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HomeMy WebLinkAbout1988-11-14 88-455 ORDERData 11/8/88 Item No. 88-455 Item/Subject: Hedger Waterworks Facilities - Authorizing Request for proposals Responsible Department: Ccommmity Development Commentary: More Me been increasing Interest fry potential developers regarding the possible acquisition end reuse of the Bangor Waterworks Facilities. At a meeting of the C,,,mnity Development Committee with a potential developer (University of Maine) m October 27th, the Committee recommended that the City formally solicit proposals. Mfenm nr NevG Managers Commode: i .lYLLn WL g �Q IIAn 6 W4 w.awCQa" CirY Mvnagn Associated Infcrmefion: Budget Approval: r j/4- Fina ra0ireejor Legal Approval:9 t.a,w...R� •,.teo-..;.��i'tul Z carr sakrce. P^� Introduced For ®passage ❑ First flmtling Few— of ❑Referral 88-455 Aseignedto Counedor England, November 14. 1988 ryrypp CITY OF BANGOR (TITLE.) V1JCi}TCe .,,eergo Waterxorka, Facilities Authorizing Feque,st for Proposals BY aw City ONAMMU of Me Cttv ofBmnver. ORDERED, MT The City Manager is hereby authorized and directed to solicit proposals for the reuse and redevelopment of the Bangor Waterworks Facilities. IN CITY COUNCIL NOVEMBER 14.1988 PASSED'. CI Y CLE 88-455 ORDER Title, BANGOR WATERWORKS FACILITIES AUTHORIZING ............................. REQUEST FOR PROPOSALS ......�.. .�... ...................... 0.�40' Auigned to ecoF4tGV ............. Councilman B8-455 draft of 11/8/88 BANGOR WATERWORKS FACILITIES TIMETABLE REQUEST AND RECEIPT OF PROPOSALS Day 1 Announce that RFP is available Bangor Daily News Portland (Weekend/daily) Boston Globe New England Real Estate Journal Tri-State Real Estate Journal Day 3 Begin to distribute the RPP Day 15 Deadline for distributing RFP Day 60 Deadline for substantive questions Day 70 Additional information based on substantive questions sent to all prospective bidders Day 90 Deadline for submitting proposals Day 105 Review of all proposals completed and respondents selected for interview Day 110-115 Interview selected respondents Day 120 Recommendation on selection to City Council Day 135 Council selection of Developer 88-455 RSgOEST FOR PRELIMINARY PROPOSALS WATERWORKS FACILITIES REDEVELOPMENT The City of Bangor is soliciting proposals for the reuse and redevelopment of the Waterworks Facilities, located on State Street i Bangor, adjacent to the Penobscot River. The facilities include seven interconnected brick buildings having a total floor area of approxi- mately 18,000 square feet, and a two-story wood frame house, situated on approximately 1.8 acres of land. The permitted r will include r mixed commercial, including office, retail, restaurant,anda primary emphasis on public access. The desired reuse is for water -oriented recreational, cultural, office, service and/or retail uses. Infor- mation packets, including a site plan and copies of a previously completed restoration study and aquarium re study, and proposal forms may be examined at the office of the City Engineer, City Hall, 78 Harlow Street, Bangor, Maine 04401, or may be obtained at a cost of $25.00 each. Proposals must be submitted in sealed envelopes marked "Bangor Waterworks Facilities Proposal' and received in the office of the Purchasing Agent by at , E.S.T., at which time they will be publicly opened. Subsequently, all valid Proposals will be reviewed by the City Council Community Development Committee, which will form a recommendation to the City Council which will decide on the possible designation of a Tentative Developer. The City reserves the,right to accept or reject any or all Proposals. 88-455 REQUEST FOR PROPOSALS FOR BANGOR NATEIMRKS FACILITIES BY: City of Bangor November, 1988 88-455 BANGOR WATERWORKS FACILITIES REDDEST FOR PROPOSALS (RFP) Contents of RPP Package: 1. Cover letter. 2. RPP: a. Statement of purpose b. Submission elements required from developers and format of proposals: (1) Identification of developer (2) Overview of proposal (3) Price to be paid for real estate (4) Previous experience/qualifications (51 Project and financial references (6) Participants in proposed project (7) Detailed plan of action (8) Financing of project (9) Impact of proposal (10) Management Plan (11) Promotion and Marketing (12) Submission of Preliminary Plans c. Evaluation of proposals d. Special conditions of the proposal e. Contract documents f. Proposal fee (deposit) g. City's right to reject proposals. 3. City of Bangor engineering Department Site Plan (Jan. 12, 1987) - including building location and dimensions, existing utilities, existing and proposed easements, topographical and flood elevations. 