Sincerely, Denise VanLeer Executive Director Fairfax Renaissance Development Corporation 2

3 SITE BACKGROUND: Fairfax Renaissance Development Corporation (FRDC) is requesting proposals for single family infill new construction on a series of vacant parcels between Cedar Avenue and Quebec Avenue and along East 95th Street, East 97th and East 100th Streets, Cleveland, Ohio. See attached Exhibit A-1 for a parcel map and Exhibit A-2 for a list of included parcels. Parcels are owned by Fairfax Renaissance Development Corporation. Exhibit A-1: Parcel Map 3

4 Exhibit A-2 Development Parcel List Parcel # Address Acreage Dimensions Location E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E. 95th X102 E 95 W E 95th X102 E 95 W E 95th X69 E 95 E East 95th X70 E 95 E E. 95th X70 E 95 E E. 95th X70 E 95 E E. 95th X70 E 95 E E. 95th X70 E 95 E E. 95th X70 E 95 E E. 95th X71 E 95 E E. 95th X72 E 95 E E. 95th X77 E 95 E E. 95th X98 E 95 E E. 95th X98 E 95 E E. 95th X98 E 95 E E. 95th X98 E 95 E E. 97th X129 E 97 W E. 97th X129 E 97 W E. 97th X135 E 97 W E. 97th X135 E 97 W E. 97th X154 E 97 W E. 97th X154 E 97 W E. 97th X88 E 97 W E. 97th X154 E 97 W E. 97th X154 E 97 W E. 97th X154 E 97 W E. 97th X154 E 97 W 4

5 Parcel # Address Acreage Dimensions Location E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 97th X153 E 97 E E. 100th X94 E 100 W E. 100th X178 E 100 W E. 100th X178 E 100 W E. 100th X178 E 100 W E. 100th X178 E 100 W E. 100th X178 E 100 W E. 100th X178 E 100 W E. 100th X177 E 100 W E. 100th X177 E 100 W E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E E. 100th X125 E 100 E VISION STATEMENT: The Fairfax Renaissance Development Corporation (FRDC) is seeking new houses that reflect the architecture of the neighborhood and that stand alone with no shared walls for these infill sites. Developers may seek to combine lots with prior approval of FRDC, however the end result should be a dense urban neighborhood with lot frontages of 40 feet. Any deviation of lot frontages above or below 40 feet must be approved by FRDC. This will be part of the overall Fairfax Innovation Square Development (see Exhibit A-3). Innovation Square will include new, mixed-use apartments over retail along the East 105th transit corridor, town homes along East 101st Street and new park and recreation amenities to complement the existing neighborhood. 5

