Request for Qualifications Mount Rainier Town Center Gateway Project Private Mixed-Use Development
PURPOSE
DEVELOPMENT SITE
The City of Mount Rainier is accepting “Letters of Interest and “Statement of Qualifications” from private development companies with the experience, financial strength, and resources for the disposition and development of an iconic gateway project that reflects town center infill with pedestrianoriented, urban residential and/or mixed-use; built to meet or exceed desired LEED building standards, and achieves the City’s vision for the Mixed-Use Town Center Development Zone Plan. The city is experiencing growth due to redevelopment activity in the town center and the increase in singlefamily residential home sales over the past five years. The City would like to build on this momentum by stimulating additional private investments to create a thriving town center.
32,906 sf. located at the intersection of Eastern Avenue and Rhode Island Ave., City of Mount Rainier, Maryland 20712, further referred to as the “Site.”
RESPONSES RFQ responses submitted to: City Hall Office of Finance City of Mount Rainier One Municipal Place Mount Rainier, Maryland 20712 Attn: Samantha Olatunji, Director of Economic Development
Table of Contents I.
Community Profile
II.
Site Description
III. Project Goals and Requirements IV. Developer Qualification Objectives V. Proposal Submission Requirements
a. Cover Letter: Project Vision
b. Statement of Qualifications
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Developer Experience/ Team Qualifications
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Financial Capacity
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Developer Litigation and Liabilities
VI. RFQ Business Terms
a. Project Financial Terms
b. Business Assumptions
c. Brokers
d. Deposit
e. Exclusive Right to Negotiate
f. Land Disposition Agreement
VII. RFQ Process: Community Input VIII. The Developer Selection Process IX. Additonal Submission Information X.
RFQ Schedule
XI. Website References
I. Comunity Profile
As the gateway portal, Mount Rainier’s location makes it ideal for business and living in a diverse tight-knit community that’s steadfast on sustainability, historic preservation, arts, and culture; as key economic drivers. The system of hikerbiker trails that follow the valleys of the Anacostia River tributaries connect the City to the University of Maryland, the historic Adelphi Mill, Takoma Park, and the Bladensburg Waterfront. Mount Rainier is primarily a residential community with 1,100 single family homes and three large apartment developments constructed in the 1940s. Renter-occupied housing is 68% of the total housing stock. Known for its intimate, tree-lined streets that surround charming, historic homes. The richly, diverse architectural styles of the city’s housing stock date back to the early 1900s. Most of its homes and buildings are designated as “historically significant and contributing resources in Prince George’s County. Once a streetcar suburb to DC, Mount Rainier, including 16 historic properties, was named to the National Register in the late 1990s. An increasingly attractive close-in suburb in the D.C. region, Mount Rainier’s neighborhood offer affordable homes
with cozy front porches along welltraveled sidewalks that transform into venues for great conversation. Mount Rainier is a city of contrasts and a busy urban gateway to the nation’s capital. Mount Rainier’s greatest asset —the source of its vibrant community life — is its ability to nurture and sustain a variety of interests, which include world-class residents who proudly call Mount Rainier—home. Old and new, progressive and conservative, Biblebelt fundamentalists, rock-ribbed traditionalists, activists, recluses, empty nesters, and increasingly more, young families: all call Mount Rainier home. Successive generations of government workers, trades people, artisans, and service professionals have lived in the one- and two-story Craftsman style Bungalows, Victorian-colonials and Queen Anne historic homes that were built by the first Mount Rainier families and early developers. They inherited, too, a small town infrastructure, complete with retail stores, churches, schools, and narrow streets. Today, the unique eclecticism of the community and historic charm remains, and contributes to the influx of residents over the last decade. Unique
