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HomeMy WebLinkAboutPENNY FLATS (BLOCK 33) - PDP - 32-05 - REPORTS -RESOLUTION 2004-081 OF THE COUNCIL OF THE CITY OF FORT COLLINS DIRECTING THE CITY MANAGER TO INITIATE A PROCESS FOR DISPOSITION AND APPROPRIATE DEVELOPMENT OF CERTAIN CITY -OWNED PROPERTY KNOWN AS BLOCK 33 WHEREAS, the City has heretofore embarked upon an assembly of land in Block 33 of the original plat of the City through various purchases, and now is the owner of the entire block; and WHEREAS, over the passage of time events have occurred with regard to the development of the Latimer County office and justice center buildings and the City's Mason Street office building that obviate the need for the City to retain ownership of approximately three-quarters of Block 33 for municipal purposes; and WHEREAS, the City's comprehensive plan, known as "City Plan," has established a character and vision for the downtown area which includes residential development, mixed with other compatible uses conceived to conform to the design standards of the Civic Center Master Plan and the Downtown Plan; and WHEREAS, the Downtown Civic Center Master Plan, dated July 1996, calls for residential mixed -use development on three-quarters of Block 33; and WHEREAS, the Land Use Code permits residential mixed -use development in the zone district applied to Block 33; and WHEREAS, the Council has determined that it is in the best interest of the City that, if portions of Block 33 are to be sold, they be sold to purchasers who are ready, willing and able to develop the property in rigorous accordance with the adopted City Plan policies and principles including the subarea plans that are incorporated therewith and are applicable to Block 33; and WHEREAS, the staff has recommended, and the Council agrees, that a process designed to solicit proposals from potential purchasers/developers that would result in an "exclusive negotiating agreement," is desirable with regard to the sale of portions of Block 33, which process would result in the issuance of a request for statements of qualifications from interested development companies or teams, and would include in the request specific goals to be achieved by the development of the site with respect to City Plan and its related subarea plans. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS that the City Manager is hereby directed to initiate a process for the disposition and appropriate development of Block 33 with a view toward soliciting an "exclusive negotiating agreement" with the best qualified developer, whereupon the City would enter into an agreement to negotiate exclusively with that developer (or team of developers) for possible development of the Block in rigorous conformity with the City's Comprehensive Plan, prior to returning to the City Council for any final action on the disposition of Block 33. -15- -iE6a�LY PARK ' I }t ALPINE-ST n :a -° S'f E-VINE-DR UJ wr > LINDEN -CENTER DR Q Z � WrtllwYr •' � � IweR) j�'J�N � ; COY�L CC:LWSiiERfT.1EiE K EHERRY-ST m Tnnr<porntion "'n1ef MAPL•E-ST Pine street Loft WASMtPARK (wWer cmwtrbeben) City )la! _ 2 () €ET P c �i�(•• Civic twM atru �� ; B LAPOR•TE•AVE O m S m v a••, m D m E•pNOa•N c Lanrner C*.+ty tenenc � Juetioe Ceneer ae iNn in W'MOUNTAINAVE E-MOUNTAIN-AVE CwkCerb. t.ainrr CwrRy Parkam Sbwetwe Cuertbabee OKrce Bri)dnp Old T~ Leib ConiZ W'OAK-ST Orrene) E•OAK-ST F R`Sip. Imrne'r Omseucbm) F9 I WOL-IVE-S, T E•OL-IVE ST g / 8 m�m m y m W MAGNOL•IA 5T -N+ > m Z D m m G m (n D -� Z m m = I 2 m Z N W MUL•IIE RY-S FE�MYRTLEST- 9/9/04 Why is it in the City's best interest to select (the submitting Development Team) for the project? (Counts toward the 20 page maximum) 10. The Statement should include any other information deemed necessary by the submitting Development Team. (Counts toward 20 page maximum.) The City of Fort Collins appreciates the interest of submitting Development Teams in this project and looks forward to receiving Statements of Proposal. -13- H. Statement Format Interested Teams shall submit 9 copies of their Statement of Proposal. The statement shall be well composed and shall concisely present the Team's qualifications for the project. Lengthy submittals are discouraged. All statements shall contain all information as requested in this RFP, and any additional information that the submitting Team deems necessary. The Statement shall be limited to a maximum of twenty (20) 8 % "11 inch pages, in the form of 20 single sided sheets or 10 double sided sheets. The Statement may include appendices. However, submitting Teams should not assume that appendices other than resumes will be read. All Statements must adhere to the following format: 1. Letter of Introduction and Interest addressed to The Block 33 Selection Committee. This letter should include.the name,. address, and telephone number of the Lead Firm and the signature of the person.having authority to make the Statement for the Team and the authority to enter into a formal contract with the City. (Maximum of 1 page in length but does not count toward the 20 page maximum.) 