request for proposals lexington market developer...

Request for Proposals

Lexington Market Developer Services

Issue Date: March 28, 2017

Proposals Due: May 16, 2017

Issued by Lexington Market, Inc.

400 W. Lexington Street, Baltimore, Maryland 21201

Developer Services RFP--Lexington Market

Contents

I. Introduction

II. Site Description

III. Project Description

IV. Scope of Work

V. Proposal Contents

VI. Selection Criteria

VII. Insurance

VIII. Utilization of Minority and Women-Owned Businesses

IX. Submission

X. Schedule

XI. Employ Baltimore and Commitment to Comply

Exhibits

Attachments


I. Introduction

Lexington Market, Inc. (the “LMI”), on behalf of the Mayor and City Council of Baltimore

(the “City”), is seeking written proposals from developer teams or consultants (the “Developer”)

experienced in providing fee-based services related to managing development or redevelopment

of commercial properties, including effective and successful oversight of financing, design

services, tenanting, construction and phased demolition to carry this project through to completion

of a new Lexington Market facility.

Lexington Market, Inc. is a nonprofit corporation that operates historic Lexington Market

on behalf of the City of Baltimore. LMI has undertaken a redevelopment initiative for this

commercial entity still operating on the original site. This project requires creating a new market

facility on a site adjacent to the existing East Market building while maintaining the Market in

continuous operation during construction. Many existing vendors will be relocated to the new

facility while new vendors will be added to diversify and enhance the overall Market operation.


II. Site Description

Lexington Market includes seven distinct but interconnected properties that are located in

the northwest section of downtown Baltimore, generally bordered by W. Lexington St. on the

south, N. Eutaw Street on the east, W. Saratoga Street on the north and N. Greene Street on the

west (see photo, below). The seven properties include:

Property Size Location Current Functions

East Market 76,638 sf gross;

31,109 sf

leasable

400 West Lexington

Street between N. Eutaw

and N. Paca Streets

58 merchant spaces

Grocery/convenience store

Management offices and

restrooms (2nd level)

Merchant storage and food

production space (basement)

Loading area

Arcade 71,071 sf gross

(two floors);

12,522 sf

leasable

400 W. Lexington Street,

Attached to southern side

of East Market

27 merchant spaces

Barber shop

Sit-down restaurant (2,963 sf)

Performance space

Seating for 500 and meeting

room (2nd level)

Storage rooms, restrooms,

service areas

West Market 31,126 sf gross;

22,317 sf

leasable

500 W. Lexington Street

connected to garage 23 merchant spaces

Paca Street

storefronts

13,425 sf 216 – 226 N. Paca Street Seven retail stores from 1,458 sf

to 3,220 sf

Lexington

Market

Garage

1,174 parking

spaces on 4

levels,

332,789 sf

208 N. Paca Street Parking

Pfeiffer

Building

5 story

retail/office

building, 21,700

sf

200 North Paca Street Ground floor: office space,

available for retail

Upper levels: vacant

Surface

parking lot

125 parking

spaces, 48,240

sf

Adjacent to Arcade,

bordered by Eutaw,

Marion and Paca Streets

Parking


III. Project Description

This project will address the East Market, Arcade and Pfeiffer Building.

The goals for the new Market facility include:

1. Perpetuating the city’s historic public market tradition through the sale of fresh and

prepared foods in a welcoming public space,

2. Providing affordable retailing opportunities, particularly for independent, locally-owned

businesses and regional farmers,

3. Contributing to community wellness through access to and education about healthy and

affordable fresh and prepared foods, and

4. Supporting the revitalization of downtown Baltimore’s West Side.

Accomplishing this will require a new East Market building and removal of the Arcade

facility. In January 2015, LMI adopted a master plan as a strategic framework to revitalize

the Lexington Market property. Copies of the master plan, created by a consultant team

led by Market Ventures, Inc., are available for review.