6 Innovation Square is located on the Opportunity Corridor and across from the New Economy Neighborhood. The New Economy Neighborhood is anchored by the IBM Explorys development, now under construction, which will bring over 300 jobs to the area. Other technology, R&D and institutional investments are already being considered for the New Economy Neighborhood that will bring new jobs to the neighborhood just east of Innovation Square. The Cleveland Clinic Campus, just north of Innovation Square, spans 167 acres and consists of 44 buildings with nearly 30,000 jobs. The Opportunity Corridor (See Exhibit B-1) provides a critical link between University Circle and the Fairfax Neighborhood. The proximity of the Innovation Square neighborhood to the Cleveland Clinic, University Circle and the Health Tech Corridor results in thousands of employees seeking housing. These individuals are looking for urban, walkable and transit-oriented locations close to their employers. Given the 35,000 plus jobs located nearby in the combined adjacent areas referred to as the New Economy Neighborhood, the Health Tech Corridor, Cleveland Clinic and University Hospitals; as well as new investments in housing including the 280 luxury apartments at One University Circle located just north of Innovation Square, the need for retail amenities in close proximity to residents and employees is critical for long term neighborhood stability. The stretch of East 105th from Cedar to Quebec has been envisioned as the hub for neighborhood restaurants and amenity retail to support both the housing investments as well as employees in the New Economy Neighborhood. The prospect of mixed use retail/residential in Innovation Square will help attract new residents to this proposed housing. Convenience retail and restaurants in close proximity to a higher density residential neighborhood such as Innovation Square promotes a walkable neighborhood. Walkability is one of several metrics used by prospective residents to determine the quality of life to be expected in a neighborhood. Innovation Square is being built with clear pedestrian passages throughout the neighborhood, providing an easy walk to parks and amenities such as Playwright Park (See Exhibit B-2) and the Gassaway Public Swimming Pool facility. SITE LOCATION AMENITIES: The proposed infill housing Development is included in multiple comprehensive planning efforts by both FRDC and The City Planning Commission, making it attractive for redevelopment purposes. Thrive 105/93 and the Innovation Square Fairfax Neighborhood Plan, both adopted by the City of Cleveland, envision the area as a transit oriented development zone. The site is just a few blocks from both the Health Line and the Red Line transit routes and is part of the Opportunity Corridor, which will connect Interstate Route 490 to the University Circle area, using East 105th Street in the Development Area. See Exhibit B-3 for a map of the area. The area is zoned for Single Family housing. The existing parks, plus parks that are proposed or underway including Playwright Park, are infrastructure that supports the vision of Healthy Cleveland to ensure all Clevelanders are able to live, work and play in neighborhoods that are walkable and have green space. See attached Exhibit B-4 for zoning of the block. The Development Site is located in the Greater Circle Living program area. Greater Circle Living is an employer assisted housing program created to encourage eligible employees to live near work. The program provides incentive funds for renters and buyers who choose to live in the area. Refer to Exhibit C for more information on the Greater Circle Living assistance program. 6

7 In addition, The City of Cleveland provides a 15 year, 100% tax abatement for new residential construction. This is another incentive to potential homebuyers. Developer is responsible for submitting an application for this incentive for each house, which can be found at the City of Cleveland Department of Community Development s webpage. Developers seeking tax abatement for residential projects must meet the Cleveland Green Building Standards found in the Cleveland Green Building Standard Handbook. The tax abatement requires green building criteria or LEED certification. PROPOSAL GUIDANCE: There have been several homes constructed and sold within a mile of the site that show strong demand for the area. (See Exhibit D) The Greater Circle Living down payment program also helps to market new homes to individuals who work in the area. There are relatively no new homes for sale in the area at this time. Demand for new homes is currently greater than supply. FDRC is looking for the following for houses to be constructed under this proposal: Each home must be a single family, stand-alone for-sale home with no shared walls. Lots may be combined, with prior approval of FRDC, however the end result should be a dense urban neighborhood with lot frontages of 40 feet. Any deviation of lot frontages above or below 40 feet must be approved by FRDC.. Each home must have a garage. Selected proposer must show an ability to obtain a construction loan or loans for the amount needed for the construction timeline proposed. Failure to keep an active construction timeline could result in properties being redirected to other builders. FRDC manages the Greater Circle Living program and will provide the language for selected developers to use in their marketing materials for individuals who are eligible for the Greater Circle Living as well as other interested prospective homeowners. Fairfax is not responsible for the sale of houses. Developer shall enter into a Purchase and Development Agreement with FRDC, for the conveyance of each parcel and development services to be provided by FRDC. Under this agreement, Developer agrees to start construction within one year of the Purchase and Development Agreement. FRDC may retain titled ownership of the parcel(s) until such time as a 3rd Party Purchaser (homeowner) is under contract. FRDC may retain a Deed in Escrow transferring the parcel to the Developer when construction is completed, or in the alternative until a 3rd Party Purchaser has executed a purchase and construction contract with Developer. The structure and process for the conveyance will depend on whether the Developer will be self funding the construction or whether a 3rd Party Purchaser will be obtaining a construction loan from a financial institution. Under no circumstance will any lots be transferred to another party to undertake construction without the consent of FRDC. FRDC shall receive a Development Fee of $3, per parcel, upon conveyance of the parcel to Developer or 3rd Party Purchaser. This Development Fee shall not be reduced by any closing or transactional costs of the conveyance. Depending on the structure and process for the conveyance of each parcel (as later identified in the Purchase and Development Agreement), FRDC may be willing to hold a Note and Mortgage on the parcel(s) to secure the payment of the Development Fee at Closing out of escrow. Under no circumstance will any lots be transferred to another party to undertake construction without the consent of FRDC. 7

