05-12-2003
AGENDA
COMMUNITY
REDEVELOPMENT
AGENCY
. 05/12/03
AGENDA
COMMUNITY REDEVELOPMENT AGENCY MEETING
May 12, 2003
1 - Call to Order
2 - Approval of Minutes: 04/28/03
3 - Authorize issuance of a Request for Proposals and Qualifications (RFP/Q) for the
redevelopment of the Station Square Parking Lot Site on Cleveland Street as an
office/retail/residential infill development
4 - Executive Director (Assistant City Manager) Verbal Reports
5 - Other Business
6 - Adjourn
Community Redevelopment 2003-0512
1
05/12/03
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COMMUNITY
REDEVELOPtvlENT
AGENCY
Agenda Cover Memorandum
Final Agenda Item #
.3
Meeting Date:
May 12. 2003
SUBJECT/RECOMMENDATION:
Authorize issuance of a Request for Proposals and Qualifications (RFP/Q) for the redevelopment of the
Station Square Parking Lot Site on Cleveland Street as an office/retail/residential infill development,
[g] and that the appropriate officials be authorized to execute same.
SUMMARY:
The purpose of the RFP/Q is to select a qualified developer/development team to redevelop the
Station Square Parking Lot site as a mixed-use infill development. The CRA is making the site
available for redevelopment as a catalyst for new urban housing and professional office use in the
Downtown core. The site is 35,968+/- square feet, currently used as a public parking surface lot, and
is owned by the CRA.
The major components of the RFP/Q are as follows:
· The mixed-use development should have four key land use components: 1) on-site parking
structure including public parking; 2) 50,000 square feet of office space; 3) 5,000 square feet
of ground floor retail; and 4) condominiums.
· The Developer will purchase the Site from the CRA. The appraised value is approximately
$720,000 ($20 square foot).
· As a catalyst for redevelopment, the CRA will consider purchasing parking spaces in the
development for public use.
. The proposal deadline is June 13, 2003 with a selection made by June 27, 2003.
. The selection of the development candidate will be based on four criteria, each having equal
weight: 1) Development qualifications; 2) Financial capability of the development team; 3)
Economic benefit to the City of Clearwater; and 4) Merits of the conceptual development plan.
· The conceptual development program being proposed for the site will need to address height,
scale, square footage of specific land uses, proposed architectural style and material types,
site and building orientation and pedestrian scale at Cleveland Street, building setback design
concept from Cleveland Street, and project relationship to adjoining Station Square Park.
· The selected developer will enter into a Development Agreement with the eRA outlining the
purchase and disposition of the Site, the design parameters agreed to by the eRA and the
City, any incentives, and the terms and conditions related to public parking.
Reviewed bliJ,
Legal Info Tech NA
-
Budget NA Public Works t/dd
Purchasing ~ DCM/ACM
Risk Mgmt NA Other NA
- -
Originating Dept:
Economic Development and h-P
Housing U\ )
User Dept.
Economic Development ~YJ
Attachments
1) RFP/Q
Costs
-0-
Total
Funding Source:
Capltallrrvovemenl
Operating
Other
Current Fiscal Year
Submitted by: I).. 'A A.L
City Manager ~ ,~~ It
o Printed on recycled paper
2/98
Appropriation Code:
o None
Rev.
REQuEST FOR PROPOSAL CHECKLIST
YES NO
Statcmcnt of Gcncral Pu rposc \/
a) Rclcasc datc
h) Pre-urouosal eonferencc date and timc v/
c) I'nll>os:ll due date and timc of opening ,/
d) Selcction of ton candidates v"
c) Vendor demonstra tions tJ/A
l) Sitc visit dates rJIA
g) Staff rccommcndation datc V-
h) Cih' Commission action -CtA ArnOn v-
i) Contract initiation/start datc f,JJflr
i) Proiect completion tJiA.
