HomeMy WebLinkAbout2002-01-14 02-73 ORDERItem No. 02-73
Date: Ianuary 14, 2002
Item/Subject: ORDER, Authorizing Issuance of a Request for Proposals for Reuse and
Redevelopment of the Kobrkz Building — Penobscot Riverfront
Development Project
Responsible Department: Community and Economic Development
This Order would direct the City Manager m Issue a request for proposals (RFP) seeking proposals for the
redevelopment and reuse of the Kobritz Building at ]] Railroad Street in the Penobscot Rivertront
Development Proje t. As originally envisioned in the Hunter Interest, Inc. Penobscot Rivedront
Development Program, the building would be demolished and die site cleared to make way for new
development. Before the Coundl considers action to demolish the building, the Council would like to
determine the extent of interest and Investment that might be available for redevelopment and reuse of
the existing building. By issuing this RFP seeking proposals for the building's reuse, the aty will be able
to determine the level of interest in the building. Interested parties would have to submit proposals to
the City by March 20, 2002 for them to be consdered.
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Project, concurrently with a grant of $2 million through HUD's Economic Development
Initiative Program. HIID has also provided an economic development appropriation of
$1 million for infusimcture improvements. The City has also received $1.5 million in
transportation appropriations for the construction of an intermodal transportation center
and $560,000 fm road construction, signalized railroad crossings, and bike and pedestrian
tails along Use river's edge. This is in addition to a$140,000 grant for bike and
pedestrian rads previously approved In tool, to date, the City has received approval for
approximately $15 million in federal grants, guammeed loans and appropriations, state
appropriations and grants, and private donations to support private development.
This federal and state assistance, along with the private contribution of the cost of the
proposed outdoor amphitheater, will Bounce a major portion of the substantial front-end
investment required of the City for infrasractum improvements to support private
development. These infrastructure improvements involve utility and street infrastructure,
public ameiutles, and parking to support the commercial and public development areas.
Property tax revenues from new private development will provide revenue needed by the
City to retire debt incurred in f arcing infrastructure improvements.
The City acquired the Kobritz Building as pan of the Penobscot Riverfro rt Development
Project The City's options are to demolish the building and clear the site for
redevelopment or to seek tease of the building. Responses to this Request for Proposals
(RFP) will help the City determine the potential for the building's reuse. If a developer
for reuse of the Kobritz Building were selected, it would be the City's intent to enter into
a development agreement with the developer providing for its redevelopment, reuse and
occupancy. The developer would be responsible for the development and operation of
the building.
C. PROPERTY INFORMATION:
This two-story 22,516 square foot masonry building was constructed in 1954 for the
storage, preparation, and distribution of wholesale most products. In recent years it was
used for warehousing. The building has skeet frontage on Railroad Street as depicted on
the sketch plan attached. The building is one of two remaining buildings in the
Penobscot Riverfrow Development Project. The Sea Dog Restaurant and microbrewery
occupies the other remaining building. The interior of the Eclairs Building has been
essentially preserved in the condition existing during its previous uses. There are limited
functioning utilities. The building needs interior refurbishing, as well as all utility
systems and beat. An environmantal survey bas been performed and all known
hazardous materials are being removed. The building is serviced by public utilities.
Respondows to this RFP may assume the City will provide sufficient public parking in
the immediate area to support the development proposed.
1. General Conditions: This isaninegularshaped,approximate 124'x184 foot,
22,516 N. ft., 2 may brick block & steel building consisting, in genera, of steel
flume with concrete block interior and exterior walls with areas of brick or glass
Request for Proposals - Kobruz Building - City of Bangor—January 14, 2002 Page 4 of 10
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block veneer and concrete and steel framed Boors and interior partitions. The
building has been unoccupied and unheated for several years. The building
houses Eve Geezer rooms, common access loading docks, and office space. The
interior has been essentially gutted in preparation for redevelopment. new are
limited functioning utilities in the building, although there is water, sewer and
electrical service to the building. The structure needs window replacement and
complete interior refurbishing, as well a all utility systems and hear, The site is
serviced by public utilities.
