council committee memorandum - faribault, mn
TRANSCRIPT
Council Committee Memorandum
TO: THROUGH: FROM: MEETING DATE: SUBJECT:
Joint Council Committee Tim Murray, City Administrator Deanna Kuennen, Com and Econ Dev Director December 1, 2020 Review Proposal for 1st & 1st Property Redevelopment
Discussion: On September 22, 2020 the City Council approved and authorized the issuance of a Request for Proposal (RFP) for the redevelopment of the City-owned property at 1st Avenue NW and 1st Street NW. The City was seeking a qualified developer to redevelop the site into multi-family, attached housing (rental or owner-occupied), that complements the surrounding neighborhood, and is built at a scale that is both compact and pedestrian friendly. The RFP was published on the City’s website and social media page, and Community & Economic Development Staff sent the RFP to local, regional, and metro housing developers encouraging submittals.
The proposal due date was Friday, November 6, at 5:00pm. Between the issuance of the RFP and the response deadline, Staff had conversations with multiple developers who were interested, however, most expressed that the size of the site and its steep slopes posed significant challenges. Ultimately one development team submitted a proposal. Staff has reviewed the proposal for completeness, and based on that review, the following proposal is being presented for discussion:
Developer: D.I.C. Holdings/Varley Construction/PlanScape Partners POC: Matt Drevlow, Managing Partner Overview: Eight (8) for sale market rate, affordable row homes
Single-stall garage on bottom level of each home 9-foot ceilings, open floor plan concept
Proposed Purchase Price: $10,000 Construction Start: May 2021 Occupancy: December 2021 Proposed Budget: Total Project Cost - $2,225,000
Estimated Public Assistance - $100,000 To off-set increased redevelopment costs for grading and structural requirement of building
Matt Drevlow will attend the Joint Council Committee meeting to present the proposal and answer any questions that the Council may have. Pending the direction of the Council, a formal selection of Developer will be brought to a future City Council meeting for approval. That action will authorize an exclusive negotiation period with the selected developer during which time due diligence will be completed, the scope of work and schedule will be further defined, and a Development Agreement will be finalized and executed.
Attachments: • 1st and 1st RFP Response, D.I.C. Holdings, Inc.• Final RFP “1st and 1st” – Approved September 22, 2020
REDEVELOPMENT PROPOSAL
1ST AND 1ST, DOWNTOWN FARIBAULT D.I.C. HOLDINGS
PROPOSAL FOR THE REDEVELOPMENT OF 1ST AND 1ST IN DOWNTOWN FARIBAULT D.I.C. HOLDINGS NOVEMBER 6, 2020 The Faribault community has been successful maintaining its Central Business District (CBD) as the center of commerce and civic activity through its strong support of reinvestment downtown. Now the City is continuing that encouragement of investment, assuring that the downtown will continue to thrive through the support of residential development in the neighborhoods surrounding the CBD. D.I.C. Holdings, a local Faribault developer, is pleased to submit this proposal in response to the City’s Request for Proposals for the 1st and 1st site in downtown Faribault, dated September 20, 2020. This proposal contained in the following pages is to construct an eight-unit row-house development on the 13,000 -14,000 square foot site. As a local developer, D.I.C. Holdings has a vested interest and unparalleled commitment to completing a project that will address local housing diversity needs, complement the neighborhood and creatively utilize this challenging site. Offering owner-occupied row houses in the Historic Downtown Faribault market will add a new, much needed dimension to the housing marketplace, addressing another facet of the significant housing needs identified in the 2018 Rice County Housing Study. While this proposal reflects the careful thought given to this redevelopment opportunity, we recognize that final project design is a process that involves City staff, elected and appointed officials and the community, and we are very open to those involvements. We have assembled a development team that combines local expertise with backgrounds of successfully completing developments throughout Minnesota, the Midwest and the entire country. This team has proven its understanding of the need for local sensitivity and patience in the redevelopment process. We propose using the funding mechanisms available to make such project successful and affordable, and we have the financial backing necessary to accomplish the project. The following proposal addresses the information requested in the City’s solicitation and is organized in the outline form contained in the City’s RFP.
