Madeira Street Project

Transcription

1 Madeira Street Project Request for Proposals Issued by: East Baltimore Development Inc. March 2017 Page 1 of 18

2 Request for For-Sale Residential Development Proposals Madeira Street Site INTRODUCTION East Baltimore Development, Inc. (EBDI) is a 501 [c] [3] non-profit established by The City of Baltimore, in partnership with the community, State government, Johns Hopkins Institutions, The Annie E. Casey Foundation and other stakeholders to revitalize, re-energize and rebuild the East Baltimore neighborhood by: Strengthening and revitalizing greater Middle East Baltimore with institutions and amenities that will encourage former residents to return and new residents to settle in this community. Replacing aging, obsolete houses with new units of mixed income rental and for sale that meet the needs of today s families. Leveraging proximity to the Johns Hopkins medical complex into a stronger economic driver for the neighborhood increasing investment and employment in medical and life sciences industries but also capturing a greater community contribution from students, employees, faculty and visitors. Ensuring the demolition, construction and development activities undertaken as part of this initiative produce significant economic benefit to residents and businesses of East Baltimore. EBDI is requesting proposals from qualified developers and builders to redevelop a contiguous group of parcels consisting of 56 vacant row house properties, and 6 vacant land parcels together known as the Madeira Street Project for homeownership opportunities. The Madeira Street Project is located within the EBDI project area, which is an 88-acre community undergoing nearly $1.5 billion in public and private investment. The EBDI project area will include the development of approximately 1600 units of mixed-income housing; 1.5 million sf of commercial life-sciences laboratory and office space; 120,000 sf retail space; a hotel; a five acre public park; public open spaces; and the East Baltimore Community School campus, which includes the Henderson-Hopkins School, a new contract public K-8 school operated by the Johns Hopkins School of Education, and the Weinberg Early Childhood Center. The Madeira Street Project is located immediately across the street from the new school and is close to the Johns Hopkins Medical Institutions campus, which includes the Johns Hopkins Hospital and the Johns Hopkins University Schools of Medicine, Nursing and Public Health. SITE DESCRIPTION The Madeira Street Project site is located within a single city block (Block 1606) and is comprised of: Six contiguous vacant lots on the 2200 Block of Ashland Avenue (south side), consisting of the entire un-built space on that block face; Fifteen vacant two story row houses on the 800 Block of Patterson Park Ave (west side), including all of the vacant properties on that block face, interspersed among eight occupied properties which are not part of this offering; Page 2 of 18

3 Ten contiguous vacant two story row houses on the 2200 Block of Madison Street (north side), including one corner store at Madison and Madeira; and, Thirty-one vacant two story row houses and one vacant lot on the 800 Block of Madeira Street, comprising all of the properties on both sides of this street. See Exhibit A the Block 1606 Property Plat Map and Exhibit B Property List. The site is located next to the East Baltimore Community School campus, with Henderson Hopkins School being located directly across the street. The site is within the first priority enrollment zone for the school. This location is also adjacent to the historic St. Wenceslas Church and MICA Place, which was the former St. Wenceslas School, now operated by the Maryland Institute College of Art as a center for graduate arts education, community arts exhibition, and MICA student residences. All previously noted locations are within walking distance of the Johns Hopkins East Baltimore Medical Campus (JHU) with a number of public and commuter transportation routes that allow convenient accessibility from the Madeira Street site to the surrounding areas. Although the condition of the utility service is unknown, this site is fully served by public and private utility providers. The surrounding streetscape (i.e., sidewalks, streetlights, trees) appear to be in poor condition and will need to be replaced. The estimated cost of this work is $1.3MIL. EBDI is in discussion with the State of Maryland and Baltimore City to provide funding for these improvements. The selected Respondent may be required to contribute to these costs. EBDI may require the successful Respondent to design and construct these improvements. Please refer to the EBDI website at to view the New East Baltimore Community Streetscape Design Standards. Exterior building materials should be compatible with and reflect the characteristics and features of the surrounding buildings. Please note that all on-site and off-site improvements within the design of this project will require written approval by EBDI prior to obtaining any other regulatory approvals. Additionally, the design may be subject to review and approval by the City s Site Plan Review Committee (SPRC), Commission for Historic and Architectural Preservation (CHAP), the City s Urban Design and Architectural Review Panel (UDARP). Since the project site lies within the East Monument National Register Historic District (Maryland Inventory of Historic Properties Number B-1562), the design of the project will be subject to a review by the Maryland Historic Trust (MHT). In addition, the selected respondent has the opportunity to pursue a City 10 year tax abatement and state income tax credits, if the design meets federal historic design standards. These Standards may be found in the Secretary of the Interiors Standards for Treatment of Historic Properties (36 CFR Part 68), specifically using the Guidelines for Rehabilitation of Historic Buildings. The Guidelines may be found in the Standards and Guidelines for Architectural and Historical Investigations in Maryland (Maryland Historical Trust 2000). The Development Plan for the Madeira Site, whether it includes demolition, rehabilitation, and/or new construction, must be approved by the MHT. Page 3 of 18