Scoue of Proiect V
Vendor Oualification v
Information to be Submitted V
Instruction for Preuaration/Number of COllies Required V
When and How to Direct Inquiries V
How Addenda Will be Communicated /
General Contract Terms }JiA
Special Contract Tcrms rJiA
Evaluation Criteria v
Evaluation Team (Names andlor Departments) IBD
Dondin!! andlor Insurance Rccluirements V
--
When Proposals Must be returned V
Standard Conditions (see attached) V
a. AIlIJrOIJriations Clause V
b. Protest Procedures t/
c. No Corrections Clause V
d. ODenness of Procurement 1/
e. No Collusion Clause V
f. Informalih'/Reiection Clause ,/
I!. Professional Sen'ices Includcd in Florida Statutes rvl It
Evaluation Committee Meetinl! Datcrrimc/Placc Noticc to City Clcrk ThD
Attachmcnts
REQUIRED APPROVAL
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Department Director: 1!.Ltt/1L/}(fl/
~S\ .D1~l?(t~y.~ /
Risk Manager: N ) A
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Purchasing Manager:
"
City Manager:
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City of Clear\vater, Florida
REQUEST FOR DEVELOPMENT PROPOSALS
AND QUALIFICATIONS
FOR
A Community Redevelopment Agency (CRA)
Infill Parcel Adjacent To Station Square Park On
Cleveland Street in Downtown Clearwater
REQUEST FOR PROPOSALS AND QUALIFICATIONS
STATION SQUARE PARKING LOT INFILL
CLEAR\V A TER, FLORIDA
INTRODUCTION
Project Location, Ownership and Purpose
The Community Redevelopmcnt Agcncy (CRA) ofthc City of Clearwater, Florida invites
qualified applicants to submit proposals for a mixed-usc intill development on the
35,968+/- square foot Station Squarc Parking Lot (Site) lying on thc north sidc of
Cleveland Street, and just west of Myrtle A venue, within thc downtown core of the city.
The CRA secks to review only thosc proposals that address thc devclopmcnt, disposition
and sale ofthe entire Site, and neithcr the CRA nor the City intends to undertakc any
infrastructure demolition or site work bcfore disposition other than removing city owned
parking meters.
The Site is currently owned by the CRA and is being made availablc for redevelopment
as a catalyst for new urban housing and professional office use.
Downtown Redevelopment Opportunities
Additional infonnation regarding this infill parccl, and the current redevelopmcnt climatc
within the downtown core and on our beachcs, may be obtained by a review of the
"Development Opportunities - Building Our Future Togcther" economic devclopment
brochure which accompanies this RFP request.
Background Information
Oowntown Clearwater offers an environment free of significant crime, deteriorated
buildings or crumbling infrastructure, with a current strong consumef demand for market-
rate urban housing units due to its strategic location to regional employment nodes and
access to Clcarwater beaches and boating venues. These new housing units should act as
a catalyst for futurc support, retail and entertainment venues.
As part of the City Commission's long-range vision for the redevelopment and
stabilization of the downtown core, major steps havc been initiated to encourage
redcvelopment. These include the 2002 expansion of the city's CRA district; the
preparation of an update to the Oowntown Plan including a major streetscape and
wayfinding sign program for Cleveland Street, Fort Harrison and Osceola Avenues; the
recent design for a future major waterfront park and marina west of Osceola Avenue; the
construction of a new main library on Osccola; an analysis for alternative locations fOf
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future downtown parking structures; and the completion of a S 12 million dollar
downtown lake and recreational park. All ofthese documents and graphics will be
available for review at the Economic Development and Housing Department, City of
Clearwater, 112 S. Osceola Ave., Clearwater, FL.
Project Parameters
The CRA is soliciting proposals from dcvelopers and investors interested in undertaking
a major mixed-use development project that would entail four key land use components:
· A parking stmcture that would provide all required parking for the intended land
uses, as well as public parking spaces.
· A minimum of 50,000 square feet of office space (a corporate headquarters use is
preferred).
· A minimum of 5,000 square feet of ground floor rctailuse, including space for a sit
down restaurant.
. Multiple floors of residential condominiums.
The Site could be designed and developed under the following broad guidelines:
A residential density of 70 dwelling units per acre, a base FAR of 4.0, with the potential
for increasing the FAR for participating in the adjacent streetscape and wayfinding
program, by providing an on-site outside dining area adjacent to Station Square Park, and
by providing a negotiated number of public parking spaces.
