A VISION FOR SPRINGFIELD

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2 City of Springfield, Illinois James O. Langfelder Mayor A VISION FOR SPRINGFIELD For additional information including images of the Block, please visit The City of Springfield is seeking a qualified partner(s) to design and develop the North Mansion Block (the Block), bounded by Capitol Avenue, and Fourth, Fifth and Jackson Streets. The redevelopment opportunity is in the southern part of Springfield s central business district, adjacent to the Executive Mansion and located four blocks west of Lincoln s home and three blocks east of the State Capitol building. Numerous office buildings are a short walk away. This is a unique opportunity to redevelop an entire downtown city block, totaling 2.35 acres (102,400 square feet) or an acre on the Block s north or south. The City envisions market rate and workforce housing, retail and hospitality developments with related amenities, such as urban landscaping and public use spaces. The City is seeking a creative, qualified and experienced developer to cement the City s efforts to create a vibrant, thriving downtown experience. This is a rare opportunity to be a part of bringing the best in the urban living experience to downtown Springfield. Submission of a proposal by a proposer represents acceptance of and agreement to all terms and conditions of this RFP which are attached as Exhibit A. PROJECT DESCRIPTION Location Attributes The City of Springfield owns the entire square block, most of which has been recently used as a surface parking lot. The Block is located within the City s downtown Central Area Tax Increment Finance District (see map on website). In 2014, the City purchased the majority of the property from the State of Illinois for $1.5 million. The City will offer a long-term land lease with favorable financial terms to assist in the redevelopment of the Block. The Town Branch storm and sanitary sewer runs beneath the southwest corner. Responses should take into consideration the unique historic setting of this parcel of land, in the heart of the state capital and downtown district. The Block is directly south of the Illinois Governor s Executive Mansion which is the third oldest in the country. President Lincoln s home, a national historic site, is four blocks away, east on Jackson Street. The State Capitol, one of the RFP ED18-01 North Mansion Block Development 2

3 tallest in the country, lies three blocks to the west. The West Wing of this historic structure recently underwent an award-winning restoration. In effect, the Block could become a southern anchor for the downtown district and a central location around which a historic trail has been naturally traveled for more than a century. Infill and redevelopment of surrounding properties recently occurred including the new, multimillion dollar construction by the Illinois Realtors ($4.5M, 29,180 sq. ft.); Illinois Community College Board ($3.4M, 35,795 sq. ft.), and historic building renovations by Illinois National Bank ($5M, 22,144 sq. ft.) and the Illinois Municipal League ($1.3M). To see the current Zoning Map, please visit the Block s website at ABOUT THE SITE Phase 1 Environmental Study is completed and provided to all proposers on the Block s website, Proposers are directed to a number of previous studies that have been undertaken in recent years. These include: Capitol Avenue Reconstruction SDAT Report Historic Sites Report Blueprint for Springfield Housing Needs Assessment Strategy 2020 The Future of Springfield ZONING, PLANNING REGULATIONS & OTHER PERMITTING REQUIREMENTS The block currently has two zoning designations. Zoning provisions may be found in the City Code of Ordinances, Chapter 155. This information is also available online at The north side of the Block, nearest Capitol Avenue, is zoned S-3 (Central Shopping District). This district is designed to provide for a wide range of retail stores, office buildings, and amusement and service activities. Residences (single-family, duplex, or multiple families) are also permitted. GOALS OF THE CITY OF SPRINGFIELD The ideal proposal will create a street-level downtown event center and urban square, which includes interactive plaza space that compliments the Jackson Street Corridor. A mix of commercial and retail should be proposed which will cater to the population that prefers a walkable neighborhood. A successful Downtown Plaza will make Springfield an area full of life through 200 days of programmed events each year. It will be strategically positioned to be a catalyst for new development in the downtown district. The space will be a year-round attraction for community festivals, events and family enjoyment. The City seeks: Interactive plaza space that borders the Jackson Street Corridor and preferred amenities such as: - Interactive Fountain and splash pad that transforms to a semi-permanent lit ice skating rink in winter, with installed infrastructure and equipment needed to operate the rink. RFP ED18-01 North Mansion Block Development 3

