Request for Proposals # P12-044A. Pre-Qualification - Purchase and. Development of Bloomfield Property

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1 Request for Proposals # P12-044A Pre-Qualification - Purchase and Development of Bloomfield Property

2 Bloomfield is a dynamic hub where community, cultural, social, and economic activities converge. Good urban design, sustainable practices, and social and cultural innovation result in buildings, public open spaces, and activities that together support a diverse and vibrant community and address its varied interests and needs.

3 AGRICOLA STREET BLOOMFIELD BLOOMFIELD STREET STREET ALMON STREET FERN LANE ROBIE STREET Located in HRM s Urban Centre near several major employers and services 3.28 acres of prime development land with over 1500 ft of road frontage One of the largest public land development opportunities in the Regional Centre Subject to mixed-use rezoning under current Municipal Plan review Offered Un-priced for purchase and development Halifax, Nova Scotia, Canada

4 Main Building Fielding Building Almon Agricola Street Fern Robie Street Commons Building The Opportunity The Halifax Regional Municipality is seeking a development team for the purchase and development of the Bloomfield Property. This opportunity requires outside of the box thinking and a creative development approach. The Bloomfield site will support a higher density built form and mixed-use neighbourhood through good urban design and cross-functional programming. The Bloomfield Master Plan (HRM 2009) outlines HRM s objective to find the best financial outcome for the site while achieving core objectives for housing, public access, community programming and cultural opportunity. Partnerships will be key as will innovative approaches to building, programming and operating community space. Halifax, Nova Scotia, Canada

5 The Property Diverse urban neighbourhood 20 minute walk from Downtown Halifax Vibrant business district with over 160 shops, galleries, restaurants and services Concentration of artists, designers, community organizations and entrepreneurs Highly desirable area experiencing a renaissance of urban revitalization Located on the proposed North-South Peninsula Bicycle Corridor & Transit routes Within 2-4 blocks of the Halifax Shipyards and Statacona naval base High vehicular traffic along three commercial streets Located 3 blocks from the historic Hydrostone neighbourhood minute walk to major parks and community facilities Halifax, Nova Scotia, Canada

6 The Vision The vision for the site includes a dynamic mix of community, cultural and commercial spaces set within a diverse residential neighbourhood. At the heart of this community is a creative hub which supports artists, non-profit organizations, and creative and social enterprise along-side home-owners, tenants, and business. This vision sees the property through its built form and development programming as an incubator for innovation, community exchange and sustainable economic development. Central to the Bloomfield vision are Core Guiding Principles that will shape all aspects of the development. This is an exciting opportunity for private, community and public sector to invest collaboratively in the growth of the Regional Centre and in the revitalization of the north-end of Halifax. Toward this goal, the Municipality is encouraging proposals that consider multi-sector partnerships for building community and cultural space, affordable housing and residential diversity, and commercial activity that helps foster a strong business district and community. We are seeking a development team that can re-build the Bloomfield site in a manner that reinforces the neighbourhood s unique sense of place and brings new opportunities for community and economic growth. Halifax, Nova Scotia, Canada

7 Bloomfield Development Principles Community Building Accessible Creative Inclusive Engaging Public Adaptable Environmentally Responsible Cultural Identity Beautiful Development Objectives: A vibrant mix of residential, commercial, community and cultural uses located and designed to foster cross functionality Compact built form and residential density to support a walkable, transit-oriented neighbourhood Identifiable communities which foster social and cultural identity and character Community spaces and places that foster social interaction, innovation and capacity-building Transportation choice - where transit, cycling and walkability are efficient Housing choice where there are affordable options to suit family types and income levels Efficient use of infrastructure to sustain financial and environmental resources Environmentally sustainable development methods and building practices Protection of heritage and cultural resources Halifax, Nova Scotia, Canada

8 Bloomfield Property Mixed-Use Development Opportunity Request for Qualifications # P12-044A The RFP Prequalification Document is available at: Closing Date: July 12, 2012 at 2:00 pm, Local Time Tentative Schedule Part I Request for Qualifications RFQ Posting June 21st Meeting & Site Tour June 27th RFQ Deadline July 12th Evaluation July 18th Tentative Schedule Part II Request for Proposals RFP Invitation (short-list) July 23rd Proposal Deadline Sept 10th Evaluation Sept 14th Selection Oct 16th (Est.) Halifax Regional Municipality Procurement Section Suite 103, 1st Floor Alderney Gate 40 Alderney Drive Dartmouth, NS B2Y 2N5 Halifax, Nova Scotia, Canada

