Request for Qualifications

Arcadia Commons West
Redevelopment Area
Kalamazoo, Michigan
Request for Qualifications
Four Prime City Blocks Available for Redevelopment
in the Heart of Kalamazoo, Michigan
N Park St.
N Westenedge Avenue
W Kalamazoo Ave.
W Water St.
ADDENDUM
Issue Date: 11/21/2014
Submission Deadline: 1/5/2015
Arcadia Creek West Consortium
141 E. Michigan Ave., Suite 501
Kalamazoo, MI 49007
Table of Contents
1.
2.
3.
4.
5.
6.
OVERVIEW OF THE REQUIREMENT ....................................................... 3
REQUEST FOR QUALIFICATIONS.......................................................... 3
1.1
Inquiries .......................................................................... 3
1.2
Submission Date ............................................................... 4
1.3
Review Committee ............................................................ 4
1.4
Review & Selection ........................................................... 4
1.5
Signed Responses ............................................................ 4
1.6
Acceptance of Responses ................................................. 4
SUBMISSION REQUIREMENTS ............................................................. 3
EVALUATION CRITERIA ..................................................................... 4
RFP PROCESS.............................................................................. 4
CONFLICT OF INTEREST ................................................................... 5
DATA ..... ................................................................................... 5
ACW Redevelopment Area
2009 Downtown Comprehensive Plan
Arcadia Commons West Redevelopment Area
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2
Four Prime City Blocks Available for
Redevelopment in the Heart of Kalamazoo, Michigan
Arcadia Commons West (ACW) is a joint endeavour of Western Michigan University, the City of
Kalamazoo, the City of Kalamazoo’s Downtown Development Authority, and Downtown Tomorrow, Inc.
(a non-profit whose mission is to acquire and hold properties for redevelopment in Kalamazoo). ACW
Consortium is seeking developers with urban / mixed-use experience to submit their qualifications. As
described further in this document, a qualifications-based process will be used to select a small group
of developers to submit formal proposals.
Kalamazoo is home to nearly 75,000 residents, 30,000 students, and a vibrant downtown. Our
downtown is adjacent to Western Michigan University and Kalamazoo College and is home to many
thriving businesses as well as two major medical facilities and the new Western Michigan University
Homer Stryker M.D. School of Medicine. Kalamazoo is also known for being the home of The Kalamazoo
Promise which provides free in-state college education to graduates of Kalamazoo Public Schools.
These four city blocks were originally used for a variety of small businesses and a car dealership, and
are now mostly vacant land. The Arcadia Creek West Redevelopment Area is considered the second
phase of the Arcadia Commons Redevelopment Project or Arcadia Commons East (ACE) completed in
1995. ACE became a major transformative project for the northern district of downtown Kalamazoo.
The project consisted of a collaboration of nine private and public property owners investing over $100
million in new and renovated construction of commercial, office, institutional, community college, public
museum and public open space.
General Development Guidelines
The following parameters should be considered by the developer as general guidelines for the
preparation of a site development concept. The ACW Collaboration is seeking a vision that
maximizes land values, urban design and community integration.
1. Developer will present concept or vision for the entire site. The concept can be phased in
stages.
2. Mixed land use and mixed income residential is preferred.
3. High density, multi-story buildings with zero setbacks presenting an urban street wall are
preferred.
4. Projects that benefit the local tax base of the community will be preferred.
5. Arcadia Creek should remain open with pedestrian access (12’) along and over it.
6. Limit surface parking, promote use of shared parking, public parking and parking
structures.
7. Design-enhanced streetscape, infrastructure, lighting.
8. Consideration to public art will be favorable.
9. Developer will negotiate with the ACW Consortium representative on sales prices, not
individual owners.
10. The ACW Consortium will assist developer with public and private financing options with a
number of local, state, and federal tools.