4 - Band/Amphitheatre stage with storage and all infrastructure, lighting and technical equipment needed for performances. - Large movie screen and projector that comes down from the stage for family movie nights. - Year round public restrooms with lockable timers. - Event infrastructure built into ground (110/220) to accommodate plug in from pop-up vendors. - All landscaping, permanent and temporary shade and wind breaks. - Wayfinding compass - Transition connectivity pathway to Governor s Executive Mansion - Installation of water, sewer and electric services to all Plaza improvements, etc. Establishment of a transformational anchor to an emerging cultural district that ultimately attracts a large and diverse group of existing and new Sangamon County citizens and tourists to the heart of the City. This development should create a sense of place that is attractive to residents seeking an exciting urban lifestyle by building on Springfield s unique historic fabric and growing downtown culture. Proposals will, in part, be judged on the degree to which the proposed uses phasing and overall development scheme creating a new and vibrant addition to the downtown, drawing people into the urban core. Architecturally significant housing including, but not limited to, market rate up to 100 units housing or townhouses or business development along Capitol Avenue. The housing should complement the ongoing rehabilitation of upper stories throughout the downtown district. Architecturally significant buildings that will make a strong positive contribution to the culture and environment of the downtown area. Excellence in design of buildings, open space, common areas, site amenities and all design aspects is highly desired. URBAN DESIGN GUIDELINES Advancing the City s goals cited above requires a development that offers the mix of uses, street level vitality, urban density, and animated character to make a significant contribution toward providing downtown as a lively live/work/play environment and growing visitor destination. From a different perspective, respect downtown s rich history and historic character while also expressing its potential for 21 st century vitality. Essential qualities include: Line the street with food, shopping and/or entertainment at and near the intersection of East Capitol and Fifth Street to add critical mass to the emerging concentration of these activities along Fifth and Sixth Streets and to provide amenities for visitors to the Lincoln Home National Historic Site located two blocks to the east. Note that while the City would welcome creation of a lively new public space, this space must be active and lined with food, shopping, and/or entertainment and the City s focus about enlivening the existing public streets surrounding the North Mansion Block. Focus greater height toward East Capitol Street to maximize the early-on positive impacts of redevelopment RFP ED18-01 North Mansion Block Development 4

5 Building design that face public streets with a palette of glass, brick and/or other masonry, and stone and similar materials to respect and reinforce the downtown s predominant architecture. Access parking and servicing from an internal street(s) rather than expose either to view from surrounding public streets to promote the downtown s character as an increasingly vibrant, walkable urban center. DEVELOPMENT GUIDELINES The City seeks innovative proposals for advancing the City s goals to promote downtown vitality and avoid underutilizing this unique development opportunity. As a threshold the City encourages proposals that provide a mix of uses and scale of development sufficient to draw additional people to live/work/play and shop downtown on a daily basis. To achieve, and hopefully exceed this threshold, the City encourages proposals that: Create mixed-use development Housing plans should be less than 100 units including, but limited to, market rate apartments, townhouses and condominium housing. Respect the height and scale guidelines cited above East Jackson Street facing the Executive Mansion grounds but offer greater height facing East Capitol Street (first priority) and Fourth and/or Fifth Streets (second priority) Where possible, propose cultural, institutional, and other uses that enhance downtown as a regional destination and/or its appeal as a national historical destination. PROJECTED PROJECT TIMELINE March 23, 2017 Issue Request for Proposals April 17, 2017 Last day for questions April 21, 2017 Written responses to questions posted on website May 15, 2017 RFP Proposals Due May 16 30, 2017 RFP Reviews, Interview and Selection Process June 1, 2017 Present to Economic Development Commission June 13, 2017 Present to City Council Committee as a Whole June 20, 2017 Present to City Council for Passage July 1, 2017 Project Commences ALL RESPONSES TO THIS RFP MUST FOLLOW THE INSTRUCTIONS, STANDARD TERMS AND CONDITIONS AND SPECIAL REQUIREMENTS SETFORTH IN THE ATTACHED EXHIBIT A. RFP ED18-01 North Mansion Block Development 5

6 INSTRUCTIONS, STANDARD TERMS AND CONDITIONS AND SPECIAL REQUIREMENTS - EXHIBIT A The City of Springfield will receive proposals for the following project in the Office of the City Purchasing Agent until: 3:00 P.M. May 15, Title of Project: North Mansion Block Development (1) Submission of Proposals (a) Proposals and all supporting documentation must be returned. (b) Proposals shall be delivered in a sealed opaque envelope clearly identified with the name of the firm executing the proposal, its address, and title of the project clearly marked and addressed as follows: City of Springfield City Purchasing Agent Municipal Center West Room # South Seventh Street Springfield, IL Proposal For: Proposal No: North Mansion Block Development RFP# ED18-01 (c) (d) Proposals received after the time designated above will not be considered. All inquiries concerning this Request for Proposal should be directed to: City Purchasing Agent Sandy E. Robinson II Room 200 Municipal Center, West 300 South Seventh Street Springfield, IL Phone: Ext Fax: Sandy.Robinson@springfield.il.us RFP ED18-01 North Mansion Block Development 6