A. Letter of Interest 1. Developer: D.I.C. Holdings
16800 Shieldsville Blvd. Faribault, MN 55021
2. Contact Person Matt Drevlow, Managing Partner, 1-507-339-0984 Email: [email protected]
3. Explanation of how proposal supports the Downtown Master Plan and vision. Our proposed design allows for high density residential dwellings to blend with the existing neighborhood. Our design will be market rate, but affordable, row housing that will attract young professionals to home ownership within the heart of Downtown Faribault. Through the use of targeted financial assistance, we are committed to keeping these units affordable to a broad spectrum of household incomes. This type of ownership bodes well for stability in this district and continued growth of activity and further investment. This location also will be within
walking/biking range of parks, churches, major employers, businesses, restaurants and shopping.
4. Project Narrative / Description This project will be eight row homes each with a single garage on the
bottom level. The lowest level also will have a bonus room with a ¾ bath that can have multiple uses such as a home office, game room, exercise gym or 3rd bedroom. The main level has 9’-0” ceilings with an open floor plan to incorporate natural lighting from end walls and expansive main floor living space. A ½ bath is also available in this space with a large deck viewing the southern exposure. The 3rd level will also have 9’-0” ceilings that display a large master bedroom with a large walk-in closet and private bath with walk-in shower. This master suite also has a private deck again taking advantage of the southerly exposure. The 2nd bedroom is also oversized with a private full bath.
5. Parking One tuck-under garage space will be provided for each unit and one
additional offsite surface parking stall will be allowed. We are requesting that the City of Faribault provide diagonal parking off 1st St. to match the diagonal parking that is adjacent for the Armory Apartments.
6. Development entity - Project management plan and role of each development partner in the implementation of the development plan
The Project Management Plan will be implemented thru the D.I.C Managing Partner, Matt Drevlow, who will also function as project attorney. The construction process will be facilitated by Varley Construction. Varley Construction has vast experience building out a wide variety of residential and commercial developments including multi-unit projects. All units will be marketed and sold through a real estate marketing agency. Other members of the development team include PlanScape Partners, a city planning consulting firm with extensive experience in redevelopment projects, municipal finance, planning and zoning issues.
B. Schematic Drawings of the Proposed Project 1. Site Plan (See Attached) 2. Elevations (See Attached) 3. Floor Plans (See Attached)
C. Budget 1. Proposed financing sources and overall financing structure, including any
proposed financial assistance requests/needs/expectations. The project will be funded during construction and marketing of the row house units through a conventional construction loan. As noted in the RFP, the site presents challenges for the development of attached homes or apartments. Significant site preparation and construction costs will be incurred to develop this site with the density it deserves given its proximity to the CBD. The shortening of the lot depths, to accommodate drainage and retaining walls adjacent to the neighboring apartment building, makes the lots quite shallow. To allow access into the rear-entry garages for the row houses, additional retaining walls and fencing will be built to provide a safe drive to enter and exit the proposed garages and off-street parking.
In addition, it is currently unknown whether the existing public utilities to the site will be sufficient to serve the higher residential densities, and substantial costs will be incurred for the street and parking improvements within the public right-of-way. It is also recognized that compliance with the City’s Heritage Preservation Commission requirements may also represent additional expense to the project. We propose conversations about the City’s willingness to fund some of these extraordinary expenses through programs like Tax Increment Financing (TIF) and a reduction of the property purchase price below market value, which the City has successfully used in the past to fund great community projects. The increased expenses of redevelopment of this site, in addition to extensive site grading and structural requirements for the buildings, justify our request for the consideration of the City’s financial assistance to the project. It is proposed that the site will be purchased by the developer for an amount of $10,000, however we are willing to structure the combination of a reduced site purchase price with TIF assistance in manner that addresses the City’s needs and policies. This assistance will be passed through to the purchasers of the row homes in an effort to assure their affordability.
