620 s. 9th street rfq-p

620 S. 9th Street

121 N. 9th St. Ste. 501 / Boise, ID 83702 208.384.4264 www.ccdcboise.com

MardiGras

Foothills School

BoisePublicLibrary

Biomark

LinenSupply

Building

Boise Contemporary

Theater

Fulton St.

9th

St.

8th

St.

River S

t.

620S. 9th St.

REQUEST FOR QUALIFICATIONS / PROPOSALS [DOWNTOWN BOISE, IDAHO]

3:00 PM MST

TablerockBrewpub &

Grill

Sage Int’l School

Esther Simplot

Performing Arts

Response DeadlineDec 172013

CCDC 620 S. 9th Street RFQ/P 2

Westside

River Myrtle - Old Boise

Central

30th Street

InvitationCapital City Development Corporation (CCDC) is seeking responses to this RFQ/P from results-oriented, experienced Development Teams (“Development Team”) with creative as well as practical ideas about how to redevelop the 620 S. 9th Street property (“the Project Site”) in downtown Boise, Idaho.

About CCDC

CCDC is the urban renewal agency for Boise, Idaho and oversees four downtown urban renewal districts totaling 767 acres. CCDC was formed in 1965. Since 1985, CCDC has focused on creating a lively, pedestrian-oriented, mixed-use urban center in downtown that now includes offi ce, retail, restaurants, lodging and convention facilities, regional health care and educational, cultural and entertainment opportunities. CCDC invests resources in development partnerships and creating a distinctive and attractive public realm for private development through investment in streets, streetscaping, utilities, public spaces, public art and cultural facilities. CCDC has also undertaken major initiatives including the Downtown Boise Mobility Study, Downtown Housing Initiative, Smart City Initiative and the construction of a public parking system that now includes approximately 4,000 spaces. Currently there are four urban renewal districts (map below). The 620 S. 9th St. Project Site is located in the River Myrtle-Old Boise urban renewal district.

A nine-member Board of Commissioners governs CCDC. The Boise City Mayor appoints the commissioners, subject to City Council confi rmation. John Brunelle serves as CCDC’s Executive Director and the agency currently employs a staff of twelve.

620 S. 9th St.

Map of CCDC Districts

Additional information about CCDC is available at www.ccdcboise.com. More information about the region is available at the Boise Metro Chamber of Commerce at www.boisechamber.org and the downtown at the Downtown Boise Association at www.downtownboise.org.


Project Site

The Project Site is located in downtown Boise in the River Myrtle-Old Boise urban renewal district and is part of the warehouse district left over from the railroad era of the late nineteenth and early twentieth centuries.1 The warehouse district is also known as the Cultural District because it is in close proximity to numerous cultural facilities. The Project Site is six blocks from the downtown business core and two blocks from Boise Downtown (BoDo), a four-block lifestyle center, which includes restaurants, retail, offi ces, a 9-screen, stadium-style cinema, a 1,000-seat concert house and 175-room hotel. The Project Site is one block from the Boise River, which is bordered by a 28-mile greenbelt and trail system, and is a short walking distance from two major parks—Julia Davis Park and Ann Morrison Park—as well as CenturyLink Arena, Boise State University, Boise Main Library, art and history museums, the Boise Contemporary Theater, and the Flicks and the Egyptian—both independent cinemas.

1 The Warehouse/Cultural District is covered by the River Street-Myrtle Street Master Plan, which is available as noted in the Appendices (see p. 19 of this RFQ/P). The sections in the master plan applicable to the Project site include pp. 1-10, 23-60, and pp. 75-81.

620 S. 9th St.

Downtown Boise

Downtown Boise is one of the intermountain west’s most vibrant urban centers, with major employers, numerous businesses, approximately 40,000 employees, dozens of restaurants, hotels, cultural and entertainment venues, engaging open spaces, Boise State University and St. Luke’s Regional Medical Center. Boise is the capital of Idaho, and is the largest metropolitan area in the state. It is the heart of a dynamic metro area and serves as the economic, governmental and cultural center for a three state region.


Major Civic Institutions

• Boise Centre on the Grove (convention center)

• The Grove Plaza• Boise City Hall• Boise Public Library• Boise State University

Urban Amenities

• Boise River Greenbelt (28 miles)• Julia Davis Park (86 acres)• Ann Morrison Park (145 acres)• Whole Foods/Trader Joes/Winco• Quiet, low-traffi c street (8th St.)