1. Request for Qualifications
1.1
Inquiries
All inquiries related to this RFQ are to be directed, in writing to:
Mr. Steve Deisler
Executive Director/Downtown Tomorrow Incorporated
141 E. Michigan Ave., Suite 501
Kalamazoo, MI 49007
[email protected]
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1.2
Submission Date
One complete, signed hard copy and one electronic copy must be received before 5 pm on
1/5/2015 at Downtown Kalamazoo Incorporated, 141 E. Michigan Ave., Suite 501,
Kalamazoo, MI 49007. Responses may not be sent by facsimile. Late responses will not be
accepted.
1.3
Review Committee
The qualifications review committee will consist of representatives of the ACW Consortium.
1.4
Review and Selection
This RFQ is being used for pre-qualification purposes. Completed responses will allow the
ACW Consortium to better understand your vision for the site, the composition of your
team, and record of similar development projects.
The ACW Consortium will narrow the field to five or fewer finalists to be interviewed during
the month of January 2015. One or more of those finalists will be invited to submit a final
proposal by May 1, 2015.
1.5
Signed Responses
Responses must be signed by a representative of each partner making up development
team. Electronic signatures will be accepted for email submissions.
1.6
Acceptance of Responses
The RFQ is not a binding agreement. Responses to the RFQ are assessed in light of the
qualification review criteria, and will be notified whether they have been chosen to proceed in
the process by, late January 2015. Submissions will be kept confidential as permitted by law.
2. Submission Requirements
A.
B.
C.
D.
RFQ Respondent - Letter of Interest
Resume of firm and all team members
Three references from recent project partners
Brief description of vision and concept map
List of similar projects
3. Evaluation Criteria
The selection of the RFQ short list developers will be based on:
A. Years of experience in the field of large scale master development
projects
B. Experience in the urban mixed use redevelopment including residential, office, retail,
institutional
C. Ability to seek and secure multi-layer financing tools, coordinate complex construction
schedules and lead a public/private partnership team and the capacity to deliver the overall
project
D. Provide sample reports, plans, schedules, financing strategies and photos of completed
projects
E. Awards and recognition of successful projects and partnerships.
4. RFP Process
If the Developer passes the RFQ short list and is selected as a potential Master Developer following
the RFQ process they shall be required to perform and provide the following information as part of
the RFP process:
A. Project Team and list of sub-consultants
B. Execute a development agreement
C. Proposed Site Plan
D. Proposed tenant mix
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4
E. Proposed financing plan including proforma, sources and uses statement
D. Proposed project phasing and timeline
5. Conflict of Interest
The respondent should disclose any conflicts of interest, in writing, to the ACW Consortium. The
AWC Consortium will consider the nature of the respondent’s responsibilities and the degree of
potential or apparent conflict in deciding the course of action that the respondent needs to take to
remedy the conflict of interest. A conflict of interest exists wherever an individual could benefit
directly or indirectly from access to information or from a decision over which they may have
influence and also includes a perceived conflict where someone might reasonably perceive there to
be such benefit and influence. A conflict of interest occurs when a staff member or consultant
attempts to promote a private or personal interest that results in an interference with the objective
exercise of their job responsibilities, or gains any advantage by virtue of his/her position and
working relationship with the ACW Consortium. Conflicts of interest may be real, potential or
perceived. Failure by the respondent to disclose a conflict of interest, be it real, potential, or
perceived, will result in disqualification.
6. Data / Studies Available (see DropBox Link)
https://www.dropbox.com/sh/gg056bm9cinrral/AABCG_cXoGZncG6OGOs5I5H-a?dl=0
A.
B.
C.
D.
2011 Downtown Residential Market Study – Tracy Cross & Associates
2010 Regional Demographics – Southwest Michigan First
2011 Downtown Demographics – Downtown Kalamazoo Inc.
2009 Downtown Kalamazoo Comprehensive Plan – Downtown Kalamazoo Inc. / City of
Kalamazoo
E.
2014 Target Market Study – City of Kalamazoo / MSHDA (to be available December
2014)
E.
List of Property Amenities
F.
ACW Redevelopment Area Map
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