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HomeMy WebLinkAbout9C - RFQ and RFP Downtown Redevelopment '.- "', PRIOc". " ,~'\ .. .f"\ ;p.\ :;::1 rr,! / \ .,,~ .< '''''~~~NE~~~~/I MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 CITY COUNCIL AGENDA REPORT APRIL 7, 2008 9C PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR CONSIDER APPROVAL OF A RESOLUTION APPROVING A REQUEST FOR QUALIFICATIONS AND PROPOSALS FOR DOWNTOWN REDEVELOPMENT AND DIRECTING STAFF TO PLACE LEGAL NOTICE IN THE CITY'S OFFICIAL NEWSPAPER Introduction The City Council is asked to Approve the Request for Qualifications/Request for Proposals (RFQ-RFP) for Downtown Redevelopment and to direct that the legal notice is published. Historv The City of Prior Lake 2030 Vision and Strategic Plan calls for a thriving downtown, and for the downtown to be a unique community focal point and attraction that contributes to the City's identity and offers opportunities for recreation, employment, housing, shopping and dining. Goals under this element include encouraging redevelopment, and construction of mixed use buildings. In recent years the City of Prior Lake has undertaken a number of initiatives to set the stage for and support downtown redevelopment: · In 2000 the City participated in the County Rd 21 Citizens Advisory Committee Traffic Study, and through consultant Hoisington Koegler produced the Downtown Development Guide, which focuses on land use, street layout, streetscape, and architectural theme. · In 2001 the City attempted unsuccessfully to purchase the former Minnesota Nails property to provide downtown parking. · In 2001 a streetscape plan was developed and implemented which included the addition to downtown parking. · In 2002 the city purchased the former Joe's Pizza building to provide downtown parking. · In 2004 Downtown Prior Lake's first mixed use redevelopment project, Lakefront Plaza, was completed. · From 2002 to 2005 the Fayade Improvement Program was implemented. This resulted in significant downtown building improvements. City funds leveraged private investment by nearly a 1:8 ratio. · In 2005 the city purchased a 69 stall privately owned parking lot for public use downtown. · In 2003 a Development Potential Study was undertaken to estimate future retail, residential and business park demand. · In 2004 the City completed a Downtown Parking Study that showed a need for 400 to 600 additional parking stalls to meet the near and long www.cityofpriorlake.com Phone 952.447.9800 / Fax 952.447.4245 Page 1 of 5 term parking needs. · In 2007 the City constructed a 40 stall parking lot in conjunction with the police station and relocated city employee parking to the outer edge of the downtown area. · In 2007, the City Council adopted the Prior Lake Downtown Building Design Guidelines. · In 2007 the City Council hired a consultant to assist in the preparation of a Request for Qualifications and Proposals for Downtown Redevelopment. · In 2008 the City Council considered the initiation of eminent domain so that two properties (the former and long time vacant Joe's Pizza and Minnesota Nails buildings) could be used for the purpose they were purchased (public parking). · New buildings, businesses and activities/events have been added to the downtown including the Speiker Building, Police Station, City Hall, Rock Creek Building, Premiere Dance Academy, Body Rox, Copperfield Jewelers, Giggle Gals, Midwest Rod & Reel, Jazz Co. Cafe, Maui Wowi, and activities like the Farmers Market, Ladies Night Out, Downtown Dazzle, and Prior Lake Roll-In. As the chronology above shows over the last eight years, a great deal of effort and investment have been made by the City to: 1.) Study the current and future needs of downtown; 2.) Remodel existing buildings; 3.) Install infrastructure; 4.) Add new businesses, buildings and activities; 5.) Add parking for current and future needs; and 6.) Develop policies and ordinances to guide future development and redevelopment. During this same time period there have been considerable efforts to keep the public informed about our redevelopment plans and efforts. Current Circumstances A great deal of time has been spent by the city staff, Economic Development Advisory Committee and City Council reviewing, revising and completing the Downtown Redevelopment Request for Qualifications and Proposals document. The RFQ-RFP asks developers to propose creative development and redevelopment improvements for specific areas of the downtown. Blocks 2, 13, and 15 include the area between County Highway 21, Main Avenue, Pleasant St, and the municipal parking lot just south of Premiere Dance Academy. Block 4 is bounded by County Highway 21, Main Avenue, Dakota St, and Erie Ave (not including the Speiker Building). Both areas are identified on the attached map. The buildings presently located on Blocks 2, 13, and 15 include the vacant Minnesota Nails and Joe's Pizza buildings, the VFW, Sebastian Automotive, Integra, T-Shirts & More, a small office building and their respective parking lots, and the municipal parking lot. The RFP directs the developer to work with existing businesses to assure that they are well served by the redevelopment. The buildings presently located on Block 4 include Flowers Naturally (a City-owned building), the Professional Building (containing Giggle Gals, Midwest Rod & Reel and other businesses), Monnens Lumber Yard, a small house, and a municipal parking lot. Again, the Page 2 of 5 developer is to work with existing businesses so that that they are well served by the redevelopment. It is anticipated that this RFP will produce the construction of one or more three or four story mixed use buildings in one of or both of the downtown areas. Uses could include retail, commercial, residential and office. Structured parking would be incorporated into the buildings to serve public and private needs of all types. The developer would acquire the properties needed to make the project a reality. The effort would be a public / private partnership with the City's role being to: 1.) Assure the construction of the kind of building consistent with the Downtown Building Design Guidelines; 2.) That businesses and type of residential space to be included in the building(s) are best suited to meet the needs of this market; 3.) To assure that the public parking is suitable and sufficient to meet the needs of downtown which have been previously identified in our parking study; and 4.) To assure that there is significant tax base growth and responsible use of public assistance (if any). A list of forty-two developers (attached) has been assembled to receive the RFQ-RFP. We expect there to be considerable competition between developers to be selected for this project. Selection criteria include conformance with the RFQ-RFP, Downtown Development Guide and Building Design Guidelines; sensitivity and concerns of