Dae to the lack of hest, roof drain leak and asbestos removal, the interior of the
building is only in fair condition. Windows are broken and missing, ceilings and
partitions are damaged, etc. Redevelopment of the building may involve a
complete or partial gutting of the interior of the structure.
Building systems are, for the most part, min -existent or non-functional.
Redevelopment of Ne building will require the addition of completely new
plumbing, hearing, ventilating, and electrical systems. Sprinkler lines exist at all
levels but it should be assumed that a completely new fire protection system
would also be required.
2. Exterior Walls: The exterior masonry facades are in good condition.
3. Roof. The existing Bat to low -pitch roof is a built-up asphalt roof with atone
ballast and aluminum Bashing. The roof has not experienced significant leaking
over the years. Due to to age, the read ahead be inspected for serviceability.
4. Windows: The existing windows are steel fixed and awning windows. All are
single glazed with limited storm sashes and in mixed condition.
5. Genual Building Data:
a. Size: The building is two stories high without basement. Each Boor
level is approximately 10,100 sq. ft. for a total building mea of 22,516
sq. &
It. Frontage: The hand perimeter of the building is 482 linear fast. 124 feet
(25%) of the perimeter is open to public ways.
c. Construction; Exterior wails are concrete block masonry (mm -
combustible) with sections of brick or glass block. The interior consists of
steel columns, steel framing, concrete Floor decking, and concrete
partitions (noncombustible).
d. Age: 1953-54/47yeam.
e. Height: 23fset+/-,2story.
Request for Proposals - Komitz Building - City of Danger—January 14,2002 Page 5 of 10
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f Foundation: Poured concrete.
g. Ate: Street side interior loading dock with 2 overhead doors. Rail
side loading dock with insulated door.
h. Land Area: Building footprint only.
D. SURROUNDING DEVELOPMENT
The Schutz Building is centrally located within the Penobscot River6ont Development
Project and is well located in relation to the heavily traveled Main Street enhapce to the
City's downtown district and cross town angry. There has been significant high quality
redevelopment and reuse of neighboring buildings, primarily into office use. Show's
Supermarkets has developed a 64,000 square foot supermarket in the adjacent block. The
Kobritz Building is located within walking distance of the City's downtown district
which includes City Hall, Maine Discovery Museum, Nornmbega Hall, Bangor Public
Library, specialty retail, customer service, financial, entertainment, food and beverage,
churches, apartments, condominiums, and public parks.
E. SPECIFIC OBJECTIVES
L To determine the potential for tThe purchase or lease and attractive redevelopment,
and successfid operation of the existing Kobritz Building with approximately
22,516 square fee[ of building space or for its demolition and clearance to make
way for a deposed development of a new building or buildings. with uses that will
attract people to the BiverGom, that are consistent with the Penobscot Riverhnnt
Development Program, and that are permitted uses in the Waterfront Development
District of the City's Land Development Code.
2. The increase oftbe volume of retail, commercial and/or residential activity in the
waterfront area.
<3. Reuse activities that will attract visitors to the waterfront and enhance activity
compatible with other intended waterfront uses.
F. PROPOSAL SUBMISSION
Proposals are to be submitted to David Pellegrino, Purchasing Agent, City of Bangor, 73
Harlow Street, Bangor, Maine 04401 no later than 2:00 PM on Wednesday, March 20,
2002. Three copies of &a proposal are to be submitted in writing prepared on standard
letter size reproducible paper. Plans submitted should include copies on paper not larger
Request for Proposals- Kobritz Building - City of Bangor—January 14, 2002 Page 6 of 10
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than 11 inches by 17 inches. The proposal shall follow the headings and format
presentedinthenextsectionofthis RFP. Following the receipt of qualified proposals,
the City may schedule presentations and interviews with selected Developers.
