REQUEST FOR PROPOSAL ( RFP ) MONTGOMERY WARD BUILDING SITE REDEVELOPMENT BI-0001-15 Release Date: November 10, 2014 Submission Due: January 12, 2015 1 P a g e
TABLE OF CONTENTS ARTICLE I. NOTICE OF REQUEST FOR PROPOSAL 3 Section 1.01 Request for Proposal 3 Section 1.02 Executive Summary 3 Section 1.03 Key Dates 3 Section 1.04 Corpus Christi Area Overview 4 Section 1.05 ABOUT THE CCHFC 5 ARTICLE II. SCOPE OF WORK 6 Section 2.01 Background 6 Section 2.02 Location 7 Section 2.03 Parcel Description/Condition 7 Section 2.04 Appraised Value 8 Section 2.05 Development Objectives 8 Section 2.06 Development Incentives 8 Section 2.07 Proposal Requirements 9 ARTICLE III. SELECTION PROCESS & CRITERIA 10 Section 3.01 General Information 10 Section 3.02 Statement of Authority 10 Section 3.03 Selection Criteria & Matrix 10 ARTICLE IV. RULES AND CONDITIONS GOVERNING THIS RFP 12 Section 4.01 General Information 12 Section 4.02 Pre-Bid Conference 12 Section 4.03 Submission of Proposal 12 Section 4.04 Disqualification or Rejection of Proposals 13 Section 4.05 Withdrawal of Proposals 13 Section 4.06 Consideration of Proposals & Contact 13 Section 4.07 Termination of RFP 13 ARTICLE V. EXHIBITS 14 2 P a g e
Article I. NOTICE OF REQUEST FOR PROPOSAL SECTION 1.01 REQUEST FOR PROPOSAL This Request for Proposal ( RFP ) is issued by the Corpus Christi Housing Finance Corporation ( CCHFC ), a Texas housing finance corporation, to seek competitive detailed proposals ( Proposal ) from private developers and development teams ( Proposer ), for a Sale and Redevelopment Agreement ( Agreement ) for the Montgomery Ward Building Site. The Agreement shall provide that the selected Proposer ( Developer ) shall acquire, develop, design, finance, construct, operate and maintain a multi-family residential or mixed-use development at the site of the Montgomery Ward Building in downtown Corpus Christi. This competitive RFP process will provide the CCHFC flexibility to select the Proposer whose Proposal is deemed to best meet the CCHFC s objectives and to negotiate with such Proposer to arrive at a mutually beneficial Agreement. SECTION 1.02 EXECUTIVE SUMMARY Corpus Christi is experiencing a period of economic growth and is seeking to expand its downtown revitalization efforts in order to improve quality of life for current residents and the influx of new residents expected over the coming years. In July 2014, the CCHFC completed acquisition of the Montgomery Ward Building and adjacent parking lot in order to make the 24,000 sq. ft. parcel along North Chaparral Street between Schatzell and Peoples Streets available for adaptive reuse, redevelopment and/or demolition and new construction. As such, the CCHFC seeks Proposals from qualified developers/operators with extensive experience to finance, design, develop, construct, operate and maintain a residential or mixed use complex at the Site of the Montgomery Ward Building. It is anticipated that the selected Proposer will possess the ability and demonstrated experience to manage all aspects of the development process and to operate and maintain the proposed complex. The CCHFC makes no representation concerning findings, information or opinions in the environmental, structural or assessment reports. The property will be sold in its as is, where is condition. The CCHFC will not pay for any professional services associated with creating, preparing, submitting or carrying out any development Proposal in response to the RFP. SECTION 1.03 KEY DATES RFP Release Date Monday, November 10, 2014 Pre Bid Conference & Site Visit Monday, December 01, 2014 Requests for Information due on Purchasing Portal Monday, December 08, 2014 Responses Uploaded on Purchasing Portal Monday, December 15, 2014 RFP Bid Submittals Due Monday, January 12, 2015 Proposal Selection Announced Spring 2015 Following selection of a Proposal, a Letter of Intent or Memorandum of Understanding may be created to facilitate negotiations for the final Development Agreement. 3 P a g e
SECTION 1.04 CORPUS CHRISTI AREA OVERVIEW With an estimated population of 316,381 (2013), Corpus Christi is the largest city on the Texas Gulf Coast, 8 th largest city in Texas and 60 th largest in the nation. Located in South Texas, approximately 460,110 people live within one hour of the City. Corpus Christi is among the most popular tourist destinations in Texas offering a rich blend of culture, nature, and land- and seabased recreation and entertainment. Corpus Christi has been named America s Birdiest City every year since 2003. This year, Texas State Aquarium was ranked #2 Aquarium in the nation by USA Today and has begun a $50 million capital campaign to create the Caribbean Journey wing. Other attractions include: Whataburger Field, home of the Corpus Christi