Request for Proposals for Economic Development Consultant Downtown Revitalization Initiative Durkee Street City of Plattsburgh, NY Date of Issuance: March 23 rd, 2018 Proposal Deadline: April 26 th, 2018 Introduction: The City of Plattsburgh ( City ) is seeking proposals from qualified firms or consultant teams for an Economic Development Consultant ( Consultant ) for the Durkee Street development area. Durkee Street is located on the west side of a five (5) acre site in the southeast corner of Plattsburgh s Downtown district ( Downtown ). The site is currently home to a 289 vehicle municipal parking lot, the Gateway Office Building (14 Durkee Street) and associated parking garage, the Plattsburgh Farmer s and Crafter s Market ( Farmer s Market ), and Westelcom Park which connects the Durkee Street area to the Arts Corridor. The proposed project will provide the City with a complete package ready to go out to developers that will help attract private investment in line with the community s vision for the Durkee Street site while ensuring that concerns regarding public infrastructure, especially parking, are addressed. In the last 20 years, two studies have been conducted involving the Durkee Street property: a design study, the Durkee Street Redevelopment Conceptual Design Report (Freeman, French, & Freeman), commissioned by the City in 2003, and in 2009, the Streetscape and Design Guidelines Cultural Arts Corridor and Durkee Street Redevelopment Concept Design Report (Fred Keil). These two reports, in conjunction with the public and private partnerships that brought the four-story, 20,000 square foot Gateway Office Building to the site in 2006 and facilitated the renovation of the Farmer s Market structure in 2004, comprised Phase I of the Durkee Street Project. Additionally, a market study was completed in 2016 by Camoin Associates in partnership with the City to study the Durkee Street site. Since the Camoin associates study in 2016, the City has listened to the feedback of the public regarding the Durkee Street redevelopment project. During the last two years, the initial concept for a large development in the heart of Downtown has evolved into a conceptual framework comprised of amplegreen space, recreational opportunities, riverfront access, and additional features which will be combined with the idea of smaller, more compact developments and a residential area situated closer to the existing Gateway building and parking garage in the southern end of the lot. With the impending, temporary loss of 289 surface parking spots that constitute ~65% of the off-street public parking supply, the City of Plattsburgh commissioned Carl Walker, Inc. to conduct a parking study and self-assessment. This study was paid for in part by an Empire State Development grant. The purpose 1
of this study was to make recommendations to the City of Plattsburgh Common Council regarding how best to proceed with parking arrangements Downtown so as to benefit all current and future residents, businesses, and visitors. The final report was furnished to the City in February 2018 and is available for review. While the City of Plattsburgh Common Council has the ultimate authority to determine which of these recommendations are implemented and which are not, the report includes manifold suggestions that address parking in relation to the development of the Durkee Street lot. Below you will find a short selection of propositions from the report: Institution of a managed parking system. Ensuring that the developer(s) of the Durkee Street lot include, through a combination of structured and surface parking, on-site parking for the demand created by the development of the site. Coordination to create additional public parking for the remaining spots lost during development that will not be replaced during the development of the site. A rendering has been attached (Appendix A) that was created by the City s parking consultant, Carl Walker, Inc., which demonstrates an updated vision for development at the site, including angled parking recommendations on Durkee Street and Bridge Street. The City has funding to hire a consulting firm to advance development at the site and ensure that public infrastructure needs, especially parking, are met. The City will select and coordinate with a development partner through the construction phase of the project which shall include, but is not limited to: Preparation of a development prospectus describing the opportunity at Durkee Street. Preliminary identification of and outreach to potential developers to build market interest. Development and issuance of a Request for Expression of Interest (RFEI) requesting that developers provide a plan for development consistent with community goals expressed throughout the DRI process and past processes. The RFEI would detail available funding support, results from the parking study, development principles, and the relationship to projects adjacent to or affected by the site, such as the Veterans Memorial Bridge, Durkee Street streetscape improvements, the Saranac Riverfront walk, Saranac River Trail Phase III, and the developing Food Hub and Arts Corridor. Development and issuance of a Request for Proposals (RFP) requesting that a short list of developers provide a proposed acquisition price and financing plan, along with a more detailed development plan. Management of the developer selection process and the incorporation of public input, culminating in negotiation and agreement with the chosen developer. 2