G. SUBMISSION ELEMENTS REQUIRED FROM DEVELOPERS AND FORMAT
OF PROPOSALS
Proposals are to be written and presented in the following format, utilizing the headings
presented below for the organization of responses. Respondents are to address all
questions asked and provide a sufficient level of detail to enable evaluation of the
proposal.
DEVELOPER: Indicate the some, address and telephone number of the proposed
developersofthepm,ject. Provide the name of contact persons) whocan speak for
the developers.
OVERVIEW OF PROPOSAL: Present a statement of the proposal, which
provides a clear identification of proposed uses.
PURCIIASE OFFER: Indicate the proposed purchase price to be paid in the City
of Bangor or the proposed =us] lease to be paid for the property.
DEVELOPMENT SCHEDULE: Indicate the proposed redevelopment schedule
including the proposed purchase data or from start date. Include a time schedule
for completion of each element suit a cost cadmium for each element.
PLAN OF ACTION: Provide an overview of how the proposal will be
implemented.
PREVIOUS EXPERIENCE/QUALIFICATIONS: Present a listing of
previously completed project, preferably similar to the project proposed. Provide
the more 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 developer's ability to complete a
successful project as proposed.
PROJECT AND FINANCIAL REFERENCES: Names, addresses, phone
umbers and relevant positions of banking and project references for each of the
above noted projects and copies of you firms most recently audited financial
statemem, or of the principals involved in the proposal if new, entity is to be
formed, may be requested during the selection process, but need not be submitted
with the proposal. The purpose of the references is to enable the City m contact
project representatives and tendon to determine the probability of the respondent to
successfully complete the project described in the RFP.
PARTICIPANTS IN PROPOSED PROJECT: Identify each participant hr the
Request for Proposals- Robrifz Building - City of Bangor—January 14,2002 Page 7 of 10
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proposed project. Identify their role and given overview of their previous
experience. The purpose for requesting this information is to give the City an
understanding of the qualifications of the individuals and any organizations that
will be responsible for all elements of the proposed project.
FMANCMG OF PROJECT: Describe how the Proposal will be financed.
Identify the method, sources of funds and amounts from each source. Evidence of
funding commitments may be reported during the selection process. If City or other
public funding is proposed, clearly indicate the Proposed source and type of funding
proposed
MANAGEMENTPLAN: Presentamanagememplanfortheproject's
implementation and the operation of the finished project. Identify the method of
management to be employed and, if available, the identity of the individuals and/or
firms to be responsible for each element of the management plan.
CONCEPT PLANS: Provide a concept plan to outline the general scope ofthe
proposed project and to convey to the City sufficient information to detemdne the
character of the work to be performed. Building elevations are required to be
submitted clearly indicating proposed exterior building improvements and materials
to be used. Preliminary floor plans should be submitted. These plans should show
general mom hymns and use, including enhances and exits. Dimensions may be
approximate and the overall floor area for each roam/area shall be indicated. Plans
submitted should include copies not larger than 11 inches by 17 inches.
If new buildings are proposed a site development Plan of the lot shall be submitted
showing the naturemediae scheme kind shape, composition and location of all
structures the number and location of all proposed narking spaces and driveways
landscapingthe location of signs and lightin¢ the locatio t of all accessory
buildings fences storage areas lash collection and env external mechanical
systems and a building elevation Plan for all proposed new buildings showing
dimensions, matenals and exterior color scheme.
H. EVALUATION OF PROPOSALS
Proposals submitted will be reviewed and evaluated by City staff. Proposals and
recommendations will then be submitted ro the Business and Economic Development
Committee of the City Council for the Committee's consideration act evaluation. The
Committee shall then select those respondents submitting proposals of sufficient quality
to merit invitations for presentations and interviews which will provide the City with an
opportunity to ask additional questions about each proposal. The City Council, after
reviewing the recommendations of City staff and Business and Economic Development
Committee, will make the final decision on the selection of the successful respondent.