Hooks Corpus Christi Museum of Science & History Art Museum of South Texas U.S.S. Lexington American Bank Arena & Convention Center Padre Island National Seashore Schlitterbahn Corpus Christi The City has historic roots, an investment friendly outlook, and a vibrant and growing economy. The Port of Corpus Christi is the 5 th largest in the nation by tonnage. Foreign investment is at an all-time high in the region. Corpus Christi has received national recognition for job growth and economic performance, including: 6 th in Bouncing Back: The Most Recession Recovered Cities in America, 2014 (Washington Times) 17 th in Top 25 Cities for Global Trade, 2013 (Global Trade Magazine) 9 th in the Nation for Housing Market Recovery, 2013 (Forbes Magazine) 16 th in Largest Growing Cities Since the Recession, 2013 (Forbes Magazine) #4 in Mid-Size City Job Growth, 2013 (Forbes Magazine) Top 25 Best Performing Cities, 2013 (Milken Institute) Ranks #2 for Best Cities for Jobs, 2011 (Forbes Magazine) Best Performing Cities, 2009 (Milken Institute) Texas A&M University - Corpus Christi is also contributing to our regional growth with historic enrollment, the Coastal Bend Business Innovation Center and pursuit of emerging research institute designation. In January 2014, TAMUCC was chosen as one of 6 Unmanned Aircraft System Vehicle test sites across the nation by the Federal Aviation Administration. Additional recognitions include: Top Colleges for Hispanic Students, 2014 (best-colleges) Top 25 College Campuses in the Nation with the Best Weather, 2014 (Best-College Reviews) Top 10 in the Nation, 2014 (U.S. News & World Report) Top 50 Most Affordable Colleges, 2013 (Affordable Colleges Online) University Graduate Nursing Program Among the Best Online Education Programs, 2013 (U.S. News & World Report) Top Military Friendly Schools, 2012 (G.I. Jobs Magazine) 4 P a g e
Corpus Christi is in the midst of a transformative period. Unemployment in the region is at 5.4%, versus the State of Texas at 5.6% and the US at 6.3%. New residential permits in the City of Corpus Christi rose from 657 permits (valued at $98.6 million) issued in 2010 to 1,255 permits (valued at $240.5 million) issued in 2013. The City is conducting a community wide Comprehensive Plan update, Plan CC 2035, which will create a 20-year policy and strategic framework for the entire city. Additionally, the Downtown Area Development Plan underway is expected to be complete by Spring of 2015. The Downtown Area Development Plan will facilitate revitalization of the greater Downtown Corpus Christi area, which is the historic center of the City. SECTION 1.05 ABOUT THE CCHFC The Corpus Christi Housing Finance Corporation is a Texas housing finance corporation organized in 1980 by the City of Corpus Christi to assist in the development of housing. The CCHFC board of directors is comprised of the members of the City Council of Corpus Christi, and the CCHFC operates under Chapter 394 of the Texas Local Government Code. 5 P a g e
Article II. SCOPE OF WORK SECTION 2.01 BACKGROUND The Site for the proposed redevelopment is located at 501-521 N. Chaparral Street, in the Central Business District of Downtown Corpus Christi. At the intersection of Peoples Street and Chaparral Street, the Site is one block from the white collar corporate employment center of uptown and the leisure recreation/boating center of the People s Street T-Head in the Marina. The greater downtown area revitalization is gaining momentum with $15 million of recently completed infrastructure/streetscape projects and new or planned projects due to be completed by 2020. The subject property is located in an area of historic buildings that contain apartments, restaurants, bars, retail and office space, though some are vacant. In addition, the subject property is close to modern office space and parking garages. In 2007, the City began efforts to redevelop the Site of the Montgomery Ward Building with a long term lease. After an extensive period of leasing and various efforts to redevelop the Site, the CCHFC finally purchased the Site from the original owners family in July 2014 in order to make it available for purchase and redevelopment. The Montgomery Ward Building is a 3-story Second Renaissance Revival building constructed in 1924, and the only remaining building on this Site, that was once fully developed. The remaining portions of the Site contain 36 covered parking spaces on a recently asphalted, gated lot. A longterm lease of the Ward Building and purchase of the adjacent property occurred in 2006 through the Corpus Christi Community Improvement Corporation (CCCIC) in order to construct a parking lot that facilitated the development of the Nueces Lofts apartments at the corner of Chaparral and Peoples