9 REQUEST FOR PROPOSALS PREQUALIFICATION, BLOOMFIELD DEVELOPMENT RFP # P12-044A*** Closing: July 12 th 2012 at 2:00 pm local time Halifax Regional Municipality Procurement Section Suite 103, 1 st Floor, 40 Alderney Dr. (Alderney Gate), Dartmouth Nova Scotia B2Y 2N5

10 Pre-qualification, Bloomfield Development Page 2 Request for Proposals # P12-044A Pre-Qualification, Bloomfield Development The Halifax Regional Municipality is inviting firms and joint ventures to submit qualifications for the purchase and development of the municipally owned property known as the Bloomfield Site located at 2786 Agricola Street, Halifax, NS. A non mandatory information session and site tour will be held at 10:00am on June 27 th 2012 at 2786 Agricola Street, Bloomfield Centre. The information session will begin at 10 am followed by a tour of the site. Please note that due to environmental contaminants the tour will not include the Commons building. Those proponents that are invited to submit a proposal as a result of the Request for Qualifications will have the opportunity to view and assess all buildings on the site. Proponents will be selected based upon qualifications, experience, services offered, and other relevant considerations. All submissions must be submitted in sealed envelopes and clearly labeled on the exterior as: RFP# P12-044A Request for Proposals, Prequalification Bloomfield Development Halifax Regional Municipality Suite 103, 40 Alderney Gate Dartmouth, NS 1. Questions: All requests for additional information will be provided as quickly as possible, but any delay in providing such information will not be considered a reason for extending the submission date of this RFP, Pre-Qualification. Interested Respondents may obtain further information by contacting Stephen Terry, Senior Procurement Consultant at (902) , or via at terryst@halifax.ca Monday to Friday from 8:30 am and 4:30 pm local time. Questions regarding the background and development objectives can be directed to Holly Richardson, Real Estate and Land Management at (902) or via at richarh@halifax.ca 2. Closing Date and Time: Statements of Qualifications will be received at HRM Procurement Office, Suite 103, 40 Alderney Gate, Dartmouth, NS until 2:00pm local time on July 12 th, 2012

11 Pre-qualification, Bloomfield Development Page 3 INSTRUCTIONS TO RESPONDENTS 1. Introduction The Halifax Regional Municipality is seeking qualified firms for the purchase and development of the municipally owned property known as the Bloomfield Site located at 2786 Agricola Street, Halifax, NS. 2. Background The Municipality is seeking proponents that are prepared to undertake the purchase and timely development of the site in cooperation with HRM s objectives according to the guiding principles and land-use and urban design objectives under the Bloomfield Master Plan (2009), Municipal land use policies and regulations, and the terms of sale. A preferred proponent will be selected through the pre-qualification and detailed proposal process to enter into a mutually agreeable Agreement of Purchase and Sale and Buy Back Agreement for the site. The Municipality s objective is to develop a medium to high density mixed-use residential community supported by a vibrant hub of business, community & cultural space. Proposals that involve multiple partners will be entertained and viable partnerships and collaborations with community and cultural sector parties for the programming and operation of facility space are strongly encouraged. The Property: The site is located in the north-end of the Halifax Peninsula (Appendix A). It is ideally located and well-serviced by transit and core services and is within a 20 minute walk to Downtown Halifax and Dartmouth. The land area is approximately 3.28 acres with 1500 feet of frontage along three major roadways. There are three former public school buildings on the site totaling 90,000 square feet of floor area.