The criteria for evaluation of proposals shall be as follows:
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b. Current relationship with major leaders.
c. AbiliLywsustainpmjectinadverseeconomiccondifiom.
5. Expectations of Developer in terms of govenmeatl incentives and participation.
I. SPECIAL CONDITIONS OF THE PROPOSAL
The project will be subject t the following special conditions:
I -.._ redevelopment must __...._ Ai, existing g buiding Proposals submitted for
consideration may be for the redevelopment and reuse of the existing building.
OR for the demolition and clearance of the existing building as Part of a proposal
for development f a new building buildinas with uses consistentwith the
Penobscot Riverfront Development Program
2. Reuse most comply with the Penobscot Riverfiront Development Program
3. Proposed development must conform m all applicable local codes except that the
offstreet parking requirements for project employees and visitors may be waived
4. Public access to abutting facilities will not be unnecessarily restricted.
5. Construction must begin and be completed in a fimely matter within an agreed
on schedule.
6. The City most be provided and must approve all fund plane, financing
commitments and conditional tenant commitments prior to me scheduling of the
transfer of ownership or lease of the property.
7. All required permits must have been issued prior to the transfer of ownership or
lease of the property.
J. ARRANGEMENTS FOR VISITING PROPERTY
Arrangements for visiting the property may be made by calling the City of Bangor
Department of Community and Economic Development, City Hall, 73 Harlow Street.
Bangor, Maine 04401; phone (207) 945-4400, ext. 211 or FAX (207) 945-0447.
K. 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 N any manner necessary to serve the best interests
of the City.
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1. Strength of Developer relative to financial, marketing, management and
packaging of developments, including experience of key staff people, major
consultants, and other Reuters.
2. Developer's Previous Experience:
a. Success offkvelopeq or individuals in the proposing fimr on other
development projects.
b. Experience with public sector, private sector partnerships.
c. Functional and aesthetic quality of previous projects.
d. Eevel of involvement ofDveloper in previous projects.
e. Timeliness in developing previous projects.
3. Concept Analysis:
a Whether concept epresents high quality of function and aesthetics.
b. Interrelationship of hulividuel components, whether total concept depends on
success of one major element
c. The impact on the commanity and economic viability of the dovmtown area.
d. Flexibility of concept (ran it be altered in future to accommodate changing
markets).
e. The degree of emphasis on compatibility of proposed was with existing uses
in the area surrounding development site.
E The magnitude of financial investment in the development.
g. Economic feasibility of project.
h. The potential revenue benefits to the City.
i. The time line for full development.
j. The number and quality of employment opportunities to be created by the
project.
4. Financial Capability of Developer:
a. Ability to secure equity/financing.
Request for Proposals- Kobritz Building -City of Bangor - January 14, 2002 Page 9 of 10
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CITY OF BANGOR
REQUEST FOR PROPOSALS
FOR REDEVELOPMENT AND REUSE
OF THE FORMER
KOBRITZ BUILDING
77 RAILROAD STREET
PENOBSCOT RIVERFRONT DEVELOPMENT PROJECT
BANGOR, MAINE
January 14, 2002
City of Bangor
Department of Community and Economic Development
73 Harlow Street
Bangor, Maine 04401
(207) 945-0420 Extension 211, FAX (207) 945-0447
02-n
Contents of Request for Proposals Package
A. Statement of Purpose
B. Background
C. Property Information
D. Surrounding Development
E. Specific Objectives
F. Proposal Submission
G. Submission Elements Required from Developers and Formed of Proposals
Ide rfification of Developer
Overview of Proposal
Purchase Offer
Development Schedule
Plan of Action
Previous Experience/Qualifications
Project and Financed References
Participants in Proposed Project
Financing of Project
Management Plan
Concept Plans and Preliminary Plans
H. Evaluation of Proposals
I. Special Conditions of the Proposal
J. Arrangements for Visiting Property
K. City's Right to Reject Proposals
Attachments: Sketch Plan
Building Photo
Site Location Map
Penobscot Rivorlma Development Program Summary
Request for Proposals - Sabah: Building - City of Bangor—January 14, 2002 Page 2 o 10
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REQUEST FOR PROPOSALS
A. STATEMENT OF PURPOSE
The City of Bangor is requesting proposals from qualified developers for the
redevelopment, reuse and occupancy of the Kobritz Building located at 77 Railroad
Street, Bangor, Maine. Proposed uses should be compatible with the City's Penobscot
Riverboat Development Plan and permitted uses in the Waterfront Development District
as defined in the City of Bangor Land Development Code.