proposal to area property owners and businesses; qualifications of developer to complete the project; demonstrated experience in comparable redevelopment projects; urban design creativity; revenue generating potential of development; projected creation/expansion of tax base; ability to assemble parcels; proposed type and level of city participation; partnerships with existing business; local businesses; timeliness of product delivery; ability to secure tenants; and incorporation of green concepts in the proposal. The tentative timeline for the RFP process is as follows: 1. City Council approves RFQ/RFP April?,2008 2. RFQ/RFP published; distributed to developers April 15, 2008 3. Developer Information Session (mandatory). April 29, 2008 Written clarifications (addenda) issued if received bv this date 4. All proposals Due June 30, 2008 5. Staff, City Attorney, EDAC Subcommittee and City July 21,2008 Council review and share proposals City Council Work Session 6. Staff, City Attorney, Downtown Redevelopment July 22 - July 30, 2008 Subcommittee and EDAC Subcommittee interview, select and recommend semi-finalists ? City Council considers and approves list of August 4, 2008 City Council semifinalists Meeting 8. Staff, Downtown Redevelopment Subcommittee, August 5 - August 13, 2008 and EDAC Subcommittee interview semifinalists Page 3 of 5 9. City Council receives list of recommended August 18, 2008 City Council finalists, receives presentation, approves finalists Meeting and directs re aration of Ie al documents Considering the time needed to execute documents, enter into purchase agreements, approve plans and secure building permits, we project that the construction would not commence until 2009. Conclusion Redevelopment in downtown Prior Lake is supported and has been called for in various policy and planning documents of the City for some time, including the Comprehensive Plan, 2030 Vision and Strategic Plan; The Prior Lake Downtown Development Guide; Market Analysis; and Downtown Design Guidelines. Over the last eight years, a great deal of effort and investment has been made by the city to improve the downtown and to set the stage for and support downtown redevelopment. Blocks 2, 4, 13 and 15 have been identified as areas of opportunity for redevelopment. In order to proceed with redevelopment, it is necessary to approve the attached Request for Qualifications and Proposals, and solicit proposals. ISSUES: There are a number of issues which the City Council may wish to consider: 1. What if no proposals are received? Today's real estate market adds some uncertainty to this process. It is possible that developers may elect to wait rather than participate in the process. From the staff's perspective it is still useful to proceed. By going through the process we will learn some things about the process and the perspectives of developers which could be valuable for future use. 2. Why use the RFQ-RFP Process? This process is used by virtually all cities we have investigated. The RFQ- RFP process is designed to expose the development opportunity to the broadest developer community and as a result to garner the best redevelopment proposal from the field of developers~ The RFQ-RFP document allows the city to share detailed information with developers. It also displays the criteria we will be using so developers will use their creativity and knowledge to be selected. 3. What if the "best" proposal is not acceptable in the City Council's opinion? The City Council may reject all proposals if they are deemed to be unacceptable. This step should be considered as one of last resort in view of the costs developers incur. 4. Does the process encourage developer understanding of the city's preferences? Yes. A mandatory information meeting is included in the process so we can share detailed information with developers. 5. How does the process address existing businesses? We have worked to keep the VFW and other businesses apprised of this process and our desire that they benefit from this process. The proposal Page 4 of 5 award process includes criteria regarding the involvement and benefits which existing businesses receive as part of the developer's proposal. 6. Is the RFQ-RFP document complete? The Economic Development Advisory Committee, City Council and staff have reviewed the document on two or more occasions. Much of the document was prepared with the assistance of Ehlers & Associates base upon similar documents from other cities. 7. /s the proposed process and timeline for developer selection appropriate? The timeline was established to assure adequate time for developers to accomplish their discovery process. We also wanted to assure that all developers physically visited the area and participated in an informational meeting before submitting a proposal. Additional steps or time could be added if the council deems such action appropriate. 8. Is the City Council comfortable with the proposed selection process? The proposed process would begin with staff sharing summaries of each proposal received with all members of the City Council and EDAC at an open meeting - City Council Work Session. The Council's Downtown Redevelopment Subcommittee, a subcommittee of the EDAC and staff would evaluate each proposal, interview all proposers, and recommend semifinalists. The City Council would be asked to approve the list of semifinalists. The semifinalists would be interviewed by the Downtown Redevelopment Subcommittee and subcommittee of the EDAC to select one or two finalists. The finalists would make a presentation to the City Council at a regular meeting. The Council would then confirm the finalist selection and direct preparation of appropriate legal documents. This process and timeline can be changed in the event of unforeseen challenges. ALTERNATIVES: 1. Approve the Resolution 2. Deny the resolution 3. Defer for a specific reason RECOMMENDED MOTION: Alternative 1. ATTACHMENTS: 1. Resolution Approving Request for Qualifications and Request for Proposals for Downtown Redevelopment and directing staff to place Legal Notice in the City's Official Newspaper. 2. Map of Blocks 2, 4, 13, 15 3. Downtown Redevelopment Request for Qualifications and Proposals t. pr:pective Developer List anager Page 5 of 5 '''--, P RIo"'" "~ \ f"\ ;;.-\ :;::i rr,! , ! \" ; "'<Ir~;~;~ ,/ 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 RESOLUTION OS-xx A RESOLUTION APPROVING REQUEST FOR QUALIFICATIONS AND REQUEST FOR PROPOSALS FOR DOWNTOWN REDEVELOPMENT AND DIRECTING STAFF TO PLACE LEGAL NOTICE IN THE CITY'S OFFICIAL NEWSPAPER Motion By: Second By: WHEREAS, The City of Prior Lake 2030 Vision and Strategic Plan, Downtown Redevelopment element, calls for a thriving downtown, and for the downtown to be a unique community focal point and attraction that contributes to the City's identity and offers opportunities for recreation, employment, housing, shopping and dining; and WHEREAS, goals included under the Downtown Redevelopment element of the 2030 Vision and Strategic Plan include encouraging redevelopment, and construction of mixed use buildings; and WHEREAS, Blocks 2, 4, 13 and 15 are well positioned for redevelopment; and WHEREAS, The City Council believes that the redevelopment of this area can best be accomplished by the solicitation of proposals through the city's legal newspaper, Finance and Commerce business newspaper, and by sending Request for Qualifications and Proposals to forty-two potential proposers. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The City Council approves the Request for Qualifications and Proposals for the selection of a developer to plan and redevelop Block 2, 4, 13, 15 in the City of Prior Lake. 3. The staff is directed to publish a legal notice of this solicitation in the April 1 ih and April 19th issues of the Prior Lake American and in the Finance and Commerce business newspaper. 4. Staff is further directed to distribute the Request for Qualifications and Proposals to forty two potential developers in an effort to encourage competition through participation. PASSED AND ADOPTED THIS th DAY OF APRIL, 2008. Hauaen Hauaen Erickson Erickson Hedbera Hedbera LeMair LeMair Millar Millar YES NO Frank Boyles, City Manager www.cityofp~i;;lake.~om .. Phone 952.447.9800 / Fax 952.447.4245 mmtil ;~~ ~~ ~ ~~i 11 HHHHi ~ g~3;~~g;!3 i; iitHH ;:;l>>;!"'3"'l>>~ ~~CI'ID~~ Il 11111 lC : 0 D o ll>~ is 9.. :::0 ~~~ ~ o 0 ~!e. m 6 ~c < ~;;-"8. m I~~[ 5 ." n ~ "1J 6::.a s: l~~ ~ ~ ~I~ i ~~ ~ i ~ 00 ~ ~I /L ? I () ulr- -aa :110 - -i -i 1J 0 ;>J -:e ;>J 0 :>> ~ ~ Z 1J Oz 00 0 N ---- =< 0 00 0 m m :II... 0 z 0 0 ~/ (Xl z -i 00 :>> m -i ~O 0? r ;>J ;>J -i m 0 0 m ~ 0 -i ~:e ~ :>> 31: 0 r m -i Gi mZ z 0 Z -i ~ s: m m ;>J z -i ~ =- Jv C ~~ C L ~ c..> m o 4-7-08 CITY OF PRIOR LAKE, MINNESOTA DOWNTOWN REDEVELOPMENT REQUEST FOR QUALIFICATIONS AND PROPOSALS April 2008 4-7-08 PART I - INTRODUCTION The City of Prior Lake, Minnesota is issuing a Request for Qualifications and Proposals for the selection of a developer to redevelop the downtown with an emphasis on blocks 2, 4, 13 and 15. Downtown Prior Lake is defined as that portion of the City located within the area bounded by CSAH 13 on the east, Lakefront Park on the north, Arcadia Ave SE and Duluth Ave SE on the west, and Pleasant Ave on the south. The primary focus of redevelopment is in the core downtown areas north and south of CSAH 21. Block 4 is north of CSAH 21 and is bounded by Main Ave on the east, Dakota St SE on the north, Erie Ave SE on the west, and CSAH 21 on the south. Blocks 2, 13 and 15 are south of CSAH 21 and are bounded by Main Ave on the east, CSAH 21 on the north, the limits of the City parking lot (Block 15, Lots 6-9) on the west, and Pleasant St SE on the south (see Exhibit A - Downtown area map with future street alignment). Even though there is a focus on redevelopment of Blocks 2, 4, 13 and 15, the City is open to creative redevelopment ideas throughout the entire downtown. The City requires that such developer have the experience, expertise, vision, talent, financial capability and long-term commitment to ensure implementation of a Redevelopment Plan. The City envisions the preparation and implementation of the Redevelopment Plan will be a public/private partnership and seeks only those entities that are committed to prepare and implement the Redevelopment Plan in cooperation with the Economic Development Advisory Committee and Economic Development Authority. The developer will prepare a Redevelopment Plan for the downtown and serve as the master developer to implement all facets of the redevelopment process, including: · Communications / Public relations; establishing an ongoing effective working and communication relationship with the City, general public and key downtown stakeholders concerning the redevelopment of downtown Prior Lake; · Assembling a high quality development team to undertake a comprehensive assessment of the downtown's opportunities, constraints and plan of action; · Completing a Redevelopment Plan for the redevelopment of Downtown Prior Lake with an emphasis on Blocks 2, 13 and 15 and / or Block 4 (it is possible that a sole developer will be selected for both areas or two developers could be selected; one for each area); · Assembling all land needed to implement the Redevelopment Plan through arms length transactions. The developer should assume the City will positively value partnerships which keep existing businesses in the redeveloped area. The developer should not assume the City will initiate eminent domain; · Implementing the Redevelopment Plan, including the construction of all required public (parking structures, streetscape, etc.) and private infrastructure, improvements and facilities needed to support new development; · Develop the commercial, residential, retail, entertainment, and mixed-use projects to implement the City's vision for the downtown as articulated in the Redevelopment Plan; · Demonstrate a significant equity position for itself, adequate and dependable line of credit, and identifying the type, amount and purpose of any assistance requested of the City or any other public entity. Page 1 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 City of Prior Lake Background Prior Lake, Minnesota is a thriving, developing suburb with a small-town atmosphere, located in the growing southwest part of the Minneapolis - St. Paul metropolitan area. The city is in Scott County, the 18th fastest growing county in the nation, is 25 miles southwest of Minneapolis, and has a current population of 21 ,750. By 2030, it is projected that Prior Lake will be a fully-developed community of more than 40,000 residents. The 2007 estimated average household income is $110,496 with 43% of Prior Lake's households earning over $100,000 a year. The downtown is located at the junction of State Trunk Highway 13 and County Highway H 21. Highway 21 connects Downtown Prior Lake with Interstate 35 on the east and in 2010 will connect to Highway 169 on the north. The growth in population in the City, Scott County and the southwest portion of the Twin Cities, coupled with its strategic location make the City a highly desirable place to live and work. Prior Lake is directed by its 2030 Vision and Strategic Plan - Exhibit Band 2030 Comprehensive Plan which guide the community toward what it wants to become by the year 2030. For more information about Prior Lake, please visit www.citvofpriorlake.com . People are attracted by Prior Lake's quality of life and new housing developments (examples include The Wilds, Jeffers Waterfront, Shepherd's Path, Hickory Shores, Glynwater), and businesses are attracted by the city's excellent location, access within the metropolitan area and desirable demographics. Prior Lake's growth has helped to generate the construction