7 (2) Preparation and Signature of Proposal (a) Signature whenever any of the Contract Documents, addenda, or certifications thereto require signature of the bidder or Contractor such signature shall be in substantially the following form. Proposals must be submitted typewritten or in ink, inscribed with the title and number of the project as designated above, the name of the firm, and signed by an officer of the firm authorized to make the offer. In case of a corporation, the full legal name of the corporation and title of the officer signing must be stated, and any officer signing must be thereunto duly authorized to bind the corporation (the City reserves the right to require a certified copy of that section of Corporate Bylaws or other authorization by the Corporation which permits the person to execute the offer for the Corporation). In the case of a partnership, the signature of at least one of the general partners must follow the firm name, using the term "member of the firm" or similar designation. In case of a sole proprietorship, the signature of the owner must follow the firm name using the term "doing business as," "sole owner," or similar designation. In all cases the name of the individual signing shall be typed or printed below the signature. All signatures must be original and in ink. (b) Do not alter, modify, or rearrange Proposal booklet in any manner. (c) Any exceptions to the Specifications must be provided in accordance with the instructions given in the Specifications. (d) Any additional information or descriptive literature must be submitted separately. (e) Failure to submit the proposal booklet as set forth above, completed according to these instructions, and may result in rejection of the proposal. (3) Award of Contract Unless the Special Requirements state that the award may be based on initial offers alone, the City shall conduct negotiations with the best qualified offeror or offeror s with acceptable proposals, and permit revisions to obtain best and final offers. The best qualified offeror shall have equal opportunities to negotiate or revise their proposals. During negotiations, the City shall not disclose the identity of competing offerors or of any information derived from proposals submitted by competing offerors. The City shall award the contract to the responsible offeror whose proposal is determined to be the most advantageous to the City, taking into consideration price and other evaluation criteria as set for herein, however, any and all proposals received in response to this request may be rejected by the Mayor if it is determined that it is in the best interest of the City. The City Council reserves the right to waive any informality or irregularity in the proposals received. RFP ED18-01 North Mansion Block Development 7

8 (4) Federal, State and Local Laws The offeror s attention is directed to the fact that all applicable federal, state, county and municipal laws, ordinances, rules and regulations and codes of all authorities having jurisdiction shall apply to the contract throughout and they are deemed to be included herein the same as though herein written out in full. THIS INCLUDES COMPLIANCE WITH PREVAILING LAWS AND COMPLIANCE WITH ALL CITY ORDINANCES APPLICABLE TO TAX INCREMENT FINANCING CONTRACTS AND USE OF TIF FUNDS. (5) Certification and Commitments In order to be eligible for award of this contract, the offeror must execute and return the Certifications and Bidders Signature Sheet, pertaining to the following: (a) Certification of Non-Delinquency - Pursuant to Section of the Illinois Municipal Code, the City of Springfield may not enter into a contract or agreement with an individual or other entity that is delinquent in the payment of any tax administered by the Department of Revenue unless the individual or other entity is contesting, in accordance with the procedures established by the appropriate Revenue Act, its liability for tax or the amount of tax. Before executing a contract, the City must obtain a statement under oath from the individual or entity that no such taxes are delinquent. Making a false statement is a Class A misdemeanor. In addition, making a false statement voids the contract and allows the City to recover all amounts paid to the individual or entity under the contract in a civil action. For purposes of this Section of the Municipal Code, a person or other entity shall not be considered delinquent in the payment of a tax if the person or entity (1) has entered into an agreement with the Department of Revenue for the payment of all such taxes that are due and (2) is in compliance with the agreement. In that case, the sworn statement shall state those facts. (b) Certification of Non-Conviction - Pursuant to Section 33E-11 of the Illinois Criminal Code, every bid submitted to the City must contain a certification the bidder is not barred from contracting with any unit of State or local government as a result of violation of either Section 33E-3 or 33E-4 of the Criminal Code;. Any contractor, who makes a false statement material to this Certification, commits a Class 3 felony. (c) Commitment to Provide Equal Employment Opportunity - Offeror shall adhere to the provisions of Chapter 93 of the 1988 City of Springfield Code of Ordinances, as amended, and particularly Sections and regarding the prohibition of unfair employment practices and affirmative action program. RFP ED18-01 North Mansion Block Development 8

9 Offeror must agree to make the following commitments to provide equal employment opportunity: (6) Contract Documents (1) To maintain specific employment practices to achieve equal employment opportunity. (2) To examine all job classifications to determine if minority persons or women are underutilized and take appropriate affirmative action to rectify any such underutilization by setting specific goals for participation by minority groups. (3) To state [on] all solicitations or advertisements for employees, that all applicants will be afforded equal opportunity without discrimination because of race, color, religion, sex, national origin or ancestry. (4) To submit to the City, on request, written evidence of the effectiveness of the above required practices, policies and goals. (5) To submit to the City, on request, statistical data concerning employee composition or membership composition on race, color, sex, and job description. (6) To distribute copies of this commitment to all members of this firm who participate in recruitment, screening, referral, and selection of job applicants and prospective job applicants. (7) To send to each labor organization or representative of workers with which it has or is bound by a collective bargaining or other agreement or understanding a notice advising the contractor's obligations herein. (8) To expressly require any subcontractor who has a contract in excess of $5,000 to submit to the City a written commitment which contains the provisions required by subsections (1) through (7) above. This Request for Proposals, and any addenda or other documents as are made a part hereof, together with the final proposal of the successful offeror and the City s written acceptance thereof, including the final agreement of the parties, shall comprise the Contract Documents. The Contract Documents shall constitute the entire agreement of the parties. (7) Assignment The successful offeror shall not assign this contract without written consent of the City. RFP ED18-01 North Mansion Block Development 9