boutiques and farm-table restaurants offering organic fare continue to emerge downtown. Performing arts, art exhibits and studios, and flavors of the cultural diaspora from around the world can all be experienced in Mount Rainier, MD. Home of GLUT Food COOP; it is the first organic grocery store in the D.C. region, and has grown to become a regional destination for affordable, organic and locally-sourced produce since 1965. The Mount Rainier community boasts over 150 independent artists, and is home to several of Prince George’s County top art studios and cultural institutions, such as the world-class performing arts center – Joe’s Movement Emporium; Red Dirt Studio, a collective of emerging regional artists; and regionally-acclaimed for arts education and installations --- The Washington Glass School. Mount Rainier is proud to be a part of the economic revitalization efforts of the Prince George’s County. Mount Rainier is the first of four towns located within the Gateway Arts and Entertainment District (a.k.a “GAD”), along the Route 1 corridor. The GAD is designated by the state and county for revitalization through development of arts and entertainment-oriented businesses
The City of Mount Rainier, population 8,498 is located 4 miles from downtown Washington D.C. and is the historic Route 1 gateway community from Prince George’s County to Washington D.C. at the District’s northeastern boundary. and provides financial incentives to support economic development. Planned developments along the Route One Corridor, starting from Mount Rainier, then north to College Park, will contribute to thousands of square feet of new retail and housing development. This project can serve as a catalyst for significant revitalization and economic growth in the City of Mount Rainier, and the entire Route One corridor. Today, development underway in Mount Rainier’s Mixed-Use Town Center (M-UTC) is a reflection of the vision of the city’s M-U-TC Development Zone plan and City’s Urban Renewal Plan, for a vibrant, pedestrian-friendly and walkable town center along Rhode Island Ave and the Historic Route One Corridor. Over the next five years, the desired development will bring more density and vibrancy to the town center. Mount Rainier is the most densely populated municipality in the County due to its large supply of multi-family developments in a community of its size. The anticipated increased density and retail stock in the city’s town center will create additional economic opportunities locally, but will also create additional demand for amenities and services.
Millennials have grown increasingly attractive to close-in suburbs that offer affordable living and a unique experience. Over the past five years, the city has attracted a younger population; as a result, the city’s average household age is currently 34 years old. As Maryland’s 2015 Sustainability Champion, the city is recognized for its steadfast leadership role taken to empower residents to work with them to develop sustainable policies, create initiatives, and make financial investments to improve the city’s infrastructure. Infrastructure improvements such as stormwater improvements, planting trees, installing bicycle infrastructure, community projects (i.e. community corn bin and garden), as well as installing energy efficient upgrades and renewable energy on city-owned facilities in and around the city center. Mount Rainier’s “authentic” sustainability culture can also be seen on 34 Street where local businesses offer a variety of organic and locally grown/sourced food and products. Local development projects support the city’s sustainability goals and are also pushing the sustainability envelope by incorporating “net-zero,”
LEED, and other renewable energy technologies. Currently, two projects are underway in the M-U-TC Development Zone: the first newly constructed, singlefamily net-zero demonstration home, and four net-zero townhomes --- first of its kind in Prince George’s County.
C O M WHERE COMMUN
M M U N I T Y ITY & WORLD-CLASS TALENT THRIVE!
LOCAL NEIGHBORHOOD
Three distinct districts have been identified within the M-U-TC:
Mixed-Use Town Center (MUTC)
TODAY, Rhode Island Avenue (Route One) remain as a major historical gateway to Maryland and northwest Prince George’s County. It is a commercial corridor for neighboring communities as well, including the Woodridge area of Northeast District of Columbia to the west and the Town of Brentwood to the east. Businesses along both Rhode Island Avenue serve both a local and regional market.
The City of Mount Rainier’s vision for the Mixed-Use Town Center Zone incorporates the existing positive attributes and potential opportunities to create a revitalized mixed-use town center. The M-U-TC’s physical character, land uses, transportation connections, and cultural assets inform the plan vision to transform the area into a walkable, vibrant, and attractive locale for residents and visitors. An analysis of the area considered the streetscapes, the visual composition of buildings, and the unique elements that define Mount Rainier. It is important to state that the M-U-TC Development Zone should only be used for inspiration because the zone will shortly be replaced with a different zone that will be determined in 2017. The zoning change is part of the current Prince George’s County Zoning Rewrite effort.