12 Pre-qualification, Bloomfield Development Page 4 Public open space on the site includes a decommissioned playground and tennis courts, two informal front yard green spaces, and a community-operated green-house.1 The Bloomfield Community Centre (c. 1971) is currently managed by HRM for community programming and non-profit office space. Existing tenants are under shortterm, temporary lease and will be assisted by HRM to find alternative accommodations either as part of the redevelopment or space in another HRM-owned facility. HRM has deemed the site and its buildings surplus to the municipality s operational requirements including recreational service delivery. General community space objectives for the development of the site are stated below. The Bloomfield Master Plan recommends demolition of the Main (c1971) building in order to accommodate the necessary residential density and community and commercial programming on the site. Two of the buildings on the site, the Commons (c.1919) and the Fielding building (c.1929) have cultural significance to the community. Although the buildings are not formally registered heritage buildings they have architectural and social heritage importance which should be reflected in the Proponent s development concept. Proponents are encouraged to explore adaptive reuse and/or innovative redevelopment of these two buildings where feasible. The Property: 3.28 acres of serviced land with over 1500 feet of road frontage Three former school buildings totaling 90,000 square feet floor area One of the largest public land opportunities in the Regional Centre Subject to future mixed-use rezoning under current Municipal Plan policy review The Neighborhood: One of the most socially and culturally diverse neighborhoods on the Peninsula 1 The community green-house operated by Imagine Bloomfield, a local non-profit group, was constructed as a temporary project and is under short-term agreement with HRM.

13 Pre-qualification, Bloomfield Development Page 5 Vibrant business district with over 160 shops, galleries, cafes, restaurants, and services Neighborhood concentration of artists, designers, cultural workers, community organizations and social entrepreneurs Located on the proposed North-South Peninsula Bicycle Corridor & key transit routes Within a few blocks of the Halifax Shipyards and Canadian Forces Base Stadacona, two of Halifax s largest employers Near public parks and facilities including Fort Needham, Halifax Commons, and Halifax Forum MPS Policy and Zoning: The site is currently zoned Park and Institutional under the Halifax MPS for Peninsula North. Although this zone does not permit the development mix and density objectives for the site it is anticipated that new zoning will be established through the current MPS and LUB review for the Regional Centre the Centre Plan. The site falls within a proposed commercial corridor zone that would permit a higher density development form and height as-of-right. Proponents should familiarize themselves with the proposed planning policy changes and ensure their proposals meet the intent of these future changes. The Bloomfield Master Plan: Bloomfield Vision: Bloomfield is a dynamic hub where community, cultural, social, and economic activities converge. Good urban design, sustainable practices, and social and cultural innovation result in buildings, public open spaces, and activities that together support a diverse and vibrant community and address its varied interests and needs. In 2009 the Bloomfield Master Plan was approved by HRM Regional Council. The Plan establishes core guiding principles, urban design objectives, and a program vision for a mixed-use residential and commercial district supported by a hub of arts,

14 Pre-qualification, Bloomfield Development Page 6 culture and community space. The Plan reflects the desire of the Municipality and the community to maintain public access to the site while developing new housing and commercial opportunities. At the heart of this residential and commercial development will be a concentration of creatively populated and operated space which supports artists, non-profit organizations, social enterprise organizations and business. Further to these programming objectives is HRM s objective to achieve the best financial outcome for the site through an appropriate built form and density. Proponents should use the Master Plan document as a guide and not as a prescriptive development blueprint. It should help shape the overall development program and urban design concept as well as determine how community and cultural space should be integrated into the development. Guiding Principles: At the core of the Bloomfield vision are a number of principles that will guide future development of the site. These principles place special emphasis on a development form and program that fosters vibrant community-cultural hub and urban neighborhood. Proponents must demonstrate integration of the following Bloomfield principles into their development concept:

15 Pre-qualification, Bloomfield Development Page 7 Although HRM no longer requires the site for the direct delivery of Municipal programming, the community has expressed a need for affordable community and cultural space. Imagine Bloomfield, a community group working to encourage sustainable and community-based development of the site, has conducted a Community Needs Assessment Survey which indicates the need for this kind of space. For information, a link to the Imagine Bloomfield Community Needs Assessment Survey is at: Land-Use & Urban Design Objectives: Development concepts should include a thoughtful mix of residential, commercial, community and cultural uses, located and designed to encourage a vibrant communitycultural hub. This will be a development that offers a diversity of housing options (including affordable units), community and cultural space, and a built form and mix of uses that fosters sustainable urban growth as follows: o A built form and density with a critical mass of people and capital to generate economic and social growth for the Municipality o A mix of housing, commercial and community space to foster complete community living o Street wall treatments that extend the existing neighborhood fabric and support pedestrian activity, commercial exchange and social interaction o Accessible, and attractive public open spaces to support pedestrian movement, community gathering, and recreation o A transit-oriented community o Conservation of heritage and cultural identity on the site and in the neighborhood o Environmentally sustainable development methods and building practices Community & Cultural Space Objectives: Integral to this development is an appropriate amount of community and cultural space to support a dynamic range of community programming and cultural activity. This could be achieved through: o Affordable facility space for the non-profit community for multi-purpose, administrative, community-cultural program delivery, and social enterprise use.