8 There will be two groups of lots (Group A and Group B) and Fairfax will select two (2) developers/home builders for the project. The homes must be completed in two (2) years or less from the development agreement. FRDC is seeking homes at different price points. Proposers should describe at least two home models. Larger homes may be constructed if constructed for a pre-approved borrower in a build-to-suit situation, with FRDC and City of Cleveland approval. Any lot size above or below 40 feet needs to be approved by FRDC. This is a Mixed Income project- including both market rate houses and affordable houses. At this time we are not seeking Low Income Housing Tax Credit (LIHTC) Projects, however we are seeking different price points so that individuals of different income levels may find a home in Innovation Square. Each proposal should include at least 10% of homes to be sold at a lower price point. More than one lot may be used for a single family home with prior approval from Fairfax; otherwise, all homes should be constructed on a single lot. This includes situations where a developer uses a designated lot and acquires a privately owned lot to create a new lot consisting of two or more parcels. Proposals for homes should meet the Minimum Design Standards for this RFP. (See Exhibit E) FRDC will consider a small number of proposals without basements as an option to reduce costs, allow for a more affordable product, while still providing quality homes with quality finishes. Developers should test the soil to insure that it will support a home without a full basement. Each proposal should indicate the home warranty provided with the homes they propose to build. A Home Warranty is required. FRDC will select two developers/home builders to move to a development agreement, one for Group A and one for Group B. If the developer/home builder is unable to secure construction financing for the project, FRDC will select another developer from the proposers. FRDC encourages developers/home builders to refer to Exhibit F for a summary of the key planning initiatives for this area. Developers are encouraged to explain how their proposal is consistent with the following plans and initiatives: Thrive Plan, Innovation Square, and Northeast Ohio Regional Sewer District s Regional Stormwater Management Program. Preference will be given to proposals that provide the best sales price and best designs for the best quality home, including homes for lower income buyers. The project is to be completed expeditiously. The selected developer must execute a purchase agreement and development agreement within 30 days of receiving the documents from FRDC, unless extended by mutual agreement. Fairfax is interested in supporting the use of Minority, Female and Small Business Subcontractors in the development of these homes. In addition, using Cleveland residents and in particular those living in Fairfax and other adjacent neighborhoods is a priority. Proposals that indicate support for these efforts will be given additional points in the RFP scoring. 8