10 (8) Insurance (a) The offeror, and any subcontractors, shall purchase and maintain such insurance as will protect themselves and the City against all claims arising from the operation of the work or the execution of this contract. The City, its officers, agents and employees shall be named as additional insured on all insurance policies required by the specifications to be purchased by the contractor or subcontractor. (b) On all contracts for the construction or maintenance of public works, the contractor and its subcontractors shall maintain sufficient insurance to cover claims for bodily injury and death to its employees brought under the Illinois Worker s Compensation and Occupational Disease Act or other similar employee disability or benefit laws. (c) Certificates of insurance shall be placed on file with the City Purchasing Agent prior to beginning performance. (9) Clarification The City Purchasing Agent may request clarification of a Proposal or any part thereof. Clarification shall mean the communication between the City and the bidder regarding the Proposal. Such communication shall not change the Proposal, the competitive nature of all Proposals or violate any ordinance, statute or law. (10) Royalties and Fees The successful offeror shall pay all royalties and license fees. The successful offeror shall defend all suits or claims for infringement of any patent rights and shall save the City harmless from loss on account thereof. (11) Indemnification The Offeror shall defend, indemnify, keep and save harmless the City of Springfield, its agents, employers and representatives against all suits, claims, damages, losses and expenses, including attorney s fees, caused by, growing out of, or incidental to, the performance of the work under this contract by the Contractor or its Subcontractors to the full extent allowed by the laws of the State of Illinois and not beyond any extent which would render these provisions void or unenforceable. RFP ED18-01 North Mansion Block Development 10

11 (12) Sales Tax Exemption (a) Pursuant to State law, the City of Springfield is exempt from the payment of sales tax on any item it buys directly from a supplier. If the Contractor purchases items for the use of the City, the Contractor is also exempt from sales tax on items which at the end of the project become the property of the City of Springfield. (b) Items which do not become the property of the City and items which are used up in construction (an example would be fuel oil for machinery) are taxable. Any questions about the taxability of specific items can be resolved by the Illinois Department of Revenue. (13) Severability If any provision of this contract or any applications thereof is held invalid, such invalidity shall not affect other provisions or applications which can be given effect without such invalid provision or application. (14) Choice of Law and Forum This contract is to be construed in accordance with the laws of the State of Illinois and any legal proceeding of any kind shall be filed in the Circuit Court of Sangamon County, Springfield, Illinois. (15) Unauthorized charges against City contracts This contract does not authorize an expenditure of City funds in excess of the contract amount without the prior approval of the City Council. The contractor agrees and acknowledges that absent such prior approval, it proceeds at its own risk with no guarantee of payment if the amount billed to the City exceeds the contract amount. Any contract in excess of $50, must be approved by the City Council before any work is performed. RFP ED18-01 North Mansion Block Development 11

12 Term Sheet and Development Agreement The Selected Developer must enter into a (i) term sheet and (ii) development agreement with the City which will govern the relationship between the City and the Selected Developer until all conditions for execution of the lease are satisfied ( the Development Agreement, described in this Section). The Development Agreement will establish procedures under which the Selected Developer will prepare a full development plan (the Development Plan, described below) and seek all required permits and approvals for the Development Plan within certain proscribed milestones. Term Sheet Prior to negotiating the Development Agreement, the parties will negotiate and execute a term sheet memorializing the material business terms to be included in said development agreement and lease. The Term Sheet shall be included as an exhibit in the Development Agreement. The Development Agreement will include, but not be limited to the following terms and conditions. In responding to this RFP, each Proposer acknowledges and agrees to accept these terms for the Parcel. Term The Development Agreement will provide for the execution of a Lease once all required environmental and other federal/state environmental approvals, zoning and other City of Springfield approvals are obtained, as well as the satisfaction of any other conditions precedent specified in the Development Agreement. The Development Agreement will provide for termination rights at the sole discretion of the City in the event of the failure of the Selected Developer to obtain all the required approvals as noted above, or failure of the Selected Developer to perform any other commitments under the Development Agreement within a specified time period. The City anticipates and specifically reserves the right to include within the Development Agreement provision of milestones to ensure achieving lease execution within this time period such as a submittal date for environmental approval application materials. Development Plan The Development Agreement will provide for a short time period during which the Selected Developer will be required to produce a Development Plan subject to the approval of the City. This Development Plan is intended to be an updated version of the Selected Developer s Proposal. Upon approval by the City, the Development Plan will become the basis for seeking environmental, zoning, and other approvals for the proposed project, and will be incorporated into the Lease. The Development Plan will include, at a minimum, a clear description of site uses, building massing and dimensions, significant building design features, access, parking, traffic improvements, permitting and development schedule, and a finance plan. The Selected Developer may be required to produce physical and/or computer models of the Proposal to facilitate public and agency review. City of Springfield Review The City of Springfield must review and approve all schematic and construction drawings for the development on the North Mansion Block. The Selected Developer will not be allowed to begin any construction without written prior approval by the City. The City will review the design to ensure that the project is consistent with the Development Plan, and to ensure that the project will be visually and functionally compatible with the surrounding physical environment. Please refer to the studies found on The Block s website nmb.springfield.il.us. Any future changes to or additional construction on the Parcel will be subject to the same requirements. RFP ED18-01 North Mansion Block Development 12