2. Summary of the Lead Firm's organization and management. Include location of local office, size of staff, phone number, website address, and years in existence. (Counts toward the 20 page maximum.) Define financial capacity to develop this project. 3. Describe the relevant experience of the key personnel of the proposed Development Team that will actually provide services to the City. Indicate ability to assign sufficient experienced personnel at all levels as needed to ensure the success of the project. (Counts toward 20 page maximum.) Resumes of principal personnel who will work on this project may be included in the appendices which do not count toward the 20 page maximum. 4. Profile of the overall organization of the Development Team and any sub -consultants in a concise organizational chart. Indicate areas of responsibility. (Counts toward the 20 page maximum.) 5. Examples of previous project work, demonstrating relevant experience in the design and construction administration of mixed -use multi -family residential projects. Examples shall be identified by photograph, project name, location, plans and elevations, brief description, and responsibilities. These pages only may be 11x17 inches and folded within the bound document for clarity if needed. Experience that does not include at least some members of the proposed project team will be considered irrelevant and should not be included. (Counts toward the 20 page maximum) 6. References: Provide at least 5 appropriate references for similar projects in which similar services have been provided to a municipality. Provide contact names, current addresses, phone numbers which the City may contact. For each reference include a brief description including the location and approximate cost of the project. (Counts toward the 20 page maximum) 7. A list of the Development Team's clients, including name, address and telephone numbers. This list will be considered proprietary if so requested by the submitting Team and will be destroyed at the end of the selection process. List projects completed and cancelled with reasons for termination. (Counts toward the 20 page maximum) 8. List of awards, honors, or examples of projects indicating design excellence. (Counts toward the 20 page maximum) 9. The Statement must include a brief response to the following question: -12- Members of the Selection Committee will check references of the top ranked Teams using the following questions. The evaluation rankings will be labeled Satisfactory/Unsatisfactory. UALIFICATION STANDARD Overall Performance Was their performance on projects similar in size, scope and complexity to the Block 33 project satisfactory? Did they adequately demonstrate,the skills required by the project9 Financial Capacity Has the Lead Team (or firm providing financial -backing) shown consistent financial stability over time?. Timeliness Were projects similar in size, scope and complexity to the Block 33 project completed in a timely manner? Were interim deadlines met? Communications Have they interacted successfully with development review agencies? Were they responsive to agency requirements? Did they anticipate problems or issues? Were problems or issues solved creatively, uickl and effectively? Project Success Was initial market evaluation performed accurately? Was the project marketed successfully? Has the project enhanced its surroundings? - 11 - the length of the contract. The Development Team will be required to assign sufficient personnel to its local office to provide full authority for decision making and immediate availability for ongoing daily contact. G. General Evaluation Criteria The selected Team will be chosen based on the Statement of Proposal, the personal interview, reference checks, financial ability and the best interests of the City of Fort Collins. The rating scale shall be from 1 to 5, with 1 being a poor rating, 3 being an average rating, and 5 being an outstanding rating. The following criteria will be used to evaluate candidates' written proposals and interview sessions: WEIGHTING QUALIFICATION STANDARD FACTOR 1.0 Presentation Does the proposal show an understanding of the project objective, methodology to be used and results that are desired from the project? Is the written Statement of Proposal thorough, accurate and succinct? Is the interview presentation clear, well organized, informative and succinct? 3.0 Capacity to Deliver Does the Team have the financial capacity to undertake this project? Is there sufficient evidence of pertinent and successful prior experience in residential, mixed -use, downtown development projects? Have previous projects been delivered on time, at or under budget, attractive, sensitive to their context, functional outside and inside, built with sustainable or green technology? 2.0 Personnel Are all of the required qualifications represented Qualifications sufficiently on the Development Team? Do the persons who will be working on the project have appropriate skills, training and experience? 