REQUEST FOR PROPOSALS Stratton Street Mixed-Use Development Issuing Date: April 28th 2014
2 STRATTON STREET MIXED USE DEVELOPMENT RFP TABLE OF CONTENTS Part I. Part II. Part III. Part IV. Part V. Part VI. Part VII. Part VIII. Part IX. Part X. Part XI. Decision to Use Competitive Sealed Proposals Background RFP Schedule Proposal Submission Requirements Questions/Addenda Project Description Selection Process (Evaluation Committee Review) Proposal Minimum Requirements Evaluation Criteria Evaluation of Proposals Award of Contract ATTACHMENTS A. Financial Proposal Sheet B. Developer s References Form C. Certificate of Non-Collusion D. Maps E. Mixed-Use Zoning Text and Definitions F. Existing Conditions Site Plan G. Plan of Land H. Concepts
3 STRATTON STREET MIXED USE DEVELOPMENT RFP PART I. DECISION TO USE COMPETITIVE SEALED PROPOSALS The decision to utilize competitive sealed proposals is based on the Adams County Industrial Development Authority s desire to facilitate a comparative evaluation of differing price, quality, and contractual factors in order to determine the most advantageous offering when such proposals are evaluated according to the criteria set forth in this Request for Proposals. In addition, the sealed proposal process allows the Adams County Industrial Development Authority to conduct discussions with responsive proposers and allow an opportunity for a best and final offer of a selected field of responsive proposers. PART II. BACKGROUND INTRODUCTION AND OVERVIEW: The land in question for the Stratton Street Mixed Use Development is located in Gettysburg Borough, Pennsylvania, on approximately 2.4 acres near the intersection of North Stratton Street and Foth Alley (the Development Site ). This is an infill site that the Adams County Industrial Development Authority (the IDA ) is now calling for Requests for Proposals ( RFP) for redevelopment of the Development Site into a vibrant mixed-use development, including a housing component, complimentary to the surrounding area. The Development Site is presently under the ownership of the IDA, having acquired it in April 2013 for $1.3 million dollars. The successful proposer will prepare a redevelopment plan to enhance and promote the Development Site and contribute to the success of downtown Gettysburg. While the IDA presently owns the Development Site, the Developer will ultimately take ownership of the Development Site and operate the completed development. The IDA is looking for a creative approach for a completed project that will create new jobs for the community, revive an important area of Gettysburg's downtown, and increase the tax base. THE VICINITY: The Development Site is located in downtown Gettysburg, Pennsylvania in Adams County. Gettysburg Borough has a population of approximately 7,600 residents while Adams County contains approximately 101,000 residents. The Development Site is accessible from U.S. Routes 15 and 30. It is centrally located within an hour of Harrisburg, Pennsylvania and Frederick & Baltimore, Maryland, and a little over an hour to the Washington D.C./Northern Virginia region. Gettysburg and the surrounding vicinity is also home to Gettysburg National Military Park. This national battlefield park is the driving economic engine of Adams County, with over 3.2 million annual visitors. In addition, the Development Site is a short walk to Gettysburg College, home to 2,600 students, and a wide range of theaters, boutique shops, restaurants, and attractions. THE PARCEL AND EXISTING USES: Previously, the Development Site contained several buildings on multiple tracts. In total, the buildings contained office, retail, and residential uses in approximately 53,000 square feet. The buildings were demolished in December of 2013. The Development Site was site prepped, including demolition and grading, and is considered shovel-ready by the IDA. The IDA is seeking a developer willing to accept the Development Site as-is, who will address any potential environmental concerns and clean up as part of the overall redevelopment project.