The selected construction approach to this project is to build a new market hall on parcels

adjacent to, and currently occupied by, the Arcade. The option of renovating the existing East

Market was rejected due to the displacement of Market tenants and excessive disruption of Market

operations. Therefore, the East Market will stay in operation during construction and the majority

of retained vendors will relocate once. The current plan calls for the East Market to be demolished;

however, the City will determine a new use for the land. Anticipated interim uses include surface

parking, landscaped open space and future development site. Recent working drawings are found

in the Attachments.

The current development budget is estimated at $40 million, including hard and soft costs.

The project is expected to be financed from several sources, including:

City Bond funds

State of Maryland funds

Federal funding instruments

Commercial loans

New Market Tax Credits or similar financing instruments

Corporate underwriting

Capital Campaign donations.

IV. Scope of Work

Developer services shall include without limitation:

1. Design Oversight. Oversee the work of the Design Team to ensure that the architecture and

engineering will support the goals for the project and other design aspects of the development

program.

2. Construction Oversight. Oversee the work of the CM as LMI’s representative to ensure that

the project is built on-time and on budget to the highest construction standards.

3. Financing. Arrange the project financing, managing and coordinating interaction of the

various funding sources; ensure that completion guarantee is in place.

4. Vendor Recruitment and Leasing. Recruit new vendors from outside the Market who meet the

tenant mix plan and vendor selection criteria.

5. Tenant Coordination. Assist all of the selected vendors with equipment choices and stall fit-

out to facilitate fully operational businesses upon Market opening.

6. Communication. Provide consistent and thorough communication to the Lexington Market

Board of Directors, Board Committees, Executive Director, and others as necessary to ensure

all key parties are kept well informed of progress, challenges, and important decisions.

Developer will interact with several professional firms already retained to address aspects

of the Lexington Market Redevelopment. They include, but are not limited to:


Murphy & Dittenhafer Architects and its various subconsultants to provide

architectural and engineering services (the “Design Team”)

Whiting-Turner Contracting Company to provide construction management and cost

estimating services (the “CM”)

Cross Street Partners to lead New Market Tax Credit procurement

Market Ventures, Inc. to advise the LMI on national public market development and

operations best practices

Respondents are encouraged to propose items, activities, or issues in addition to, or as

alternatives to, the Scope of Work outlined above considered to be important and/or helpful in the

development of this project.

All press releases and public communications related to the project will be administered

through the LMI.

V. Proposal Contents

Proposals should include the following information:

Developer team composition, including key members’ experience and qualifications, and

team organization, including clear delineation of roles and responsibilities. Provide the

names and resumes of the individuals who will provide services for this Project, specifying

the project lead.

Contact information for all team members, including email addresses.

Team qualifications and experience, including comprehensive descriptions of at least five

relevant projects.

Proposed approach to the Project, including description of processes, methods,

collaborations, etc. that your team will employ for each aspect of work.

A minimum of five references (with contact information) for which the Developer has

provided similar services within the last five years.

Statement/Certification that the firms and their principals are not suspended or debarred

or otherwise ineligible to participate in Federal assistance programs or activities.

Commitment to Comply with the Minority and Women’s Business Enterprise Program of

the City of Baltimore and the Employ Baltimore program (Section XII).

Sealed proposals will be requested from selected teams prior to the interview. No fee

information is needed with the initial proposal.


VI. Selection Criteria

The following criteria will be used to evaluate proposals:

1. The Developer’s expertise in the provision of development services as described in this

RFP. Additional consideration will be given to demonstrated successful experience with

public or farmers’ markets, restaurants, food retailing, sustainable building and innovative

energy efficiency practices.

2. Past record of performance in the provision of similar services, including such factors as

cost control, quality of work, and ability to meet schedules.

3. Project organization and management, including staffing, management control and

subcontractor utilization.

4. Qualifications and utilization of the firms’ employees assigned to the provision of these

services, including previous work experience, technical management experience,

education and training.