4. Aerial photo showing project site and its relationship to surrounding development, public facilities and river. 5. exterior photos. 6. Webster-Baldwin-Rohman-Day-Czarniecki Bangor Waterworks Restoration Study, August 7, 1987. 7. Economics Research Associates Market and Financial Feasibility Analysis for a Proposed Aquarium in Bangor, Maine, August 1987. 8. City of Bangor Engineering Department - Bangor Water Works Floor Plans, Sheets 1 thru 6 (January 12, 1987) - (Scale 1/4" = 1') 9. City of Bangor Engineering Department - Bangor Water Works (Jan. 12, 1987) Sheet 7 - South and West Elevations (Scale 1/8" - 1') and Sheet 8 - North and East Elevations (Scale 1/8" = 11) REQUEST FOR PROPOSALS TO: Redevelop the former Bangor Waterworks Facilities located at 619-639 State Street in Bangor, Maine adjacent to the Penobscot River. A. STATENEMT OF PURPOSE The City of Bangor seeks proposals from qualified developers to acquire (or lease) and redevelop the former Bangor Waterworks Facilities to achieve the following goals and specific objectives. BACKGROUND: The Waterworks facilities were constructed by the City in 1875, including a dam across the Penobscot River, for the purposes of eating a reservoir for a domestic water supply. In the early 1900'x, the facilities were expanded to provide for the installation of two electrical generators, used to generate hydro electric power for the operation of the City's street light system and to provide electrical service to certain City buildings. The facility was abandoned as a water supply system in the late 50's, and the generation of power was terminated in the early 70's. The dam has since been breached and is greatly deteriorated. In the spring of 1987, a study was done on the condition of the buildings, and a restoration plan was prepared by Webster-Baldwin- Rohman-Day-Czarniecki of Bangor. The study indicated that the buildings are structurally sound, although deterioration of the slate roofs and some of the millwork, including windows and doors, is extensive. In addition, Economics Research Associates of Cambridge, Massachusetts completed a preliminary study for the reuse of the buildings as a public aquarium, wherein they compiled market data for such use, as well as the cost of development and operation. The aquarium study conducted by Economic Research Associates proposed to use approximately 10,000 square feet of the existing building area for public aquarium u with the construction of a additional aquarium exhibit gallery having an area of approximately 10,000 square feet. This concept would leave approximately 10,000 square feet of existing buildings available for other commercial addiwith room to expand said uses by the construction of a tional 6,000 square feet. The forebay area located between the buildings and the river was also to be used as an outdoor exhibition area. This study represents the reuse of the facility a n aquarium, and while new proposals might change the emphasis or extent of aquarium use, consideration will be given by the City of Bangor to proposals which emphasize such use, or other similar uses which will provide an exciting and educational attraction to the general public. It is felt that such uses should emphasize or focus on the historical and natural environment of the area, including the Penobscot River. A focus on sport fishing for Atlantic salmon is an example of the type of attraction desired. Copies of the restoration study and the reuse study, together with a set of floor plans and building elevations, are available for review in the Office of the City Engineer or may be obtained at a cost of $25.00 each at the Office of the City Engineer, 73 Harlow Street, Bangor, Maine 04401. GENERAL REUSE OBJECTIVES: The buildings represent an integral part of Bangor's history. The site is designated as a Historic Landmark under the City of Bangor Historic Preservation ordinance and is eligible for placement n the National Register of Historic Places. It is the City's desire that any program of reuse include the restoration of the exterior facade, and said restoration would be subject to review and approval of the Bangor Historic Preservation Commission under the Secretary of the Interior's Standards for Rehabilitation. The wood frame building is also considered to have historical significance, and should be retained or moved to another suitable site, but should not be demolished. Any additions to the buildings would be care- fully scrutinized to insure e that they conform to the architectural x character of the existing facilities, and would not alter the overall appearance or character of the property. SPECIFIC OBJECTIVES: 1. The conversion of the existing facilities from its former use into an architecturally significant and compatible commercial facility housing water -oriented recreational, cultural, office, service and/or retail uses. 2. Restoration of the exterior of the buildings under the guidelines of the Bangor Historic Preservation Ordinance and Secretary of the Interior's Standards for Rehabilitation. 