2. Proposed Project Budget (See Attached)
D. Proposed Development Timeline 1. Schedule that identifies the duration of key tasks
Due diligence Dec. 9, 2020 – Jan. 15, 2021 Site Survey/geotechnical study Dec. 9, 2020 – Dec. 24, 2020 Conceptual design Dec. 9, 2020 – Jan. 15, 2021 Development agreement approval Dec. 9, 2020 – Jan. 19, 2021 Design development Jan. 15 – Feb. 15, 2021 Zoning and CUP Approvals Jan. 15 – Mar. 23, 2021 Heritage Pres. Comm. Approval Feb. 1 – Feb. 28, 2021
Final design Feb. 15 – Mar. 29, 2021 Permitting Mar. 29 – Apr. 30, 2021
Construction contract award May 1, 2021 Construction May 3 – Nov. 30, 2021 Occupancy (sold units) Dec. 1, 2021 – Dec. 1, 2022
The proposed timeline demonstrates the developer’s commitment to move ahead as rapidly as possible with the project, accepting additional investment and timing risk to move the project quickly ahead. Of course, the proposed timeline is subject to some elements that are out of the developer’s control, such as City action on approval of a development agreement, zoning and permit processing, as well as market conditions at the time of completion and sale of the homes.
E. Relevant Development Experience 1. Resumes or biographies of the proposed development team. (See Attached) 2. Fact sheets for similar projects. (See Attached)
.
5040RS
30689070
61
56
5040RS 5040RS 5040RS 5040RS 5040RS5040RS5040RS
30689070306890703068907030689070306890703068907030689070
N
16'-1" x 19'-11"16'-0" x 19'-11" 16'-1" x 19'-11" 16'-1" x 19'-11" 16'-1" x 19'-11"16'-1" x 19'-11" 16'-1" x 19'-11"16'-1" x 19'-11"
59 sq ft
18'
4'
4'
10'
19'
-10
"
85'
-11
"
20'
4'
4'
8'
136'-6 7/16"
17'-6 7/16"17'17'17'17'17'17'17'
37'
-4"
37'
-4"
136'-6 7/16"
17' 17' 17' 17' 17' 17' 17' 17'-6 7/16"
16'16'16'16'16'-1"16'16'16'
NORTH - FRONT
SOUTH - REAR
EA
ST
WE
ST
HIGH
UPPER FLOOR EL = 20'-4"MAIN FLOOR EL = 10'-0"LOWER LEVEL EL = 0'-8"GAR @ OVRHD EL= 0'-0"
LOW
UNIT #1GARAGE FLOOR
AT OVERHD DOOR
EL=0'-0"
UNIT #2GARAGE FLOOR
AT OVERHD DOOR
EL=2'-0"
UNIT #3GARAGE FLOOR
AT OVERHD DOOR
EL=4'-0"
UNIT #4GARAGE FLOOR
AT OVERHD DOOR
EL=6'-0"