4 STRATTON STREET MIXED USE DEVELOPMENT RFP INFRASTRUCTURE: The Development Site is zoned Residential Office Redevelopment (ROR). It is subject to the Streetscape Enhancement Overlay (SEO) District and also is included in the Gettysburg Borough Historic District. The Development Site is served by natural gas, electric, public water and public sewer. There is broadband and fiber infrastructure nearby. OTHER STUDIES AND INFORMATION ABOUT THE PROPERTY: A Phase I Environmental Site Assessment / EPA All-Appropriate Inquiry (EAS/AAI) was completed in 2013, prior to the demolition of the existing buildings. This was an update of a Phase I ESA and Phase II Site Investigation which was conducted in 2006. Prior environmental concerns were addressed through remedial actions, and received ACT2 program liability release. The demolition of the existing buildings was reviewed by the Pennsylvania State Historic Preservation Office ( SHPO ) and the required mitigation due to an adverse effect on the Gettysburg Battlefield Historic District was completed. Additional review will be necessary for any new construction that triggers the requirements of Section 106 of the National Historic Preservation Act of 1966 or the Pennsylvania History Code. Designs will also require review by the Gettysburg Borough Historic Architectural Review Board. PART III. RFP SCHEDULE RFP issued April 28, 2014, at 10:00 a.m. Pre-bid conference May 9, 2014, at 10:00 a.m. Optional bid conference May 23, 2014, at 10:00 a.m. Deadline for submitting questions June 13, 2014, at 12:00 noon Proposals due June 27, 2014, 10:00 a.m. Award of contract TBD Full Conceptual Design due three (3) months from date of award. THE MAY 9, 2014 PREBID CONFERENCE IS MANDATORY PART IV. PROPOSAL SUBMISSION REQUIREMENTS Proposals shall be submitted as follows: One (1) original and three (3) copies of the proposals One (1) compact disc (CD) or USB Drive of the Proposal in pdf format Proposals and any supporting documentation must be submitted in a sealed envelope marked Stratton Street Mixed Use Development to: Adams County Industrial Development Authority Attention: Robin Fitzpatrick 1300 ProLine Place Gettysburg, PA 17325
5 STRATTON STREET MIXED USE DEVELOPMENT RFP The IDA may post additional information regarding this RFP or the Development Site on the ftp site maintained by the County. The web address for the County ftp site is: ftp.adamscounty.us (the County FTP Site ). In order to access the documents on the ftp site, proposers must contact Lori Lencheski, Economic Development Specialist with Adams County Office of Planning & Development via phone: (717) 337-9824 or email: llencheski@adamscounty.us to obtain the necessary user name and password. As set forth below, any Addenda to this RFP and any responses to written Request for Information (questions) will be posted to the County FTP Site. Proposers may choose to provide additional copies if and when invited to do so for presentation purposes. Submissions will not be returned. Proposals must have information submitted in the same order of the criteria as listed in this RFP to be deemed complete and responsive. The information requested through this RFP is necessary for the selection committee to responsibly evaluate all proposals. Failure to supply the requested information may result in rejection of a proposal. Proposals deemed incomplete and / or nonresponsive will not be considered. The IDA is not responsible for the costs incurred by proposers in connection with this RFP process. Proposal pages shall be numbered. Proposals must have a Table of Contents listing the page numbers and providing documentation that demonstrates they have met each of the criteria listed. Neither faxed nor emailed Proposals will be accepted. Proposals may include any materials and information that the Developer feels are necessary to satisfy as many of the recommended features of the Project description as practicable. Complete Proposal shall include the following: A. Transmittal letter that includes: 1. Developer s name and mailing address 2. Developer s current legal status (corporation, partnership etc) 3. Federal Tax ID number or Social Security Number 4. Contact person s name, title, phone number(s), e-mail address 5. Signature of authorized principal of the developer 6. Brief project description B. Statement of Qualifications: 1. The composition and structure of the Developer and Development Team that sets forth all key members and describes their roles and responsibilities 2. Three (3) references for the Development Firm