RHODE ISLAND AVENUE
Looking into the FUTURE, Rhode Island Avenue, envisioned as The “Boulevard/ Gateway,” is an urban boulevard, characterized by a wide spatial enclosure, new development and destination retail with tenants who prefer more exposure.
CIVIC CENTER / CITY CENTER The “Civic Center” is envisioned as the new heart of Mount Rainier, with the introduction of a public green space at the current bus turn-around location to create a community-oriented space in front of the City Hall and the Mount Rainier Library.
UPPER 34 STREET The “Main Street Neighborhood is a cultural and neighborhood hub for residents that builds upon the existing Glut Food Co-op grocery store, Joe’s Movement Emporium and other newer businesses. It is the primary focus area for facade improvement and the preferred location for local neighborhood-serving retail tenants.
THE HISTORIC DISTRICT
Other business districts:
The entire M-U-TC area is contained within the Mount Rainier Historic District, which has been listed on the National Register of Historic Places since 1990. The M-U-TC area includes approximately ninety properties; forty-six are listed on the Maryland Historical Trust’s Inventory of Historic Properties, and four of these are Prince George’s County protected historic properties.
This distrct remains as a major historic gateway to Maryland and northwest Prince George’s County. It is a commercial corridor for neighboring communities as well, including the Woodridge area of Northeast District of Columbia to the west and the Town of Brentwood to the east. Businesses along both Rhode Island Avenue and 34th Street, therefore serve both a local and regional market.
Most of the commercial buildings in the Mount Rainier Historic District are located in the city’s historic downtown area, which traditionally contained a mixture of both residential and mixed-used buildings, just as it does today.
RHODE ISLAND AVENUE (ROUTE 1) + 34TH STREET
OTIS STREET & WELLS AVENUE INDUSTRIAL/ARTS CLUSTER Otis Street & Wells Avenue is a “true creative talent hub” tucked within the south side of the community along the railroad tracks. It’s made up of a diverse community of global and emerging, working artists, professionals, and educators of multiple art disciplines and mixed media, to include glass, steel, sculpture, architecture, public art installations, “eco-art,” concrete, encaustics, ceramics, video, and lighting. These talented professionals occupy artist studios and industrial space along Otis Street & Wells Avenue.
QUEENS CHAPEL ROAD Queen’s Chapel Road is the city’s second busiest commercial artery and boast over 30,000 daily vehicular trips. Several national chain retailers border the commercial shopping centers along Queen Chapel Rd, to include Dunkin Donuts and CVS. The West Hyattsville metro station is five minutes from Queen Chapel Rd, which makes it easily accessible by metro and car. The Anacostia River Heritage Trail is within walking distance. Queens Chapel Rd is located on the North East border of D.C.; providing direct access to the Catholic University of America and Fort Totten – West, and Silver Spring – North.
VARNUM STREET is a local neighborhood strip mall shopping center that is anchored by an old Historic Theatre, a new Dialysis center and service-oriented establishments. Varnum Street presents great promise for reintroducing a “once vibrant” cultural arts center and can act as an extension of 34 Street, which is currently home to several of Mount Rainier’s performing arts centers and art institutions.
Front View of the southside of the Site from Rhode Island Ave
View from southside of site looking west toward Eastern Avenue and Rhode Island Ave, into Washington, D.C.
South view directly across Rhode Island Ave from the Site
View from south side of the Site, looking east on Rhode Island Ave
View from west side of Site looking south on Eastern Avenue toward Rhode Island Ave
II. Site Description GENERAL LOCATION
FLOODPLAIN
The site is bordered by single-family residences on Eastern Avenue and by a Thrifty Car Rental facility on Rhode Island Avenue. It is approximately 4 miles from the US Capitol, D.C. Convention Center, D.C. Verizon Center, and employment center of NOMA. The University of MD College Park Campus is located approximately 5 miles north of Mount Rainier. Children’s National Medical Center, the Washington Hospital Center, The National Rehabilitation Hospital, Catholic University, and Howard University are all less than 4 miles from the site.