The height of the building is not being prescribed, however, in the interest of maintaining
a "pedestrian" scale, the building fa9ade facing Cleveland Street cannot exceed 3 stories
or 40 feet, and must then "step" back in a manner acceptable to the Community
Redevelopment Agency, the City, and the Community Oevelopment Board (note: please
contact the Planning Oepartment for clarification on how FAR and residential density are
calculated for mixed-use projects).
Site Purchase Price
The CRA commissioned two recent appraisals and has established a purchase valuc for
. the Site at $20.00 per squarc foot or $720,000.00.
eRA Participation in the Proposed Parking Structure
In an effort to provide a catalyst for thc successful redevclopment of this downtown infill
Site, the CRA will considcr re-purchase of public parking spaccs from the successful
Proposer.
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A Development Agreement between the parties shall govem the tenns and conditions
associated with this project.
PROPOSAL AND SELECTION PROCESS
Overview
Proposals submitted will provide Proposers the opportunity to demonstrate their ability to
undertake the plarming, design, financing, construction, and implementation of the
project envisioned.
Schedule
Release RFP/Q
Pre-proposal Conference
Proposal Submittal Deadline
Selection Committee Recommendation
CRA Authorization to Negotiate
May 14, 2003
May 21,2003
June 13, 2003
June 27, 2003
July 14,2003
Proposal Submittal
Proposals must be submitted on or before June 13, 2003 by 4:00 p.m. Eastem Standard
Time. Late Proposals will not be accepted. Proposals shall be submitted in a sealed
envelope or box and clearly marked as follows:
Request For Proposal- eRA Statio" Square
Number of Copies
One (1) fully signed original transmittal letter and 10 copies of the proposal shall be
submitted to the CRA. The signer of the transmittal letter must be the person with
authority to act on behalf of the Proposer.
Proposal Delivery Location
Proposals shall be mailed or hand delivered to the office of:
Mr. George McKibben
Purchasing Manager
City of Clearwater
Municipal Services Building
100 S. Myrtle Avenue
P.O. Box 4738
Clearwater, Florida 33756-5520
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Pre-Proposal Conference
The City will hold a pre-proposal conference on Wednesday, May 21, 2003 at 11 :00 a.m.
at City Hall, 3rd Floor Large Conference Room, 112 S. Osceola Avenue, Clearwater,
Florida.
Answer and Question Period
All questions regarding this RFP must be submittcd in writing and directed to the
Purchasing Manager no latcr than 5 days prior to the submittal deadlinc. Answcrs to
questions will be provided to all those that have received the Rcquest for
Proposal/Qualifications. Questions may bc I) sent via email to Mr. George McKibbcn at
gmckibbe@c1carwater-fl.com; 2) faxed to (727) 562-4635; or 3) mailed or hand-
delivered to:
Mr. George McKibben
Purchasing Manager
City of Clearwater
Municipal Services Building
100 S. Myrtle Avenue
P.O. Box 4738
Clearwater, Florida 33756-5520
Communication of Addenda
In the case that there are Addenda to this RFP, the addenda will be forwarded in wIiting
to those who have rcceived a copy ofthis RFP my mail. For those who downloaded the
information from our website (www.c1earwater-fl.com). please contact the Purchasing
Managcr for infornlation (see above).
Qu alifications
As part of the proposal submittal, each Proposer must provide:
. A narrative describing the Proposer's plan of development for this infill project.
. A "conceptual" site plan for the Site noting bulk, height, number of units, and square
footage of office and retail.
. A breakdown of the proposed parking spaces to be allocated to the office use, the
condominiums, and available for public use.
. A brief description of the various land uscs being proposcd, and an idea on the pricc
points and square footage of the condominium units being proposed.
. Creative and innovative dcsign solutions.
. A financial history.
. Prior development expcrience.
. A statcment ofthc relationship between the developer and any parent company or
subsidiaries that might also take part in the development.
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. A proposed development schedule noting start date and anticipated date of
occupancy.
Expenses
All Proposers responding to this RFP do so at their sole expense and risk. The CRA and
City assume no financial or other obligation to Proposers who respond to this RFP. The
CRA and City will not be liable to any broker, consultant or other entity acting on behalf
of any Proposer for any fee or payment relating directly or indirectly to the Proposer or
its proposal.