6 STRATTON STREET MIXED USE DEVELOPMENT RFP 3. Information on past projects, including but not limited to location, type, development costs, development funding sources, and current status 4. Disclosure and summaries of any and all lawsuits (including any mediation, arbitration, or civil litigation of any nature) that Development Team members or any principals of the Development Team have been or are a party to 5. The Developer must also provide current financial statements prior to receipt of award. If there is a concern about confidentiality, financial information must be submitted under separate cover, in a separate sealed envelope, marked confidential. C. A conceptual description of the proposed development, including but not limited to: 1. Programming Needs a) Total building(s) GFS b) Total number and description of residential units c) Total number and description of non-residential units d) Total number of public and private parking spaces 2. Urban Design guidelines a) Street relationships, including but not limited to building frontage, parking and loading / service b) Open space c) Building(s) character, height and elevations d) Pedestrian amenities D. Project Schedule that sets out the anticipated time to finalize financing, securing of permits and approvals, and commencement of construction, length of likely construction period, and identification of contingencies that might alter the timing. Include how work would be phased to accommodate adequate on-site parking for the public and construction crews at each phase of development. E. A development budget that illustrates detailed sources and uses of funds for the project. For use of funds, provide an itemization of projected costs of the project including both hard and soft construction costs. Provide the type of financing planned. If available and applicable, include a letter of interest to provide financing from a lender if debt financing is proposed. F. Provide a purchase price for the Development Site. The Development Site bid shall be established in the minimum amount of $1,000,000, and no proposal providing for the purchase of the Development Site for an amount less than $1,000,000 shall be considered a responsive proposal. The successful proposer(s) who have been issued
7 STRATTON STREET MIXED USE DEVELOPMENT RFP a notice of intent to award by the IDA and whom are parties to a fully executed Developer s Agreement shall enter into an Agreement of Sale with the IDA for the Development Site. The IDA shall retain ownership of the Development Site until ninety days after the proposer(s) obtains all necessary land development plan approvals and all appeal periods or challenges to such approvals has past, or as otherwise provided for in the Developer s Agreement. G. Provide an operating pro-forma of at least five (5) years for operations, including the assumptions underlying income and expenses. The pro forma should include line items for all revenue streams and expense categories. Include, if applicable, rental rates, vacancy rates, operating expenses, growth rates, taxes, debt service, and capital reserves. Include available cash flow, cash-on-cash return, and internal rate of return. Clearly indicate assumptions. H. Include evidence of demand for the proposed development, which may include but not be limited to market studies and demographics. I. Include a description of the public benefits that will result from the redevelopment, such as creation and retention of jobs, provision of goods and services, and connections or relationships with the communities. J. Provide evidence of familiarity with urban design principals, with emphasis on pedestrian friendly amenities and landscaping. The IDA is looking for a design to complement surrounding structures, not mimic nearby historical architecture. K. Completed Certificate of non-collusion. All proposals shall remain firm for ninety (90) calendar days after the Proposal opening. Joint venture proposals shall be permitted provided that the proposal, in addition to all other requirements set forth in this RFP, includes the following items: A. A signed statement as to each of the firms stating their joint and several liability. B. An executed joint venture agreement describing the responsibilities of the joint venture parties, including details of the organizational structure. PART V. QUESTIONS/ADDENDA Proposers are encouraged to contact the IDA with any and all proposal questions. Inquiries involving procedural or technical matters shall be in writing, e-mail acceptable, to the following contact no later than 12:00 noon on May 16, 2014: Adams County Industrial Development Authority Attention: Robin Fitzpatrick