1.0 Personnel Is sufficient staff with the requisite skills assigned and Availability available to engage ' in the project? 'Does the Development Team have a local presence with sufficient dedication of staff to make decisions, attend frequent meetings and perform day to day tasks? 1.0 Financial Incentives What is the amount of financial incentives due to or to/from the City from the City for the use/purchase of this property. 2.0 Communications Does the Development Team have previous experience and Team Work working successfully together and/or working successfully on municipal projects or projects of similar size, scope, and nature? Does the Development Team show an understanding of effective communication methods when interacting with municipal development review teams or similarly sized or diverse reviewing groups? -10- 6. All costs, including associated travel and expenses, incurred in the preparation of the Statement shall be borne solely by the submitting team. 7. The City will not return Statements, or other information supplied to the City by the submitting Teams. E. Evaluation Of Statements Of Proposal All Teams responding to this Request for Proposals with valid submittals will be considered candidates for review. The selection committee, approved by the Executive Director of Community Planning and Environmental Services (CPES), will screen all submittals received in response to this RFP. When the screening process is completed, all candidates will be notified. The most qualified Development Teams, as determined by the Selection Committee, will be notified and placed on a short list. All of the short listed teams will be given an opportunity for an interview with the selection committee, and will be given ample time to prepare for the interviews. Detailed information about the interview process will be provided to each team on the short list at the time of notification. It is anticipated that the interviews will occur within three weeks after the deadline for submitting statements. Once the interviews have been conducted, the short list will be revised and put in rank order. The City will invite the top -ranked Development Team to enter into an exclusive negotiating agreement with the City. If the City is unable to reach accord with the top ranked Team, the second ranked Team will be invited to enter into an exclusive negotiating agreement, and so on, until the City successfully executes a contract with one of the top ranked Teams. If negotiations are unsuccessful with any of the top ranked Teams, the City may reinitiate the process. F. General Qualifications Required The Development Team for the project must possess all of the following capabilities: • Site Planning, Architecture; and Landscape Design • Structural, Civil and Mechanical Engineering • Cost Estimating, Life Cycle HVAC Analysis • Marketing • Financing, Finance Management • Construction Management and Contracting • Experience with Sustainable or Green Building Practices is highly desirable Experience presented in the RFP must show experience sufficient to qualify as expert in the field of residential/miiixed use development.. Resumes showing relevant experience shall be submitted for all key personnel that will actually provide the desired services to the City. References for relevant past experiences are required. If the Lead Firm does not have an existing office within Fort Collins, it must associate with a local planning or architecture firm that will maintain a local presence and office during Statements that do not conform to the requirements contained in this RFP will not be accepted. Late statements will not be accepted' under any circumstances and will be returned to the submitting Team unopened. Submitting Teams will be solely responsible for the timely delivery, of their submittal. In addition, Statements sent electronically will not be accepted. The successful top Development Teams, screened by the Selection Committee, will be notified of their invitation to continue in the selection process. The City of Fort Collins reserves the right to reject any and all Statements of Proposal, in part or in whole, and to award to the most responsive and responsible Development Team(s) as deemed in the best interest of the City; further the City reserves the right to waive any formalities or informalities contained in said Statements. All statements and copies thereof are to be prepared and submitted at the submitter's expense and, upon submittal to the City will become a City record and therefore a public record, with the exception of information marked proprietary as described below. C. Proprietary Information The City of Fort Collins is subject to public information laws, which permit access to most records and documents. Proprietary information in your response must be clearly identified and will be protected to the extent legally permissible. Proposals may not be marked 'Proprietary' in their entirety. Information considered proprietary is limited to material treated as confidential in the normal conduct of business, trade secrets, discount information, and individual product or service pricing. Summary price information may not be designated as proprietary as such information may be carried forward into other public documents. All provisions of any contract resulting from this request for proposal will be public information. D. Conditions of Statement Submittal 1. Submitting Teams shall comply with all conditions, requirements, and specifications contained in this RFP; failure to do so is sufficient cause for the City not to consider the Statement of Proposal. 