UNIT #5GARAGE FLOOR
AT OVERHD DOOR
EL=8'-0"
UNIT #6GARAGE FLOOR
AT OVERHD DOOR
EL=10'-0"
UNIT #7GARAGE FLOOR
AT OVERHD DOOR
EL=12'-0"
UNIT #8GARAGE FLOOR
AT OVERHD DOOR
EL=14'-0"
EL = -6'
EL = 21'
1ST STREET NW
1S
T A
VE
NU
E N
W
EL
= 6
'-0"
EL
= 8
'-0"
EL
= 5
'-6"
EL
= 7
'-6"
UPPER FLOOR EL = 22'-4"MAIN FLOOR EL = 12'-0"LOWER LEVEL EL = 2'-8"GAR @ OVRHD EL= 2'-0"
UPPER FLOOR EL = 24'-4"MAIN FLOOR EL = 14'-0"LOWER LEVEL EL = 4'-8"GAR @ OVRHD EL= 4'-0"
UPPER FLOOR EL = 26'-4"MAIN FLOOR EL = 16'-0"LOWER LEVEL EL = 6'-8"GAR @ OVRHD EL= 6'-0"
UPPER FLOOR EL = 28'-4"MAIN FLOOR EL = 18'-0"LOWER LEVEL EL = 8'-8"GAR @ OVRHD EL= 8'-0"
UPPER FLOOR EL = 30'-4"MAIN FLOOR EL = 20'-0"LOWER LEVEL EL = 10'-8"GAR @ OVRHD EL= 10'-0"
UPPER FLOOR EL = 32'-4"MAIN FLOOR EL = 22'-0"LOWER LEVEL EL = 12'-8"GAR @ OVRHD EL= 12'-0"
UPPER FLOOR EL = 34'-4"MAIN FLOOR EL = 24'-0"LOWER LEVEL EL = 14'-8"GAR @ OVRHD EL= 14'-0"
EL
= 1
0'-0
"
EL
= 1
4'-0
"
EL
= 1
2'-0
"
EL
= 1
6'-0
"
EL =
18
'-0"
EL
= 2
0'-0
"
EL =
22
'-0"
EL = 9'-6"EL = 11'-6"EL = 13'-6"EL = 15'-6"EL = 17'-6"EL = 19'-6"EL = 21'-6"
EL
= -
0-6
"
EL
= -
1-6
"
EL
= 0
-6"
EL
= 1
-6"
EL
= 0
-6"
EL
= 2
-6"
EL
= 4
-6"
EL
= 6
-6"
EL
= 8
-6"
EL
= 1
0-6
"
EL
= 1
2-6
"
EL
= 3
-6"
EL
= 5
-6"
EL
= 7
-6"
EL
= 9
-6"
EL
= 1
1-6
"
EL
= 1
3-6
"
EL
= 8
'-0"
GARAGE GARAGEGARAGE GARAGE
SITE PLANSCALE 1" = 20'-0"
EL = 0'-0"
EL
= 0'
-0"
EL
= 1
0'-0
"
EL = 20'-0"
EL =
14'-0
"
EL
= 2
'-0"
EL =
-2'
-0"
EL
= 4'
-0"
EL
= 6'
-0"
EL
= 1
2'-0
"
EL
= 10
'-0"
EL
= 8'
-0"
EL
= - 4
'-0"
EL
= - 6
'-0"
EL
= - 2
'-0"
EL
= 0'
-0"
EL
= 2'
-0"
EL
= 4'
-0"
EL
= 6'
-0"
EL = 16'-0"
EL = 18'-0"
EL = 22'-0"
EL =
- 2'-0"
EL = 2'-0"
EL = 4'-0"
EL
= 6
'-0"
EL
= 8
'-0"
EL
= 1
0'-0
"
EL
= 1
2'-0
"
EL
= 1
4'-0
"
EL
= 1
6'-0
"
EL
= 1
8'-0
"
EL
= 2
0'-0
"
GARAGEGARAGEGARAGEGARAGE
LIVING AREA
DRIVEWAY
SID
EW
AL
K
SIDEWALK
VA
RL
EY
CO
NS
TR
UC
TIO
N16
800
Shi
elds
ville
Blv
d, F
arib
ault,
MN
55
021
FIR
ST &
FIR
STF
arib
aults
1st
Ne
t-Z
ero
Ro
wH
ous
e1s
t Str
eet a
t 1st
Ave
nue,
Far
ibau
lt, M
N 5
5502
1
1FRONT VIEW FROM N.W.
FRONT VIEW FROM N.E.
REAR VIEW FROM S.W.
REAR VIEW FROM S.E.