IOC LKINKBRill) 2P1
The City has acquired, clewed and is in the process of completing remediation of 32
acres of prime riverboat for redevelopment stretching along a mile of the Penohswt
River. To date this effort has largely been financed through funds provided the City
under the Community Development Block Grant program. The City's investment in the
area has already led to over $7 million in private reinvestment in rehabilitation and reuse
of vacant former factory buildings in the Penobscot Riverboat Development Project area.
The City engaged Hooter Interests Inc. of Annapolis, Maryland to oodenake a market
analysis and prepare the Penobscot Rivwfront Development Program for the City. A
summary of the Penobscot Riverboat Development Program is attached. The Penobscot
Riverfront Development Program envisions 162,000 SF of retail and restaurant space, a
250 room headquarters hotel and adjacent high tech conference center, 100,000 SF of
office development, 36,0110 SF of public and transportation terminal space, a 36,000 SF
marina building, 310 residential units, and a mid -priced 175 -room Phase 11 hotel, all
supported by 2,018 parking spaces. The total development cost is estimated to be $184
million with $144 million in private investment and $40 million of public investment. Of
the public investment, as proposed, $14.5 million would be provided by the City, $3.9
million by private/public contributions (donation of public outdoor amphitheater has
already been committed), and the remainder from state and federal programs supporting
economic development, job creation, infrastucture, and transportation improvements.
The City has expended over $5 million to data in property acquisition, clearance, site
cleanup and infrastructure improvements. Through a public referendum in November
1999 the Stare of Maine provided $1.2 million for waterfront infrastructure
improvements used for bulkhead replacement along the River's edge adjacent to Prost
Steer. The State has also provided $980,000 matched by $1.3 million is federal
transportation funds for enginewm& design and permitting of transportation link from
Bangor International Airport to Acadia National Pink that would pass through the
Penobscot Riverboat Development Project.
The City has received approval from the U.S. Department of Housing and Urban
Development for Section 108 Wm Guamatce funds of $5,720,000 in support of the
Project, concurrently with a grant of $2 million through HUD's Economic Development
Request for Proposals- Kobritz Building - City of Bangor -lamery 14, 2002 Page of 10
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Initiative Program. B[]D has also provided an economic development appropriation of
$1 million for infmstmcture improvements. The City has also received $1.5 million in
transportation appropriations for the construction of an intermodal transportation center
and $560,000 for road construction, signalized railroad crossings, and bike and pedestrian
trails along the river's edge. This is in addition to a $140,000 grant for bike and
federation trails previously approved. In total, to data, the City has received approval for
approximately $15 million in federal gams, gumantad loans and appropriations, state
appropriations and grants, and private donations to support private development.
This federal and state assistance, along with the private contribution of the cost of me
proposed outdoor amphitheater, will finance a major portion of the substantial front-end
investment required of the City for infrastrncwre improvements to support private
development These infrastructure improvements involve utility and sheet infrastructure,
public amenities, and parking to support the commercial and public development areas.