9 FRDC will provide the following: 1. Purchase Price: FRDC will provide lots at $5,000 per lot. Developer shall enter into a Purchase and Development Agreement with FRDC, for the conveyance of each parcel and development services to be provided by FRDC. Under this agreement, Developer agrees to start construction within one year of the Purchase and Development Agreement. FRDC may retain titled ownership of the parcel(s) until such time as a 3rd Party Purchaser (homeowner) is under contract. FRDC may retain a Deed in Escrow transferring the parcel to the Developer when construction is completed, or in the alternative until a 3rd Party Purchaser has executed a purchase and construction contract with Developer. The structure and process for the conveyance will depend on whether the Developer will be self-funding the construction or whether a 3rd Party Purchaser will be obtaining a construction loan from a financial institution. Under no circumstance will any lots be transferred to another party to undertake construction without the consent of FRDC. 2. Environmental: The prior use of these lots was residential. Financing: The Developer must propose a sales price for each design proposed. The design should include a complete list of materials to be used throughout the home. The City of Cleveland s residential tax abatement program applies to this project (100% for 15 years). In addition, the Greater Circle Living down payment assistance program is available for eligible buyers. REQUEST FOR PROPOSAL SUBMISSION REQUIREMENTS AND DEADLINE The Request for Proposal (RFP) response shall include at a minimum: Proposed designs and floor plans for homes, including plans for a garage, that are appropriate for the architecture of the neighborhood Proposed sales price for each home design, as well as a complete list of materials used in each design. Any market information to support the sales price Proposed source of construction financing, with Letter of Intent from a reputable lender. An organizational chart illustrating the relationship of key personnel and project manager. Work assignment and experience of key personnel and project manager for the developer. Include names, titles and relevant experience of all significant staff that will be involved in the project. Descriptions of no more than three (3) similar projects completed by the firm s personnel who will be involved in this project. A list of components that meet the green standards for tax abatement for the City of Cleveland. Explanation of how the proposal is consistent with the following plans and initiatives: Innovation Square Master Plan, Thrive Plan, and the Northeast Ohio Regional Sewer District s Regional Storm Water Management Program. Identification of opportunities for the use of Minority, Female and Small Business Subcontractors and City of Cleveland Residents for the project as evidenced by a signed Community Benefits Agreement. 9

10 Commitment to attending meetings with local residents as evidenced by a signed Community Benefits Agreement. Firms wishing to be considered in the selection process must submit two (2) print copies and one (1) electronic copy of their proposal no later than 4:00 p.m. EST, June 19, Proposals will be time/date stamped by FRDC. The complete proposal package shall be plainly marked as shown below: Proposal for Innovation Square Single Family Infill Development Group A or Innovation Square Single Family Infill Development Group B. If you would like to be considered for either of the development areas, please indicate that you wish to apply for Innovation Square Single Family Infill Development Site A or B Firm Name: Submittal Date: Attn: Ms. Denise VanLeer Executive Director Fairfax Renaissance Development Corporation 8111 Quincy Avenue, Suite 100 Cleveland, Ohio dvanleer@fairfaxdev.org The developer/home builder s proposal shall include a signature by a person authorized to submit and sign a proposal, the firm name, address, telephone number, the name of the person authorized to submit/sign the proposal, and his/her title, telephone number and address. If the firm s primary point of contact is different from the authorizing signatory, the primary point of contact s title, telephone number, and address should be included as well. Proposals received after the designated time will not be considered in the selection process. FRDC reserves the right to accept or reject any or all proposals and to waive informalities or irregularities in the selection process. Should it become necessary to revise any part of the RFP or otherwise provide additional information, an addendum will be issued by FRDC and furnished to all firms that are on record as having received copies of the original Request for Proposal. FRDC will not be liable for any costs incurred by the respondents in replying to this RFP. FRDC is not liable for any costs for work or services performed by the selected developer prior to executing a Development Agreement. 10

11 Requests for further information or questions regarding this Request for Proposals should be addressed in writing only to Tracey Nichols. Unauthorized contact regarding this Request for Proposal with any FRDC employee may result in disqualification. Any oral communication will be considered unofficial and non-binding. Developers shall rely only on written addenda issued by Ms. Tracey Nichols, Project Manager at the following address: Ms. Tracey Nichols Project Manager Project Management Consultants 3900 Key center 127 Public Square Cleveland, Ohio SELECTION PROCESS AND TENTATIVE SCHEDULE: The proposals considered in the selection process will be evaluated by a committee appointed by FRDC according to the criteria and point system presented below. FRDC will not release the names of committee members and requires that developers/home builders direct any written questions to Tracey Nichols, Project Manager at Tracey.Nichols@AboutPMC.com. No one shall contact any member of the committee. The committee appointed by the FRDC will evaluate the proposals utilizing the proposal evaluation criteria and report their recommendations to FRDC. FRDC will decide to either select based solely on the proposals or to interview the highest rated developers. Following the developer s selection, FRDC will initiate a development agreement with the selected developer. The final decision on sale will be handled by FRDC. The following is the proposed schedule for this project. The schedule is subject to change at the sole discretion of FRDC: May 18, 2018 June 1, 2018 at 9:30 AM EST June 19, 2018 by 4:00 PM EST June 28, 2018 July 31, 2018 Distribute Request for Proposals Pre-Proposal Meeting Deadline for Receipt of Proposals Selection by Committee Execution of Development Agreement PRE-PROPOSAL MEETING: A Pre-Proposal Meeting will be offered on Friday, June 1, 2018 at 9:30 AM EST. Interested parties should RSVP to Debra Wilson at (216) or via at dwilson@fairfaxdev.org. 11