Entertainment & Sports

• Morrison Center for the Performing Arts

• CenturyLink Arena (hockey, basketball, concerts)

• Knitting Factory Concert House

Table 1: Accessible Urban Amenities to Project Site

Project Site Overview

The Project Site is within the Fulton Street Neighborhood, a neighborhood envisioned as an urban village with residential, offi ce, and neighborhood retail uses that combine to create a pulse point of activity in downtown Boise. Through this RFQ/P, CCDC is focusing capital investment in the neighborhood to strengthen and revitalize this area of downtown.

CCDC acquired the Project Site at 620 S. 9th Street in 2001. The Site is comprised of two parcels located on the south half of the block bounded by 8th, 9th, Fulton and River streets, and consists of approximately 1.2 acres / 52,500 square feet total.

A vacated alley runs through the middle of the site, north to south, and a main sewer line runs through this vacated alley. Respondents to the RFQ/P can propose to move the public infrastructure or construct the development around it. For more information on the utilities within the vacated alley and on site, contact City of Boise Public Works. CCDC does not control the decision making process for relocating those easements.

The site currently holds two existing structures and one parking lot, all of which can be cleared or retained for a future development. Respondents may propose to renovate the structures, reuse materials from the structures, or remove the structures from the site completely.

The Project Site is located in a quiet mixed-use area south of Myrtle Street and close to many urban amenities as noted in Table 1.


Project Site Stats

620 S. 9th Street, Boise, Idaho

Capital City Development Corporation

Approx. 1.2 acres (52,500 sf) w/ two vacant commercial warehouses

The Project Site is located in downtown Boise, Idaho. The neighborhood is known as the Fulton Street Neighborhood located within the Warehouse/Cultural District and immediately north of the Boise River Greenbelt.

The Project Site is within the P-1 parking overlay, which does not require parking accompany new development (see Boise City zoning ordinance).

Zoned Commercial (C-5DD), This zoning district includes the Central Business District (CBD) and areas immediately adjacent.

Setback = Zero feet (to property line) on all street frontages (see Boise City zoning ordinance)

Maximum fl oorplate width = 180’ Maximum façade width without vertical building modulation in the east/west direction = 122’ 10’ fl oorplate setback above sixth fl oor adjacent to 8th St. Modulated roofl ineFirst fl oor minimum height = 12’ (not required in Design Standards but preferred by the City and CCDC)(only guidelines for building massing are listed above. For more information on these and all other City of Boise design standards, see the City of Boise Downtown Design Standards and Guidelines)

Bordered on three sides by streets: 8th Street is a local street; 9th and River streets are collector streets. Project Site location provides good vehicular and pedestrian connectivity to all of downtown, Boise State University, the Boise River and nearby recreation amenities. The Project Site has readily available access to Interstate 84 and the Boise Airport (BOI), which are 3.26 miles to the south via Capital Boulevard and 9th Street.

City sewer, water, natural gas, electric and telephone are available. A geothermal line is nearby. A sewer main line bisects the site running north/south in the vacated alley just east of the large warehouse and west of the small warehouse.DISCLAIMER: Utility descriptions are general. Contact utility providers for more information.

PAR#0345 VAC POR RIVER ST ADJ TO SW’LY SIDE BLK 04 DAVIS ADD RS 8403, R1749100345

Address

Ownership

Site Descr.

Legal / Parcel LOTS 5-16 BLK 4 VAC ALLEY ADJ DAVIS ADD, R1749100333

Parking

Zoning and Allowed Land Use

City of Boise Design Standards

Access

Infrastructure

Location


Project Redevelopment Strategy

The RFQ/P process CCDC is using for disposition of the Project Site follows the CCDC Participation Program adopted in September 2013. Development teams responding to this RFQ/P are referred to as “Respondents.”

CCDC’s goal in issuing this RFQ/P is to strengthen the South 8th Street area of downtown. To accomplish this goal and to afford a high degree of fl exibility, the RFQ/P lists only high-level priorities for the 620 S. 9th St. property. These priorities are compiled from the River Myrtle – Old Boise Master Plan (MP), the Downtown Design Goals and Objectives adopted by the CCDC Board of Commissioners (DG), the Boise Zoning Ordinance, and the City of Boise Draft Design Standards & Guidelines. If Respondents are interested in more detailed information on any of these documents, they can be accessed at www.ccdcboise.com/620 under “Appendices.”