3. The enhancement of public access to the Penobscot River riverfront by the provision of water -related and water -oriented privately -owned facilities. 4. The enhancement of the visual attractiveness of the Water- works Facilities. PROPOSAL SUBMISSION: Proposals shall be submitted to David Pellegrino, Purchasing Agent, City of Bangor, 73 Harlow Street, Bangor, Maine 04401 n later than Twelve copies of the proposal shall be submitted in writing prepared on standard letter -size repro- ducible paper with the exception of plans and drawings which shall not exceed 11 inches by 17 inches. One set of the Preliminary Plans required under the following Section B shall be submitted at a scale of not less than one (1) inch equals forty (40) feet. The proposal shall follow the headings and format presented in the next section Of this RPP. Following the receipt of qualified proposals, the Community Development Committee will schedule oral interviews with selected Proposers. The format for the oral interviews will be presented to the Proposer at the time of official notification of oral interview. B. SUBMISSION ELEMENTS REQUIRED FROM DEVELOPERS/FORMAT OF PROPOSALS Proposals shall be written and presented in the following format, utilizing the headings presented below for the organization of responses. Respondents shall address all questions asked and provide a sufficient level of detail to enable evaulation of the proposal. 'DEVELOPER -- Indicate the n address and telephone number of the proposed owners) of the project. Provide the names of contact person(s) who can speak for the owner(s). •OVERVIEW OF PROPOSAL -- Present a statement of the proposal which provides a clear identification of the proposal and indicates a clear understanding of the desired results. If the proposal deviates from the stated goal and specific objectives presented within the STATEMENT OF PURPOSE section of this RFP, explain, in detail, the deviation and state reasons for the deviation. 'PRICE -- Price to be paid for the real estate. *PREVIOUS EXPERIENCE/QUALIFICATIONS -- Present a listing of at least three (3) previously completed projects similar to the project proposed. Provide the name and location of each project, and provide enough detail about each project to enable a comparison of the projects with the proposed project. This information should give the City an understanding of the respondent's ability to complete a success- ful project as proposed. *PROJECT AND FINANCIAL REFERENCES -- Provide the names, addresses, phone numbers and relevant positions of banking and project references for each of the above noted projects. Present a copy of your firm's most recently audited financial statement or Of the principals involved in the proposal if a w entity is to be formed. The purpose Of the references is to enable the City to contact project representatives and lenders to determine the probability of the respondent to complete the project described in the RFP. *PARTICIPANTS IN PROPOSED PROTECT -- Identify each participant in the proposed project. Identify their role and give an overview of their previous experience. The purpose for requesting this information is to give the City an understanding of the qualific- ations of the individuals who will be responsible for each element of the proposed project. *DETAILED PLAN OF ACTION -- Provide a detailed overview of how the proposal will be implemented. Include a step- by-step plan for all elements of the project. Include a time schedule for completion of each element and a cost estimate for each element. Present the material in both written and graphic form. The time schedule and cost estimate should be presented in a matrix format, as well as described in narrative manner. *FINANCING OF PROSECT -- Describe how the proposal will be financed. Identify the method, sources of funds and amounts frau each source. Provideevidence of funding commitment, if available. Explain if the City is expected t0 participate in financing. *IMPACT OF PROPOSAL -- Describe the probable economic impact of the proposal, including: the number of construc- tion and permanent full-time and part-time jobs to be created; estimated tax revenue to he generated by the proposal; local firmstobe utilized in the project and their respective roles; and the local economic impact of the proposal. 