Property rax revenues from new private development will provide revenue needed by rhe
City to retire debt incurred in financing infrastructure improvements.
The City acquired the Kobritz Building as part of the Penobscot Riverfront Development
Project The City's options are to demolish the building and clear the site for
redevelopment or to seek reuse of the building. Responses to this Request for Proposals
(RFP) will help the City determine the potential for the building's reuse. Ifa developer
for reuse of the Kobritz Building were selected, it would be the City's intent to enter into
a development agreement with the developer providing for its redevelopment, reuse and
occupancy. The developer would be responsible for the development and operation of
the building.
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This two-story 22,516 square foot masonry building was constructed in 1954 for the
storage, preparation, and distribution of wholesale meat products. In recent year it was
used for warehousing. The building has street frontage on Railroad Sheet as depicted on
the sketch plan attached. The building is one of two remaining buildings in the
Penobscot Riverf eat Development Project. The Sea Dog Restaurant and microbrewery
occupies the otherremandng building. Theinterior ofthe Kobritz Building has been
essentially preserved in the condition existing during its previous uses. There are limited
functioning utilities. The building needs interior refurbishing, as well as all utility
systems and heat M environmental survey has been performed and all known
hazardous materials are being removed. The building is serviced by public utilities.
Respondents to this RFP may assume the City will provide sufficient public parking in
the immediate area in support the development proposed.
1. General Cnndiforis This is an irregulur shaped, approximate 124'x184 foot,
22,516 sq. fr., 2 story brick, block & steel building consisting, in general, of steel
flame with concrete block interior and exterior walls with areas of brick or glass
block vencer and concrete and steel framed Floors and interior partitions. The
building has been unoccupied and animated for several years. The building
Request for Proposals- Kobritz Building - City of Bangor—January 14, 2002 Page 4 of 10
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houses five Geezer rooms, common access loading docks, and office space. The
interior has been essentially gutted in preparation for redevelopment. There are
limited functioning utilities in the building, although there is water, sewer and
electrical service to the building. The structure needs window replacement and
complete interior refurbishing, as well as all utility systems and heel The site is
serviced by public utilities.
Due to the lack of heat, roof drain leak and asbestos removal, the interior of the
building is only in fair condition. Windows are broken and missing, ceilings and
panthers are damaged, etc. Redevelopment of the building may involve a
complete or partial gutting of the interior of the structure.
Building systems we, for the most part, non-existent or non-functional.
Redevelopment of the building will require the addition of completely new
plumbing, healing, ventilating, and electrical systems. Sprinkler lines exist at all
levels but it should be assumed that a completely new five protection system
would also be required.
Exterior Walm: The exterior masonry facades are in good condition.
Boef. The existing flat to low -pitch roof is a built-up asphalt roof with stone
ballast and aluminum flashing. The reef has not experienced significant leaking
over the years. Dec to its age, the roof should be inspected for serviceability.
Windows: The existing windows are steel fixed and awning windows. All are
single glazed with limited storm sashes and in mixed condition.
(lenerd Building Dara:
a. Sieh: The building is two stories high without basement Each floor
level is approximately 10,100 K. ft. for a total building was of 22,516
sq. ft.
E. Frontage: The total footmen of the building is 482 linear feet 124 fact
(25%) of the perimeter is open to public ways.
C. Construction: Exterior wallsam concrete block masomy(non-
combumble) with sections of brick or glass block. The interior consists of
steel columns, steel burning, concrete floor decking, and concrete
partitions hers-combastible).
d. Agr. 1953-54/49yeam.
C. Height: 23 feet+/-, 2 story.
f. Foundation: Poured concrete
Request for Proposals -Kobmz Building - City of Bangor—January 14, 2002 Page 5 of 10
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g. Access: Street side interior loading dock with 2 overhead doors. Rail
side loading dock with insulated door.
It. I,and.Arsa: Building footprint only.