12 PROPOSAL EVALUATION CRITERIA: The following information should be included in each Proposal and will form the basis of the evaluation (unless noted otherwise). The point number is the weight of each criterion. Interviews may be conducted to obtain additional information regarding the proposal. All proposals will be scored between 0 and the maximum points established for each criterion. The points are not intended to reflect the qualifications of the developer for that criterion; rather it is reflective of the developer s ranking as compared to the other proposals. A total point score of zero does not mean the firm is unqualified. Overall Qualifications of Firm/Team (10 Points) Provide a description of the overall qualifications of your firm and project team. Provide examples (not more than three) of similar projects performed by your team within the last five years. The examples should include the nature of your involvement in the project, any special environment, political or technical problems involved in the project, how the problems were resolved, the name and phone number of the owner s representative in charge of the project, the total project cost, and when the project was performed. Provide a list of references, preferably from municipalities or agencies with which the firm has accomplished similar projects. Project Manager/Key Personnel (5 Points) The proposal should include the name and qualifications of the Project Manager (PM) to be assigned to this project. Include the Project Manager s prior similar experiences on: Projects which best illustrate his/her expertise to perform the requested services. Track record in meeting schedules and budgets. Developing and implementing cost effective design processes. For any projects listed, include the name and phone number of the owner s representative in charge of the project. Provide the identity and qualifications of Key Personnel (including both prime and sub-contractors) to work on this project, including the adequacy and appropriateness of their credentials and capabilities, expected project assignments, the extent of their project participation, and the relevance of their prior experience to this project (if any). Provide a description of Key Personnel experience with public financing, and Federal, State and local resources. The description should include a demonstrated ability to comply with applicable government regulations. Provide an organizational chart illustrating the relationship between the PM and Key Personnel. Identify sub developers in the organizational chart by name and firm. 12

13 Proposed Design, Materials and Sales Price and Compliance with Existing Planning Efforts (40 Points) Identify the scope of work for the project. Provide the construction schedule and development timeline for the project. The maximum time for completion of the homes is two (2) years from execution of the development agreement. Include renderings and floor plans for each design of the proposed development. The design should fit the character of the neighborhood. Provide a complete listing of materials to be used in each design, making sure that the proposed house will meet or exceed the minimum design standards in Exhibit E. Provide a sales price for each design of home. Developers who provide the best quality for the best price with limited additional funds needed will be scored higher. At least 10% of homes should be made available at price points for lower income individuals. Project Financing (30 Points) Indicate the amount of constructions funds needed throughout the project timeline and show the ability to obtain those funds. A letter of intent from a reputable lending institution should be shown. If any proposer has their own funding, FRDC will need to review the availability of cash for this use. If any proposer plans to provide potential homebuyers with their own financing, the information on the type of loans provided should be included detailing interest rate, fixed or variable, term, underwriting criteria, loan to value ratio allowed, collection policies, etc. FRDC will need to review these terms and compare to other bank financing to determine if the financing is more or less favorable than bank financing available. Proposed Community Benefits Agreement (CBA) (10 points) FRDC is seeking proposers who will strive to benefit Cleveland Residents, Cleveland youth and certified minority, female and small businesses for this project. Exhibit F includes a sample Community Benefits Agreement. A completed proposed CBA should be included with the submission. Area Youth Involvement (5 points) FRDC of Cleveland is very interested in providing an opportunity to local youth to both learn more about development in their community and to participate in the project. In the past, developers have provided internships to John Hay Architecture students to participate in the design process. In addition, other local communities have established a Youth Program to provide landscaping for vacant lots in the area as well as for senior citizens in the neighborhood who may not be able to care for their yards. Such activities help provide curb appeal for the neighborhood. Donations to such a program could also be considered as helping with youth involvement. 13

