Request for Proposals Big Bethel AME Church Campus Development Strategy October 21, 2013 Big Bethel AME Church 220 Auburn Avenue NE Atlanta, Georgia 30303
Introduction Big Bethel AME Church and Bethel Towers, Inc. are seeking proposals from interested and qualified individuals, firms or teams to serve as a consultant to recommend a strategy to guide the future growth and redevelopment of the Church campus on Auburn Avenue. The strategy shall identify the highest and best utilization of the buildings and site while maintaining the overall guiding principles of the Church, the Towers and their mission. The strategy shall be developed in cooperation with the Church and Tower s Board and will identify a financially feasible, neighborhood supporting plan for implementation. Please reference Attachments A and B, located at the end of this document, for the complete Scope of Work proposed for this project and the Study Area, respectively. Background Founded in 1847, Big Bethel AME Church is the oldest predominantly African American congregation in the metropolitan Atlanta, Georgia. Located at 220 Auburn Avenue the Church has a long and distinguished history of leadership in the community, as well as, a focal point for social action. Currently led by Senior Pastor Reverend John Foster, Ph.D., Big Bethel AME Church is a positive force for promoting a wholesome and progressive community within the Sweet Auburn neighborhood. The first initiative for the church came with the organization of a development entity, Bethel Towers, Inc. which constructed Bethel Towers, a high-rise building comprised of 182 affordable housing units, 4 commercial units, 7 non-revenue commercial units and ample parking for the residences of the building. Bethel Towers is located at 210 Auburn Ave as part of the church campus. In 2004 the church made several land purchases of property on the south side of Auburn Ave from Piedmont Ave to Jesse Hill Jr. Dr. After the land purchases, talk of reviving Sweet Auburn were on again but this time it was more than just rhetoric. A $45 million redevelopment plan led by a partnership between Big Bethel AME Church and the Integral Group, LLC, an urban planning and redevelopment firm, was initiated. The project, which called for the complete overhaul of the south side of Auburn between Piedmont Ave. and Jesse Hill Jr. Dr., included 154 new condos, a parking deck and 27,000 square feet of retail space. The project was completed in 2006. Study Area For the purpose of this scope of work the following buildings and properties collectively comprise the Big Bethel AME Church Campus, Bethel Towers and the Strategy Study Area. See Attachment B for more detail about the Study Area location. 1. Big Bethel AME Church (220 Auburn Avenue NE) Historic Sanctuary Building originally constructed in 1911, total gross building area is 23,402sf, seating capacity of 1,200. 2. Bethel Towers (210 Auburn Avenue NE) 15-story, 182 affordable housing units, 11 commercial units and 150 parking spaces. Constructed in 1971. 3. J.W. Dobbs Avenue Parking Lot 2.5 acre and 268 space surface parking lot operated by Lanier Parking System 4. 190 Auburn Ave Vacant lot with over 5,600 square feet of space 5. 196 Auburn Ave Vacant building with over 6,900 square feet of space 6. 204-208 Auburn Avenue NE 2-story, 9,235 square feet church administration building, that houses the administrative offices, church credit union and youth recreation center.
Submittal Items A complete and responsive proposal must include the following: A project approach and detailed scope of services including anticipated work tasks and deliverables. Please describe the tools, methodologies and frameworks the consultant will use to complete the work effectively. Summary of consultant/team experience, detailing a minimum of three recent relevant projects in similar conditions with similar scopes of work. Summary should include a brief narrative on the projects, the associated costs, and references. A statement including the full name and address of the organization and the branch office or other subordinate element that will perform or assist in performing the services described herein. Identify the firm contact name, phone and fax numbers. The names and résumés (including email addresses) of a principal and key staff members who will work on the project. Identify who will be the daily point of contact. A project fee proposal and budget for each component of the scope of work which includes estimated hours and associated hourly fees for all project personnel, as well as anticipated reimbursable expenses (estimated.) The budget should highlight any services that the consultant would propose to provide pro bono or at a reduced rate to benefit the project. A project timeline which outlines a timeframe for the project process including key milestones and an expected duration. Any additional information that demonstrates understanding and insight related to the project scope. The body of the submittal shall include a maximum of ten (10) double-sided pages (equivalent to 20 single-sided pages). An appendix of no more than five (5) double-sided pages may also be provided with materials highlighting previous work and resumes. Every effort should be made to make proposals as concise as possible. Proposals utilizing sustainable materials and delivery methods are encouraged. One (1) electronic copy (preferably a single compiled PDF format file) and five (5) copies of the proposal must be received by 3:00 p.m., November 8, 2013 at the following address: Mr. Marvin Fleming Big Bethel AME Church 204 Auburn Avenue NE Atlanta, Georgia 30303 Please address any questions in writing to Marvin Fleming via email at mfleming@bigbethelame.org. All questions must be received in writing by November 4, 2013. Questions will be answered and disseminated to all interested parties in a timely manner.