of new commercial and retail buildings (including Lakefront Plaza, the Rock Creek Building, Village Commerce Building, Premiere Dance Academy), renovation and updating of shopping centers and other commercial buildings (Southlake Village, Tractor Supply Company), development of parks, and construction of public facilities, including a new city hall, police station and soon a new water treatment facility and second fire station. Although the Downtown area has a considerable local tenant base, it has not benefited from the enormous growth that has occurred in other parts of the City. Opportunities in commercial and industrial development are increasing due to growth and improved highway accessibility and upgrades. Downtown is a focal point for numerous community gatherings and events: in December - Downtown Dazzle; May - Ladies Night Out; May through September - Farmer's Market and Prior Lake Rollin (classic car event); and Lakefront Days in August. Downtown lies adjacent to the 130 acre Lakefront Park and Prior Lake itself. Both draw a great number of visitors throughout the year, and also draw people to the downtown. Redevelopment Area The general redevelopment interest is the entire downtown, with primary interest being the core area along Main Avenue between Dakota St. and Pleasant St. Main Avenue is bisected by Highway 21; Highway 21 and Dakota St are the primary east/west arterials, and Main Avenue and Arcadia Street are the primary north/south arterials. Applicants Page 2 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 may include all (Blocks 2, 13, 15 and 4) or part of the study area in response to this RFQ/RFP. Blocks 2, 13, 15 and 4 is the area of primary interest for redevelopment since it has the largest area of property under City ownership, and is comprised of the largest concentration of properties that are substandard / blighted. A variety of uses, including, auto repair stores, a long standing lumber yard, small shops, offices, apartments, bars and a restaurant can be found along Main Avenue. Within close proximity are the original residential neighborhoods of the City. While the Downtown Area has its strengths, it also has had some challenges. Its primary challenge has been the "tired look" of many of the existing properties and the need to reposition investment in the area to take advantage of new market opportunities. Blighting conditions, both physical and economic, remain evident along Main Avenue and throughout downtown in general. The area suffers from a disjointed visual image for a traditional downtown, lack of anchor tenants and buildings, and an overall lack of realization of tremendous market development potential. Many downtown properties have undergone renovation in recent years, but there is still a concentration of outdated, mismatched commercial structures without any unifying design or style. Other physical and economic blighting conditions prevalent throughout the downtown include substandard building designs, deferred building/property maintenance, outdated signage, underutilized parcels and incompatible land uses. Prior Lake's downtown has been revitalized by the Main Avenue and Dakota Street streetscape project of 2004 and a facade improvement program that resulted in nearly $2.4 million in upgrades to 12 storefronts. Three new private and two new public buildings have been constructed in the last few years including a two story mixed use retail/office building (Speiker Building), a three story 54 unit senior condo development with 12,000 square feet of office / retail (Lakefront Plaza), a 17,000 square foot three story building with retail on the ground floor and Class A office space on the two upper floors (Rock Creek Building), a new Prior Lake City Hall, and new Police Station. Other prominent downtown structures include the Public Library (1997) and VFW. The City is continuing the downtown revitalization efforts by encouraging mixed use redevelopment. This Request for Qualifications and Proposals is the next step in the revitalization of Downtown Prior Lake. As part of its efforts, the City has worked with HayDobbs Architecture and Urban Design to create the recently completed Downtown Building Design Guidelines - EXHIBIT C. The emphasis of redevelopment in the downtown will be 3 to 4 story mixed-use with active ground floor uses such as retail and hospitality (restaurant / bistro / bar-club) with residential or office uses stacked above, accompanied by one or more parking structures. Goals for the Redevelopment Area The goal is to have a downtown that has a mix of uses and design character rich enough to attract people to live downtown, and cause people to linger, visit more commercial and retail establishments, and spend more money. Other goals include: · Revitalize the downtown area as a gatewayllandmark of the community. Page 3 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 · Encourage a mixture of market-supportable uses compatible with one another and with the surrounding area. · Articulate development expectations of a traditional downtown by incorporating a pedestrian focus, transit opportunities, mixed residential and commercial uses, uniform and cohesive design elements, structured parking and public green/open space. · Promote long-term vitality of residential areas adjacent to commercial areas and consider the needs of existing businesses in redevelopment or relocation efforts. · Improve vehicle and pedestrian traffic access and circulation to and through the area, considering the projected increases in traffic in the future. · Facilitate the next round of redevelopment in the downtown area The City desires to select a creative, qualified developer to create and implement a Redevelopment Plan for economic rejuvenation and revitalization of the subject area. The Redevelopment Plan should consider the opportunities and constraints of the study area and identify a mix of residential, office, retail, infrastructure needs, and outline a plan of action with financial mechanisms for implementation. The Redevelopment Plan should follow Prior Lake's downtown building design guidelines, provide creative options for vehicular and pedestrian linkages and flow, and create a distinct identity for downtown Prior Lake. Redevelopment Expectations · The intent of the redevelopment is to increase the intensity of commercial activity in the downtown area, and to bring about an integrated mixture of medium and higher density residential opportunities. Retail uses and parking structures in the redevelopment area are required. · The City intends this process will produce a redevelopment project of exceptional architectural and urban character. To this end, it is expected the developer will package projects in such a way that different architectural treatments may be employed for different aspects of the development to allow the total project to have the