14 Developers who show a clear commitment to area youth via funding and/or involvement will be scored higher. GENERAL FORMAT: All proposals shall contain concise written material and illustrations. Legibility, clarity, and completeness are essential. All submittals must have the following tabbed headings: Overall Qualifications of Firm/Team Project Manager/Key Personnel Proposed Design, Materials and Sales Price Project Financing Proposed Community Benefits Agreement Youth Involvement ATTACHMENT LIST: Exhibit A-1: Innovation Square Density Map Exhibit B-1: Map of Opportunity Corridor Exhibit B-2: Playwright Park Plan Exhibit B-3: Map of Area Exhibit B-4: Map of Zoning in Project area Exhibit C: Greater Circle Living Program Information Exhibit D: Homes Sold in the Area Exhibit E: Minimum Materials and Design Standards Exhibit F: Summary of Key Planning Initiatives Exhibit G: Sample Community Benefits Agreement 14

15 Exhibit A-3 Innovation Square Density Map 15

16 Exhibit B-1 Map of Opportunity Corridor 16

17 Exhibit B-2 Playwright Park Plan 17

18 Exhibit B-3 Map of Area 18

19 Exhibit B-4 Zoning for Development Site 19

20 Exhibit C Greater Circle Living Program Information Greater Circle Living (GCL) is an employer assisted housing program created to encourage eligible employees of institutions in the area live near work. The program was started in 2008 to help employees purchase, rent, or repair homes in the program service area. You can find more information on Greater Circle Living here. The GCL home purchase program is for employees of Case Western Reserve University, Cleveland Clinic, University Hospitals, Cleveland Museum of Art, and Judson at University Circle. It is a $20,000 forgivable loan (or $30,000 loan for working households)* that will be used for down payment and/or closing costs associated with the purchase of an owner-occupied residential property in the Greater University Circle Area. The GCL forgivable loan will be forgiven if the employee continues to work for their employer and continues to occupy the residence for 60 months (five years) after the GCL loan has closed. All GCL loans will be secured and will carry an interest rate of 0%. *Judson at University Circle s home purchase program is a $5,000 forgivable loan. *Cleveland Museum of Art s home purchase program is a $15,000 forgivable loan. The GCL home purchase program for working households (households whose annual income is $150,000 or less) is a $10,000 forgivable loan that can be used for down payment and/or closing costs associated with the purchase of an owner-occupied residential property in the GCL Area. The GCL loan will be forgiven if the employee (full time or part time with 2 years of service) continues to work for their employer and continues to occupy the residence for 60 months (five years) after the GCL loan has closed. All GCL loans will be secured and will carry an interest rate of 0%. A full time employee or part time employee with 2 years of service at a qualified nonprofit in the GCL area including Greater University Circle non-profit institutions and Louis Stokes Cleveland VA Medical Center (does not include Cleveland Clinic, University Hospitals, Case Western Reserve University, Cleveland Museum of Art, and Judson at University Circle) qualify for the $10,000 forgivable loan if their annual household income is $150,000 or less. Please view guidelines to determine nonprofits here. The GCL home repair program provides up to $8,000 in matching funds for approved exterior renovations. These renovations must be approved in advance. Funds will be released once renovations have been completed. The program is open only to employees of Cleveland Clinic, University Hospitals, Case Western Reserve University and Cleveland Museum of Art. Eligibility guidelines for the home repair program can be found here. The GCL Rental Program provides one month s rental payment up to $1,400 for employees who execute a one year lease to live in the GCL area in pre-approved rental units. This rental program is open to employees of Cleveland Clinic, University Hospitals, Case Western Reserve University and Cleveland Museum of Art. Eligibility guidelines for the home repair program can be found here. 20