Proposal Compliance
The selected Proposer shall comply with all applicable laws, ordinances and regulations.
Non-con fiden tiality
All proposals, correspondence and records made thereof, are public record and handled
in compliance with applicable state and local laws.
Selection of Development Candidate
A selection committee will make a recommendation of the development candidate by
June 27,2003. The evaluation and selection of the development candidate will be based
on the following criteria:
. Economic benefit to Clearwater 25%
. Oevelopment qualifications 25%
. Financial capability of the entity 25%
. Oevelopment proposal 25%
RFP SUBMITTAL REQUIREMENTS
A. Proposer Information
- Legal name and principal office address
- Telephone number and e-mail address
- Name of authorized agent who is authorized to negotiate with the eRA
B. Project Team
Names and qualifications of all team members, legal counsel, architect, financial
institution, contractor (if known). A statement ofthe relationship between the developer
and any parent company or subsidiaries that might also take part in the development.
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C. Experience
Prior development experience and relevant project(s)
D. Financial References
Provide a financial institution reference contact, which may be contacted by the CRA
E. Conceptual Development Program
. Proposers need to document in text and sketch fornl the extent of their
redevelopment program being proposed for this Site.
. Plans may be "conceptual" in format. but should be detailed enough to reflect the
scope of the proposed development project.
. Elements which should be addressed include height, scale, square footage of speci fic
land uses, proposed architectural style and material types, site and building
orientation and pedestrian scale at Cleveland Street, building setback design concept
from Cleveland Street, and project relationship to the adjoining Station Square Park,
and access points and curb cuts being considered for the project.
F. Development Schedule
Each Proposer shall submit a proposed design, city review and construction calendar
schedule. It is the desire of the CRA that this redevelopment project is under
construction within twelve months ofCRA approval of the Oevelopmcnt Agreement.
G. Financial Plan
Each Proposer shall submit a preliminary financial plan, including a preliminary
construction budget. This financial package shall identify the total project cost, and
proposed source of funding.
In addition, each Proposer shall demonstrate the proposer's financial capacity to develop
the site.
ENVIRONMENTAL ISSUES
The CRA and City arc not aware of any soil or groundwater contamination that may
adversely affect development. The Economic Developmcnt Oepartmcnt undcr its
Browntleld's program will provide funds tor a Phase I assessment, and a Phase II if
deemed necessary.
DEVELOPMENT NEGOTIATIONS
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The selected Proposer shall enter into a binding Oevelopment Agreement with the CRA,
which shall outline the purchase and disposition ofthe subject Site, the underlying project
development design parameters agreed to by the CRA and City, any incentives agreed
upon, and the tern1S and conditions relating to any other tenns and conditions for public
parking.
The selected Proposer shall be requested to make a presentation to the CRA prior to their
fornml selection by the CRA as the designated development team (time and locution to be
announced).
DEVELOPMENT INCENTIVES
Due to the importance of this particular downtown infill redevelopment Site, it is the
intention of the CRA and the City to negotiate certain devclopment "incentives" which
might include, but not be limited to, the waiving of certain impact fees and the use of tax
increment financing revenues. The project would be also eligible for Enterprise Zone
credits.
GENERAL CONDITIONS
The eRA, in its sole and absolute discretion, with or without cause, and without liability
of any kind to any Proposer, reserves the right to:
- Accept or reject any and/or all proposals, either in whole or in part, waive any
infonnality of any proposals, cancel this RFP at any time and/or take any action in
the best interest of the CRA or City. The CRA's decision in all matters shall be
final;
- Retain all proposals for official record purposes, including a copy of the selectcd
Proposer's proposal and supporting documentation, and/or use them in whatever
manncr it deems appropriate;
- Elect not to accept any request by any Proposer to correct errors or omissions in any
infonnation, calculations or competitive price(s) submitted once a proposal is
received;
- Investigate the financial capability, integrity, experience and quality ofperforn1ance
of each Proposer including all principals;
- Request an oral presentation from any Proposer; and;
- Request any additional infonnation from any Proposer.
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