FIL
E: f
b R
H p
r elim
11
02
20
20
R
EV
: 11
04
20
20
S
S
S
S
30
689
070
50
40D
C
27
68
20
683
068
60
68
2668
20
683
068
SB3122SB3122
WH
2668
50
40D
C
UP
19'-11" x 16'-0"
10'-1" x 9'-3"
13'-1" x 3'-1"
5'-1" x 9'-1"
9'-3
"
10'-1"
20'
2'
3'-1"2'
3'-1
"3
'-1"
16
'
17
'-6"
37'-6"
17
'-6"
37'-6"
LT
GARAGE
BEDROOM
LO
WE
R L
EV
EL
SC
AL
E 1
/8"=
1'-0
"
BATH
COMBOCONDENSING
W/D
HALL
DN
30
60D
H3
060
DH
30
68 30
683
060
DH
30
60D
H30
68
26
68
20682068
SB
362
1
B18R
D/W
Dishwasher (basic)SB36B24R
B93152
FH
B24
945
R
B39
2130
B36
FH
B24
945
L
FHB331245R
SB
362
1
B18R
Dishwasher (basic)SB36B24R
B93152
FH
B24
945
R
B39
2130
B36
FH
B24
945
L
FHB331245R
REF.
30
68
U302490
W3024W1836RW301824
W24
36L
W3636
W39
42UP
DN
R
R4
R R
12'-2" x 12'-8"
13'-7" x 12'-8"
3'-6" x 7'-3"
9'-6" x 7'-6"
7'-6" x 16'-0"
9'-6" x 8'-1"
7'-1" x 3'-0"
8'
1'-8
1/2
"
3'-1
"
8'
17'-2"
16
'
38'
3'
3'
DINING
MA
IN F
LO
OR
SC
AL
E 1
/8"=
1'-0
"
BATH
PORCH
BALCONY
KITCHEN
LIVING
FAMILY
DN
28
683
060
DH
30
60D
H
30
60D
H3
060
DH
2068
22
68
26
682
468
2468
2068 2068
28
68
SB
302
1
SB3022 SB3022
SB
302
1
SB3022 SB3022
26
682
468
U242190R
2468
U16
2190
R
2068
30
60D
H3
060
DH
20682068 2068
26
682
468
2068 2068
28
683
060
DH
30
60D
H
2068 20682068 2068
26
682
468
7'-0" x 9'-0"
10'-4" x 12'-8"12'-5" x 12'-6"
6'-11" x 2'-11" 6'-1" x 3'-1"
5'-0" x 8'-11"
12'-6" x 3'-2"
7'-6" x 16'-0"
6'-0" x 3'-2"
2'-0" x 3'-1"
17'-2"
6'-5
"
7'
UP
PE
R L
EV
EL
SC
ALE
1/8
"=1
'-0"
CLOSET
MASTER BDRM
MASTER BATHBATH
BEDROOM
BALCONY
CLOSET
CL
OS
ET
CLOSET
HALL
VA
RL
EY
CO
NS
TR
UC
TIO
N16
800
Shi
elds
ville
Blv
d, F
arib
ault,
MN
55
021
FIR
ST &
FIR
STF
arib
aults
1st
Ne
t-Z
ero
Ro
wH
ous
e1s
t Str
eet a
t 1st
Ave
nue,
Far
ibau
lt, M
N 5
5502
1
2
FIL
E: f
b R
H p
r elim
11
02
20
20
R
EV
: 11
04
20
20
VA
RL
EY
CO
NS
TR
UC
TIO
N16
800
Shi
elds
ville
Blv
d, F
arib
ault,
MN
55
021
FIR
ST &
FIR
STF
arib
aults
1st
Ne
t-Z
ero
Ro
wH
ous
e1s
t Str
eet a
t 1st
Ave
nue,
Far
ibau
lt, M
N 5
5502
1
3
REAR ELEVATION
FRONT ELEVATION
FIL
E: f
b R
H p
r elim
11
02
20
20
R
EV
: 11
04
20
20
1ST AND 1ST REDEVELOPMENT PROJECTFARIBAULT, MNPROJECT FINANCING11/6/2020
Project Costs
Site Acquisition 10,000$ Site Analysis/Due Diligence Costs 10,000$ Site Preparation and Construction Costs 1,800,000$ Fees and Charges 35,000$ Design/Legal/Admin./Planning 120,000$ Construction Financing 125,000$ Marketing 125,000$ Total Project Costs 2,225,000$
Funding Sources
TIF Support 100,000$ Cash Equity 100,000$ Construction Loan 2,025,000$
2,225,000$
REQUEST FOR PROPOSAL “1st and 1st”, Downtown Faribault, Minnesota
City of Faribault ~ Approved September 22, 2020
Abstract The City of Faribault is seeking proposals from qualified developers for the redevelopment of
city-owned land in the Central Business District – to implement the City’s vision for the downtown as a hub for activity and a destination for residents.