5. General understanding of the Lexington Market Master Plan and creative approaches to

achieve the goals of the Project.

6. Proposed costs.

7. Extent of utilization of Baltimore City firms, compliance with the Employ Baltimore

program, and commitment to the utilization of minority and women-owned businesses.

8. Avoidance of personal and organizational conflicts of interest.

VII. Insurance

The selected Developer will furnish insurance certificates as a condition of the contract

award naming the City of Baltimore and Lexington Market, Inc. as additionally insured. The

Developer must maintain the required coverage throughout the length of the contract. The

coverage must contain a 30-day notice of cancellation.

VIII. Utilization of Minority and Women-Owned Businesses (MBE and

WBE)

Lexington Market, Inc. and the City of Baltimore are committed to maximizing equal

opportunity and diversity in the procurement of professional services. Therefore, Developers are

encouraged, when feasible, to utilize Minority and Women-Owned Businesses as subconsultants

in the provision of services. All respondents must submit a completed Commitment to Comply

with the Minority And Women’s Business Enterprise Program of the City of Baltimore and

Employ Baltimore (Section XII).


IX. Submission

Interested firms should register for and access the RFP by visiting the following public markets

website where the RFP will be posted: www.bpmarkets.com.

A project briefing will be held at 2:00 pm on April 10, 2017 in the second floor meeting room

of the Lexington Market Arcade, followed by an optional tour of the facility. Respondents are

encouraged to attend. Any clarifications or amendments to this RFP resulting from the pre-proposal

briefing will be distributed via email to all registered respondents, with receipt confirmation required.

Deadline for receipt of proposals is 12:00 pm ET on May 16, 2017. One original and

7 printed copies of proposals and one electronic version on flash drive shall be delivered to

Robert Thomas, Executive Director, Lexington Market, Inc., 400 West Lexington Street,

Baltimore, MD 21201-1752.

Lexington Market, Inc. will not reimburse respondents for the cost incurred in preparing

the proposal or any oral presentation. Lexington Market, Inc. reserves the right to reject any and

all proposals either in its entirety or in parts, received as a result of the RFP. Lexington Market,

Inc. reserves the right to award a contract or separate contracts to qualified firms as Lexington

Market, Inc. deems in its best interest. Lexington Market, Inc. reserves the right to alter any dates

in this RFP by a reasonable time.

After a review of the written proposals, selected firms may be invited to make oral

presentations to the Board of Directors or to Board Committee(s). Submission of sealed fee

proposals will be required in advance of that presentation.

All post-briefing inquiries dealing with this RFP shall be made in writing, and be emailed

(email: [email protected]) or mailed to R. E. Thomas at Lexington Market, Inc. A

written response, if provided, will be in the form of an Addendum to the RFP and will be sent to

all respondents registered by Lexington Market, Inc. Addenda must be duly acknowledged with

any submission. Corrections or changes to this document will be made only by written addendum;

any oral explanation or interpretation shall not be binding.

Respondents are cautioned not to contact Lexington Market, Inc., its board members, City

officials, or project consultants concerning this RFP during the competitive procurement process

or the evaluation process except as outlined above.

http://www.bpmarkets.com/

mailto:[email protected]


X. Schedule

The following target dates have been established for the project:

RFP issued: March 28, 2017, 12:00 p.m.

Pre-proposal conference: April 10, 2017, 2:00 p.m.

Request For Information Deadline: April 21, 2017, 5:00 p.m.

Closing date: May 16, 2017, 12:00 p.m.