Development coordination with regard to public infrastructure needs (such as public parking replacement, open space approvals, consideration for existing business parking needs, etc.) over the course of site construction. The project is being funded in partnership with Empire State Development grant funds awarded through the NYS Downtown Revitalization Initiative. The total cost for the project is not to exceed $100,000. Location: The City of Plattsburgh is the county seat of Clinton County, New York and population center of the greater Plattsburgh Micropolitan Statistical Area. The City comprises an area of ~6.564 mi 2 (including water) and as of the 2010 census, has a population of 19,989. Located ~60 miles south of Montreal, Plattsburgh is a large shopping and vacation location for Canadian tourists and has been fondly referred to as Montreal s suburb. It is accessible by all modes of transportation. Interstate 87 a major North- South highway runs parallel just west of the City. Route 9 and Route 22 traverse the City north to south, and a variety of other major highways approach the City from the west. Opened in 2006, the Plattsburgh International Airport is located south of Downtown. The airport is classified by the federal government as an essential air service site and is currently undergoing a $55 million dollar expansion. During the 2016 calendar year, the FAA reported 129,622 total enplanements from Plattsburgh International. An Amtrak station with service to Montreal, Albany, and New York City is located in the Dock Street corridor. There is also ferry access to Vermont only five minutes north of the City in Cumberland Head. Background: In July 2016, the City of Plattsburgh was one of ten (10) communities in New York State selected to take part in the Governor s Downtown Revitalization Initiative (DRI). Following the announcement, a number of Local Planning Committee and public engagement meetings were held to gauge interest in potential projects. At the conclusion of this process, ten (10) projects were ultimately approved by the state. Since the 1970s, the Durkee Street site has been a focus of interest for development as it sits in the center of the City on the Saranac River. While the concept of Downtown development has evolved over time, the Durkee Street site remains a key asset held by the City, and its development will increase the vibrancy of Downtown by providing sustained growth in the center of the City and laying the groundwork for future investment. 3
Key Project Outcomes: Upon completion of this project, the City of Plattsburgh will have: 1) A development prospectus describing the opportunity at Durkee Street. 2) Preliminary identification of and outreach to potential developers to build market interest. 3) Development and issuance of an RFEI requesting that developers provide a plan for development consistent with community goals expressed throughout the DRI process and past planning processes. 4) Development and issuance of an RFP requesting that a short list of developers provide a proposed acquisition price and financing plan, along with a more detailed development plans. 5) Management of a selection process and the incorporation of public input, culminating in negotiation and agreement with a developer. 6) Development coordination with regard to public infrastructure needs (such as public parking replacement, open space approvals, consideration for the parking needs of existing businesses, etc.) over the course of site construction. Compensation: The contract amount for the proposed work will not exceed $100,000 for the completion of the project, including all expenses. Completion of each task s deliverables will serve as the basis for payment. The Consultant must submit a brief progress report with each invoice describing the progress on each task. Scope of Work: Consultants should review the City s previous planning efforts, which are available at http://cityofplattsburgh-ny.gov/428/downtown-revitalization-initiative to be sure that their responses are informed by the DRI Strategic Investment Plan, previously completed planning efforts, and the Local Waterfront Revitalization Plan (LWRP). The LWRP is being developed through funding provided by the NYS Department of State under Title 11 of the Environmental Protection Fund. Consultants shall review the City s Parking Study and Self-Assessment Final Report to ensure that their responses address parking concerns and the needs of the residents, businesses, and visitors Downtown. Consultants will be required to complete the scope of work outlined in this RFP. If, based on the their knowledge and experience, the Consultant believes the required scope of work should be changed in 4
any way, the suggested changes should be outlined in the Letter of Interest as described in the Submission Instructions section of the RFP. Please do not reproduce or recreate this scope of work in the Letter of Interest; only modifications to what is requested will be required and considered as part of the Consultant evaluations. A sequenced plan with costs specified for each task should be included. Work Tasks: Task #1: Preparation of a development prospectus describing the opportunity at Durkee Street. In consultation with the appropriate City departments, the Consultant shall conduct a careful site analysis of the development area which includes the 289 space municipal parking lot, the Gateway Office Building, the Farmer s Market, and the adjacent Westelcom Park which provides a connection to the Arts corridor in Downtown. The Consultant shall also identify development guidelines including, but not limited to, incentives, regulatory reform and zoning, elimination of split zones, and other potential regulatory reforms that may be required to attract economic development and investment. In addition, the Consultant will develop an action plan to help guide the process to develop the area and assist in identifying potential tenants and businesses that could be attracted to the area of development. The Consultant shall also assist with business retention and backfill of vacant commercial properties Deliverable: City will have a full inventory of the Durkee Street development