1
Table of Contents I. INTRODUCTION ..................................................................................................................................... 2
II. REDEVELOPMENT PARAMETERS .......................................................................................................... 5
III. TIMELINE ........................................................................................................................................... 6
IV. PROPOSAL REQUIREMENTS .............................................................................................................. 6
V. SELECTION PROCESS AND CRITERIA ..................................................................................................... 7
VI. OTHER ............................................................................................................................................... 8
VII. ADDITIONAL INFORMATION ............................................................................................................. 9
2
REQUEST FOR PROPOSALS (RFP) FOR THE REDEVELOPMENT OF 1st and 1st – Downtown Faribault
I. INTRODUCTION The City of Faribault (“the City”) is requesting proposals from qualified developers for the redevelopment of city-owned property located at the corner of 1st Avenue NW and 1st Street NW. This property is located in a prime location within the Central Business District and within the City’s local Downtown Historic District. Recently the City completed a Downtown Master Plan, which included this specific area. This plan recognized that the existing 19th and early 20th century building in downtown, compact built environment, and pedestrian scale streetscape make up one of the City’s biggest assets. Clearly the Faribault community values its downtown – and this redevelopment site is an opportunity to leverage the assets that make Downtown Faribault unique and contribute to the future vision of Downtown.
The City Council desires that this site will be redeveloped into multi-family/attached residential housing.
The redevelopment site is described as follows: • Site includes two parcels. The City removed an existing commercial building on the east parcel
a number of years ago, and a 3-plex house was removed from the west parcel in 2019. Although the City removed the foundations and restored the parcels, the driveway aprons remain.
• As they currently exist – the parcels have a combined length of 165 feet, a depth of 100-feet, and a combined area of approximately 16,500 square feet. However, the City and the selected Developer will coordinate to shift the south property line roughly 15-20 feet to the north (to accommodate an existing drainage easement and retaining associated with the adjacent property), which will result in a parcel depth of 80-85-feet and a combined parcel area of approximately 13,000-14,000 square feet available for the proposed development.
• The land has noticeable elevation - dropping 20-feet in elevation from the northwest corner of the site to the northeast corner of the site. It drops 12-feet in elevation from the northwest corner of the site to the southwest corner of the site. The topography provides challenges and opportunities for the proposed redevelopment.
• The site is in the Central Business District (CBD) and the Heritage Preservation Overlay District. The CBD has no required building setbacks. The maximum allowed height of buildings in the CBD is three (3) stories or 42 feet, whichever is less. Residential uses that are not part of a mixed-use development require the issuance of a conditional use permit. All development in the Heritage Preservation Overlay District requires a Certificate of Appropriateness from the Heritage Preservation Commission.
3
• This is a prime location - located one block off of Central Avenue (the heart of downtown) and one block northwest of Buckham Memorial Library and the Community Center. The downtown area is a unique area of historic buildings and community amenities.