4 Any new units constructed within the project area must be carefully designed to acknowledge the prevailing row-house context, the adjacent historic St. Wenceslas Church, and the new Henderson Hopkins School. All proposals submitted in response to the RFP must comply with the City s Zoning Code and the performance standards set forth in Title 12 of the Baltimore City Zoning Code, or must clearly identify proposed modifications of the current zoning designation required in order to facilitate the Respondent s Proposal. This block lies within the R8 zoning district and must be developed accordingly. The Property is also located within the boundary of the East Baltimore Development Urban Renewal Plan (URP) and thus, the redevelopment of the Property must comply with the URP. The Respondent s Proposal must clearly identify any proposed modifications to the URP required to facilitate the Respondent s Proposal. The city has updated its zoning code and the new code becomes effective June All Respondents are encouraged to refer to the Planning Department at to obtain the new zoning code referred to as Transform Baltimore. 800 Block of Patterson Park Ave. Ashland Avenue Demolished Units next to St. Wenceslaus looking west Page 4 of 18

5 Henderson-Hopkins Community School Madison Street Parcels Madeira Street Parcels, West side looking North PROJECT BACKGROUND In 2004, EBDI working collaboratively with the City of Baltimore, Johns Hopkins University, the Johns Hopkins Health System, The Annie E. Casey Foundation and other key stakeholders, began the development of a new mixed-use community. EBDI retained Forest City - New East Baltimore Partnership (FCNEP) as master developer for the project. The East Baltimore Revitalization Initiative is the largest urban redevelopment effort in Baltimore since the successful redevelopment of the Inner Harbor in the 1970s. The Initiative has worked to transform an economically depressed East Baltimore neighborhood adjacent to the Johns Hopkins University and Hospital complex into a vibrant diverse Page 5 of 18

6 community with a mix of housing, commercial developments and other amenities that build upon the strengths of the community while embracing transformation for the future. The 88 acre project area is bound by Madison Street on the South, Broadway on the West, the Amtrak train tracks on the North and Patterson Park Avenue on the East. The Madeira Street site is located in the southeast corner of the Master Plan area. A summary of the 2012 Master Plan recommendations, prepared by Forest City New East Baltimore Partnership, is available on the EBDI website at The Plan envisions the development of over 1.5 million SF of office and laboratory space, 1,600 new and rehabilitated residential units, over 120,000 SF of new retail space, a k-8 school and early childcare center, hotel and 2,450 garaged parking spaces. The centerpiece of the project, a 5 acre linear park, referred to as Eager Park, sits between Ashland and Biddle Streets and includes a pavilion, amphitheater, jogging/walking track, a childrens playground and community gardens. A rendering of Eager Park is below. Page 6 of 18

7 Development around Eager Park will be the vital link that bridges the new office district to the south with emerging neighborhoods to the north of the rail line and to the east of Patterson Park Avenue and to the west of Broadway. One-third of all new or rehabilitated units in the EBDI area must be affordable, defined by EBDI as for-sale units that target residents at or below 80 % of Baltimore City s Area Median Income (AMI). With the new and renovated housing units that have been developed and are currently underway, the neighborhood will soon have the critical mass needed to succeed. The following summarizes what Master Plan components have been completed; what is currently under construction; and what is planned for development with projected timeframes for that development. Also see the EBDI Parcel Development Map on the EBDI website at Completed Office/Laboratory Space: 687,000 SF Retail: 29,000 SF»»Walgreens, 7 Eleven, Starbucks, Atwater s Restaurant, Kabobi Restaurant, Harbor Bank Apartments (New Construction): 215 units Condominium/Townhomes (New Construction): 5 units Row homes (Rehabilitations): 137 units-81 for sale units and 56 rental units Graduate Student Housing (New Construction): 321units / 572 Beds 5.5 acre Park Parking Garage: 1,450 spaces K-8 Baltimore City Contract School: 567 students Under Construction Townhomes (New Construction): 49 units Marriott Residence Inn:»»192 rooms Next Phase Development (to be completed ) Apartments (New Construction):»»246 rental units on Eager Street including retail space Page 7 of 18