13 Zoning, Building and other Local Approvals The Selected Developer must ensure that the proposed project, as designed and constructed, complies fully with any and all local zoning, building, and other regulations. The Selected Developer will be solely responsible for all aspects of any and all zoning, building, design and other regulatory applications and/or reviews for the development of the Parcel, including, without limitation, any fees, penalties and costs associated with such applications or reviews. Reservation In addition to all of the reservations, terms and conditions set forth in this RFP, the City reserves the right to negotiate any and all aspects of the Proposal, including but not limited to the terms of each Development Agreement, following selection of the Selected Developer. Guarantees The Development Agreement will provide certain Guarantees that must be provided by the Developer. Guarantees may include, but are not limited to Completion Guarantees, Payment and Performance Bonds and other Guarantees as required by the City. Default Termination The Development Agreement will contain termination provisions in the Event of a Default (defined therein) by the Selected Developer, whereby the City will have the right to terminate the Development Agreement and de-designate the Selected Developer such as the Selected Developer s failure to meet any of the proscribed milestones. Deadline Submission of Qualifications / Proposals Submission Schedule The schedule for the submission process under this RFP is shown below. The City reserves the right to change or amend this schedule at its sole discretion. Prior to the Proposal Due Date, all interested parties are strongly encouraged to regularly check the City s website for the North Mansion Block located at The website which will contain notifications as to any such changes and/or addenda issued in connection with this RFP. Written Questions Due Date 5:00 p.m. Monday April 17, 2017 Proposal Due Date 3:00 p.m. Monday May 15, 2017 There will be an open question/comment period until April 17, During this time, the City will be available to answer any questions or respond to comments. All questions and responses will be made publicly available, on the Block s web page: The City will provide responses to all questions by April 21, No Advocating To ensure the integrity of the review and selection process, companies and/or individuals submitting proposals for any part of this project my not lobby or advocate to the City of Springfield staff including, but not limited to, members of the City Council, the Economic Development Commission, Office of the Mayor or the Office of Planning and Economic Development. Questions All questions regarding the RFP document or any matter relating to the RFP selection process must be submitted in writing by to the City s Purchasing Agent, Sandy Robinson, at Sandy.Robinson@springfield.il.us on or before the Written Questions Due Date shown above. The subject line of all questions must be: NORTH MANSION BLOCK RFP QUESTIONS. All questions received on or before the Written Questions Due Date will be responded to via and distributed to all Proposers; in addition, the responses will be posted on the Block s website, nmb.springfield.il.us. The RFP ED18-01 North Mansion Block Development 13

14 City will not entertain questions by telephone and will not engage in one-on-one communications with individual proposers. Proposal Format General Proposal Format Each Proposal must address all of the submission requirements called for in this Section, and must be in the format specified. Proposers are encouraged to keep their Proposals simple and to address the submission requirements straightforwardly and concisely. Public Circulation It is the City s intent to make available to the public the name of the developer. To maintain the integrity of the RFP process, to the extent allowed by law, the City will keep Components I, II and III of each Proposal confidential until a developer is selected. Copies Six (6) complete, separately bound copies of the proposal and one electronic copy must be submitted. Component I: Development Proposal The City reserves the right to request any and all additional information necessary to clarify and evaluate the information submitted and the project proposal. RFP ED18-01 North Mansion Block Development 14

15 Proposal Content Component I: Development Proposal Component I of each Proposal must include the following information about the development team and proposed development. It should be organized clearly and in the order and with headings as presented below. Development Process: Developer s approach to engage with City and Community Knowledge and involvement of local construction trades and MBE and FBE Overview of developer s resources and process approach Construction Management capabilities Community Engagement Plan Developer s Financial Capacity: Information that demonstrates financial capacity of the development team Developer Describe the primary developer that is submitting the proposal. Specifically: Development entity. Identify the specific entity and structure of the entity that will enter into the Development Agreement and Lease for the property and the precise nature or form of that entity (e.g., limited partnership, non-profit corporation, corporation, etc.). Identify any companies or organizations of which the development entity is a subsidiary or with which it is affiliated. Proposer. Describe the Proposer, including, without limitation: all ongoing projects, past development experience, examples of similar projects, and the names of key individuals who will be assigned to this project (include resumes in Additional Developer Information in Component III.) If the Proposer is a joint venture or partnership, identify each party to the joint venture or partnership and provide all of the information required above for each party. Describe in detail the provisions of the joint venture or partnership and each party s role in the joint venture or partnership agreement, including without limitation: financial interests, financial obligations, operational responsibilities, role in management and decision-making, and authority to act on behalf of the joint venture or partnership. For Joint Ventures clearly show structure and percentage of ownership held by each lead team member. Other team members. Identify the architect and engineers as well as all other members of the development team known at this time. RFP ED18-01 North Mansion Block Development 15