Streets. The property subsequently was acquired by the CCHFC in order to allow the CCCIC to make other investments with its funds. The property now is surplus to the needs of the CCHFC and available for sale in a manner to further facilitate the redevelopment of this property and downtown Corpus Christi. As a result of a 2008 attempt to use federal funds for demolition of the Ward Building, the Texas Historical Commission notified the City that the Ward Building was eligible for Historic Designation and Historic Rehabilitation Tax Credits (Exhibit B). Thus, the CCHFC and the Texas Historical Commission would look favorably on historic renovation. This is not a requirement of a Proposal for the Site redevelopment, as long as the Proposer does not attempt to use government funds for demolition. The CCHFC envisions the primary use as multi-family residential, and strongly encourages ground floor design and programming along Chaparral Street that encourages pedestrian connectivity, through inclusion of retail and/or other active uses. Recent market analysis indicates multifamily rental occupancy is over 95%, with an additional 2,000 units needed over each of the next five years to meet increasing demand. Retail vacancy in the Central Business District is approximately 6%, higher than other parts of the CCHFC. Corpus Christi has almost 30% more eating and drinking sales than expected from residential spending in a community its size, indicating is popularity as a leisure tourist destination. 6 P a g e
SECTION 2.02 LOCATION As mentioned above, the Site is located at the intersection of North Chaparral Street and Peoples Street. Its adjacent uses are: North Corpus Christi Business Center, 4-story Commercial Office Building East - Nueces Lofts, a 10-story Historic Designated Mixed Use (64 residential units) & Nine Level (951 Space Parking Garage) managed by Laz Parking South - Vacant Building For Sale & Cosmopolitan of Corpus Christi Under Construction ($24 million mixed-use project with 165 residential units and 3,800 sq. ft. of retail space) West - Asphalt Paved Parking Lot & Retail Buildings SECTION 2.03 PARCEL DESCRIPTION/CONDITION The Site consists of Lots 1-4, Block 11, Beach Portion. These are horizontal lots, but have been sub-platted in a different arrangement over the years. The addresses are 501-521 N. Chaparral Street, though some documents may refer to 540 N. Chaparral Street, which was at one time the number on record with the Nueces County Appraisal District database. Properties west on N. Chaparral Street are in fact, odd numbered. Re-platting will be required for the Site to have a single address. Parcels included in the Site are: Property ID Geographic ID Legal Description 191694 0540-0011-0010 BEACH LTS 1 & 2 BK 11 191695 0540-0011-0030 BEACH N70 OF E105 OF LTS 3 & 4 BK 11 191697 0540-0011-0035 BEACH S30 OF E105 OF LT 3 BK 11 191698 0540-0011-0040 Beach W45 OF LTS 3&4 BK 11 Lots 1, 2 and the western portion of Lots 3 & 4 contain 36 covered parking spaces, on a paved asphalt lot that was constructed in 2011. The parking lot is currently leased to Beach Center Corporation through 2017 for Nueces Loft tenants. The Lease can be terminated with a 60-day notice, however 36 additional parking spaces will need to be provided with any Proposal, as indicated in the Special Warranty Deed (Exhibit I). On the eastern portion of Lots 3 & 4 sits the Montgomery Ward Building, on a rectangular-shaped, fully developed tract of land of approximately 15,000 sq. ft. The building was originally used as the Montgomery Ward & Company Department Store, and was closed in 1969. The structure is Second Renaissance Revival masonry construction with an exterior of both unfinished and painted face brick. The building has two stairwells to all three floors as well as an elevator shaft which previously served all three floors. The mezzanine has two additional staircases leading up to the second floor. The southern wall of the first and second floors was once part of a common party wall with another building that has since been demolished. This portion now has steel frame partitioning with the exterior covered with painted plywood siding. The interior has steel beams and columns with a concrete cover of the floor areas. The roof has a steel joist roof system. The total gross building area is approximately 21,973 sq. ft. Distribution of this space is as follows: 1 st Floor approx 7,242 sq. ft. / 18 ft. clearance outside of the mezzanine area Mezzanine approx 2,900 sq. ft. / 8 ft. 4 in. clearance 2 nd Floor approx 7,379 sq. ft. / 11 ft. clearance 3 rd Floor approx 7,352 sq. ft. / 9 ft. clearance. 7 P a g e