8 For Sale Housing:»»Rutland Ave (New Construction)»»Madeira Street (Rehabilitation and New Construction)»»Castle Street (New Construction)»»Eager Street (New Construction) Future Development Pipeline Office/Laboratory Space: 630,000 SF Retail: 85,000 SF Parking Garage: 1,000 spaces Grocery Store Housing Units: 750 Please visit for additional information on the EBDI project area. The EBDI project area is part of a community benefits district managed by the New East Baltimore Community Association. Services provided include 24/7security, street cleaning, and maintenance of common areas including Eager Park. Development within the project area has spurred development in the surrounding community. North of the project area, a developer plans to redevelop the historic Hoen Lithograph building as a mixed-use project. Plans include office space, a workforce development center, a creative writers workshop and an Ivy bookshop among other tenants. Rehabilitation of vacant row house structures and some new residential construction will also take place as part of the project. To the east of the EBDI project area is the Station East project consisting of about 50 scattered site historic rehabilitated row homes between Patterson Park Avenue and Luzerne Avenue. EBDI s OBJECTIVES EBDI intends for the Madeira Street Project to result in quality owner-occupied housing for working families, who can take advantage of nearby East Baltimore workplace locations and the educational and early childcare services at the Henderson Hopkins School and Weinberg Early Childhood Center. The site lends itself to a combination of new construction and historic rehabilitation. EBDI envisions a mix of price points in keeping with the vision for a mixed-income community. Some demolition may be considered subject to the approval of MHT. Fifteen percent (15%) of all units constructed must be sold to households with incomes at or below 80 percent of Area Median Income. The sale and resale of such units MUST be restricted to income eligible households by covenant or by other enforceable means for no less than 10 years from the date of the first sale of the unit. Respondents will be responsible for securing any subsidy necessary to accomplish their proposed Affordability Plan. In both the rehabilitated units and those that are new construction, EBDI strongly encourages base units with modern, open, flexible interior spaces that have attractive buyer choices for finished and upgrades. EBDI requires green design features that promote energy saving, health and wellness, and resource conservation be incorporated into the design and construction of the units. Page 8 of 18

9 In offering the Madeira Street Project site, EBDI s goals include, but are not limited to, the following: 1. Integrating the site development within the existing neighborhood and promoting connections to the Eager Park Community; 2. Providing a high quality residential product that reflects the standard for historically rehabilitated row homes and new construction townhomes within the Eager Park neighborhood and provides an appropriate level of building design and site amenities in a manner that responds to and is compatible with the existing character of the East Monument Historic District; 3. Creating a project design that compliments, enhances, and further activates the streetscape along the Patterson Park residential corridor; 4. Incorporating green building practices into the design and construction process; 5. Providing a financial return to EBDI that reflects the market value of the land relative to the size and value of development; 6. Ensuring compliance with the EBDI Economic Inclusion Policy that requires minority equity participation and MBE/WBE/LBE contracting and local hiring; and 7. Contributing towards the goal that one-third of all new housing units in the EBDI project area be affordable. EBDI engaged Real Property Research Group to perform a housing market assessment and to suggest appropriate residential products and staging for the next phases of development for the project area. The market study is available on the EBDI website at for reference. Respondent must propose to develop of the entire Madeira Street Project site and all the parcels referenced in this solicitation. Respondents are responsible for becoming fully informed regarding all circumstances, information, laws and other matters that might, in any way, affect the Respondent s roles and responsibilities in the project. Any failure to become knowledgeable of any other matters that might affect the project will be at the Respondent s sole risk. EBDI assumes no responsibility for assumptions of conclusions made by Respondent on the basis of information provided in this RFP or through any other sources. CONTEXT AND SUBMISSION REQUIREMENTS Respondent shall submit six (6) printed and bounded copies of their proposal along with a complete electronic version on a flash drive to EBDI at the address below by May 15, 2017 at 3PM. Responses must be identified as Madeira Street Project RFP on the envelope and delivered to: East Baltimore Development Inc E Chase Street Baltimore, Maryland Attention: Karen Major Johnson Respondent is strongly discouraged from submitting lengthy or overly elaborate Responses with voluminous or boilerplate marketing material. NO PROPOSAL SHALL BE ACCEPTED AFTER 3:00 pm ON Page 9 of 18