16 Design Proposers are asked to submit drawing, sketches, elevations, sections and site plans sufficient to allow the City to fully and completely understand the proposal. a. Design model and drawings The drawings required with the Proposal should be conceptual in nature rather than detailed designs. It is expected that the Selected Developer s conceptual design may change during the review and approval process following selection in response to City and community comments. Drawings must be bound with Component I, and must be 8½ by 11 inches in size. Limited additional drawings may be included in Component III of the Proposal. i. Design intent: Provide one or more diagrams expressing the design intent for the building(s), including the concept for the public realm, pedestrian and vehicular circulation, views to and from the site, and the relationship with adjacent areas. ii. iii. iv. Site plan: Provide a site plan showing the location of all proposed building structures, the extent lot coverage, outdoor program areas, parking, vehicular and pedestrian access and circulation, open space and landscaping, and the relationship to adjacent buildings. Ground floor plan: Provide a ground floor plan showing all ground floor uses, vehicular and pedestrian access, and vertical circulation through the building. The ground floor plan may be combined with the site plan. Upper floor plans: Provide plans for all upper building floors or typical floors. v. Overall building view or elevations: Drawings sufficient to show proposed building massing and architectural treatments in the context of surrounding buildings. vi. Specific building views: Every Proposal must include at least these four pedestrian level views toward the proposed development depicting how it would appear in the context of the surrounding areas. In particular, street views to include: Illinois Governor s Executive Mansion/Jackson Street Capitol Avenue Jackson Street South Fourth Street South Fifth Street Schedule Provide a graphic conceptual schedule for the proposed development, including start and finish times and duration for all development activities, as well as the negotiation of the City Development Agreement and the Lease; due diligence; design; permitting; financing; construction; and occupancy. If development of the proposed project is to be phased, the conceptual schedule must include a phasing plan as to the development as a whole. RFP ED18-01 North Mansion Block Development 16

17 Multiple Options Proposers may propose more than one development option, but all of the information required below must be provided for each such option within the page limits described above. Permits and Approvals Identify all permits and approvals required for the proposed development. Explicitly identify any conditional or special permits, variances, rezoning, waivers, or other discretionary permit or other relief from any regulation or statute that will be required in order to develop the proposed project. Proposers are responsible for reviewing and understanding all the requirements of applicable City, state, and federal regulations and statutes. The Selected Developer will be responsible for obtaining all necessary zoning and other approvals or relief prior to construction. Feasibility and Cost Component II: Financial Proposal Total development costs. Provide a simple summary statement of the total development costs for the Air Rights Development, as a total number, per gross square foot of proposed building floor area, and per site square foot (including all land and air rights actually covered by the project). Proforma. Provide an operating proforma for the project both during construction and for the first 10 years of operation. Target Market. Describe the market for each of the elements of the proposal. The City reserves the right to request any and all addition information as necessary to clarify and evaluate the information submitted and the project proposal. Each Proposal should include the following information about the financial aspects of the Proposal. The intent of Component II is to provide a clear description of the financial proposal and the financial feasibility of the proposer s project. 1. Project Financial Projections Provide financial projections sufficient to determine the financial feasibility of the proposed development. All costs must be expressed both as a total and per gross building square foot. These projections must include: a. Development budget Provide a development budget detailing all development costs, including acquisition, hard costs, soft costs and financing, as more particularly summarized below: i. Acquisition: All acquisition costs, including all rent paid to the City. ii. iii. iv. Hard costs: All hard costs including, without limitation: site preparation; foundation costs; building construction; parking and landscaping construction; transportation or other off-site costs; utilities; and contingency. Soft costs: All soft costs, including as applicable, without limitation: design, engineering, and other consulting; permitting and fees; insurance; legal and other professional fees; construction period real estate taxes and other property-based fees; lease-up deficit; developer fee; and contingency. Financing: All construction financing costs. Do not include any transactional costs or debt service for permanent financing. RFP ED18-01 North Mansion Block Development 17

18 The development budget must also detail all off-site costs, including any provisions for providing any community uses or benefits. 2. Sources of Funds Describe the amount of and percentage of total development costs to be provided by Equity and Debt, as described below. a. Equity. Describe all sources of private or public project equity to be used during both the construction and operations periods of the development, and the anticipated amounts from each source. Private project equity is to include any funds invested with the expectation of return from project revenues or financial value, other than with respect to non-profits. b. Debt. Describe all known or assumed sources and terms of private or public debt financing for the project, including construction, primary permanent, mezzanine, or other proposed sources of debt. Describe the assets to be used to secure each type of debt. Indicate any interest from specific lenders, but include actual letters of interest in Component III. c. Other sources. Describe any other sources of financing including annual fundraising, ongoing grants or other gifts. 3. Alternative Financial Proposals Proposers may suggest alternative financial proposals or approaches that cannot be shown on the Rent Offer Form. If so, describe the alternative approach in detail and the reasons for proposing it. Proposers must make any alternative financial proposals in addition to a standard proposal using the Rent Offer Form as described above. 4. Proposer Financial Capacity and Bonding Provide a statement attesting to the Proposer s capacity to undertake and complete the proposed development, and, in particular, the capacity to fund pre-development costs and assemble the required funding sources for a complex development. Each Proposer that meets all other requirements will be required to provide evidence of its financial and bonding capacity for confidential review and confirmation by the City before being considered as a finalist. RFP ED18-01 North Mansion Block Development 18