• Existing uses directly adjacent to the redevelopment site include: o North: Single-family residential on the north side of 1st Street NW o South: Hillside Apartments (a 44-unit apartment building constructed in 2020) o East: Crown Apartments o West: Apartments in a former single-family residence
The community places a high priority on the success of Downtown Faribault and through the master planning process it was further articulated that moving forward, Downtown Faribault will continue to be a hub for activity – and a destination for residents, businesses, and visitors.
Downtown Faribault … is in an excellent position to capture pent-up demand for housing. The mixture of retail shops, restaurants, and cultural destinations such as the Paradise Theater, numerous galleries, and the
Buckham Library create an ambience not found in other parts of the City.
Project Site – looking south
4
Recently, housing developers have started investing and reinvesting in the downtown, adding much needed housing in the community. This has included the construction of Hillside apartments – a 44-unit apartment building adjacent to the “1st and 1st” site (opened June 2020), the Straight River Apartments (under construction) – a 111-unit apartment adjacent to the river, and multiple upper story renovations of buildings in the core downtown. Even with these additions there is still a need and demand for additional housing. The Downtown Master Plan encourages housing development – specifically a mix of housing types that will create a transition and gateway into the downtown, and meet the diverse housing needs of the Faribault community. To proactively encourage development and to implement the Downtown Master Plan – the City is seeking proposals for multi-family, attached housing (rental or owner-occupied) on this site. The goal is that the proposed housing will support the vision and character of the downtown, complement the 19th and 20th century buildings that exists, and be built at a scale that is both compact and pedestrian friendly – fitting into the neighborhood and positively contributing to the overall character and vitality of Downtown Faribault.
5
II. REDEVELOPMENT PARAMETERS This redevelopment site consists of two vacant lot that are zoned (or will be rezoned) Central Business District (CBD). Working in coordination with the selected Development - the City will combine the lots to support the development. From a zoning perspective – the purpose of the CBD is to provide for the development and redevelopment of the established downtown core, including a mix of retail and entertainment uses, as well as residential as an accessory use. Please note - both the rezoning and lot combination are actions that the City will initiate and complete on behalf of the project. Stand-alone, multi-family residential uses/single-family attached uses are allowed as a conditional use in the CBD. There are no minimum lot area or minimum lot width requirement in the CBD, and no predetermined parking requirements. However – the City envisions that onsite parking will be provided as part of the redevelopment proposal. The City welcomes creative proposals that re-envision this site as residential and provide housing variety. Proposals should focus on blending the architectural character of the surrounding area, taking advantage of the compact lot size and steep topography, and positively contributing to downtown as a destination for residents.
6
III. TIMELINE The timeline below is approximate, and subject to change based on the number of submissions, completeness of applications, reviewer questions and other variables. RFP Approved by City Council September 22, 2020 RFP Issued/Published September 25, 2020 Proposal Due Date: November 6, 2020 Review of Proposals: November 17, 2020 Selection of Developer by City Council: December 8, 2020 The City Council, at its own discretion, can modify the timelines if deemed necessary. The City Council reserves the right to request additional materials as deemed necessary. The City Council reserves the right to reject any/all of the RFP responses.