Selection Procedures Big Bethel AME Church and Bethel Towers, Inc. intend to select directly from information gained from the statement of qualifications review. However, they reserve the right to call references provided in the proposal and to require phone or personal interviews with firms included on a short list. The Church will use the following criteria in evaluating submittals. The list is not shown in any prioritized order: Responsiveness to this Request for Proposal Related experience and past performance in similar projects Abilities and capacity of professional personnel Commitment to complete work on a timely basis Understanding and insight related to project scope Big Bethel AME Church and Bethel Towers, Inc. reserve and hold without any liability on their part, the following rights and options: To reject any and/or all submittals or portions of submittals To accept proposals in any order or combination To re-advertise if deemed necessary To interview candidates prior to making a selection To issue subsequent Requests for Proposals To not negotiate or contract for the services To approve, disapprove, modify or cancel all work to be undertaken Big Bethel A.M.E. Church and Bethel Towers, Inc. will not reimburse any costs incurred prior to a formal notice to proceed should a contract award result from this solicitation. Proposal submittal costs in conjunction with this RFP shall be borne by the submitting firm. Future Work The Church and Bethel Towers, Inc. desires to develop an advisor relationship with the successful individual or firm such that independent, neutral third-party guidance is provided to the Church leadership.
Attachment A Scope of Work The purpose of the project is to advise the leadership of the Big Bethel AME Church (the Church ) and determine a revitalization strategy for the Church property and Bethel Towers that considers the following: Projected demand for affordable and mixed-income housing, as well as supportive retail and commercial uses in the Sweet Auburn neighborhood. The context of other Church space needs, ministry opportunities and adjacent land holdings including the John Wesley Dobbs parking lot and retail storefronts along Auburn Avenue. The on-going economic revitalization of its surrounding environs specifically the construction of the Atlanta Streetcar and the growth of Georgia State University that is driving an increase in student activity, increasing tourism and retail opportunities and an evolving residential demand. The context of the existing structure s condition and operational characteristics The Church s long-term financial stability needs. The consultant is charged with conducting research, performing analysis and developing recommendations pertaining to innovative and feasible approaches to the future development and operation of the Church campus. Resulting recommendations should be realistic and creative and may range in scope including but not limited to - reuse of existing facilities, interior and exterior renovations, new lease structures, sale of property, joint redevelopment of the building/ site, construction of facilities and amenities and funding and financing methods, etc. The requested services fall into three major components of research and analysis: A. Market Demand and Characteristics Research and understand market conditions that will drive a financially supportable reuse and redevelopment of Church buildings and properties to include the following. 1. Assess existing and projected trends of population and demographic characteristics impacting the supply and demand for affordable and/or mixed-income housing at the campus and specifically at Bethel Towers. Use secondary data from existing available sources to quantify: a. Number of net new households b. Renter profiles including median/average age, income and household size to characterize the attractiveness of the Church campus to specific renters. c. Projected demand for rental housing and potential demand capture on the Church campus. 2. Assess retail demand generators (existing and projected) especially employees, tourists, and students in the vicinity that will support commercial uses on the campus. Use secondary data from existing available sources to quantify: a. Volume and demographic characteristics of daily visitors, nightly tourists and conventioneers. b. Total number and demographic characteristics of nearby Downtown workers. c. Size and characteristics of nearby student population.