2. The statement must be signed by a duly authorized official of the submitting Team. 3. No Statement will be accepted from any person, firm, or corporation that is in arrears for any obligation to the City, or that otherwise may be deemed irresponsible or unresponsive by City Staff or City Council. 4. Only one statement (and the required number of copies of same) will be accepted from any person, firm, corporation or team. 5. Statements do not need to be bound in expensive binders. Promotional material does not need to be included. market analysis, provide a preliminary development plan or vision for the site, a conceptual design for the project and propose financial arrangements. The City plans to eventually dispose of its ownership in the property. Pending successful negotiations with the City, the Development Team will then design and construct the components of the project in accordance with agreed upon. development objectives, development review and other benchmarks. The ultimate outcome of this RFP process is a built mixed -use residential project on Block 33. III. INSTRUCTIONS FOR STATEMENT OF PROPOSAL A. Inquiries Interested parties can follow the instructions to download, register and print the Request for Proposals from the City's website at https://secure2.fcgov.com/purchasing . The registration is an acknowledgement of the download and is necessary to receive any subsequent notification of all communications regarding this RFP. An informal pre -proposal conference will be held on Wednesday, September 29'h from 2- 4pm in the Community Room of the Civic Center Office Building at 215 N. Mason St., Fort Collins, CO. The pre -proposal conference is not mandatory but is an opportunity for all interested parties to ask questions about the process and the project. To maintain the integrity of the selection process, the City will not respond to phone or fax inquiries, and prohibits prospective submitting Teams from contacting other City Staff or any member of the selection committee. All inquiries shall be made via email and all responses will be provided via email. To this end, it is critical that prospective submitting Teams provide a valid email address when downloading the RFP from the City's website. To be answered, any inquiries about the process or the project must be received at least (10) calendar days prior to the date established for the submittal of the Statements of Proposal to ensure consistency and accuracy in the exchange of information. B. Submittal Deadline And Location All Statements of Proposal must be received no later than: 3:00 PM (our Clock), November 15, 2004 at: If Delivered: If Mailed: City of Fort Collins, Purchasing 2nd Floor City of Fort Collins, Purchasing 215 N. Mason St. P.O. Box 580 Fort Collins, CO 80524 Fort Collins, CO 80522 Statements must be submitted in a sealed envelope plainly marked, "REQUEST FOR PROPOSAL P-955 Block 33 Project" and addressed to above address. -7- bounded by Cherry St. to the north, Maple St. to the south, Howes St. to the west and Mason St. to the East. The City -owned Trolley Barn on•the northwest corner of Block 33 reminds us of the industrial heritage of the site. This building is a significant historic asset, and in 1992 was designated as a Local Landmark. It will be retained in City ownership and not included in this property offering. The historic significance of -the brick Trolley Barn will guide the choice of materials and architectural detailing of any development occurring within Block 33. The current zoning (D — Downtown District, Civic Center Subdistrict) permits a broad range of residential, institutional, commercial/retail, and accessory uses. It also allows a limited number of low -impact. industrial uses. It is a true mixed -use district. Mixed -use development is a concept that Fort Collins has embraced as a priority for downtown, in order to create a 24-hour downtown presence and community. Possible mixed -use components that have generated positive local support for this site include: • A day care center • General office use and residential support services (such as dry cleaners) • A small movie theater • Specialty restaurants There is tremendous policy support and political direction for downtown as a stable residential neighborhood in addition to its many other public and private functions. The City's intent is to expand the Civic Center as planned, to promote revitalization of the north end of the downtown civic center, to provide housing options in a more urban setting and to provide a catalyst to future development to the north. C. Architectural Program Based on a cursory