16 Pre-qualification, Bloomfield Development Page 8 o Development of a hub of space which can foster cross-cultural and organizational exchange among organizations, businesses and the neighborhood. o Public open space that meets the needs of the neighborhood and contributes to the larger urban open space network and street-scape. o Facility and outdoor space to support a strong arts community and cultural identity HRM is interested in enabling the development and operation of privately-owned community and cultural space and with a community facility model and governance structure where community and cultural sector have enhanced capacity to sustain its operation and program delivery over the long-term. Creative Industry & Commercial Space Objectives: A strong arts and culture sector is a policy objective of HRM. The Cultural Plan, Regional Plan, and Economic Development Strategy support creative industry and arts and culture development as a means of enriching communities and contributing to the economic sustainability of the region. Development concepts should incorporate the following objectives: o A viable amount and mix of commercial space including street-level retail, and office space o Rental space aimed at creative sector business and artists o The potential for live-work housing to support artists and entrepreneurs Environmental Sustainability Objectives: o A development density that uses land, resources, and services efficiently with a smaller ecological footprint o Quality Open Space including natural green space, park space, tree retention and streetscapes and connections that encourage active transportation o Appropriate adaptive re-use and/or redevelopment of heritage buildings o An emphasis on green-building techniques and sustainable design, construction and operation of buildings and infrastructure

17 Pre-qualification, Bloomfield Development Page 9 3. Eligible Respondents: Respondents shall be qualified individuals, legally incorporated entities, or groups formed by such as joint ventures with a demonstrated history of projects of similar scope and size. 4. Cost of Submission: The Respondent shall bear all costs associated with the preparation and submission of the Statement of qualifications, and the Halifax Regional Municipality will in no case be responsible or liable for those costs. 5. Examination of Solicitation Documents: The Respondent is expected to examine all instructions, forms, terms and specifications in the Solicitation Documents. Failure to comply with these documents will be at the Respondent s risk and may affect the evaluation of the Request for Qualifications documents. 6. Clarification of Solicitation Documents: A prospective Respondent requiring any clarification of the Solicitation Documents may notify the Procurement Department in writing at the HRM s address indicated in the Request for Qualifications documents or raise his enquiries through the contact listed in this document. The response will be made in writing to any request for clarification of the Solicitation Documents that are received at least three (3) business days prior to the deadline for the Submission of Statements of Qualifications. If deemed material to all interested parties, written copies of the response (including an explanation/description of the query but without identifying the source of inquiry) will be posted as addenda on the Province of Nova Scotia public tenders website. Requests for individual meetings with the HRM during the solicitation period shall not be granted. 7. Amendments of Solicitation Documents: No later than twenty-four (24) hours prior to the deadline for submissions, the HRM may, for any reason, whether at its own initiative or in response to a clarification requested by a prospective Respondent, amend the solicitation documents. All prospective Respondents should regularly consult the Province of Nova Scotia public tenders website. In order to afford prospective Respondents reasonable time in which to take the amendments into account in preparing their offers, the Municipality may, at its discretion, extend the deadline for the Submission of Statements of Qualification Documents. 8. Information Establishing Respondent s Eligibility and Qualifications: The intent of this solicitation is to identify development teams who have the interest, capacity, and history of building environmentally sustainable (green building), creatively designed and programmed mixed-use development. Capacity and qualifications will include a demonstrated level of past performance and skills, partnership potential, and motivation needed to complete a development of this scope.