Oral Presentation to Committee: To be scheduled if necessary

Selected team notified: Spring 2017


XI. Employ Baltimore and Commitment to Comply

In responding to this RFP, the Respondent covenants and agrees to comply with the City’s Employ

Baltimore Program and Executive Order (see Exhibit B, Employ Baltimore Agreement) and be

subject to compliance with Article 5, Subtitle 28 of the Baltimore City Code (2007 Edition)

regarding participation by Minority Business Enterprises (MBE) and Women’s Business

Enterprises (WBE) (see Exhibit A, Commitment to Comply). Respondent covenants and agrees

to use all reasonable good faith efforts to meet the Employ Baltimore and MBE/WBE participation

goals for this Project. All questions related to the Baltimore City’s Employ Baltimore Agreement

should be directed to:

Jason Perkins-Cohen

Mayor’s Office of Employment Development

3001 East Madison Street

Baltimore, Maryland 21205

Phone (443) 984-3014.

Fax (410) 361-9648

Baltimore City has an interest in and policy of encouraging the equitable utilization of minority-

owned businesses and women owned businesses. The selected Developer is strong encouraged to

make every good faith effort to equitably utilize the services of City certified minority business

enterprises (“MBEs”) and women’s owned business enterprises (“WBEs”). For convenience, the

selected Developer is encouraged to use the MBE / WBE directory available online at

www.balitmorecity.gov/government/law/mwboo or in print form from the Minority and Women’s

Business Opportunity Office to identify available minority-owned and women-owned businesses.

Further information can be also be obtained by contacting Mr. Thomas Corey, Director of the

Minority and Women’s Business Opportunity Office.

Courtney Billups, Director

Minority and Women’s Business Opportunity Office

City Law Department

City Hall, First Floor

100 North Holliday Street

Baltimore, Maryland 21202

Phone (410) 396-4355

http://www.balitmorecity.gov/government/law/mwboo


EXHIBIT A

COMMITMENT TO COMPLY

COMMITMENT TO COMPLY WITH THE

MINORITY AND WOMEN’S BUSINESS ENTERPRISE PROGRAM

OF THE CITY OF BALTIMORE

In consideration for receiving fiscal assistance from or through the City of Baltimore, the

Developer covenants and agrees to comply with Article 5, Subtitle 28 of the Baltimore City Code

(2007 Edition) regarding participation by Minority Business Enterprises (MBE) and Women's

Business Enterprises (WBE) in its development of the project known as Lexington Market.

Developer covenants and agrees to use all reasonable good faith efforts to meet the overall MBE

participation goal and the overall WBE participation goal for the Project. The dollar amounts of

the overall MBE goal and the overall WBE goal will be calculated using the following percentages:

MBE 27%

WBE 10%

Prior to the commencement of construction, Developer agrees to submit to the City written

documentation, including executed contracts, service agreements, or utilization commitment forms

which shall identify the particular minority and women's business enterprises (i) contracting

directly with the Developer, or (ii) subcontracting with prime contractors who have contracted

directly with the Developer. The executed contracts, service agreements, or utilization

commitment forms submitted to the City shall specify the dollar value of the participation, the type

of work to be performed, and such other information as may be reasonably required by the City.

In the event that after reasonable and good faith efforts to meet the goals, Developer is able to

demonstrate to the satisfaction of the City that sufficient qualified and willing MBE's and WBE's

are unavailable in the market area of the Project as defined by City law, then the Developer may

request a waiver or reduction of the MBE and/or WBE goals.

The City's Minority and Women's Business Opportunity Office (MWBOO), or its successor, is

designated to administer the provisions of the law on behalf of the City. Developer shall comply

with the rules and regulations of the MWBOO or its successor in meeting the requirements of the

law.


COMMITMENT TO COMPLY WITH THE

MINORITY AND WOMEN’S BUSINESS ENTERPRISE PROGRAM

OF THE CITY OF BALTIMORE

THE UNDERSIGNED DO SOLEMNLY DECLARE AND AFFIRM THAT THEY ARE

AUTHORIZED TO MAKE THIS COMMITMENT.

FOR: ___________________________________

BY: ____________________________________

BY: ____________________________________

DATE: _________________________________

________________________________________________

Chief, Minority and Women's Business Opportunity Office

Anticipated Starting Date of Construction

Date: _______________________________


EXHIBIT B


Attachments

request for proposals lexington market developer...

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