look, feel and texture of a traditional downtown constructed over many years of intermittent development. This includes placing buildings up to public sidewalks to provide a traditional downtown character. · The City expects the development to be both market supportable and sustainable in the long run. Therefore, the City expects compliance with the materials and design standards outlined in the Downtown Building Design Guidelines, and Zoning Code Design Standards. In consideration of sustainability, the City encourages building design that incorporates green building practices, forms and technologies. · Because of its role as an anchor and event center which generates a high number of visitors to the downtown, the City has identified the VFW as one of the businesses that is expected to remain in the downtown area. It is expected that the developer and the City will work with the VFW and other existing businesses Page 4 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 to integrate them into new buildings or to make improvements and design modifications to their existing buildings that complement the new development. · Replacement, enhancement and reconfiguration of public parking will be essential in developing a commercially viable downtown area. The developer will be asked to follow the Downtown Building Design Guidelines as they locate parking for the various elements of the project. Underground and structured parking is encouraged where it can provide opportunities for greater development intensity. In all cases, primary parking should be located behind buildings, and internal to developments. · The development is expected to integrate public green space, gathering areas, sidewalks and connections to the area's trail systems to successfully create an urban environment that is walkable and attractive to residents, employees and visitors. · It is expected the development will incorporate improvements to streets and sidewalks to facilitate vehicle and pedestrian traffic flow. The CSAH 21 I Main Avenue intersection is planned to eventually be a right-in I right-out intersection, and the Arcadia Street I County Highway 21 intersection will be opened up as a signalized 4-way intersection. It is estimated that the Arcadia Street I Highway 21 intersection improvements will be funded in 2010. It is expected that the City, County and Developer will work closely in arriving at and implementing creative ideas and solutions for effective vehicular and pedestrian access and flow to and along Main Avenue, on both the north and south sides of County Highway 21. Downtown Area Map with Future Street Alignment - EXHIBIT A shows the future street alignment, traffic flow, and vehicular access in the downtown. · The City desires the redevelopment area to contain the latest in information technology which could include fiber, wireless and other technologies. · Within the redevelopment area, the City expects one or more focal points that may include a water feature, gathering space(s), plaza(s), etc., especially features that will reinforce activities such as outdoor dining and be attractive to users of retail and food and beverage opportunities throughout the day, the week and year. · The City encourages the use of its logo, and requires consistency with the streetscape improvements already made. General Land Use Expectations The Downtown Redevelopment project is the culmination of discussions and planning activities. These efforts helped lay the initial groundwork for the planning expectations for the downtown area, which is the subject of this RFQ/RFP. In 2000, the City created the Prior Lake Downtown Development Guide. The process for developing this guide relied on the participation of the Prior Lake community to review, evaluate and provide Page 5 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 direction for the formulation of the guide. Through community meetings, workshops, interviews and other methods, the people of Prior Lake were asked to contribute their thoughts and insights related to the revitalization of their downtown area. The guide serves as 1.) a resource to promote a greater understanding of the downtown area and the forces that have shaped its development; 2.) a tool for decision making; 3.) a plan of action; and 4.) a means of shaping change. The City expects the developer to provide a creative, urban design that encourages and incorporates the use of high quality, durable building materials. Architectural detailing is highly encouraged. Creative plans and solutions should be used to enhance pedestrian circulation and create a sense of unity and identity. The Downtown Prior Lake Building Design Guidelines are important in creating and communicating the community's design vision. Developers shall comply with the specific guidelines so that the proposed development remains consistent with the architectural integrity of Downtown Prior Lake and the stated goals for redevelopment. Zoning The Downtown Area is currently zoned C3, Specialty Business Use District (traditional downtown). The zoning supports the community's vision of a thriving traditional downtown. Information on zoning, a copy of the Land Use Map, and the 2030 Comprehensive Plan is available on the City of Prior Lake's website www.citvofpriorlake.com . Desired Developer Commitments/Contributions The City prefers a master developer for the Downtown Area, but it is willing to consider partnerships for development of the area. · The developer will be responsible for developing a Redevelopment Plan and carrying out a strategy to implement the Redevelopment Plan, including identifying the specific types of uses for each area, and for implementing the phasing of development for the area. The strategy will include incorporating the current developments in the area and working with the businesses that will remain in the area. · The developer must demonstrate an understanding of traditional downtown development by incorporating a pedestrian focus, transit opportunities, mixed residential and commercial uses, uniform and cohesive design elements, structured parking and public gathering and green space. · The developer must demonstrate an understanding and commitment to the City of Prior Lake's concept for redevelopment. · The developer must demonstrate the experience necessary to organize and deliver a high quality project of the type and scale desired. Page 6 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 · The developer is expected to provide private capital to fund 100% of the fair market value of the project. City of Prior Lake Commitments · The City may consider requests for gap financing as appropriate to assure the desired level of quality for the development and assure adequate parking. · Access to Ehlers & Associates, Hay - Dobbs and other City consultants · Facilitate communications with various stakeholders · Support and monitor