The 10 categories below constitute CCDC’s priorities, but are not requirements. Failure to meet these priorities will not disqualify a proposal. CCDC is interested in all ideas for the site and will accept and review all proposals received by December 17, 2013, at 3:00 PM MST.

620 S 9TH Project Priorities

1. STRONG FINANCING - Priority will be given to Respondents who demonstrate strong creditworthiness and clear fi nancial capacity to deliver the proposed project. CCDC will examine the source of fi nancing for each proposed project and gives preference to recognizable lending institutions’ willingness to lend for the proposed project over speculative equity investors. Development teams that include a fi nancial partner with a track record of fi nancing previous development projects for the team or team members will also be given close attention. Responses should describe how the project will be funded/fi nanced including construction fi nancing, permanent fi nancing and anticipated fi nal ownership. Letters from fi nancial institutions which describe prior credit relationships, prior lending history/amounts/range, and anticipated parameters for lending on proposed project (e.g. pre-sale/lease ratios, etc.) are desirable. A “basic” proforma may strengthen proposals.

2. SUCCESSFUL, SIMILAR PORTFOLIO - Respondents that have worked on projects of similar scale, cost, context and use are preferred. Priority will be given to Respondents with similar projects in their portfolios that demonstrate past success. Projects should also demonstrate strong quality of design, attention to detail, neighborhood integration, and public-private partnership. The portfolio may include project examples from the lead entity as well as from the design team. Describe narratively and offer examples of prior projects with similarities to the proposed project. Projects included in the portfolio must have been completed within the last ten (10) years or be currently under construction. Pictures can be included. Provide references able to describe the team’s principals’ working relationships in delivering past projects.


3. QUICK CONSTRUCTION - Priority will be given to projects proposed to be completed within a shorter timeframe relative to the size of the project. For example, a 140,000 sf project completed within 24 months would be judged as relatively quick construction for the size of the project and would be given preference over a 140,000 sf project phased over 3-6 years, which would be judged as protracted. Describe the timeline for the project which begins at the design development phase, continues to certifi cate of occupancy, and completes with anticipated term for sell-off/lease-up of the building achieving building stabilization. Identify all projects the development team is currently working on or plans to be working on during the same timeframe as the 620 S. 9th Street project.

4. PEDESTRIAN-FRIENDLY DESIGN - Ped-friendly design at the street level is preferred (MP: pg. 5-6), especially on 8th Street (MP: pg. 93). Pedestrian-friendly design includes, but is not limited to buildings that meet the sidewalk and orient windows toward the sidewalk, limited blank walls facing the sidewalk, and buildings with entrances facing the sidewalk. The buildings on North 8th Street between Bannock and Main are a good example of pedestrian-friendly design. Explain and demonstrate why the proposed project is pedestrian friendly with regard to use/design. Perspectives and elevations may be helpful.

5. CONTEXT - Projects that relate in scale and orientation to the surrounding compact, urban context are preferred (MP: pg. 40, 78, DG: pg. 4) The surrounding context is generally comprised of 1-6 story structures which meet the sidewalk. Priority will be given to projects which relate in scale and orientation to the surrounding context and exhibit urban form (similar to the massing on N. 8th St.) over projects which exhibit more suburban form (similar to the massing of existing downtown Boise grocery stores). Priority is given to projects that minimize the impact of parking on the site (MP: pg. 55). Projects that propose to meet parking needs without the use of surface parking are preferred over those that propose to meet parking needs with surface parking; especially along street frontages. Explain and show how the project both fi ts the neighborhood and employs an urban parking approach.

6. ACTIVE, MIXED-USE - Mixed-use projects with active ground fl oor uses are preferred over single-use projects with dormant ground fl oor uses (MP: pg. 5-6, 34, 35). Active ground fl oor uses are those that invite the public to enter the building often and engender frequent foot traffi c. Examples of active ground fl oor uses include, but are not limited to: retail, restaurant, coffee shop, brewery, and small grocery. Examples of less active ground fl oor uses include, but are not limited to: storage, bank, and residential. The RFQ/P purposefully does not dictate or restrict use types because uses change throughout the life of a building. Preference is given to projects that engender street vitality with active, mixed uses regardless of the specifi c type of each use. Explain the use(s) identifi ed and the level of activity these uses would generate at the fi rst fl oor.

