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.
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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.