initial look at the numbers, the site constraints and the City's desires, it is anticipated that the architectural program will likely contain the following elements, though market research and further investigation could determine some alternatives: • Approximately 90 dwelling units • Underground parking • Street front retail / office space D. Process The City hopes to attract a Development Team which is most qualified to produce a successful result for this property and thereby help the City achieve a major policy objective —downtown housing. This special RFP arrangement is low risk for submitting Teams, who can propose their interest in the site with limited financial commitment. The ,City will enter into an exclusive negotiating agreement with the top ranked Team. Expectations will be further defined during this agreement and the Team will prepare 19,11 described in the recently completed Downtown Plan and the Downtown Strategic Plan. The Civic Center has begun to take shape: a mixed -use Civic Center Parking Structure was built in 1999; .the new Larimer County Justice Center and the City's Downtown Transportation Center were built in 2000; the City's Civic Center Office Building was built in 2001 and the new Larimer County Courthouse Office Building was builvin 2003. These anchor what will eventually be a unified public realm including a. main public library, a performing arts center, and a hotel and conference center. The civic center is and will continue to be organized around a grand pedestrian civic spine, A Capital Improvements Levy called `BOB: Building on Basics" will go to voters in 2005 and may provide funding for the new library or performing arts center if passed. The Downtown Strategic Plan identifies several strengths and weaknesses of the downtown in an attempt to help the City clarify. how to protect, manage, leverage and -blend the economic and cultural vitality created by the core retail and entertainment district. One of the primary weaknesses identified is a lack of housing in and adjacent to the Downtown core and the attendant service -oriented businesses that,housing brings. Housing is intended to accomplish a variety of goals in the downtown setting. These include: • Creating a 24-hour downtown, with residents who feel ownership in the area as "their neighborhood" • Providing housing close to the downtown employment center, thereby reducing traffic and air pollution • Returning under -developed property to a higher use, with increased public revenues • Reinvigorating older public investments, particularly schools • Bringing more disposable income to the downtown to support retail, especially stores that cater to frequent residential needs; e.g., market, hardware, etc. Currently, five private sector projects are underway to provide more urban housing opportunities: the Pine Street Lofts and Cortina, which are under construction, and the Cherry Street Lofts, Old Town Lofts, and Mason Street North project which are in the City's development review process. Cortina will have 20 units ranging in price from $400,000 to $1,000,000; Pine Street Lofts will have 14 one and two bedroom units (some plus office and/or studio) from $219,000-669,000;'Cherry Street Lofts will have 10 one and two bedroomunits from $214,000-273,000; Old Town Lofts will have 17 one bedroom units from $155,000-230,000 and Mason Street North will have 5 three bedroom units, 4 1 bedroom units and 11 two bedroom units from $159,000-$400,000. The city's strong support for residential development is set forth in the Downtown Civic Center Master Plan, the Downtown Strategic Plan Update, the Downtown Plan and recent Downtown Development Authority actions in support of residential projects. B. Site Context "Block 33" lies in the transition between well -established neighborhoods to the north and west, and the evolving Civic Center to the south and east. Lee Martinez Park is just a half block north of the site with its ball fields, working farm and open space. The Poudre River and the Poudre Trail meander through the Park, just a % block from the site. `Block 33" is -5- Request for Proposal City of Fort Collins Block 33— A Mixed -Use Residential Development Project I. INTRODUCTION The City of Fort Collins, hereafter referred to as "The City" invites Development Teams to submit Proposals and, upon notification of selection by the City, to design, build, lease and manage multi -tenant, mostly residential, mixed -use buildings and.a structured parking facility to be located on approximately two and one third acres of Block 33 in the City's Downtown Civic Center District (see attached site map), and to privately finance the purchase of this property from the City. The City seeks to evaluate submitting Development Teams on the basis of interest level, qualifications and capacity to deliver this project. The City will conduct a special RFP process in order to accomplish this goal: NO schematic plans for this site will be considered in this RFP process. The Selection Committee will evaluate the Teams' qualifications only, NOT specific architectural