7. HIGH FLOOR AREA RATIO - A higher Floor Area Ratio (FAR) is preferred over a lower FAR (MP: pg. 42). For this site, a high fl oor area ratio is defi ned as greater than 4:1, greater than 4 stories, and/or greater than 160,000 square feet. This is the upper limit of the current commercial zoning of 620 S. 9th St., which allows a FAR of 4:1 for non-residential uses and an unlimited FAR for residential use. A FAR bonus of 4:1 is given for below-grade parking and a bonus of 1:1 is given for above-grade parking (Boise Zoning Ordinance). These limits can be exceeded with approval of a


Conditional Use Permit by the Boise City Planning & Zoning Commission. The Master Plan envisions a 3-6 story project on this site (MP: pg. 43) or an approximately 120,000 to 240,000 SF building completely covering the approximately 52,500 SF site. Responses should explain and show how FAR is calculated for the project.

8. SUSTAINABILITY - Designs that emphasize sustainability and resource-effi ciency are preferred over designs which propose only to meet the energy and water use requirements of the current building code (DG: pg. 4). Projects can emphasize sustainability to an average degree by proposing to utilize geothermal, proposing energy-effi ciency and water-effi ciency measures, and/or proposing a project that is potentially eligible for LEED certifi cation. Projects can emphasize sustainability to a high degree by proposing to use daylight and energy modeling to drive building design, advanced energy-effi ciency and water-effi ciency measures, and/or by proposing a project which is potentially eligible for LEED Gold/Platinum or Living Building Challenge certifi cation. Projects which emphasize sustainability to the greatest extent will be given the highest priority in this category. Explain and demonstrate the project’s integration of sustainable building practices.

9. INVESTMENT - Projects that invest more in the redevelopment of the site result in augmented property valuation, which strengthens the community economic base by adding value to the property rolls. New investment that creates higher property value for the site may also improve the values of property in the vicinity. These improved values help support quality local public services at lower rates. Additionally, private redevelopment of the Project Site creates property tax resources which can be used to advance general urban renewal efforts within the district as well as to create resources for possible project site assistance and/or cost recovery of prior land purchases for future projects. Because of this, larger building size(s), total construction value, and anticipated total taxable value are relevant. Explain and show estimates for: building size(s) and uses with approximate square footage by use, total construction value, and anticipated total taxable value of the proposed project (e.g. income restricted or non-profi t property value would vary more in assessed value from construction value than a market value development). What is the status of the project uses: private, public, non-profi t?

10. CATALYST POTENTIAL - Projects that best leverage neighborhood assets, create and attract pedestrian activity, and are most likely to stimulate spin-off and/or complementary development are preferred. This supports CCDC’s overall urban redevelopment goal to eliminate blight, promote development, and fuel economic growth. The judgment about whether a project can reasonably be expected to catalyze future development and create pedestrian activity is based on many of the priorities listed above as well as determined by the expertise of the RFQ/P review panel. Explain and demonstrate why the uses within the development were chosen and why the project may be a catalyst for future development. These descriptions could take the form of answers to the following questions: Are the uses synergistic, as in housing + corner grocery? Does the project leverage neighborhood assets and seek to partner and/or incorporate surrounding entities like the library or university? Will the project attract more development to this area of downtown?


Submission RequirementsBefore submitting a proposal, Respondents MUST register for the RFQ/P. This ensures that communications from CCDC are received by all Respondents. Registration is free and open until December 17, 2013, at 3:00 PM MST, the day submittals are due. Register at ccdcboise.com/620.

Required materials should be organized into a separate PDF fi le for each section below and submitted by hand delivery on a fl ash drive or disk. Each PDF fi le should be named with the name of that section, e.g. the fi rst fi le should be named “01_Cover Sheet.pdf,” the next fi le “02_Signed Waiver.pdf” and so on.

• Identify form and membership of development entity, e.g. LLC, partnership, company, team of fi rms or individuals, etc.

• Identify lead entity in the development entity• Identify principal contact for development entity (if different from the Respondent contact on

01_Cover Sheet)• Identify how long lead entity has existed and any other names under which it has operated• Identify project manager and development team members’ profession, e.g. development,

architecture, general contracting, fi nancial partner, etc. together with descriptions of experience on management of downtown redevelopment, public-private partnerships, and mixed-use projects.