As part of an overall renovation project, the property will need to meet current building codes. There will also be a need for an asbestos abatement. Additional information is available in Exhibit D- Structural Assessment Zoning is Downtown Commercial (CBD). Multifamily and upper story residential units within commercial business structures are the residential uses permitted. Additional commercial uses allowed can be found in the Unified Development Code 4.5 Commercial Districts SECTION 2.04 APPRAISED VALUE The most recent appraisal the CCHFC has for the property was conducted by Burbach and Associates Inc., Real Estate Appraisers and Consultants in June 2008 (Exhibit E). The report states the value of the Lots 3 & 4, including the building, is estimated at $645,000 fee simple. This is provided as guidance for Proposers. In additional, the most recent Nueces County Appraisal District valuation totals $445,150 for all four parcels. SECTION 2.05 DEVELOPMENT OBJECTIVES As indicated in the sections above, the CCHFC has identified this site as an important piece to our overall downtown redevelopment. The Proposal should meet the following objectives: Be a catalyst for Revitalization, adds to downtown momentum Addresses demand for High Density Multi-Family Residential Units Maximizes location at North Chaparral Street & Peoples Street, utilizes entire parcel Enhances the historic cultural fabric of downtown Corpus Christi with rehabilitation of Montgomery Ward Building or demolition and construction with distinctive character Incorporates innovative and sustainable urban design principles, green building design strategies and other industry best practices Active storefront uses; increases pedestrian oriented activity, pedestrian friendly design and innovative parking solutions SECTION 2.06 DEVELOPMENT INCENTIVES The CCHFC is interested in assisting in the redevelopment of the Site, as it is integral to the fabric of the downtown. While the proposed purchase price for the property will be a significant factor in the evaluation of proposals, the CCHFC may consider providing as a grant a portion of the value of the property in order to assist in a desirable development. The CCHFC requests that Proposers identify any proposed contribution that will be requested from the CCHFC, and acknowledge that formal and specific incentive amounts are unlikely until a final design is selected. The CCHFC will consider the use of incentives if there is a demonstrated need to make a project feasible. The following are examples of incentives that the Proposer may utilize in the development of a Proposal and Project Costs: Federal Historic Rehabilitation Tax Credit, (20% Rehab Costs) State Historic Rehabilitation Tax Credit (Franchise Credits, 25% Rehab Costs) Tax Increment Reinvestment Zone Financing 8 P a g e
Administrative Re-platting (Private survey & recording costs not included) Façade Improvement Grant Additionally, the City of Corpus Christi has indicated the importance of Chaparral Street in the revitalization of Downtown by making investments in public infrastructure. In 2008, voters approved $4.8 million for the two block portion from William Street to Schatzell Street. On November 4, 2014, voters approved an additional $5 million for the next three blocks of Chaparral, from Schatzell Street to Taylor Street. The 2014 Chaparral Streetscape Improvements project will continue the two-way design of the street and add new curbs, widened sidewalks, lighting and landscaping improvements. The 2008 Chaparral Streetscape Improvements were completed in late 2014. SECTION 2.07 PROPOSAL REQUIREMENTS The CCHFC requires each Proposer to submit Proposals clearly addressing all of the requirements outlined in this RFP. Proposals are to include the sections listed below, with tabs noting each section. (a) Cover Letter The cover letter should include RFP title, the Proposer s name and the submission date. Clearly state the name, address and phone number of the person who will serve as the contact during the selection process and identification of all persons authorized to negotiate in the process between Proposal and execution of an Agreement. (b) Proposed Project Summary Project Description Design illustration of the proposed project to include layout, square footage (including a breakdown describing the type and use of the area) Site Plan & Floor Plans Parking Plan (or Partnership with Parking Lot to East) Project Timeline and Development Schedule (Estimate from Feasibility Analysis (Review of Local / Regional Market Characteristics) Any studies conducted in development of Proposal. (c) Project Cost Project Purchase Price and Budget (Sources & Uses) Identification of Alternative Funding & Development Incentive Utilization Financing Plan Pro Forma ( Annual Operation Expenses & Revenues) (d) Proposer Experience & Financial Capability (Development Team Qualifications) Organizational Chart of Development Team Identification of Principal Staff and Governing Board Members Experience & Roles of Individual Development Team Members Description of the Proposer s experience in developing, maintaining, and operating residential or mixed use complexes (Financial structure, size, and location of any referenced residential or mixed use complex.) 9 P a g e