19 Component III Requirements The City reserves the right to request any and all addition information as necessary to clarify and evaluate the information submitted and the project proposal. 1. Financial Questions Each Proposer must answer the following questions. Note that for purposes of these questions, the Proposer shall include: (i) the development entity; (ii) any director, principal officer, partner, or owner of five percent (5%) or more of stock or with an interest of five percent (5%) or more in the development entity, directly or indirectly; or (iii) any partnership, corporation, or other entity with which any of the foregoing individuals or entities are or have been affiliated. If yes is answered to any of these questions, describe the circumstances in detail. a. Bankruptcy. In the past ten years, has the Proposer (as that term is defined in the above Paragraph of this Section) filed for bankruptcy or been declared bankrupt? b. Foreclosure. In the past ten years, has the Proposer (as that term is defined in the above Paragraph of this Section) been the subject of a foreclosure proceeding? c. Loan default. In the past ten years, has the Proposer (as that term is defined in the above Paragraph of this Section) defaulted on a loan? d. Lease default. In the past ten years, has the Proposer (as that term is defined in the above Paragraph of this Section) been in default of a ground or other lease or had such a lease terminated due to such Proposer s failure to comply with the terms of the lease or agreement? e. Prohibition. Has the Proposer (as that term is defined in the above Paragraph of this Section) ever been prohibited from doing business with any government agency? f. Felony. Has the Proposer (as that term is defined in the above Paragraph of this Section) ever been indicted for or convicted of a felony? g. Illegal purpose. Has the Proposer (as that term is defined in the above Paragraph of this Section) ever been involved, affiliated, or in known contact with any entity intending to utilize the subject property for an illegal purpose or with any entity, individual, or member of any organized crime group or similar criminal enterprise? 2. Additional Financial Information Include in this section any additional financial information, including, without limitation: letters of interest from prospective investors, lenders, or tenants; and any market data to support projected sales or rent figures. RFP ED18-01 North Mansion Block Development 19

20 Selection Criteria Evaluation by the City. The Proposals will be evaluated by City personnel to determine how well they meet the selection criteria. In addition to reviewing the Proposals, staff may review references and conduct visits to Proposers other projects or operations, and use the results in evaluating the Proposals. Public Review. Component I of all Proposals may be distributed to the members of the public. Proposers may be required to present their Proposals and answer questions at one or more public meetings. In addition, Component I may be posted online. Other Agency Review. Component I of each qualified Proposal also may be distributed to other city agencies. The City may consider comments from other agencies in its evaluation of the Proposals. Interviews. At the City s discretion, oral presentations and interviews with City personnel and/or consultants may be scheduled with all qualified Proposers, some qualified Proposers, or not at all. Additional Information. The City reserves the right to select finalists; to request additional information, revised Proposals, or best and final Proposals; to hold additional interviews; and/or to conduct additional rounds of reviews and evaluations and to do anything it finds necessary or convenient in making its decision. If the Proposals are revised, qualified Proposers may be required to make additional public presentations. Selection. The City may select one or more developers, subject to the negotiation of Development Agreements and Leases. Recommendations will be made by an internal project review committee. The City will select a Developer for the potential lease of the Parcel. The City reserves the right to request additional information of any or all Proposers in writing and to use that information in evaluating the Proposals. Proposers must meet the following qualifications. If, in the judgment of the City s evaluation committee, a Proposer does not demonstrate that they satisfactorily meet these qualifications, their proposal will be deemed non-compliant and will not be considered further. Specific selection criteria include, but are not limited to, the following: Minimum Past Project Experience. The Developer must provide examples of comparable past projects which demonstrates the ability to successfully complete the redevelopment of the North Mansion Block. Developer Financial Capacity. If the Developer is deemed to be a qualified Proposer by determination to have met the pre-qualification criteria, then the Developer will be required to provide information sufficient to confirm Proposer s financial capacity. Development Financial Feasibility. The City will consider the financial feasibility of the proposed development and the feasibility and likelihood of the Developer being able to pay the ground lease rent. This will include review of the credibility and feasibility of the development budget, pro forma financial projections, proposed sources of financing, lender and equity investor commitments and interest, and proposed tenant commitments and interest (if any). Particular attention will be directed to the likelihood that the Proposal will attract required financing. RFP ED18-01 North Mansion Block Development 20