The property is not in a floodplain area.
LOCATION The subject property is comprised of seven different lots located at the Northwest corner of the intersection of Eastern Avenue and Rhode Island Avenue in the City of Mount Rainier, Maryland.
FLOODPLAIN MAP No. 245208 0025 C, revised June 18, 1987.
ENVIRONMENTAL HAZARDS None observe or reported. A HUD phase I environmental study was completed, per the previous executed LDA agreement for this Site. Copies are available for pickup at City Hall, One Municipal Mount Rainier, MD 20747. The building has been demolished and site cleared, therefore findings related to the former funeral home building structure are not applicable.
SOIL CONDITIONS
TRANSPORTATION ACCESS RAIL – The subject site is convenient to four METRO stations: Rhode Island Avenue, Brentwood, West Hyattsville, and Prince George’s Plaza, enabling easy pedestrian, bike and bus access to metropolitan wide rail destinations. BUS – A WMATA bus hub is located approximately 100 yards south of the subject site on Rhode Island Avenue, in the center of Mount Rainier town center. This facility serves five different bus lines connecting to points in Maryland, and D.C. Rhode Island Metro Station. ROAD – Rhode Island Avenue and Eastern Avenue Street Frontage. CAR – the subject site have an Average Annual Daily Traffic count of over 22,000 cars.
Unknown
WALK – Rhode Island Avenue has a Walk Score of 80.
SHAPE
VISIBILITY
UTILITIES
Irregular. The site survey is available on the City’s website.
Visibility is excellent from both Rhode Island and Eastern Avenue. The Site is a corner lot, located at a major intersection.
Electric, water, sewer, natural gas and telephone services are all available underground at the lot line.
TOPOGRAPHY Some downward slope from Rhode Island Avenue and Eastern Avenues.
ADDRESSES 3701, 3703, and 3705 Eastern Avenue and 3200, 3204, and 3208 Rhode Island Avenue
LEGAL DESCRIPTION Lots 7-13, Block 5, Rogers Second Addition to the Mount Rainier Subdivision, as seen on Prince George’s County Tax Map Page 49, Grid F-4
TOTAL SQUARE FOOTAGE 32,906 sq. ft. (approximately)
PARCEL A: IMPROVEMENTS At 3200 Rhode Island Avenue – the building was razed in November 2015 by the City of Mount Rainier.
PARCEL A: STATUS Vacant lot w/ partial front bearing wall left on site to prevent soil erosion
PARCEL B: IMPROVEMENTS At 3701 Eastern – a residential structure containing 864 square feet on 1.5 levels.
PARCEL B: STATUS This building is vacant and is in poor condition.
PRINCE GEORGE’S COUNTY ZONING ORDINANCE A copy of the Prince George’s County Zoning Ordinance is available at:__________________
OWNER City of Mount Rainier
ADJACENT STAKEHOLDERS/PROPERTY OWNER Larry Solomon, Thrifty Car Rental; several residential properties in the rear; Pending Land Disposition to The Menkiti Group
ZONING M-U-TC, Mixed-Used Town Center: The site could be developed as any number of commercial or residential uses with design sensitivity to adjacent neighborhoods. This zoning classification allows for commercial or residential uses, or both, and provides market and design flexibility to attract new development to the Corridor. The M-U-TC zone was created to encourage community development capitalizing on the county’s existing older commercial and mixeduse centers. This zone further promotes reinvestment to create attractive and distinctive community centers for shopping, socializing, entertaining, and living. The M-U-TC Zone promotes the preservation and adaptive use of selected buildings in older commercial areas, similar to those along the Route One Corridor.
CITY OF MOUNT RAINIER MIXED-USED TOWN CENTER (M-U-TC) ZONE DEVELOPMENT PLAN The City of Mount Rainier MixedUsed Town Center (M-U-TC) Zone Development Plan provides comprehensive development standards and includes urban design guidelines incorporating streetscape, open space, and public art. The overall goal is to foster a multi-purpose downtown center of regional significance that is attractive, pedestrian-friendly, and vibrant throughout the day. A copy of the M-U-TC Zone Development Plan is available at ____ The proposed development for the Site will be expected to meet the goals of the M-U-TC Zone Development Plan. However, we anticipate the parcel will be rezoned later in 2017, and thus all regulatory procedures will become nonapplicable.