d. Downtown population trends 3. Translate these market audiences into supportable numbers of housings units and square feet of retail/restaurant/commercial space that could be supported on the Church campus. 4. Evaluate in comparison to Bethel Towers, competitive projects and their characteristics notably planned projects by the Atlanta Housing Authority and other similar and nearby competitive housing options. Document and assess rental rates, occupancy rates, amenities provided and plans for renovation and/or growth. 5. Engage with Big Bethel AME Church administration and leadership to document and quantify church space needs for inclusion in overall revitalization program. Specifically, a. review projections for growth of the congregation; b. review existing plans for desired new church amenities including a family life center, youth activities spaces, AME church visiting ministries and book store; and c. review church mission-directed goals for engaging and supporting the broader community through joint use of space. 6. Quantify a supportable program for the envisioned strategy for the Church campus including the following anticipated components quantified by size (units/square feet/spaces), configuration (location/proximities/access), projected rents and recommended characteristics: a. Residential Units b. Residential Amenities c. Commercial d. Church Facilities e. Parking B. Facility and Site Assessment Review and evaluate the current conditions and operations of the Church campus properties, specifically the Bethel Towers buildings, as well as, potential opportunities for and barriers to reuse and redevelopment. This shall include: 7. Fully understand the buildings, the sites and the surrounding uses by conducting walk-throughs, analyzing existing architectural drawings, boundary and topographic surveys, soil studies, energy evaluations, site plans, etc. Identify through existing sources any possible environmental constraints (building or site) that could be a barrier to a revitalization strategy. 8. Evaluate current zoning, density, and land use regulations and adopted City of Atlanta plans for the area relative to the reuse, renovation or reconstructing of the building and site. 9. Determine the physical condition of the facilities and assess previously identified desired enhancements. Are there deferred maintenance issues? Are there significant limitations to reusing the existing structure? What are renovation costs compared to new construction? Are there energy efficiency and operational cost considerations? 10. Evaluate the potential benefits and liabilities of either renovating and re-using existing structures and/or pursuing new construction taking into consideration the current occupancies of the buildings and sites
11. Complete an analysis of the current building and site conditions relative to their ability to support the following previously identified goals: a. Offer quality affordable housing with modern amenities b. Welcoming, inviting and bright access to Bethel Towers and the Church in general. c. Support the historic commercial storefront character along Auburn Avenue d. Ensure a pleasant and safe pedestrian environment around the building and site e. Respect views and siting of the historic church structure 12. Review existing operating budgets, organizational structure and any current financial relationships that impact the ability to redevelopment the buildings/sites in order to inform a financial plan for the campus. 13. Review and evaluate previous proposals for renovation and/or redevelopment of the building and site in order to understand probable expenses. 14. Quantify the market value of the existing building and site. Understand this value relative to competitive buildings and sites. C. Development Plan and Strategy Recommend a strategy that maximizes the value of the Church campus considering information gained through the Market Demand and Characteristics and Facility and Site Assessment evaluation that addresses the following. 15. Determine the feasibility of various use and development options given the operational, structural, and financial circumstances. 16. Create a conceptual framework master plan for the buildings and sites that describes the proposed land uses, structures, public spaces and circulation, which should include a site plan, (with alternatives as recommended) and rendering diagrams and drawings. Identifying potential land use and zoning changes to accommodate the proposed plan. 17. Research and document best practice examples for lessons learned that could be applied to the campus, in particular, evaluation of similar facilities in order to determine models for cooperation and support between the government, philanthropic and not-for-profit sectors (e.g. public-private partnerships.) 18. Identify community partners that would collaborate to enhance the feasibility of the proposed development. In particular, the existing programs and resources available through the City of Atlanta and Invest Atlanta should be considered for the applicability to the project, and if desirable how their requirements influence the strategy. Other possible funding support mechanisms as identified through the Best Practice research or other means should also be considered. 19. Consider potential phasing of recommendations for immediate, short term and long term action and opportunities
20. Prepare an illustrative financial model and advise on the structure of an appropriate arrangement with a developer/investor, if desired. The proposed structure of the relationship could address the following issues to be negotiated a. Magnitude and timing of payments; b. Structure of financial returns for all parties involved; c. Hierarchy of payout between partners; d. Exit options; e. Ultimate control of covenants, conditions and restrictions related to development, including the desired programmatic elements for the various tenants and stakeholders; f. Sharing and control of risk. The strategy must address the long-term financial stability needs of the Church, Bethel Towers, Inc. and the desired mission to promote the common good and to glorify God. It must prepare the Board of Directors of Bethel Towers, Inc. and Big Bethel AME Church to make decisions to execute the plan and be communicated in a way that project partners can be solicited for the opportunity. D. Meetings and Deliverables The consultant is expected to initiate, organize and manage meetings that are necessary to complete the scope of work. The following meetings, at a minimum, are expected: A kick-off meeting with the client and relevant project team members to review and refine the assignment objectives and our approach and to obtain a complete debriefing from the client about the project and any relevant information from prior work completed. This may include previous surveys, specific contacts, and other relevant information. During this session the team will review the timeline for the project. Interim working session to share preliminary findings, conclusions, and critical data points. Final working session for presentation of findings, conclusions, and recommendations. Supporting documentation in the form of exhibits, tables, and charts will be made available at the working session. Board of Directors meetings Other Church presentations The consultant is expected to produce a formal summary report which discusses the findings and articulates recommendations to the client. In addition, a presentation of the recommendations will be made to the client.
Attachment B Study Area