18 Pre-qualification, Bloomfield Development Page 10 In general, parties are required to submit a CV of past work and experience, a statement of understanding and intent, and a first-stage development concept highlighting their overall built form and program objectives and their partnership concept for community, cultural and affordable housing elements of the development. 8.1 Submission of a Statement of Qualifications: The submission of a proposal will be considered as a representation that the proponent has carefully investigated all conditions which may affect or may, at some future date, affect the performance of the proposal submitted. 8.2 Number of Statements of Qualifications: Six (6) copies of the response are to be delivered to the Municipality s Procurement Office, five (5) bound, one (1) unbound and an electronic version of the submission in PDF format on USB flash drive is also required. 8.3 Submission Requirements The following information to be delivered in a sealed package clearly identified with the solicitation # and title/description must be included in response: 1. A letter of introduction signed by the principle(s) of the respondent s team 2. A brief description of the respondent s organization, development team and any proposed and/or potential partners 3. A brief description of the development teams project history, accomplishments, and skills relevant to the response demonstrating capability to conceive, undertake, manage, and finance the project. 4. Contact person and project manager for all future communications between the respondent and HRM. 5. A statement of understanding describing the party s understanding of the vision and development objectives for the site and the intent of the proponent in achieving the desired outcomes. 6. A preliminary development concept highlighting the conceptual program and built-form ideas for the site including: a.) Built form and urban design concept and principles b.) Mixed-use development concept indicating types of uses and their distribution and integration across the site c.) Development & operating concept for community and cultural space including highlights of how community space could be developed, operated, and financed. d.) Development and management concept for affordable housing including type of housing, how it might be incorporated into the development and how it would be funded and managed e.) Heritage Conservation concept outlining how architectural, social and/or natural heritage could be addressed and the overall

19 Pre-qualification, Bloomfield Development Page 11 approach the developer would be exploring through a detailed design submission upon invitation f.) Environmental sustainability concept outlining possible integration of green-building and energy-efficient development methods 9. Evaluation of Qualifications: The evaluation criteria focuses on an appropriate balance between financial capability, experience and skills, and the quality and integrity of the respondent(s) overall understanding of the objectives and the quality of the first-stage development concept. Based on the score and ranking of proposals the evaluation team will short list parties who best meet the project objectives. Qualified parties will be invited to submit a proposal for continued consideration and evaluation. 10. Closing: The HRM may, at its discretion, extend this deadline for the submission of the Request for Qualifications by amending the Request for Qualification Documents in accordance with clause 6 of Instructions to Respondents, in which case all rights and obligations of the HRM and Respondents previously subject to the deadline will thereafter be subject to the new deadline. Any Statement of Qualifications received by the HRM after the deadline for submission of Statement of Qualifications will be rejected and returned unopened to the Respondent. 11. Modification and Withdrawal of the Request for qualifications: The Respondent may withdraw its Statement of qualifications after submission, provided that written notice of the withdrawal is received by the Procurement office prior to the deadline for submission. No Statement of Qualifications may be modified after passing of the Deadline for Submission of Statements of Qualifications. 12. Clarification of Statement of qualifications: To assist in the examination, evaluation and comparison of Statement of qualifications, the Municipality may at its discretion ask the Respondent for clarification of its Statement of Qualifications. The request for clarification and the response shall be in writing and no change in substance of the Statement of Qualifications shall be sought, offered or permitted. 13. Preliminary Examination: Prior to the detailed evaluation, the HRM will determine the substantial responsiveness of each Statement of Qualifications. A substantially responsive offer is one which conforms to all the terms and conditions of the Request for Qualifications without material deviations. The HRM will examine the Statement of Qualifications to determine whether they are complete, whether any computational errors have been made, whether the