III. Project Goals and Requirements OVERVIEW
PROJECT GOALS
The City of Mount Rainier is seeking “Letters of Interest” and “Statement of Qualifications” from experienced development companies and/or development teams, to construct an iconic, pedestrian oriented private development with market-rate housing, retail, and/or office, either for-sale or rental, on a 32,906 sf. parcel located at the northeast corner of the intersection of Eastern Avenue and Rhode Island Avenue in Mount Rainier, Maryland. Uses must be in compliance with all applicable Prince George’s County Zoning and other codes, including but not limited to the Approved Sector Plan and Section Map Amendment for the Gateway Arts District. The subject site is the southern gateway to the city, and Prince George’s County, Maryland.
To improve a prominent corner of the City that serves as the southern gateway, with a quality designed and constructed project that will improve the aesthetic appeal and pedestrian activity of Rhode Island Avenue, and act as a stimulus to redevelopment of other properties in the City. •
To increase the City of Mount Rainier’s tax base.
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To introduce quality urban designs that are sensitive to traditional architectural styles in the adjacent neighborhoods; and that reflect the development vision of Mount Rainier’s M-U-TC Development Zone Design Standards and Guidelines.
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To receive additional revenue from the sale and improvement of city-owned real estate.
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To encourage environmentally sensitive building construction, that include objectives to obtain LEED certification, and other green infrastructure improvements.
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To integrate into the development, iconic branding and exhibits through public art, open space, and commissioned/ curated artwork, that reflect the rich history and culture of the community and the Gateway Arts District.
DEVELOPMENT MARKET ANALYSIS The city commissioned a site feasibility study in spring 2010 and is referenced herein for information purposes only. Developers can use the following assumptions to estimate the development potential of the site. However, it is the sole responsibility of the developer to perform an independent site analysis. •
Lot size: 32,000 sq. ft. ( square feet of undeveloped land not used)
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Maximum Building Height: 5 Stories
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15,000 sq ft per floor
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Buildable Land Area: 75,000 square feet ( note: total building area not used in calculation)
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Potential use: Mixed-Use Development or Townhome Development with groundlevel retail, located at the corner of Eastern ad Rhode Island Ave. Please see the Torti Gallas site feasibility study (found in the Appendix) for more information on specific development scenarios.
The city entered into a land development agreement with a development team, as part of a request for proposal process, in 2012. Unfortunately, the development team was unsuccessful in securing debt/financing to support their proposed development. The City has compiled the following documents that can also be used for information purposes in preparing for this request for qualifications to develop the site: •
Mount Rainier Gateway Project Residential Market Overview
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Mount Rainier Gateway Project HUD Phase I Environmental Assessment (Available Upon Request)
Interested developers should submit their unique concept for the appropriate development of the site, including price points, design (include landscape, signage, and public art), schedule and financing’ all in compliance with the design standards and guidelines of Mount Rainier’s M-U-TC development zone plan. The developer will be required to provide detailed descriptions of previous and similar projects including photographs and locations, and where applicable, costs and special design considerations for the desired goals of the project.
IV. Developer Qualifications Objectives RFQ submissions will be evaluated using the following objectives:
A. DESIGN EXPERIENCE - 30% Strength of the proposed Design concept based on aesthetic appeal and perceived ability to promote additional quality development
C. EXPERIENCE IN SUSTAINABLE/ ENVIRONMENTALLY RESPONSIBLE (“GREEN”) CONSTRUCTION STANDARDS AND PRODUCTS, AND GREEN INFRASTRUCTURE - 20%
B. ABILITY TO IMPLEMENT - 50% This element of consideration evaluates the developer’s ability to complete the project based on desired timeline, developer’s experience and qualifications. It includes one or more of the following: 1. Strength of the letter from financial source/institution indicating willingness to finance project 2. Proof of equity by the developer 3. Experience of the developer in financing, implementing and constructing projects of similar size and scope 4. Ability to response to the proposal timeline requirements. 5. Ability to close on the land purchase in a timely manner
D. THE INCLUSION OF MINORITY, WOMEN, VETERAN, AND/OR LOCAL-OWNED BUSINESSES will be a consideration in the evaluation process but it is not a requirement.