• Identify if development team has worked together on prior projects and identify those projects

• See page 6, paragraph 2. SUCCESSFUL, SIMILAR PORTFOLIO for portfolio submission requirements.

01_Cover SheetDownload the Cover Sheet from ccdcboise.com/620, under Appendices, fi ll out, and sign. The individual listed on the Cover Sheet will be contacted if additional information or clarifi cation on the submitted proposal is required.

03_Development Team Information

04_Portfolio

02_Acknowledgement & ReleaseDownload the Acknowledgement & Release Agreement from ccdcboise.com/620, under Appendices, and sign. Submittals will not be accepted if the Acknowledgement & Release Agreement is not included.


Submission Deadline: December 17, 2013, 3:00 PM, MST.

Hand deliver proposals to:Jane Reed, Project ManagerCapital City Development Corp.121 N. 9th Street, Suite 501 Boise, ID 83702

Document Format: PDF

Submittal should be hand delivered to CCDC on a fl ash drive/disk or respondents should call in advance of deadline to make arrangements to use an FTP site. If an FTP site is used, Respondent should not consider submission delivered until receipt is confi rmed via email.

• An overall narrative description of the project, general uses, development plan, and description of any fi nancial or other types of proposed CCDC assistance, if any, beyond the purchase of the property at a “to be determined” price.

• Proposed extent of development team’s project site if other parcels have been included in addition to the project site owned by CCDC; status of ownership of other parcels; notarized affi davit from the legal owner of each parcel not owned by the development entity giving permission for the parcel’s inclusion in the proposal.

• A written description of how the proposal addresses each of the 10 priorities previously listed on pages 6 - 8. Descriptions should be in numerical order. Limit the descriptions to approximately 500 words for each of the 10 priorities. Attachments may be included to substantiate descriptions. Skip Priority 2 as it is covered in 04_Portfolio.

• Narrative describing proposed uses and how the proposed uses relate to the current real estate market.

05_Project Concept

06_Project Drawings

• A schematic design showing building massing, site layout, uses by fl oor, and the exterior design of structures proposed on the site. Diagrammatic sketches that represent the elements listed above are all that is necessary; a full drawing set with fl oor plans, sections, and detailed elevations is not required at this stage.

• Annotations on drawings referring to how they address the 10 priorities previously listed may be included.

DEC 172013

RFQ/P Contact Information• Respondents may contact only the Project Manager for written questions regarding this

RFQ/P at [email protected]. Responses to questions will be shared with all Respondents registered for the RFQ/P. Individuals who pose questions will not be identifi ed in responses.

• Respondents shall not contact anyone serving on the selection panel or on the CCDC Board of Commissioners regarding this RFQ/P until after a proposal has been selected by the CCDC Board or the selection process is completed.

• Requests to access the project site may be made by contacting the Project Manager.• While the RFQ/P is open, communications from CCDC will be sent to the individual who

registered for the RFQ/P. After the RFQ/P is closed, communications will be directed to the contact listed on the Cover Sheet.


Step 2: Evaluation of Proposals

Submissions will be considered by a review panel comprised of CCDC board members/staff, Boise City representatives, and others. Submissions will be judged based on the previously listed priorities. These priorities are not weighted. The review process is a subjective and evaluative overall assessment of the potential of each proposed project to strengthen and revitalize this area of downtown. A presentation of the RFQ/P to the review panel may be scheduled but not all Respondents may be asked to make a presentation. Finally, the review panel intends to present zero to three ranked proposals to the CCDC Board of Commissioners, for consideration.

Additional due diligence and appropriate releases, which may include general background checks of development entity principals, may be done during review and/or prior to entering Step 3: ERN.

Step 3: Exclusive Right-to-Negotiate (ERN)

CCDC will consider entering into an Exclusive Right to Negotiate (ERN) agreement with the selected development team. Generally, the types of information that may be requested under the ERN include schematic level plans detailing the building proposal including site plans, fl oor plans, elevations, market data, and a detailed proforma showing construction/fi nancing costs/fees, sales/commissions, project income and net income/profi t, etc.

The CCDC Board of Commissioners has sole authority to approve an ERN but is not obligated to consider or approve an ERN under this RFQ/P. In general, this step involves:

Design Refi nement: The ERN allows time for project design and details to be refi ned and specifi c development terms to be considered. It is the agency’s expectation during this period that, while elements of the design may change, design features will function in the way they were initially proposed.