efforts · Access to City engineering, planning and other records regarding the downtown area. The Strengths of the Site: · Excellent access to State highways 13 and 21 · The City owns approximately 40% of the property planned for redevelopment on Block 4 (north of Hwy 21), and approximately 30% of the property planned for redevelopment on Blocks 2, 13 and 15 (south of Hwy 21). · Significant redevelopment of nearby downtown properties. · Strong trade area characteristics including residential base and high household income: DOWNTOWN PRIOR LAKE MARKET ATTRIBUTES Forbes Magazine (July 2007) ranked Prior Lake, Minnesota as the 75th fastest growing suburb in the United States with an increase in population from 16,331 in 2000 to 22,674 in 2006; a 38% increase in only six years. Over the last number of years Scott County has consistently ranked among the 100 fastest growing counties in the United States, and is the fastest growing county in Minnesota, with a population increase from 57,846 in 1990 to 89,498 currently - a gain of 55%. The Trade Area Prior Lake's primary and secondary trade areas extend between 2 to 5 miles from downtown, to the city of Jordan, Minnesota on the west; to Interstate 35 and the city of Lakeville on the east; to County Highway 16 / cities of Shakopee and Savage on the north; and to County Highway 2/ city of New Prague on the south. Population Primary Trade Area 2007 Secondary Trade Area 2007 TOTAL 41,969 13.755 55,724 Page 7 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 Households Primary Trade Area 2007 Secondary Trade Area 2007 TOTAL 14,479 5,554 19,033 Annual Household Income Primary Trade Area 2007 Secondary Trade Area 2007 $110,496 $ 81,614 Prior Lake's population is growing and affluent, two characteristics of paramount importance to potential retailers and retail developers. Prior Lake and its primary trade area have a high proportion of households with high incomes. In 2007, it is estimated that 67.8% of the primary trade area households have incomes above $75,000. Households with incomes above $100,000 represent about 43% of all households, and 18% have incomes above $150,000. Average household income in Prior Lake's trade area is estimated at $110,496 in 2007. Daytime Work Population and Downtown Residents There are approximately 520 employees in the downtown area. City Hall & Police Dept (approx. 60) and Integra Telecom (approx 55) are the largest employers. In addition, there are 78 residential units at the Lakefront Plaza condominiums. Comparative Traffic Counts Downtown Prior Lake (Hwvs 13 & 21) Highway 13 - 17,700 MDT Highway 21 - 12,800 MDT 30,500 AADT 50th & France (Edina-Minneapolis, MN) France Ave - 11,300 MDT 50th Street - 9,600 MDT 20,900 MDT Excelsior & Grand (Sf. Louis Park. MN) Excelsior Ave - 20,000 MDT Monterey Dr - 8,900 MDT 28,900 MDT Source: Minnesota Department of Transportation, Office of Transportation Data & Analysis; 2005 M. S.A. S. Traffic Volume Maps Page 8 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 THE Uniqueness of Downtown as a Destination The greatest concentration of retail development in the Prior Lake area (at County Hwy 42 and Hwy 13) is anchored by stores that emphasize moderate prices and high volume in a suburban strip center setting (Cub, Target, Buffalo Wild Wings, DQ, etc.). There is opportunity in Downtown Prior Lake for destination retailers and restaurants whose products and services are more in line with the trade area's high incomes and related lifestyles. Downtown redevelopment accomplishments/progress to date The City has been planning and preparing for downtown redevelopment for several years and significant public and private accomplishments have already occurred in and around the area: · The Downtown Building Design Guidelines were completed with assistance from Hay - Dobbs Architecture & Urban Planning in the Spring of 2007. · The Main Avenue and Dakota Street streetscape project was completed in 2004, and with the redevelopment that is intended in this RFQ/RFP, will extend along Main Avenue south of Hwy 21. · The fagade improvement program resulted in nearly $2.4 million in upgrades to storefronts. · The new Police Station and City Hall were completed in 2006 and are important parts of the revitalized downtown, incorporating a thematic link between the lake, Lakefront Park and downtown. · Market, housing demand, traffic and street improvement studies have been completed at various times for the downtown and are available. · New housing development (Lakefront Plaza) near City Hall. · Redevelopment of the Speiker building (coffee shop, bakery, offices) at MainAvenue and Dakota Street. · Construction of the Class A office I retail Rock Creek Building at Main Avenue and Hastings Avenue. To assist you with this proposal, a Developer Information Session has been scheduled for: 10:00 a.m. - Noon, April 29, 2008 Prior Lake City Hall 4646 Dakota Street SE, Prior Lake, MN Phone: 952-447-9800 ALL DEVELOPERS PLANNING TO SUBMIT PROPOSALS ARE REQUIRED TO ATTEND THIS INFORMATION SESSION Page 9 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 PART II - THE REQUEST FOR QUALIFICATIONS Applicant Qualifications The City will evaluate the qualifications of each applicant based on their experience with similar downtown redevelopment projects and their capacity to create and implement the redevelopment plan. Applicants proposing to act as the Developer shall demonstrate the minimum abilities, resources and qualifications listed below. The information should be presented in the Proposal in the same order as indicated. 1. Provide a summary of the applicant's organizational capacity and project management capabilities for a large scale redevelopment project, and relevant credentials. Provide a synopsis of the applicant's past experience and qualifications with the development and implementation of downtown redevelopment plans, as well as performance as a developer. In order to demonstrate that it has the requisite experience and expertise to act as the developer, the applicant shall have served as a developer, owner-developer or primary developer in several large scale redevelopment projects during the course of the prior 10 years. Large scale projects include those with a total cost of $50 million to $200 million. Relevant redevelopment projects need not be limited only to Minnesota, and a broad range of multi- jurisdictional experience will be considered. The applicant must demonstrate this expertise and experience to the satisfaction of the City. 2. State applicant's experience specifically with large-scale mixed-use redevelopment projects. 3. Describe experience with assembling a large number of parcels in separate ownership. Describe experience in incentivizing the sale of property owned by unwilling sellers and list the tools that have been used successfully in a comprehensive land assembly strategy. 