Summaries of Recently Completed Projects (Past 5 years) Illustrating: o Experience with Government Entities o Ability to undertake projects in complex urban environments o Ability to assemble necessary funds o Level of financial commitment, investment in Projects by Proposer o Capacity to complete projects on time and within the established budget. Article III. SELECTION PROCESS & CRITERIA SECTION 3.01 GENERAL INFORMATION All Proposals will be evaluated by a CCHFC Selection Committee. This Committee will be responsible for selecting the Proposer for further negotiations. The Committee may request clarification of any submitted Proposal. Each Proposal shall be subject to the same review and assessment process. Proposers will be notified in writing of any change in the specifications contained in the RFP. Upon selection of a Proposer, terms and conditions of an agreement will be negotiated and an Agreement prepared for consideration by the CCHFC. With its Proposal, the Proposer must submit a complete set of any additional terms and conditions for inclusion in the final Agreement. Selection of a Proposer does not guarantee that the CCHFC will contract with the selected Proposer. If contract negotiations do not meet with the CCHFC s expectations, the CCHFC reserves the right to cancel negotiations and select another Proposer. The CCHFC reserves the right to reject any and all Proposals. The CCHFC reserves the right to consider historical information and facts, whether gained from the Proposer, references or another source, in the course of evaluation process. As part of the selection process, the CCHFC may require a background check by a firm of the CCHFC s choice, at Proposer s expense, not to exceed $2,500. SECTION 3.02 STATEMENT OF AUTHORITY The CCHFC has the right to solicit this RFP and facilitate development of a contractual relationship with a developer, subject to the conditions set out in this RFP and approval by the CCHFC. SECTION 3.03 SELECTION CRITERIA & MATRIX The Committee will thoroughly evaluate each response to this RFP in accordance with the Development Objectives, Proposal Requirements, as illustrated in the following matrix: 10 P a g e
Montgomery Ward Building Site Redevelopment - RFP Selection Criteria Matrix Maximum Evaluation Factors Points Compliance with Development Objectives & Project Design Catalyst Project Potential Residential Development, Description of Mixed Use Programing Maximizes Location Urban Design Principles, Green Building Design Strategies & Other Industry Best Practices Pedestrian Oriented Design & Parking Solutions 30 Detailed Project Description Distinctive Character (Historic Rehabilitation OR demolition and Architecturally significant redevelopment) Site Plan & Floor Plans Parking Plan (36 Parking Spaces Required according to Deed Restrictions) Project Timeline & Development Schedule Feasibility Analysis Studies Conducted Project Cost & Financial Feasibility Project Purchase Price and Budget 50 Utilization of Alternative Financing & Structure of CCHFC Participation Conceptual Financing Plan (expected sources and uses of funds for the project) Total Project Cost Analysis Experience & Financial Capability of Proposer (Development Team) Organizational Chart Identification of Principal Staff & Governing Board Members of Entities Proposer (Development Team members) Experience & Roles in Proposed Project 20 Summaries of Recently Completed Projects (Past 5 years) Illustrating: o Experience with Government Entities o Ability to undertake projects in complex urban environments o Ability to assemble necessary funds o Level of financial commitment, investment in Projects by Proposer o Capacity to complete projects on time and within the established budget. 100 TOTAL 11 P a g e