V. Proposal Submission Requirements INSTRUCTIONS: All proposals must consist of the following:
A. COVER LETTER Respondents shall provide a Cover Letter with their response. The Transmittal Letter should highlight key components of the Respondent Team’s response. 1. PROJECT VISION In particular it should articulate (1) the vision for the Development Site, which identifies any proposed tenant(s) and their use(s); (2) how the city and surrounding neighborhood will benefit from the proposed project (i.e., economic impact, job creation, public access, etc.); (3) how the project will incorporate the community goals established through the solicitation process; and (4) how the proposed project fits within the existing neighborhood fabric.
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Respondents shall provide a Statement of Qualifications, in addition to the Cover Letter. The Development Team shall provide the following information to document their experience and qualifications to achieve the desired project goals.
Financial Partners: If applicable, identify any construction and permanent lenders, major investors, and other key consultants, if any, included in the financing plan.
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Independent Design Team: If applicable, identify any architects, engineers, consultants, etc. included as part of the proposed team.
1. DESCRIPTION OF THE “DEVELOPMENT TEAM:”
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Other relevant team members If applicable, please identify
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Provide the following information for each entity and/or individual identified above: Include first and last names, business telephone number, business addresses, business email address, and business title. Individual resumes for proposed team members.
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Proposals should include an organization chart and information that clearly explains the relationship among team members, Certified Business Enterprise entities (if applicable), their respective roles and contributions to the project, management structure, and the overall structure of team decisionmaking.
B. STATEMENT OF QUALIFICATIONS
Development Team: The “Development Team” is defined as the lead developer plus any other developers, tenants, and key team members, such as architects, engineers, contractors, lenders, attorneys, historians, etc. who are critical for consideration by the City. Respondents shall identify the following key team entities: •
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Development Partners: Identify any and all development partners for the project. Please identify (a) the decision making individual for the entity and, if different, (b) the dayto-day lead individual who will be available to respond to questions or requests for additional information. Tenant Partners: If applicable, identify any proposed tenant(s) for the project.
VI. RFQ Business Terms A. PROJECT FINANCIAL TERMS
B. BUSINESS ASSUMPTIONS
1. LAND PRICE
For the sole purposes of the RFQ submission, the following assumptions should be used. Actual business terms may vary for the selected developer, based on the outcomes of the negotiations with the city.
Proposed financial terms of the land purchase, to include a “fee simple interest” purchase price. 2. DEPOSITS The Developer is required to make a specific proposal regarding the amount of the Deposit(s) and the terms for the satisfaction of feasibility, and the release of the Deposit to the city. 3. FINANCIAL CONTINGENCIES A clear statement regarding any financing contingency. 4. FINANCIAL STRUCTURE Sources and terms for financing, including amount of equity contribution and amount of debt requirement 5. LENDERS If debt financing is proposed, list three potential lending sources, including contact name and phone number. 6. OTHER TERMS The Developer may propose additional financial terms
1. Assume that the Buyer will be responsible for the cost of all improvements within the “Site,” including all utility hookups and back-of-curb improvements within the adjoining City streets right-away and alleys 2. Assume that all fees and exactions will be the responsibility of the Buyer, however determining the costs of the fees and exactions is the sole liability of the Developer. It should be noted that such fees and exactions can change at any time. 3. Assume all costs of completing the entitlement of the Site are the responsibility of the proposer (including any environmental mitigation requirements).
C. BROKERS No brokerage fees, finder’s fees, commissions or other compensation will be payable by the City of Mount Rainier in connection with the selection of a developer.