4. List the composition of the applicant's planning team and project development team and their experience with downtown redevelopment projects. If using consultants, identify the consultants to be used and describe their qualifications to prepare and implement the redevelopment plan. 5. Provide a list of successful redevelopment projects in other jurisdictions with the name and contact information of the person(s) responsible for implementing the project. Provide a description of the work performed including the date, location, scope of work, implementation schedule, and financial resources involved. Also, provide contact information for the public jurisdiction's staff that provided oversight of the project for reference purposes. 6. Describe how the applicant intends to vest itself in the project. The selected applicant will be required to make a commitment to pay for all of the predevelopment Page 10 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 planning work without City assistance. The work product from the planning process shall become City property. 7. Describe the applicant's financial strength to finance the creation of the redevelopment plan, implement the planning process, facilitating the acquisition of properties and constructing all improvements and development for the downtown redevelopment project. Included in this should be letters of reference or recommendation from lenders that the applicant has worked with on past similar projects. With respect to confidentiality, prospective developers may designate proprietary information contained in proposals as confidential subject to Minnesota Law. This information should be provided in a separate sealed envelope and clearly marked as "CONFIDENTIAL.". The City shall treat such information as confidential and will not disclose to the public. The City's financial consultant will handle proprietary information and as necessary provide summary to City Council. Please ensure that submitted documents for this criterion demonstrate the applicant's financial abilities to undertake this endeavor. NOTE: preference will be given to those applicants demonstrating the ability to undertake the redevelopment with minimal use of public financing. Page 11 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 PART III . REQUEST FOR PROPOSAL In addition to the applicant's qualifications, the City is interested in understanding the vision and redevelopment plan that is contemplated by each applicant. To that end, each submittal shall contain a conceptual plan of the new downtown redevelopment project conveying the mix and intensities of uses that maximize the development potential of the downtown. This should reflect the conceptual development possibilities for the downtown considering land use economics, vehicular and pedestrian circulation, parking, opportunities for pedestrian plazas and gathering places, and infusing appropriate design to make the downtown unique and a desirable end destination. Submission Requirements Please submit fifteen (15) copies with the following information: 1. Provide a complete and thorough narrative description of the approach to be used in the development of the redevelopment plan and project management capabilities. 2. A development strategy including number, type, size, estimated market value, and use for each project component, including the type of residential, retail, office, entertainment and hospitality redevelopment desired 3. Describe how community outreach and public relations will be used to engage, solicit input from and inform the community about redevelopment of the downtown. Describe your experience and successful strategies in working with community groups, downtown merchants, business owners, property owners, affordable housing advocates, chambers of commerce and various other stakeholders in the redevelopment of downtowns. 4. A site plan indicating how the developer proposes to develop the site(s). The site plan should be as specific as possible including a description of the unique characteristics and design elements that would be incorporated into the project. This RFQ/RFP strongly encourages architectural drawings with elevations specific to the site. Photographs of similar work done for other communities are also welcomed. Developers are strongly encouraged to meet with City economic development and planning staff, and the Development Review Committee prior to submitting to assure their proposal is consistent with City requirements. 5. State how computer animation, graphics or other technology will be used to communicate the redevelopment to the community, City Council, City Staff, and building occupants 6. A description of the public improvements, which may be required to support the new development. Improvements to consider include limited reconfiguration of streets, streetscapes, water and sewer, storm water, etc. The City understands that engineering has not been initiated and that a detailed engineering analysis would be undertaken when the project proceeds. However, the City would appreciate preliminary information about the type of public improvements proposed. Developers Page 12 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 are strongly encouraged to meet with the City's engineering staff prior to submitting to assure their proposal is consistent with City requirements. 7. Demonstrate through past projects how private financing sources have been leveraged with local, state and federal funds and describe the financial structure of those agreements. 8. Please describe thoroughly the applicant's investment strategy, especially the ability to act as a long-term investor and how that model will be implemented for this project. 9. Proposed sale prices/rents of residential units and lease rates for the commercial space. 10. A description of the project team including, but not limited to the developer, development planner, architect, engineering consultant, attorney, etc. All principals and partners must be disclosed and pertinent information provided. Any future changes in principal partner(s) will be considered by the City. 11. Summary of related <;ievelopment experience, financing capacity and references from city officials in at least two (2) communities where you have completed similar developments. 12. Proposed timeline for development. A realistic and feasible timeline will be among the key criteria considered in the selection of a developer. 