IV. PROPOSAL REQUIREMENTS Proposals should demonstrate the capacity of the developer to redevelop the 1st and 1st site into housing that supports the vision and character of the downtown in such a way as to complement the 19th and 20th century buildings that exist, and be built at a scale that is compact and pedestrian friendly. The developer should submit two (2) hard copies of the proposal package and one electronic copy in a PDF format to: Deanna Kuennen, Community and Economic Development Director City of Faribault 208 1st Avenue NW Faribault, MN 55021 All responses must be received by 5 PM on November 6, 2020 for consideration. Late responses will not be reviewed. The following proposal requirements will serve to establish a developer’s overall capacity to complete this project and their vision for the site:
A. Letter of Interest – to include the following information (at a minimum): 1. Developer’s name and mailing address 2. Contact person’s name, title, phone number, and email address 3. Explanation of how proposal supports the Downtown Master Plan and
vision
7
4. Project Narrative / Description 5. Parking – parking required to meet the project demands 3. Development entity – project management plan and role of each
development partner in the implementation of the development plan
B. Schematic Drawings of the Proposed Project 1. Site Plan 2. Elevations 3. Floor Plans C. Budget
1. Proposed financing sources and overall financing structure – including any proposed financial assistance requests/needs/expectations
2. Proposed Project Budget – including the proposed purchase price of the City-owned
**City will provide mock-permit/building permit costs upon request, to be included in budget. The mock permit will include SAC/WAC fees and park development fees – which are based on number of units/uses. All fees can be found on the city’s website at: https://www.ci.faribault.mn.us/DocumentCenter/View/1526/Fee-Schedule-2020?bidId
D. Proposed Development Timeline 1. Schedule that identifies the duration of key tasks (i.e., due diligence,
conceptual design, design development, permitting, final design, contract award, construction, occupancy, etc.) and includes major milestones
E. Relevant Development Experience 1. Resumes or biographies of the proposed development team 2. Fact sheets for similar projects (images, date, location, concept, funding
sources, current vacancy rate, etc.)
V. SELECTION PROCESS AND CRITERIA It is the City’s intention to identify a preferred development partner by the end of the year, enter into an exclusive negotiation period with the selected developer – with construction starting in spring/summer 2021. The exclusive negotiation period will provide the developer sufficient time to complete due diligence activities necessary to define a scope of work and schedule that will ultimately become part of a formal Development Agreement.
8
A developer may be selected based on, but not limited to, the following criteria:
1. Vision for the site 2. Quality of design and proposal 3. Experience completing similar redevelopment/infill projects 4. Capacity to attract and secure financing 5. Readiness and ability to proceed with the project, including timelines 6. Compatibility of the proposed development with the neighborhood,
historic district, and CBD zoning 7. Letters of interest from banks and/or potential tenants 8. Proposed purchase price of subject property and/or need for public
financing
VI. OTHER
A. Execution of a Development Agreement does not guarantee or warrant permits, zoning approvals, incentives or financial viability.
B. The developer, for itself and its employees, contractors and subcontractors, agrees not to discriminate against or segregate any person or group of persons on any unlawful basis in the construction, sale, transfer, use, occupancy, tenure or enjoyment of the property or any improvements erected or to be erected thereon, or any part thereof.
C. The City shall determine which proposal best meets the selection criteria. The City reserves the right to reject any or all proposals received, to waive any informalities or irregularities in any submitted proposal, and to negotiate scope and land acquisition prices.
D. It is the developer’s sole responsibility to read and interpret this RFP and the written instructions contained herein. A respondent may correct errors and omissions discovered before the time set for receipt of proposals by withdrawing the original proposal and resubmitting a new proposal before the date and time set for the receipt of proposals. Errors and omissions may not be corrected after the submission date except when the City decides, in its sole discretion, to allow the correction.
E. This RFP is submitted subject to errors, omissions, and/or withdrawal without notice by the City at any time.
F. The developer is encouraged to confer with the City Staff prior to submitting their response. All proposals, including attachments, supplementary materials, addenda, etc., shall become the property of the City and will not be returned.
G. The project site is located within the local Downtown Historic District. The proposed plans must receive a Certificate of Appropriateness from the Heritage
9
Preservation Commission prior to issuance of a Building Permit. The Developer is encouraged to engage the HPC early in the design process.
VII. ADDITIONAL INFORMATION More information about the Downtown Master Plan can be found at https://www.ci.faribault.mn.us/DocumentCenter/View/5916/2019-09-30-Downtown-Master-Plan-FINAL-compressed More information about the City of Faribault, including a community overview, can be found at https://www.ci.faribault.mn.us/296/Economic-Development MAPS of the project site – included below and available upon request.
10
11