Article IV. RULES AND CONDITIONS GOVERNING THIS RFP SECTION 4.01 GENERAL INFORMATION The Proposal process will be administered through the City of Corpus Christi s Supplier Portal at http://www.cctexas.com/business/supplierportal. In order to access the RFP, supporting documents and get the most up to date information, Proposers will need to create an account at this page. Additionally, more information about this project and the community can be found at www.cctexas.com/wardrfp. The CCHFC hereby designates Christela A. Morales as the Procurement Officer with overall responsibility for the procurement and administration of this solicitation. Ms. Morales information is as follows: Christela A. Morales, Procurement Manager City of Corpus Christi, Purchasing Division P.O. Box 9277 Corpus Christi, Texas 78469-9277 Phone: (361) 826-3160 Fax: (361) 826-3174 christelam@cctexas.com All inquiries or requests regarding this RFP must be submitted electronically to the Procurement Officer via the City of Corpus Christi Supplier Portal by Monday, December 8, 2014 in accordance with Section 1.03 Key Dates. The Procurement Officer has the sole authority to respond to questions submitted on in relation to the RFP. Answers will be loaded into the Supplier Portal and released simultaneously to all prospective Proposers. It is Proposer s responsibility to review this site and ascertain whether any amendments have been made prior to submission of a Proposal. No oral statement of any person shall modify or otherwise change or affect the terms, conditions or specifications stated in the RFP. SECTION 4.02 PRE-BID CONFERENCE A Pre-Bid Conference will be held in the 6 th Floor Conference Room in Corpus Christi City Hall located at 1201 Leopard, Corpus Christi, Texas, on December 1, 2014 at 2 PM, in accordance with Section 1.03 Key Dates of this RFP. The purpose of the Pre-Bid Conference is to provide an opportunity for prospective Proposers to examine the RFP, pose questions, obtain clarification about this RFP and tour the Montgomery Ward Building. SECTION 4.03 SUBMISSION OF PROPOSAL Proposer shall submit its Proposal electronically, as instructed herein, via the City Of Corpus Christi Supplier Portal at http://www.cctexas.com/business/supplierportal by January 12, 2015. The date and time the Proposer electronically submits its Proposal via the City of Corpus Christi Supplier Portal shall be electronically recorded and shall be the official time stamp for the 12 P a g e
purpose of this RFP. All Proposals must be complete and accurate and in approved format specified herein. Proposals submitted directly to the CCHFC by facsimile machine, e-mail or hard copy will not be considered, nor will Proposals received after the Due Date stated in Section 1.03 be considered. Proposers shall comply with the additional detailed instructions regarding submission of Proposals found in Section 2.07 Proposal Requirements of this RFP. All documents submitted in response to this RFP shall become the property of the CCHFC. By submission of its Proposal, the Proposer affirms that its Proposal is firm for one hundred eighty (180) days after the Due Date stated in Section 1.03. SECTION 4.04 DISQUALIFICATION OR REJECTION OF PROPOSALS Proposers may be disqualified for any of the following reasons: There is reason to believe that collusion exists among the Proposers; Proposer lacks financial stability; Proposer has failed to perform under previous or present contracts with the CCHFC; Proposer has failed to adhere to one or more of the provisions established in this RFP; Proposer has failed to submit its Proposal in the format specified herein; Proposer has failed to submit its Proposal before the deadline established herein; Proposer has failed to adhere to generally accepted ethical and professional principles during the Proposal process; or, Proposer has failed to provide a detailed cost summary in the Proposal. SECTION 4.05 WITHDRAWAL OF PROPOSALS Proposals may be withdrawn through the City of Corpus Christi Supplier Portal prior to the Due Date stated in Section 1.03. SECTION 4.06 CONSIDERATION OF PROPOSALS & CONTACT Discussions may be conducted with Proposers for the purpose of clarification, to assure full understanding of and responsiveness to requirements in the RFP. Should the CCHFC require clarification from the Proposer, the CCHFC shall contact the individual named as contact person in the RFP. There shall not be disclosure of any information derived from Proposals submitted by competing Proposers. Until an Agreement is executed, the CCHFC reserves the right to reject any Proposals, waive technicalities, re-advertise for new Proposals or to proceed in any manner in the best interest of the CCHFC. SECTION 4.07 TERMINATION OF RFP The CCHFC reserves the right to cancel this RFP at any time. The CCHFRC reserves the right to reject any or all Proposals submitted in response to this RFP. 13 P a g e
Article V. EXHIBITS A. Aerial & Photographs of Redevelopment Site B. Texas Historical Commission Letter Studies & Assessments C. 2008 Appraisal Report - Burbach & Associates D. 2013 Structural Assessment Martinez, Guy & Maybik, Inc. E. 2006 Environmental Site Assessment Envirotest F. 2008 Corpus Christi Downtown Vision Plan Sasaki and Gignac & Associates Legal Documents G. Title Insurance H. Property Deed I. Parking Lot Lease & Special Warranty Deed for Lots 1 & 2 14 P a g e