21 Developer Financial Capacity. The City will consider the financial capacity of the Proposer to undertake and complete the project, including each developer s financial position. Particular attention will be paid the capacity of the Developer to fund all pre-construction costs. Best and Final Proposals. The City reserves the right to seek Best and Final Proposals from all proposers or a subset of those proposers that are deemed by The City to have the strongest proposals. THE CITY RESERVES THE RIGHT TO REJECT ANY OR ALL PROPOSALS. Any and all questions regarding The Block s Proposal will be handled by City of Springfield s Purchasing Agent, Sandy E. Robinson, in writing by at: Sandy.Robinson@springfield.il.us RFP ED18-01 North Mansion Block Development 21

22 CITY OF SPRINGFIELD OFFICE OF BUDGET AND MANAGEMENT PURCHASING DEPARTMENT 300 S. SEVENTH STREET ROOM # 200 MCW SPRINGFIELD, ILLINOIS Contact Person: Sandy E. Robinson II Purchasing Agent Date: 3/23/2017 Telephone: x 6234 Fax: Request for Proposal Index No: RFP# ED18-01 Request for Proposal Name: North Mansion Block Development Due Date 3 P.M. Central Time USA: Monday, May 15, 2017 Sealed responses must be received in the Office of Budget and Management, 300 S. Seventh Street, Room #200 MCW, Springfield, Illinois and date and time stamped in no later than the date and time stated. All responses will be publicly opened and portions thereof read aloud at the above date and time. LATE RESPONSES WILL NOT BE CONSIDERED. All attached General Terms and Conditions and Drawings and Specifications are part of the Bid and will be incorporated into any Contract(s) entered into as a result of the Bid. All responses to the Bid must be prepared as stated herein and properly signed. Address all correspondence and inquiries regarding this Request for Proposal to the Purchasing Agent named above. Name of Vendor: Contact Name: Vendor Address: Vendor Phone: Fax: RFP ED18-01 North Mansion Block Development 22

23 CERTIFICATIONS AND SIGNATURE OF BIDDER 1. The undersigned bidder submits with this proposal and bid sheet, all information as called for, together with complete manufacturer's specifications covering any equipment bid upon. 2. The undersigned bidder states that he has been regularly engaged in work of the type required by the specifications herein for years and respectfully invites your attention to the following products and/or services: 3. The following proposal or bid sheet may be withdrawn at any time prior to the scheduled time for the opening of bids or any authorized postponement thereof. If written notice of the acceptance of this proposal or bid sheet is mailed, telegraphed or otherwise delivered to the undersigned within sixty (60) calendar days after the date of opening of the bids, or any time thereafter before this bid is withdrawn, the undersigned will, within ten (10) calendar days after the date of such mailing, telegraphing or delivery of such notice, execute and deliver the Contract Execution Page provided in Section IV of this booklet. The undersigned bidder hereby designates as his office to which such notice of acceptance may be mailed, telegraphed or delivered as follows: (City, State and Zip Code) Name and telephone number of person to contact regarding this bid Name: Phone: RFP ED18-01 North Mansion Block Development 23

24 4. The undersigned bidder hereby declares that the only person or persons interested in the above proposal as principals are named herein and that no other person than herein mentioned has any interest in this proposal or in the contract to be entered into; that this proposal is made without connection with any other person, company or parties making a bid or proposal; and that it is in all respects fair and in good faith without collusion or fraud. 5. The undersigned bidder hereby certifies that it is not barred from bidding on any contract offered for bid by the State of Illinois or any unit of local government as a result of a conviction for violating Sections 33E-33 or 33E-4 of the Illinois Criminal Code. 6. The undersigned bidder hereby certifies that it is not delinquent in the payment of any tax administered by the Illinois Department of Revenue. If the undersigned bidder has entered into an agreement with the Department of Revenue for the payment of any taxes that are past due and is in compliance with that agreement, the bidder shall so state. 7. (a)if your organization is a corporation, limited liability company, limited liability partnership, or limited partnership, etc., you must provide a copy of your current certification of good standing from your State of incorporation with your bid. Failure to do so may result in the rejection of your bid. Signature of Bidder 7. (b) Pursuant to Illinois law as it pertains to foreign corporations, foreign limited liability companies, foreign limited liability partnerships, or foreign limited partnerships, you may be required to register with the Illinois Secretary of State. A foreign entity is an entity organized or incorporated in a state other than Illinois. The undersigned bidder hereby certifies that it has examined the relevant statutes and determined that either: (1) It is not required to register as a foreign entity with the Illinois Secretary of State; or (2) It is required to register as a foreign entity with the Illinois Secretary of State, that is has so registered, and that proof of registration is attached hereto Signature of Bidder 8. Pursuant to Section of the City of Springfield Code of Ordinances, 1988, as amended, the undersigned bidder hereby certifies that it and any subcontractors (if any) it employs to perform work under a contract for the City of Springfield does not employ unauthorized aliens as defined in the Federal Immigration and Nationality Act (8 U.S.C. 1101, et seq., Section 274A). Signature of Bidder RFP ED18-01 North Mansion Block Development 24