13. Bid bond in the amount of 5% of the anticipated project amount to guarantee that the developer will enter into the City's Standardized Contracts (see Exhibit DJ. Rules for Proposal The signer of the proposal must declare, in writing, that the only person, persons, company or parties interested in the proposal as principals are named herein; that the proposal is made without collusion with any other person, persons, company or parties submitting a proposal; that it is in all respects fair and in good faith without collusion or fraud, and the signer of the proposal has full authority to bind the Developer. All RFQ/RFP packages shall be submitted to the City of Prior Lake, no later than 4:00 p.m., June 3D, 2008. Responses should be addressed to: Prior Lake Downtown Redevelopment Attention: Paul Snook Economic Development Director Prior Lake City Hall 4646 Dakota Street SE Prior Lake, MN 55372 Page 13 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 PART IV - EVALUATION AND SELECTION Evaluation and Selection Process All Proposals shall be in conformance to the provisions within this RFQ/RFP. The City will evaluate the proposals and make the selection of developers for final proposals and interviews based upon the quality of the proposal and its responsiveness to the following criteria: · Conformance with this RFQ/RFP · Quality of the proposal · Understanding of the City's identified downtown redevelopment goals and objectives as set forth in the 2030 Vision and Strategic Plan, 2030 Comprehensive Plan, 2000 Downtown Development Guide, Downtown Building Design Guidelines, and as reflected in the developers proposed approach to the project and redevelopment plan · The City's Downtown Development Guide and other past planning efforts · Compatibility and sensitivity to the concerns of area property owners, businesses and residents · Proven qualifications to carry out a project as outlined in this proposal · Demonstrated experience in urban and downtown mixed-use redevelopment · Demonstrated experience in implementing traditional downtown design concepts in redevelopment projects · Urban Design creativity within the City's Downtown Building Design Guidelines · Revenue generation potential, including the projected increase in the tax base as a result of the redevelopment · Demonstrated ability to assemble all parcels needed to implement redevelopment plan · Proposed public participation I financing costs as compared to development value · Financial commitments to private financing and proposed level of municipal financing Page 14 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP 4-7-08 · Demonstrated ability to work with existing businesses to integrate them into the redeveloped area · Partnerships with local lenders and/or community-based non-profit groups · Timeliness of proposed product delivery · Ability to secure tenants and lease space The City reserves the right to request additional information and materials to clarify any submission received. Upon evaluation of submitted proposals, the city staff will initiate negotiations with one or more prospective developers with the intent of preparing a formal Development Agreement. The City reserves the right, at its sole discretion, to accept or reject any or all proposals submitted in response to this Request for Qualifications and Proposals, to alter the selection process, or to postpone the selection process. For its own convenience, the City reserves the right to waive any defects in the proposals and to re-advertise for this work, if necessary. This Request for Qualifications and Proposals and any evaluation process shall not in any way be deemed to create a binding contract of any kind between the City and any applicant. The applicant acknowledges and agrees that in submitting a proposal pursuant to this Request, the preparation of all materials for submittal and all presentations are at their sole cost and expense and the City shall not under any circumstances be responsible for any cost or expenses incurred by the applicant in this regard. In addition, the applicant acknowledges and agrees that all submitted Proposals shall remain the property of the City. Statements and other materials submitted will not be returned unless portions of the submittals are designated as proprietary at the time of submittal and are requested to be returned. Regulations The selected developer will be expected to comply with all applicable federal and state regulations, local codes and contract provisions. The ensuing Development Agreement shall contain such contractual provisions and conditions necessary to define a sound and complete agreement. Page 15 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 T tf P . tShdl en a lVe rO.lec c e u e 1. City Council approves RFQ/RFP April 7, 2008 2. RFQ/RFP published; distributed to developers April 15, 2008 3. Developer Information Session (mandatory). April 29, 2008 Written clarifications (addenda) issued if received by this date 4. All proposals Due June 30, 2008 5. Staff, City Attorney, EDAC Subcommittee and July 21,2008 City Council share and review proposals City Council Work Session 6. Staff, City Attorney, Downtown Redevelopment July 22 - July 30, 2008 Subcommittee and EDAC Subcommittee interview, select and recommend semi-finalists 7. City Council considers and approves list of August 4,2008 semifinalists City Council Meeting 8. Staff, Downtown Redevelopment August 5 - August 13, Subcommittee, and EDAC Subcommittee 2008 interview semifinalists 9. City Council receives list of recommended August 18, 2008 finalists, receives presentation, approves City Council Meeting finalists and directs preparation of legal documents Please direct questions about the Prior Lake Downtown Redevelopment and this RFP to: Paul Snook City of Prior Lake 952-447-9805 psnook@cityofpriorlake.com Rebecca Kurtz Ehlers & Associates 651-697-8516 rku rtz@ehlers-inc.com Sid Inman Ehlers & Associates 651-697 -8507 Sid @ehlers-inc.com Page 16 of 18 - Prior Lake Downtown Redevelopment RFQJRFP 4-7-08 Thank you for your interest in Prior Lake. We look forward to receiving your proposal. No postmarks or facsimiles will be accepted. All proposals shall be signed by the individual or official with the authority to bind the applicant in its proposal. The City may request modifications to any or all proposals and/or reject any or all proposals. All proposals shall become the property of the City of Prior Lake and be valid for a period of 90 days from the date of the submittal. EXHIBITS EXHIBIT A - Downtown Area Map with future street alignment and zoning districts EXHIBIT B - 2030 Vision and Strategic Plan EXHIBIT C - Prior Lake Downtown Building Design Guidelines EXHIBIT D - City Standardized Contract OTHER REFERENCES (Available by request or via the City's website at www.citvoflJriorlake.com) 2030 Comprehensive Plan 2000 Downtown Development Guide Prior Lake Development potential Study (McComb Group, Ltd.) Commercial-Industrial Land Analysis (Maxfield Research,lnc.) Downtown Area Parking Study Page 17 of 18 - Prior Lake Downtown Redevelopment RFQ/RFP I- Z w :!!: ll.. o oJ w > w c W 0::: Z s: o I- Z s: .... o ...j.... c ~~'* oJ.,.;~ ~ ~ ~~ w g: U gj ll.. E o '" oJ --, w > w c w > i= o W ll.. en o 0::: ll.. (I) ~ Cl Cl oq; ~ il: ~ ~ o g: ~ i:: ~ '" ~ N IJJ.!!! 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