Financial Feasibility: Once a proposal is selected, additional work will be done to determine the fi nancial feasibility of the project together with the selected development entity’s lenders/investors. Required information may include fi nancial statements from principals in the development entity and equity partners, credit information, lender commitment letters, and criminal background checks.

Selection ProcessCCDC envisions a four-step process for selection of a developer/project team for the project site.

The RFQ/P will be advertised locally in the Boise Metro Area, noticed in the Idaho Statesman, posted on the CCDC website and noticed to known and interested parties. The RFQ/P will be closed on December 17, 2013 at 3:00 PM MST.

Step 1: Request for Qualifi cations / Proposals


Commercial Appraisal: At a later stage of the ERN, a commercial appraisal will be completed establishing a fair market value for purposes of advising an initial purchase price for initial disposition of the property to be developed as per a schedule of performance for the stipulated use/project (as described in a DDA agreement described in the next step.)

Reuse Appraisal: At a later stage of the ERN, CCDC would conduct a reuse appraisal to determine the eligible--if any--write down of the land value. If, during the ERN phase, a land value write down is both eligible and desired by CCDC based on the project, the incentive (difference in commercial value versus reuse value) could be reimbursed upon successful completion of the project. This approach protects the public’s investment in the land should the project fail to be completed.

Next Steps: The ERN also sets a schedule for reaching an agreement and may to lead to a Disposition and Development Agreement (DDA). Property Sale price is to be determined. Price may not be less than fair reuse value as determined by the reuse appraisal. The results of the reuse appraisal are used to determine if it is legally permissible for CCDC to sell the Project Site at a price less than the fair market value based on the redevelopment goals/uses of the project site, but does not require CCDC to sell the Project Site for less than the fair market value.

Step 4: Disposition and Development Agreement (DDA)

If CCDC and the selected development team agree to the terms developed during the ERN process, CCDC will prepare a DDA that describes in detail the requirements and conditions and schedule of performance on the transfer of the Project Site to the development entity. CCDC may require certain measures to encourage successful completion of the project and does not intend to transfer title to the properties unless and until there is satisfactory evidence that the proposed building plan has a high probability of being completed as presented.

An early step in the DDA would involve the selected development team purchasing the property as advised by the commercial appraisal and subject to the development agreement terms/schedule of performance. The initial purchase would actually transfer title including payment for the property after fi nancing is in place and prior to commencement of construction. After successful completion of the project, CCDC may revise the purchase price based on the fair reuse value determined by the reuse appraisal and determined by the ERN/DDA process. CCDC intends to retain all rights and remedies in addition to receipt of payment for the development site to advance the proposed project to completion. The DDA will also address other rights and remedies available to CCDC and the selected development team.

The CCDC Board of Commissioners has sole authority to approve a DDA but is not obligated to consider or approve a DDA under this RFQ/P.

If any of the proposed terms outlined above for both the ERN and DDA are unacceptable to the Respondent, the response should clearly state which provisions are unacceptable.


Public Nature of Submissions

This RFQ/P is a public process therefore most information collected under the RFQ/P is of public record. The information that is received by CCDC may be subject to disclosure under the Idaho Public Records Law. With the potential exception of some credit data, it is anticipated that submissions to this RFQ/P will contain little or no material that is exempt from disclosure under the Idaho Public Records Law. CCDC can seek to maintain the confi dentiality of proprietary or other information to the extent that it is exempt from disclosure under the Idaho Public Records Law. Accordingly, RFQ/P Respondents can take the following steps with respect to any information believed to be exempt from disclosure or confi dential:

1. Exempt: On any items submitted with the RFQ/P that the Respondent believes are exempt from disclosure under the Idaho Public Records Law, clearly mark the upper right corner of each page of any such document or material with the word “Exempt”. This does not mean the document qualifi es under the legal defi nition of eligibility, but CCDC will evaluate the request to make the document/page exempt if the content meets the legal requirement. Otherwise the document will be considered public.

2. Confi dential: On any items submitted with the RFQ/P that the Respondent would like to be considered

“confi dential” clearly mark the upper right corner of each page of any such document or material with the word “Confi dential”. This does not mean the document is exempt from disclosure. CCDC will not routinely make these documents/pages available unless specifi cally requested.