21 Exhibit D Listing of Local Recent Home Sales Address Sale Total Value 8616 Chester Pkwy 2017 $299, Chester Pkwy 2017 $291, Chester Pkwy 2017 $271, Chester Pkwy 2017 $282, E 86 ST 2017 $255, E 86 ST 2017 $278, E 86 ST 2017 $250, E 86 ST 2017 $243, E 86 ST 2017 $261, E 86 ST 2017 $253, E 86 ST 2017 $255, E 86 ST 2017 $272,165 E 87 ST 2018 $286,925 E 87 ST 2018 $278,150 E 87 ST 2018 $279,420 E 87 ST 2018 $267,835 E 87 ST 2018 $269,500 E 87 ST 2018 $279,950 21

22 Exhibit E Minimum Materials and Design Standards Plumbing Flexible tubing water distribution with manifold Water saving lavatory faucets Waterline to icemaker Stainless steel kitchen sink 8 inches deep 50 gallon water heater with pressure release valve Exterior freeze-proof faucets front and back Electrical 200 amp electric service 4 recessed lights in kitchen area Coach light at front door GFI electric outlet at front and back Front door bell Electric smoke detectors with battery back-up Carbon monoxide detectors Three phone or cable jacks GFI electric outlet in garage Dimmer switch on overhead fixture in dining area Wire for space saver microwave Exhaust fans in all bathrooms Insulation R-19 Wall R-40 Ceilings blown in (unless attic is insulated) House wrap with caulk and sealant If no basement, insulated attic space to be provided with at least partial (minimum 50% of attic) floor and pull down ladder Heating and Cooling 95% High Efficiency Gas furnace 14 SEER Air conditioner Energy Saving programmable smart thermostat Basement (if included) 8 inch solid concrete steel reinforced walls 30 year transferrable basement waterproof warranty with R-5 basement insulation 2 glass Block windows with vents Interior and Exterior perimeter drain tile Exterior OSB roof sheathing with clips 30 year dimensional shingles 22

23 Shingle over type continuous ridge vent Vinyl siding with lifetime warranty Vinyl ventilated soffit with aluminum fascia Seamless aluminum gutters and downspouts Maintenance free vinyl shutters on front of home 2 x 6 for all exterior walls; 16 in on center Treated Sill Plate Double top plate on all interior and exterior walls 3/4 in tongue and groove OSB subflooring nailed and glued to floor joists 2 x 10 header material on all bearing walls 2 x 6 fascia material 2 x 10 floor joists, 16 in on center All OSB exterior sheathing (no foam boards) House wrap on all exterior walls Utility hookups for washer and dryer Exterior vent for dryer Interior Ceilings maximum 24 in on center framing All load bearing walls 16 in on center 2 x 4 for all interior and garage walls, 16 inch on center Full 8 foot standard ceiling height 1/2 inch drywall screwed and glued on all walls Low VOC paint throughout house 6 panel hollow core molded interior doors throughout Master bedroom with walk-in closet & master bath Minimum 3 bedrooms; 1.5 bathrooms First or second floor laundry desired Door stops at all doors Vinyl coated shelving in all closets, pantries and linen closets Satin nickel finish hardware with privacy locks throughout All interior doors are trimmed with painted casing and windows have drywall returns with window sills painted trim throughout the home Windows and Doors Low E maintenance free double hung vinyl windows Internal grids in windows on front of home Screens for all operable windows Fiberglass insulated entrance doors (not steel) All entrance doors are keyed alike Deadbolts on all exterior doors Flooring Wall to Wall Quality carpet with padding and/or hardwood floors Alternate: hardwood floors in main living areas with hardwood floors and/or wall to wall Quality carpet with padding in bedrooms 23