proposals. The City's intent is to identify a Team that is qualified to engage in this project without involving Teams in a laborious and expensive design process. After interviews have been conducted with the top Teams, the chosen Development Team will enter into an exclusive negotiating contract with the City to purchase and develop the property according to established requirements. The benefits of this special RFP process are reduced cost and labor on the part of the submitting Teams and a selection process that transcends a "beauty contest of building styles" and allows the City to achieve important policy objectives. Submitting Development Teams need to show ability to provide market research, professional planning, engineering, architectural and related technical services. Submitting Teams should demonstrate financial strength, experience in downtown environments, experience with infill/redevelopment and experience with mixed -use development. Interest in and experience with sustainable and green building techniques is highly desirable. II. THE PROJECT A. Vision and Context Downtown Fort Collins is the vibrant heart and soul of this community, with a history and neighborhood fabric warranting preservation and enhancement. Downtown Fort Collins is anchored by a historic retail and entertainment district, Old Town Square, and an area of unique and vital businesses located along the several blocks between College Avenue and Meldrum Street. The City has made significant strides to create an identifiable Civic Center paralleling College Avenue to the west of Old Town along Mason St. First proposed in the 1996 Downtown Civic Center Master Plan, the Civic Center has been further outlined and -4- 1 . l Table of Contents I. INTRODUCTION II. THE PROJECT A. Vision and Context 4 B. Site Context 5 C. Architectural Program 6 D. Process 6 III. INSTRUCTIONS FOR STATEMENT OF PROPOSAL A. Inquiries 7 B. Submittal Deadline and Location 7 C. Proprietary Information 8 D. Conditions of Statement Submittal 8 E. Evaluation of Statements of Proposal 9 F. General Qualifications Required 9 G. General Evaluation Criteria 10 H. Statement Format 12 IV. ADDITIONAL INFORMATION A. Site Map 14 B. City of Fort Collins Resolution #2004-081 15 -3- REQUEST FOR PROPOSALS The City of Fort Collins is requesting',proposals from Development Teams for the development of Block 33 as described in the RFP contained herein. Nine (9) copies of written proposals will be received at the City of Fort Collins': Purchasing Division, 215 North Mason St., 2nd floor, Fort Collins, Colorado 80524. Proposals will be=received before 3:00 p.m. (local time), November 15, 2004. Proposal No. P955: If hand delivered, they are to go to 215 North Mason Street, 2nd Floor, Fort Collins, CO 80524. If mailed, the address is P.O. Box 580, Fort Collins, CO 80522- 0580. A pre -proposal conference will be held on Wednesday, September 291" from 2-4 pm in the Community Room of the Civic Center Office Building at 215 N. Mason St., Fort Collins, CO 80524. Questions concerning the scope of the project should ' be directed to Ken Waido, Project Manager, Chief Planner, at kwaido(cDfcgov.com. Questions regarding proposal submittal or process should be directed to Jim O'Neill, Buyer, at ioneill(cDfcoov.com. A copy of the Request for Proposal (RFP) may be obtained as follows: 1. Call the Purchasing Fax -line, 970-416-2033 and follow the verbal instruction to request document #3955. 2. Download the Proposal/Bid from the BuySpeed Webpage, htti)s://secure2.fcqov.com/bso/lo-gin.isi). .. 3. Come by the Purchasing Department at 215 North Mason St., 2nd floor, Fort Collins, and request a copy of the RFP. Sales Prohibited/Conflict of Interest: No officer, employee, or member of City Council, shall have a financial interest in the sale to the City of any real or personal property, equipment, material, supplies or services where such officer or employee exercises directly or indirectly any decision - making authority concerning such, sale or any supervisory authority over the services to be rendered. This rule also applies to subcontracts with the City. Soliciting or accepting any gift, gratuity favor, entertainment, kickback or any items of monetary value from any person who has or is seeking to do business with the City of Fort Collins is prohibited. Collusive or sham proposals: Any proposal deemed to be collusive or a sham proposal will be rejected and reported to authorities as such: Your authorized signature of this proposal assures that such proposal is genuine and is not a collusive or sham proposal. The City of Fort Collins reserves the right to reject any and all proposals and to waive any irregularities or informalities. Sincerely, James B. O'Neill II, CPPO, FNIGP Director of Purchasing & Risk Management -2- City of Fort Collins The City of Fort Collins, Colorado Community Planning and Environmental Services (CPES) Request for Proposal P955 Block 33--A Mixed -Use Residential Development Project RFP Opening Date: 3:00 P.M. (Our Clock) November 15, 2004 /SQ,o m + " �. I ¢, zooy . 1kevef?,17 -acd /h