D. DEPOSIT Each submission must include a cashier’s check of $25,000 issued to the City of Mount Rainier. The amount of $25,000 will be held in an escrow account as a refundable deposit. The deposit will be returned to all respondents that are not selected by the City for an exclusive right to negotiate. For submissions chosen for the exclusive right to negotiate period, the deposit of $25,000 will become a portion of the required good faith deposit.
E. EXCLUSIVE RIGHT TO NEGOTIATE The selected Developer will be required to submit an “Exclusive Right to Negotiate” (ERN) upon formal notification of selection for ERN period. City staff will then present the selected Developer recommendation, along with the ERN, to the city council to commence the ERN period. The ERN period will not be more than sixty (60) Days after the approval of the ERN by
the Mayor and Council. During this period the selected Developer must, in conjunction with the city, at a minimum, but not limited to: 1. Deposit an additional deposit with the city as a good faith deposit. The total deposit will be returned to the Developer if, at the end of the Exclusive Right to Negotiate period, despite good faith efforts, no Land Disposition Agreement is signed. 2. Finalize the business agreement with the city. 3. Detail the responsibilities of the Developer and the City leading to the conveyance of the site and set forth a performance schedule. 4. Submit a financial plan to show sufficient equity and debt to complete the project and any additional information the city may request to evaluate the Developer’s financial position. A current financial statement may be required. 5. Begin preparation of the site plan, elevations, and architecture in preparation for an application to Prince George’s County, and meet with City and relevant County departments to review initial plans.
F. LAND DISPOSITION AGREEMENT Following successful completion of negotiations, documents for the conveyance of the Site will be prepared for execution by the Developer and consideration and action by the city.
VII. RFQ Process: Community Input After submission of the Letters of Interest and Statement of Qualifications (further referred as, RFQ proposal), the City of Mount Rainier will create a short list of candidates, all of whom will present their RFQ proposal to the Mayor and Council, in an open session for the community.
VIII. Developer Selection Process The most qualified submission will be determined by city staff, taking into consideration each team’s ability to satisfy the city’s objectives. The staff ’s recommendations, together with the Exclusive Right to Negotiate, will then be submitted to the Mayor and Council for consideration and action. The city will enter into an Exclusive Right to Negotiate Period with the shortlisted development team. City staff and the selected team(s) will engage in negotiations to clarify and remove ambiguities in the responses and business terms for the conveyance of the site. The Exclusive Negotiations Period will conclude with an executed Land Disposition Agreement (LDA) between two parties. At the conclusion of successful negotiations during the Exclusive Right to Negotiate period, the LDA agreement between parties will be finalized. The final agreement will then be submitted to the Mayor and Council for consideration and action. The Developer selection will be made solely by the Mayor and Council. Ultimately, the Developer(s) that offers the most innovative, comprehensive, feasible, and community supported solution may be “shortlisted,” and/or a “best and final” (BAFO) proposal may be requested before a final selection is made.
IX. Additional Submission Information
A
Only proposals that comply with all the objectives, provisions, and requirements of this Request for Qualifications will be considered for review.
B
The City of Mount Rainier reserves the right to independently investigate or request clarification of the contents of any proposal, including requesting that any prospective purchaser provide additional information, or make one or more presentations.
C
All materials submitted in response to this Request for Qualifications become the property of the City of Mount Rainier, without obligation of the City to return such materials.
D
All determinations of completeness of any submission and compliance with the objectives, provisions, and requirements of this Request for Qualifications, and the eligibility or qualification of any developer, shall be at the sole and absolute discretion of the City of Mount Rainier.
E
The City of Mount Rainier has the right in its sole and absolute discretion to reject any and all proposals, to accept any proposal, and to elect not to proceed with the process set forth in this Request for Qualifications.
F
It is the obligation of the responder to disclose any relationships with any City officials and ownership of any properties within the City, held in any ownership structure by any members of the responding development entity.