5 *MANAGEMENT PUN -- Present a detailed management plan for the project's implementation and the operation of the finished project. Identify the method of management to be employed and the identity of the individuals and/or firms to be responsible for each element of the management plan. *PROMOTION AND NARRETING -- Describe how the project will be promoted and marketed. Identify the individuals and/or firms to be responsible for promotion and marketing. *SUBMISSION OF PRELIMINARY PLANS -- Provide a preliminary archi- tectural plan to outline the general scope of the proposed project and to convey to the City suffi- cient information to determine the character of the work to be performed. The preliminary plan shall be prepared by a registered architect and shall include: a. Site Plan - The site plan shall be drawn to a scale of not less than one (1) inch equals forty (40) feet wherever practical. The plan shall include: (1) Property lines and dimensions. (2) Adjacent features, such as abutting streets, buildings or properties. (3) Existing and proposed paved areas, including the type of pavement and principal dimensions. (4) Theon site parking layout, and traffic flow, if any. (5) Planting areas, including general size and variety of trees and shrubs. (6) All existing and proposed utilities, both above and below ground, including service connections and drainage facilities.n (7) Principal elevations, grades, or contours, both existing and proposed. (S) existing and new building outlines, including overlaps such as canopies or basement extensions. b. Floor Plan - The scale of the floor plan shall be left to the discretion of the architect. This plan shall show general room layouts and use, including entrances and fists. Dimensions may be approximate and the overall floor area for each floor shall be indicated. The elevation of each floor shall be indicated. C. Elevations - A suitable cross-section o elevation of the building shall be provided, either in the form of an artist's rendering of the building or aection of the building. Cut -away elevations shall be provided showing the relationship of floors to surrounding grades. Materials to be used for exterior treatment shall be indicated. C. EVALMTION OF PROPOSALS Proposals submitted will be reviewed and evaluated by the City Manager and City staff designated by the City Manager. The City Manager shall also perform a follow-up examination of project and financial references. The City Manager shall than submit the proposals and his recommendations to the City Council Community Development Committee for the Committee's consideration and valuation. The Committee shall then select those respondents submittingproposals of sufficient quality to merit invitations for oral presentations which will provide the City with an opportunity to ask additional questions about each proposal. Each respondent selected for an oral presentation will be contacted in writing. The City Council, after reviewing the recommendations of City staff and Community Development Committee, will make the final decision on the selection of a developer. The criteria for evaluation of proposals shall be as follows: 1. Strength of Developer relative to financial, marketing, management and packaging of developments, including experience of: key staff people, major consultants, other partners. 2. Developer's Previous Experience a. Success of developer, or individuals in the develop- ment firm on redevelopment projects. b. Experience with public sector, public-private partnerships. C. Functional and aesthetic quality of previous projects. d. Level of involvement of developer in previous projects. e. Timeliness in developing previous projects. 7 3. Concept Analysis a. Does concept represent high quality of function and aesthetics. b. The uniqueness of the proposed redevelopment C. Inter -relationship of individual components, does total concept depend on success of one major element., d, The impact on the community as a public attraction. e. Flexibility of concept (can it be altered in future to accommodate changing market). I. The degree of emphasis on public access. Q. Relevancy of concept or theme to local cultural/ social/ economic environment. h. The magnitude of financial investment in the redevelopment. r. Economic feasibility of project. j. The potential tax and other revenue benefits to the City. k. The time line for full development. 1. The number of jobs created by the project.' 4. Financial Capability of Developer a. Ability to secure equity/financing. b. Current relationship with major lenders. C. Ability to stay with project in bad economic conditions: "staying power'. 