area as outlined above with specific steps identified to develop the area. Task #2: Preliminary identification of and outreach to potential developers to build market interest. The Consultant will assist the City in the identification of potential commercial and residential development options and create a defined process for their identification and selection of a developer(s). Deliverable: A list of potential development partners that align with the development vision of the public and City. Task #3: Development and issuance of an RFEI requesting that developers provide a plan for development consistent with community goals expressed through the DRI process and past planning processes. The consultant will work with the City to develop the RFEI which should include but is not limited to: 1) Introduction 2) Scoring Rubric/Matrix 3) Relevant Company experience 4) Personnel 5
5) Resources 6) References Deliverable: A complete RFEI created and issued. Task #4: Development and issuance of an RFP requesting that a short list of developers provide a proposed acquisition price and financing plan, along with a more a detailed development plan. The Consultant shall have extensive experience negotiating development agreements for a wide range of commercial, residential, and mixed-use projects. The Consultant will be expected to provide recommendations and feedback to the City on redevelopment agreements negotiated by similar sized municipalities. Examples of recommendations would include: Amount, type, and timing of incentives or assistance to developers. Receipt of incentives geared toward performance. Incentives based on goals of the public and City. Use of Look Back provisions in development agreements, so that if a project is more successful than projected, the developer returns funds to the City Deliverable: A complete RFP created and issued. Task #5: Management of a selection process, culminating in negotiation and agreement with a developer, with associated public input. Deliverables: Recommendation of a firm to carry out the terms and deliverables agreed upon by the City and Consultant that is consistent with public input and vision for the site. The recommendation should include, but is not limited to, a formal memorandum provided to the City of Plattsburgh Common Council with the rationale for selecting the recommended firm. Assistance and coordination with City of Plattsburgh Corporation Counsel to negotiate a formal, legally binding agreement to develop the site as detailed in the firm s respective RFP response and all subsequent agreed upon deliverables. Task #6: Development coordination with regard to public infrastructure needs (such as public parking replacement, open space approvals, consideration for parking needs of existing businesses, etc.) over the course of site construction. The Consultant shall work with several departments of the City of Plattsburgh including, but not limited to, the Community Development Department,, the Department of Public Works, the Infrastructure Division, the Mayor s office, and the Common Council to assist in identifying, through an RFP process, a firm which will help implement the parking policy recommendations 6
selected by the Common Council to ensure that a minimum of 280 parking spots are created Downtown. Deliverable: A complete RFP, created and issued, and the recommendation of a firm to carry out the terms and deliverables detailed in the RFP regarding the design, construction, and permitting of public parking replacements. *The above Task order is not necessarily indicative of the order in which tasks shall be completed. Administration: Funding deadlines require that the City of Plattsburgh complete this project in a prompt and efficient manner. The project should run no greater than 6 calendar months from the date of contract execution. The Consultant contract will be administered by Matthew Miller, Director of Community Development. Matthew will serve as the point of contact for expressions of interest, follow-up questions, and as the community s representative/point of contact for the project. Contact information: Matthew Miller Director of Community Development (518) 536-7510 millerma@cityofplattsburgh-ny.gov Durkee Street Project Advisory Committee: An advisory committee will be formed to help guide the overall project and provide feedback throughout the process. The Durkee Street Project Advisory Committee (PAC) will be composed of community members, City staff and other stakeholders. The Durkee Street PAC will assist with Consultant selection and provide insight to and oversight of the feasibility study process. Consultant Contract Requirements: In addition to requirements detailed in the RFP, respondents should be aware that the following clauses shall be required in the consulting agreement: This agreement may be terminated by either party at any time without cause to be effected by 10 days written notification. 7
The Consultant shall comply with all applicable terms and conditions contained in the Agreement between the City of Plattsburgh and Empire State Development contracts (DRI Incentive Proposal). In the event of a conflict between this agreement and the ESD assistance agreement, the terms of the ESD assistance agreement shall control. The City of Plattsburgh is an Equal Employment Opportunity employer. Successful respondents will be required to comply with the federal Equal Employment Opportunity Act. Submission of responses by Minority and Women s Owned Business Enterprises is strongly encouraged. Submission Instructions: Offerors may be firms, qualified individuals, or consultant teams. Responses to the RFP must include all of the following elements: 1) Letter of interest (no more than 4 pages) that demonstrates a clear understanding of the issues associated with the project and communicates a clear ability to compete the scope of work as required. There is no need to repeat the required scope of work in the letter of interest. Any exceptions or suggested changes to this agreement should be clearly identified in the respondent s letter of interest. 