The Kobritz Building is centrally located within the Penobscot Riverfcom Development
Project and is well located in relation to the heavily tmveled Main Street entrance to the
City's downtown district and cross [own artery. There has been significant high quality
redevelopment and reuse of neighboring buildings, primarily into office use. Sbaw's
Supermarkets has developed a 64,000 square foot supermarket in the adjacent block. The
Kobritz Building is located within walling distance of the City's downtown district
which includes City Ball, Maine Discovery Museum, Normbega Hall, Bangor Public
Library, specialty retail, customer service, financial, entertainment, food and beverage,
churches, apartments, condominiums, and public packs.
E. SPECIFIC OBJECTIVES
1. The purchase or lease and attractive redevelopment, and successful operation of
approximately 22,516 square feet of building space with uses that will attract
People in the Riverfrom, that are consistent with the Penobscot Riverfinnt
Development Program, and that are permitted uses in the Waterfront Development
District of the City's Land Development Code.
2. The increase of the volume of used, commercial and/or residential activity in the
waterfront area.
3. The preservation and reuse of a significant commercial building.
4. Reuse activities that will street visitors to the waterfront and enhance activity
compatible with other intended waterfront uses.
F. PROPOSAL SUBMISSION
Proposals are to be submitted he David Pellegrino, Purchasing Agent, City of Bangor, 73
Harlow Street, Bangor, Maine 04401 no later than 2:00 PM on Wednesday, March 20,
2002. Three copies of the proposal are to be submitted in writing prepared on standard
letter size reproducible paper. Plans submitted should include copies on paper not larger
Wav 11 inches by 17 inches. The proposal shall follow the headings and format
presentedinthenextsechmo£this RPP. Following the receipt of qualified proposals,
the City may schedule presentations and interviews with selected Developers.
Request for Proposals - Komitz Building - City of Bangor—January 14, 2002 Page 6 of 10
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G. SUBMISSION ELEMENTS REQUIRED FROM DEVELOPERS AND FORMAT
OF PROPOSALS
Proposals are to be written and presented in the following format, utilizing the headings
presented below for the organization ofresponses. Respondents are to address all
questions asked and provide a sufficient level of derail to enable evaluation of the
proposal.
DEVELOPER: Indicate the name, address and telephone number of the proposed
developersoftheproject. Provide the name ofcontact persons) who can speak for
the developers.
OVERVIEW OF PROPOSAL: Present a statement of the proposal, which
provides a clear identification of proposed uses.
PURCHASE OFFER: Indicate the proposed purchase price to be paid to the City
of Bangor or the proposed annual lease to be paid for the property.
DEVELOPMENT SCHEDULE: Indicate the proposed redevelopment schedule
including the proposed purchase date or lease start data. Include a time schedule
for completion of each element and a cost estimate for each element.
PLANOFACTION: Provideanoverviewofhowthepropomlwillbe
implemented.
PREVIOUS EXPERHiNCE/QUALIFICATIONS: Presrntalistingof
previously completed projects, preferably 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 developer's ability to complete a
successful Project as proposed.
PROJECT AND FINANCIAL REFERENCES: Names, addresses, phone
numbers and relevant positions of banking and Project references for each of the
above noted projects and copies of your firm's most recently audited Financial
statement, or of the principals involved in the proposal if new entity is to be
formed, may be requested during the selection process, but need not be submitted
with the proposal. The purpose of the references is to enable the City to contact
project representatives and lenders to detemdve the probability of the respondent to
successfully complete the project described in the RPP.
PARTICIPANTS IN PROPOSED PROJECT: Idenfify 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 as
understanding of the qualifications of the individuals and any organizations that
will be responsible for all elements of the proposed project.
Request but Proposals- Kobritz Building - City of Bangor-Jamary 14,2002 Page 7 of 10
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FINANCBVG OF PROJECT: Describe how the proposal will be financed.