20 Pre-qualification, Bloomfield Development Page 12 documents have been properly signed, and whether the Statement of qualifications are generally in order. A Statement of Qualifications determined as not substantially responsive will be rejected by the HRM and may not subsequently be made responsive by the Respondent by correction of the nonconformity. 14. Contract: Neither the submission of a Statement of qualifications nor the acceptance of the respondent s Statement of qualifications shall not be construed as a contract. 15. Request for Proposals: Qualified respondents may be invited to submit a proposal for the purchase and re-development of the site. Any proposals received as a result of the invitation to submit a proposal will be considered in relation to the following considerations (NOTE: THIS DETAILED INFORMATION IS NOT REQUIRED NOR EXPECTED AS PART OF THE REQUEST FOR QUALIFICATIONS. QUALIFIED PARTIES WILL BE INVITED TO PROVIDE THIS INFORMATION AS PART OF THE REQUEST FOR PROPOSALS): Financial Offering including: Purchase Price; Closing Date; Condition Period; Key Term and Conditions of Offer and Agreement; Financial or other forms of guaranteed performance to implement major aspects of the proposed development; Creativity and feasibility of financing approach including consideration of alternative governance models for the ownership and operation of community and cultural space Experience and Team Structure including: composition and experience of team including the principle developer and all team members emphasizing a strong design, development and operating team; Demonstrated experience in developing multi-faceted mixed-use projects including successful financing, construction and operation of similar sized projects; Experience working in partnership with community and /or private partners to develop community space and/or public amenity, Quality of the Proposed Development Plan and Program including:

21 Pre-qualification, Bloomfield Development Page 13 consistency with the Bloomfield Master Plan through a clear understanding of the principles identified in the Bloomfield Master Plan and RFP; a mix and balance of uses across the site with an emphasis on a creative convergence among uses; a variety of housing types and densities and focus on a diversity of family size and income levels; commitment to incorporating affordable housing units with careful attention to their integration into the site, long-term affordability, and viable partnerships for operational sustainability; a creative mix of commercial space including street-level retail, office, and creative sector space; creativity in design and exceptional attention to quality urban design and built form including (but not limited to): scale and integration of built components, walkability and connectivity on the site and to the surrounding neighborhood; an adequate quality and quantity of public open space and attention to streetscape design; thoughtful architectural design and sensitivity to the character and identity of the surrounding neighborhood; heritage conservation including important architectural, social and/or natural heritage elements; development of affordable community and cultural space, commitment to the use of green building techniques and environmentally sustainable development practices; quality of the development functional plan and phasing including any required demolition and site preparation; timeframe for initiating and completing components of the plan Attention to Value-Added Components including: the development of multi-functional, and cross-collaborative community and cultural space that fosters social, cultural, economic, and environmental innovation; commercial rental space for creative sector including artist studios, live-work housing and production and exhibition space with an emphasis on space that is affordable and functional; conservation of existing architectural heritage on the site including the adaptive re-use of one or both heritage structures; a commitment to developing affordable housing units; incorporation of green-building elements and an emphasis on a development that fosters environmental sustainability and energy efficiency

22 Pre-qualification, Bloomfield Development Page 14 TENTATIVE SCHEDULE Part I Request for Qualifications RFP (A) Posting June 21 st Meeting & Site Tour June 27 th RFP (A) Deadline July 12 th Evaluation July 18 th TENTATIVE SCHEDULE Part II Request for Proposals RFP Invitation (short-list) July 23 rd Proposal Deadline Sept 10 th Evaluation Sept 14 th Selection Oct 16 th (TBD) ATTACHMENTS: Appendix A Location Map Appendix B Bloomfield Site Map Appendix C Evaluation Criteria REFERENCE MATERIAL ON WEB-SITE: 1. BLOOMFIELD RFQ & MASTER PLAN DOCUMENTS 2. HRMbyDESIGN CENTRE PLAN BACKGROUND

23 Pre-qualification, Bloomfield Development Page 15 APPENDIX A LOCATION MAP

24 Pre-qualification, Bloomfield Development Page 16 APPENDIX B BLOOMFIELD SITE MAP

25 Pre-qualification, Bloomfield Development Page 17 APPENDIX C Evaluation Criteria Evaluation Criteria Capacity of development team to undertake the project: Background experience and team structure Past performance in developing and financing mixed-use urban projects Past performance working in partnership to develop, program and operate mixed-use projects Weight 60% Quality of the development concept Overall understanding of the vision and core objectives Quality of built form concept based on a strong understanding of HRM s urban design objectives related to urban growth Quality of the mixed-use concept and built form approach as a means to achieve compact, sustainable development Quality and depth of community and cultural program concept Quality and depth of affordable housing program concept Consideration of environmental sustainability elements 40%