2) A project budget, with lump sum not to exceed the price proposal, for each task as listed in RFP, including all anticipated costs. 3) Consultant will provide a detailed schedule assigning durations for the tasks outlined in the scope of work. Schedule should show the durations of individual tasks, the overall duration of each phase and the overall duration of the project. 4) A management plan identifying the Consultant personnel, including resumes, who will be working directly on the project. The project manager must be clearly identified. If a team of firms is submitting a proposal, please include resumes of all personnel working directly on the program, from both the lead firm and all sub-consultant firms. 5) Please provide examples of relevant, previous work that demonstrates the expertise and skills of the specific individuals selected as part of the project team to perform the required tasks. A one to two page summary of comparable projects should be included, along with appropriate completed work assignments and projects that support the summary. 6) Firm s effort to comply with ESD MBE and WBE goals. 8
Proposal Format: Submit five (5) complete, hard-copies of the proposal and one (1) electronic copy in a universally accessible digital format (i.e. CD or flash drive). All submissions become property of the City of Plattsburgh and the Empire State Development Corporation upon submission. Submissions may be hand delivered or mailed to: Community Development Office City of Plattsburgh ATTN: DRI Durkee Street Consultant Proposal 41 City Hall Place Plattsburgh, NY 12901 Submission Deadline: Submissions must be received by 4:00 p.m. (EST) on Thursday, April 26, 2018. Email or faxed submissions will NOT be accepted. Evaluation Guidelines: The following criteria will be used to evaluate proposals: 1) Relevant experience and successful past performance by the respondent on similar projects. 2) Experience of qualified personnel assigned to the project. 3) Understanding of scope of work and responsiveness to RFP. 4) Ability to meet timeline. 5) If the respondent proposes adjustments to the scope of work provided in the RFP, the amount of work to be accomplished within the original budget. 6) Extent of participation of MBE/WBE firms. General Conditions to Requests for Proposals: Modifications to the RFP 9
Any material clarifications or modifications to the RFP or the selection process will be made in writing and provided to all persons who submit proposals ( Proposer ). It is the responsibility of the Proposer teams, before submitting a response to the RFP, to ascertain if the City has issued any notices, clarifications, addenda, or other communications to proposers. Oral explanations or instructions from City staff, officials or consultants shall not be considered binding on the City. Reserved Rights The City reserves the right to: Modify or cancel the selection process or schedule at any time. Waive minor irregularities. Reject any and all responses to this RFP and to seek new proposals when it is in the best interest of the City to do so. Evaluate the proposals as to their veracity, substance and relevance to project and seek clarification or additional information, including evidence of the Proposer s financial status, from the Proposer and independent sources as it deems necessary to evaluate the response. Incorporate this RFP and the selected Proposer s response to this RFP as a part of any formal agreement between the City and the Proposer. Hold Harmless By participation in this RFQ/RFP process, Proposer agrees to hold harmless the City of Plattsburgh, its officers, employees and consultants from all claims, liabilities and costs related to all aspects of the selection process. Public Information All documents, conversations, correspondence, etc. between the City and Proposers are public information subject to the laws and regulations concerning disclosure that govern the New York State municipalities, unless specifically identified otherwise. Expenses All expenses related to any Proposer's response to this RFP, or other expenses incurred while the selection process is underway, are the sole obligation and responsibility of the Proposer. The City will not, directly or indirectly, assume responsibility for these costs. The proposer shall not offer any gratuities, favors, or anything of monetary value to any official, employee, or outside consultant associated with the project for purposes of influencing consideration of a response to this RFP. Notification of Award: 10
The successful respondent will be notified by phone, followed by written confirmation. For those proposals that are not accepted, respondents will be notified in writing. The City of Plattsburgh will authorize the award of a contract to the successful respondent. In the event a contract cannot be finalized within 30 days of the award, the City of Plattsburgh reserves the right to enter into negotiations with another respondent. Inquiries/Questions: Questions concerning responses to this RFP must be submitted via email to Matthew Miller, millerma@cityofplattsburgh-ny.gov and received no later than Thursday, April 19 th. Liability: The City of Plattsburgh shall not be held liable for any costs incurred by any individual(s) or firm(s) for the work performed to prepare its proposal or for any travel and/or other expenses incurred in the preparation and/or submission of its proposal or participation in subsequent interviews or presentations. Furthermore, the City of Plattsburgh shall not be held liable for any costs incurred prior to approval of the contract. 11
APPENDIX A: Parking Concept Rendering 12