G
Equal Opportunity: The City of Mount Rainier is an Equal Opportunity Employer and do not discriminate against any worker, employee, or applicant, or any member of the public because of religion, race, sex, age, physical or mental disability, or perceived disability.
X. RFQ Schedule & Selection Process SELECTION PROCESS TIMETABLE
DATE
1
Issuance of RFQ
FEBRUARY 6 2017
2
RFQ Response Submission Due Date ***
MARCH 6, 2017, 4PM
3
Selection Recommendation Panel Interviews
MARCH 7-17, 2017
Selection Committee will conduct one-onone interviews with RFQ applicants
4
City Council Meeting: Community Presentation by Development Respondents (Short List)
MARCH 21, 2017
Selection Committee will invite shortlisted RFQ teams to present to city council/public
5
RFQ Review Period
MARCH 21-31, 2017
Selection Committee conduct final review of RFQ proposals
6
Final Selection of Shortlisted Teams
APRIL 4, 2017
City Council approve development team to enter into negotiations
7
Exclusive Right to Negotiate Phase
APRIL–MAY 2017
Negotate business terms and schedule performance
8
Execute Land Disposition
JUNE 2017
***RFQ DUE TO CITY HALL INSTRUCTIONS 1. Hard Copy: Submit Eight (8) copies (seven bound and one unbound) to the following address: RFQ Mount Rainier Gateway Development Project Attn: Department of Finance City of Mount Rainier One Municipal Place Mount Rainier, MD 20712 2. Electronic copy: Applicant must submit eight (8) hard copies, in addition to one (1) electronic copy of the RFQ proposal Submission. All electronic submissions submitted without hard copies will not be considered. Proposals should be emailed to the Director of Economic Development, Mrs. Samantha Olatunji, solatunji@ mountrainiermd.org, Subject: RFQ Mount Rainier Town Center - Gateway Development Project 3.Interpretations: Question should be sent to solatunji@mountrainiermd.org Subject: RFQ Mount Rainier Town Center - Gateway Development Project. All questions about the meaning or intent of the Qualifications submission documents shall be submitted to the City in writing. Replies will be issued by Addenda posted on the City website (www.mountrainiermd.org), at Economic Development/Opportunities, five days before the proposal deadline.
IX. Website References
A
Maryland National Capital Park and Planning Commission (MNCPPC) Mixed-Use Town Center (M-U-TC) Design Standards and Guidelines: http://www.pgplanning.org/Resources/Publications/Mount_Rainier_ MixedUse.htm
B
Approved Sector Plan and Section Map Amendment for the Gateway Arts District (11/04) Available online at http://www.pgplanning.org/page10253.asps. Copies can be purchased from the Prince George’s County Planning Department Information Resource Desk, at the County Administration Building, 14741 Governor Oden Bowie Drive, Upper Marlboro, MD 20772 •
C
Market Analysis for the Gateway Arts District and the Town Center for the City of Mount Rainier, MD, by Partners for Economic Solutions/Green Door Advisors, May 25, 2009 • http://www.mountrainiermd.org/wpcontent/uploads/Mt-Rainier-Report-5-28-09.pdf
D
Site Analysis: Torti Gallas and Partners, March 31, 2010 • http://www.mountrainiermd.org/wp-content/ uploads/Site-Analysis.pdf
E
Mount Rainier Town Center Urban Renewal Plan (6/04) • http://www.mountrainiermd.org/wp-content/ uploads/Urban-Renewal-Plan-File-August-2005.pdf
F
Phase 1 Environmental Assessment Study (Available Upon Request)
G
MUTC Approved Town Center Schematic Design Study • http://www.mountrainiermd.org/wp-content/ uploads/2013/10/SS-MtRainier_MUTCCouncil-lowres.pdf
H
Site Survey • http://www.mountrainiermd.org/wp-content/uploads/BdryPlatEasternAve.pdf
MOUNT RAINIER OFFICE OF ECONOMIC DEVELOPMENT City Hall • One Municipal Place. Mount Rainier, Maryland 20712 301.985.6585 • www.mountrainiermd.org