CCDC’s disclosure of documents or any portion of a document submitted and marked as exempt from disclosure under the Idaho Public Records Law may depend upon offi cial or judicial determinations made pursuant to the Idaho Public Records Law. If the CCDC receives from a third party any request under the Idaho Public Records Law for the disclosure of information identifi ed by a Respondent as confi dential, CCDC will attempt to notify Respondent within a reasonable period of the request. Under such circumstances, the Respondent may be responsible for assisting CCDC in determining the confi dentiality of the requested information or CCDC may release the information as may be required by the Idaho Public Records Law. CCDC shall not be liable for releasing any document CCDC, in its sole discretion, considers a public record not exempted from the disclosure requirements of the Idaho Public Records Law.


CCDC Discretion and Authority, Disclaimers

CCDC may terminate the RFQ/P process at any time for any reason with no requirement to disclose its reasoning.

CCDC also reserves the right to reject any RFQ/P Respondents at any time, or to terminate any negotiations implied in this RFQ/P or initiated subsequent to it at any time.

CCDC may change any part of the RFQ/P process at any time for any reason.

CCDC intends to consider recommendations from the review panel in selecting a Respondent to advance the RFQ/P process toward the ERN and DDA agreement steps, however, CCDC may make no selection. If CCDC is unable to reach a satisfactory agreement with a selected development entity, CCDC may terminate negotiations with the selected development entity and commence negotiations with the next highest Board ranked RFQ/P Respondent and so on or, in its sole discretion, determine not to enter into an ERN/DDA with any of the Respondents and terminate the process.

CCDC may accept such proposals as it deems to be in the public interest and furtherance of the purposes of the Idaho Urban Renewal Law, the River Myrtle-Old Boise Urban Renewal Plan, and the River Street-Myrtle Street Master Plan, or it may proceed with further selection processes, or it may reject any or all submissions. CCDC will determine, from the information submitted in the responses, the best proposal to meet the stated priorities as evaluated under the criteria set forth herein. The CCDC Board will make the fi nal selection.

The issuance of the RFQ/P and the receipt and evaluation of submissions does not obligate the CCDC to select a proposal and/or enter into any agreement. Any submission does not constitute business terms under any eventual agreement. CCDC will not pay any costs incurred in responding to this RFQ/P.


.

CCCCDCDC 662020 SS. 9t9thh StStrereetet RRFQFQ/P/P

REQUEST FOR QUALIFICATIONS / PROPOSALS

RESPONSE PERIOD

EVALUATION

ERN {EXCLUSIVE RIGHT TO NEGOTIATE}

DDA {DISPOSITION & DEVELOPMENT AGREEMENT}

NO

V 20

13

DE

C 2

01

3JA

N 2

01

3

Response DeadlineDEC 172013

OCT 182013

RFQ/P Published

Proposal Presentations

JAN 2014

Panel Review

FEB 102013

Ranking of Proposals Presented to CCDC Board [estimated]

FEB

20

13

ScheduleThe schedule for each step is approximate and may be adjusted by CCDC in its sole discretion.

Respondents are given 60 days to prepare proposals for the 620 S. 9th Street RFQ/P.

During this period, questions can be directed to [email protected].

a panel composed of City of Boise, CCDC, and others will review each proposal relative to the priorities listed in the RFQ/P

Respondents may be asked to present their proposal to the RFQ/P review panel during the month of January, 2014

The schedule for the Exclusive Right to Negotiate (ERN) will be determined following the CCDC Board of Commissioners’ selection of the proposal for purposes of preparing an ERN agreement. Proposal refi nement, agreement terms, and reuse appraisal are estimated at 2 - 3 months.

The schedule for the Disposition & Development Agreement (DDA) will be determined following the CCDC Board of Commissioners’ selection of the proposal for purposes of preparing a DDA. If the ERN advances to a DDA, an estimated 2 - 3 months is added.


Appendices1. Cover Sheet2. Acknowledgement & Release3. RFQ/P Panel Members and CCDC Board of Commissioners4. CCDC Participation Program Approved 9-9-20135. Vicinity Map6. Zoning Code C-5DD Abstract7. Downtown Boise Design Guidelines8. River Street–Myrtle Street Master Plan 9. Phase I Environmental 200010. Phase I Environmental 200411. Phase II Environmental 201112. Alta Survey - CAD13. Alta Survey - PDF14. Photos15. Contact For Neighboring Property Owners16. Utility Relocation Cost Estimate 200717. Downtown Design Goals and Objectives

620 s. 9th street rfq-p

Documents