8 STRATTON STREET MIXED USE DEVELOPMENT RFP 1300 ProLine Place Gettysburg, PA 17325 rfitzpatrick@acedc.org The IDA reserves the right to issue Addenda from time to time prior to the submission deadline. Requests for Information (questions) will be answered in writing and posted on the County FTP Site. Only questions answered in writing or by Addenda and appearing on the County FTP Site will be binding. Oral statements, interpretations or clarifications will not be binding or legally effective. All Proposers are encouraged to periodically check the County FTP Site for new information on this RFP. PART VI. PROJECT DESCRIPTION HOUSING: The Development Site is located in downtown Gettysburg and is an infill site. The IDA is looking for housing that would be complimentary to the surrounding area. The housing should be a mixture of rentals, apartments, condominiums, and fee simple ownerships. Much of the surrounding area has first floor retail with apartments on the second and third floors. The neighborhood also has single family semi-detached homes. The developer should consider all types of infill housing for this site. The exterior of the housing shall be complimentary to the neighborhood; brick, stucco, muted paint tones, etc. TYPES OF BUSINESS: The Gettysburg and Adams County area is rich in agriculture and tourism. While these industries should not be discounted when looking to attract new businesses, it is understood that the area should strive to diversify its economic opportunities. With agriculture as a primary industry, the County desires to consider employers with research and development capabilities. These research and development capabilities could directly relate to our agriculture community while diversifying our economy. Additional industries that the area could support include financial institutions and/or insurance institutions. Smaller retail industries such as specialty food/beverage, building materials and lawn and garden should also be considered. UTILITIES: The Development Site is served by natural gas, electric, public water/sewer and broadband infrastructure. Met-Ed, a FirstEnergy Corporation, services the electric with a three phase 13.2kv distribution line. The natural gas service is provided by Columbia Gas Company while the public water and sewer are served by the Gettysburg Municipal Authority. Broadband is served by CenturyLink and Comcast. CenturyLink provides up to 25MB of bandwidth. It will be the selected developer s responsibility to undertake any and all work related to utility service at the Development Site. REGULATIONS: The parcel is zoned Residential Office Redevelopment (ROR). Property within the ROR District is subject to the Streetscape Enhancement Overlay (SEO) District of Part 19 of the Zoning Ordinance. The purpose of the SEO District is to maintain and improve the streetscape within the Old Town
9 STRATTON STREET MIXED USE DEVELOPMENT RFP District and the neighborhoods throughout the Borough. The SEO District includes standards for 13 specific design elements, most of which will likely be applicable to any redevelopment project at this location. The Development Site is included in the Gettysburg Borough Historic District. Any development on the property is subject to Historic and Architectural Review Board (HARB) review and to Gettysburg Borough Council approval of a Certificate of Appropriateness. It will be the selected developer s responsibility to procure any and all permits and or approvals at the Development Site. PARKING: Development on the Development Site shall be subject to the parking requirements of the Gettysburg Borough Zoning Ordinance. Nearby parking facilities include a 367 space public parking garage located just south of the site, across the CSX railroad. OPEN SPACE: A public open space or park element is desired for the Development Site. Due to its central location in Gettysburg Borough, it is an ideal space to host festivals, concerts, or a farmer s market, for example. CONNECTIVITY: The Development Site is located in an area with potential for expanded transit and enhanced pedestrian and bicycle connections to residential areas. The Gettysburg Transit Center is located immediately to the west of the Development Site. This is the transportation hub for Freedom Transit bus and trolley lines, and serves as a starting point for the rabbitexpress service between Gettysburg and Harrisburg. The Development Site is located along the proposed route of the Gettysburg Borough Inner Loop Bicycle Trail, which is currently in the implementation phase. Future development at this site will require the incorporation of this important trail connection. The Development Site also has opportunities for increasing walkability in downtown Gettysburg and providing a walkable place to live and work. Existing pedestrian connections should be maintained. CONSIDERATION OF ADJACENT PARCELS FOR DEVELOPMENT: Any proposed designs should relate to buildings in the immediate neighborhood while maintaining a contemporary appearance. Design elements found in the area should be reflected in the proposed design without duplicating any existing buildings. For example, materials, roof shapes, building shapes, and façade scale and proportion of nearby buildings could be used to influence the design. Special attention should be given to complementing nearby uses and building scale and creating a smooth transition between the core downtown area and the adjacent residential neighborhood north of the site. PART VII. SELECTION PROCESS (EVALUATION COMMITTEE REVIEW): The Stratton Street project will be awarded to the most advantageous proposer, as determined by the IDA. The selection process will be made in three phases:
10 STRATTON STREET MIXED USE DEVELOPMENT RFP 1. Each proposal will be reviewed to see whether all Minimum Requirements set forth in Part VIII have been met, and any proposal not meeting those requirements will be eliminated from consideration; and 2. The remaining proposals will be evaluated in accordance with Part IX, with each proposer being assigned criterion and composite rating by an individual evaluator appointed by the IDA; and 3. The evaluations will be reviewed in conjunction with the financial proposals, the results of any interviews and any additional information requested by the IDA, on which basis the most advantageous proposer will be identified. The IDA reserves the right to request interviews and presentations by one or more responsive proposer. PART VIII. PROPOSAL MINIMUM REQUIREMENTS In order to be considered for evaluation, the proposal must meet the RFP minimum requirements by providing the following with its proposal: 1. The Proposal must be a Complete Proposal as defined in Part IV above. 2. At least one member of the Development Team must have comparable mixed-use development experience. 3. The Developer must provide evidence of financial capacity to undertake the proposed development. PART IX. EVALUATION CRITERIA: In reviewing proposals, the following criteria will be used, in no particular order: 1. If the Proposal is likely to achieve a high quality mixed-use development that enhances the architectural character and economic viability of the community, including but not limited to tax revenue, on-site jobs, public parking, etc. 2. Adherence to the Gettysburg Borough Zoning Code, consistency with the Borough of Gettysburg Comprehensive Plan and other relative policy documents and Borough ordinances. 3. If the Proposal is likely to achieve a substantial financial benefit to Gettysburg Borough and Adams County, both through the sale of the Development Site and through tax revenue or other means. 4. Track record and financial and organizational capacity of the development team to complete the type of redevelopment project proposed. 5. Qualifications and Experience of the Development Team. 6. Proposed timeframe. 7. Public benefits from the project.
11 STRATTON STREET MIXED USE DEVELOPMENT RFP 8. The contents of a Developer s Agreement executed by the proposer, which Developer s Agreement must be acceptable to the IDA. A Developer s Agreement will be provided to the field of candidates after the Evaluation Committee has narrowed the proposal to a field of no more than five (5). Notwithstanding the foregoing the IDA reserves the right to select all or a portion of any proposal or a combination of the proposals. In addition, the IDA reserves the right to award a proposal in phases, with the ability to reevaluate the selected proposal upon substantial completion of any phase. The terms and conditions of the ultimate structure of the project are subject to negotiation and will be set forth in a comprehensive Developer s Agreement that will survive closing. PART X. EVALUATION OF PROPOSALS All proposals will be reviewed by an Evaluation Committee. Members of the Committee shall include three individuals appointed by the IDA and two individuals appointed by the County. The Evaluation Committee shall review all proposals and shall have the right to make a recommendation regarding which proposal(s), or portion thereof, is in the best interest of the IDA in accordance with the criteria set forth in this Request for Proposals. Upon making such a selection, the Evaluation Committee shall submit its recommendation to the County. If the County supports the recommendation of the Evaluation Committee, then the County shall approve a letter of support for the recommendation. Upon receipt of a letter of support from the County for a recommendation, the recommendation shall then be forwarded to the IDA for ultimate review, approval. If the IDA approves the recommendation, it may issue a Notice of Intent to Award to the successful proposer(s). PART XI. AWARD OF CONTRACT This RFP does not commit the IDA or County to award a contract for the scope of work described herein. All information submitted in response to this RFP shall become the property of the IDA, and as such, may be used by the IDA in any manner. The IDA has the sole discretion and reserves the right to cancel this RFP at any time prior to entering into a formal agreement. The IDA reserves the right to reasonably request additional information or clarification of information provided in Proposals without changing the terms of this RFP. The IDA reserves the right to waive any technicalities or irregularities in any Proposal. Neither the IDA nor any of its officers, agents, consultants or employees shall be responsible for the accuracy of any information provided as part of this RFP. If a Contract is to be awarded, the IDA will give the apparent successful Proposer a Notice of Intent to Award.