5. Expectations of developer in terms of governmental incentives and participation. 6. Will city realize return on investment from development (i.e. rate of return/time frame). D. SPECIAL CONDITIONS OF THE PROPOSAL The project will be subject to the following special conditions: 1. The existing buildings will be retained with the possible exception of the house, and will form the structural basis of the proposed redevelopment. 2. Proposed redevelopment must conform to the Secretary of the Interior's Standards for Rehabilitation. 3. Proposed redevelopment must not materially reduce the capacity or performance of the floodplain. 4. Proposed uses must be adequately protected from flood damage. 5. Proposed redevelopment must conform to all 'applicable local codes except that the on-site parking requirement for project employees and long-term (over 1 hour) visitors may be waived. 6. Provisions must be made for the maintenance of river views from and around the proposed development. ]. Public access to abutting properties will not be unneces- sarily restricted 8. Construction must begin within 90 days and be completed within 24 months of the actual closing on the sale/purchase of the site. 9. The City must be provided and must approve all final plans, financing commitments and conditional tenant commitments prior to the scheduling of the closing. lo. All required permits must have been issued prior to the date of the scheduled closing. 11. A payment in lieu of taxes will be due the City on July 1st of each year i amount equal to the difference between the tax assessment of the project as of the prior April let and the esti- mated tax assessment for the fully completed and occupied project as a of that same c date, commencing on the first April let occurring not less than 18 months afterthe closing. The payment in lieu of taxes will be due on July 1st of each year until the project is completed as proposed. 12. The purchase price of the project site shall be not less than $ 13. Minimum total project construction costs (hard costs) shall be not less than $ E. CONTRACT DOCUMENTS A draft contract to be utilized upon selection of the successful respondent is attached as Exhibit "A". P. PROPOSAL PEE (DEPOSIT) The respondent shall submit acertified check with the proposal n the amount of five percent (5E)of the proposed price to be paid for the real estate or five thousand dollars ($5,000), whichever amount is greater. All checks will be deposited, no checks will be held for return. The funds will be returned to all parties not accepted and the funds will be applied to the option fee for the proposal accepted. No proposal will be considered unless accompa- nied by the proposal fee. G. CITY'S RIGHT TO REJECT PROPOSALS The City reserves the right to reject any and all proposals received as a result of this Request for Proposals, or to negotiate in any manner necessary to serve the best interests of the City. EXHIBIT 1 EVALUATION SHEET RESPONDENT: 1. PROPOSAL'S MERITS WHEN COMPARED WITH GOALS AND OBJECTIVES OF OWNER -------------- 1 2 3 4 5 2. PRICE FOR PROPERTY - 1 2 3 4 5 3. PREVIOUS RELEVANT EXPERIENCE/ QUALIFICATIONS OF RESPONDENT 1 2 3 4 5 4. PROJECT AND FINANCIAL REFERENCES 1 2 3 4 5 5. QUALIFICATIONS OF PARTICIPANTS IN PROJECT 1 2 3 4 5 6. PLAN OF ACTION SCHEDULE OF COMPLETION ------ 1 2 3 4 5 ]. PLAN OF ACTION ESTIMATED DOLLAR VALUE ----- 1 2 3 4 5 8. FINANCING OF PROPOSAL 1 2 3 4 5 9. ECONOMIC IMPACT OF PROPOSED PROJECT -------- 1 2 3 4 5 10. MANAGEMENT PLAN ---------------------------- 1 2 3 4 5 11. PROMOTION AND MARKETING OF PROPOSAL -------- 1 2 3 4 5 TOTAL SCORE _ Instructions: One form shall be used to rate each proposal on a comparative basis with a group of 5 proposals, with each element assigned a value ranging from 1 - 5. The rating of 1 represents the least desirable proposal, while the rating of 5 is the most desirable proposal. Rating numbers shall be circled. For example, if five (5) proposals are rated, and if proposal number 1 presents the 3rd best proposed Management Plan when compared with the four (4) other respondent's Management Plans, proposal number 1 would rate 3 and the 3 would be circled on the rating form. Following the rating of all eleven (11) elements, in comparison with all eleven (11) elements of the other proposals, the total score of the proposals will be calculated by Computing the sum of the numbers circled on each form. The proposal receiving the highest total score will be considered the best. Note: If more or less than five (5) proposals a valuated, the numerical ratings are increased to the total number of respondents.