24 Vinyl Flooring with shoe moulding 1/4 inch underlayment beneath vinyl flooring Garage Fully dry walled Walls painted Insulated garage door Garage door opener with two transmitters Install concrete Driveway Warranty 10 year insured structural warranty- transferrable Other Pre-move in cleaning Removal of construction debris Replace damaged sidewalks Appropriate Landscaping Kitchen Quality cabinets with hidden hinges and hardware Toe kick under cabinets is wood Laminate countertops with backsplash (if homeowner is pre-identified and pre-approved, may upgrade countertops for an additional cost) Roll out shelves on lower cabinets Bathrooms One piece fiberglass tub/shower unit with grab bar Quality vanities in all bathrooms- no pedestal sinks Quartz vanity countertops with under mount china lavatory sinks Mirrors above vanities- 36 in high Water Saving Toilets 24

25 Exhibit F Key Planning Initiatives Innovation Square Masterplan The Innovation Square Masterplan has been adopted by the Cleveland Planning Commission. More information on the Innovation Square plan can be found here. Thrive : The Cleveland City Planning Commission was awarded a Federal TIGER planning grant to examine the East 93 rd /East 105 th Street Corridor. The successful proposal will contain the appropriate density that will encourage increased transit use and provide residents with mode choices in close proximity to where they live. The number 10 bus line is a major north-south bus line and is one of the busiest routes in RTA's fleet. The intersections along the corridor have significant transfer activity along the routes. The plan identifies ways in which communities along route #10 and in proximity to the Quincy Red Line station can work together to attract new investment and foster a renewed spirit of entrepreneurship all while emphasizing their neighborhood's unique citizens, attributes, and history. More information on Thrive can be found here. NEORSD Stormwater Management Plan: On site stormwater management is a key component of environmental sustainability. The NEORSD rewards developments that mitigate the amount of runoff generated by a development proposal through credits that can be obtained resulting from development that utilizes techniques that capture stormwater runoff. City of Cleveland Planning Commission has been working with the sewer district through its design review process to ensure that stormwater interventions are considered for development proposals through the design review and permitting process. More information on NEORSD Stormwater Management Plan can be found here. 25

26 Exhibit G Sample Community Benefits Agreement Project Community Benefits Agreement The project involves community stakeholders in the project design, planning, and construction process. The project ownership entity, is Developer. The following actions are being taken by Developer: 1. Cleveland Municipal School District Student Involvement- Developer will include Cleveland Municipal School District students that are interested in development, architecture and engineering as project interns. This would provide students a hands-on learning experience like no other. The students would be able to shadow personnel, attend project meetings and be a part of the design process for a transformational project in the Fairfax neighborhood of Cleveland. The developer s office will provide internships to students. Before the School Year ends, interview and select at least two students for a summer internship for each summer where the project is underway. 2. Max Hayes- Developer will provide for internships at the project level and encourage subcontractors to engage young students to participate in various construction trades. The students will have the opportunities to shadow key management and construction personnel. At least two CMSD Max Hayes students will be selected to shadow management and construction personnel. Developer will work with FRDC, CMSD and other organizations to make employment opportunities available for Cleveland Youth (aged 16-25) for construction employment opportunities on this project. 3. Subcontracting- Developer will work to include minority, female and small business subcontractors on the project. 4. Local Hiring- Developer will work to hire local residents for the development project, pledging that at least 10% of construction hours will go to local residents. 26

27 5. Sustainable Business Practices- Developer will meet all the requirements of the Residential Tax Abatement, if applicable, including following the Cleveland Green Housing Handbook. 6. Youth- Developer will strive to utilize youth in the neighborhood on the project by establishing a program to assist seniors with yard maintenance. 7. Community Engagement Developer will send a representative to community meetings in which the construction of the new homes will be discussed. Developer will also notify FRDC of any resident concerns regarding the construction of new homes on their street. Developer agrees to these Community Benefits as part of the project. Developer By: Authorized Signator, Title Date 27