Identify the method, sources of funds and amounts from each source. Evidence of
funding commitments may be reported during this selection process. If City or
other Public funding is proposed, clearly indicate the proposed source and type of
funding proposed.
MANAGEMENTPLAN: Present a management plan for the project's
implementation and the operation of the finished project Identify the method of
management to be employed and, if available, the identity of the individuals and/or
firms to be responsible for each element of the management plan.
CONCEPTPLANS: Provideaconceptplanto outline the general scopeofWe
proposed project and to convey to the City sufficient information to determine the
character of the work to be performed. Building elevations are required to be
submitted clearly indicating proposed exterior building improvements road materials
to be used. Preliminary Floor plans should be submitted. These plans should show
general room layouts and use, including entrances and exits. Dimensions may be
approximateand the overall floor area for each mom/aret shall be indicated. Plans
submitted enfold include copies not larger than I l inches by 17 inches.
H. EVALUATION OF PROPOSALS
Proposals submitted will be reviewed and evaluated by City staff. Proposals and
recommendations will then be submitted to the Business and Economic Development
Committee of the City Council for the Committee's consideration and evaluation. The
Committee shall then select those respondents submitting proposals of sufficient quality
In merit invitations for presentations and interviews which will provide the City with an
opportunity to ask additional questions about each proposal. The City Council, after
reviewing the recommendations of City staff and Business and Economic Development
Committee, will make the final decision on the selection of the successful respondent.
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
conothar s, and other partners.
2. Developer's Previous Experience:
a. Success of Developer, or individuals in the proposing Earn on other
developmentprojects.
b. Experience with public sector, private sector partnerships.
c. Functional and aesthetic quality ofprevious projects.
Request for Proposals- Robritz Building -City of Bangor — January 14,2002 Page 8 of 10
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d. LevelofinvolvememofDevelopefinpmviompmjmts.
e. Timeliness in developing previous projects.
3. Concept Analysis:
a. Wbether concept represents high quality of function and aesthetics.
b. Interrelationship of individual components, whether total concept depends on
success of one major element.
c. The impact on the community and economic viability of the downtown area.
d. Flexibility of concept (can it be altered in future to accommodate changing
markets).
e. The degree of emphasis on compatibility of proposed uses with existing uses
in the mea surrounding development site.
f. The magnitude of financial investment in the development
g. Economic feasibility ofpmjW.
h. The potential revenue benefits to the City.
i. The time line for full development
j. The number and quality of employment opportunities tobucreated by the
project.
4. Financial Capability ofDevcloper:
a. Ability to secure equity/firencing.
b. Carman relationship with major lenders.
c. Ability m sustain project in adverse economic conditions.
5. Expecmtions of Developer in terns of governmental incentives and participation.
I. SPECIAL CONDITIONS OF THE PROPOSAL
The project will be subject to the following special conditions:
1. The redevelopment must preserve the existing building.
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2. Reuse most comply with the Penobscot Riverfront Development Program
3. Proposed development must confsmto all applicable local codes except that the
off -skeet parking requirements for project employees and visitors may be waived.
4. Public access to abutting facilities will not be uwecessarily restricted.
5. Construction most begin and be completed in a timely ma nater within an agreed
on schedule.
6. The City must be provided and most approve all final plans, financing
commitments and conditional cannot tournaments prior to the scheduling of the
transfer of ownership or lease of the property.
7. All required permits most have been issued prior to the transfer of ownership or
lease of the property.
J. ARRANGEMENTS FOR VISITING PROPERTY
Arrangements for visiting the Property may be made by calling the City of Bangor
Department of Community and Economic Development, City Hall, 73 Harlow Sheet,
Bangor, Maine 04401; phone (267) 9454400, ext. 211 or FAX (207) 945-0447.
K. 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 navy manner necessary to serve the best interests
of the City.
Request for Proposals- Knbritz Building - City of Bangor — January 14, 2002 Page l0 of 10
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