10 THE SUBMISSION DATE. THERE WILL BE NO EXCEPTIONS TO THIS POLICY. Submissions will not be returned. The specific submission requirements are: 1. Cover Letter - signed by an Officer of the company who is authorized to make a binding contractual commitment for all parties/entities on the development team. 2. Project Summary giving an overview of the project including a detailed Project Summary including, but not limited to: Project name Narrative Project description A Purchase Offer for the land that reflects its future market value once development is complete. A detailed narrative clearly indicating the proposed sales price and terms, terms of operation, and any and all conditions of settlement. 3. Project Team, Experience, Qualifications and Capacity introducing and describing the Respondent s Project Team as outlined below. The Project Team is defined as the lead developer plus any other developers, key team members, such as architects, engineers, contractors, lenders, attorneys, historians, etc. Provide an organizational chart and other information that clearly explains the Project Team members relationship to each other, the team decision making authority as well as the team management structure. Specifically, Respondent shall identify the following key team entities: o Development Partners; identify and provide resumes for any and all development partners for the project. Please identify (a) the decision making individual for the entity and, if different, (b) the day-to-day lead individual who will be available to respond to questions or requests for additional information (c) all urban development projects comparable to the scale and program of the proposed project, with which the, Respondent or their key personnel have had primary involvement within the last 5 years, and (d) references (at least one per project), including names, mailing addresses, addresses, telephone numbers, and a letter authorizing each reference to respond to inquiries regarding the design, financing, development, disposition, or management of prior projects. o Financial Partners; identify and provide resumes for any construction and permanent lenders, major investors, and other key consultants, if any, included in the financing plan. o Design Team; identify and provide resumes for any architects, engineers, consultants, and other relevant team members included as part of the proposed team. Identify all Minority/Women/Local Business Enterprise entities, which are a part of the Project Team, along with their respective roles and contributions to the Project. 4. Development and Finance Plans Respondent should provide the following development and financial information: Page 10 of 18

11 Development Plans: o Conceptual design drawings that are sufficient in detail to be easily evaluated by EBDI, including elevations and project renderings; o A detailed Development Schedule that starts with Proposal submission and goes through completion that includes milestones and time frames for negotiations, financing, design, construction, and absorption periods. If applicable, a phasing plan that describes Respondent s strategy and timing for delivery of various components of the project. o A detailed Project Feasibility Statement that defines the marketability of the project including the market assumptions that support cost and revenue projections. o If applicable, the project s zoning strategies, including a detailed explanation and justification for any proposed variance from the current zoning requirements or PUD. o If applicable, Respondent should provide a schedule that fully describes each step in the approval process necessary for entitlements assumed in the response; and Financing Strategy & Capacity: o Respondent shall provide a narrative statement explaining the economic feasibility of the proposed development and the rationale for the proposed project s market feasibility. o Respondent shall provide a development budget indicating the estimated costs for the development of the site. This budget should include a proposed purchase price that will be offered to EBDI as well as the estimated capital, capital improvements (i.e. infrastructure) and anticipated revenues. o Respondent s budget shall include a detailed Sources and Uses Statement that provides the details of the capital that will be used to fund the project and what the capital will support. Sources and Uses should not show any gaps or shortfalls. EBDI will not be providing any subsidy to fill any funding gaps or shortfalls. o Respondent must include a term sheet or commitment letter from a creditworthy source that confirms that the Respondent has financing sufficient to construct and/or hold the properties until sale per the Respondent s proposed development schedule. 5. Housing Affordability Plan - Respondent shall provide information as to how the affordable homes will be subsidized and/or financed, and the proposed locations for those units. The Plan must clearly explain how it will be implemented including marketing to income-eligible households, financing and whether any external non-ebdi subsidy is anticipated. 6. Project Schedule - Respondent shall identify and describe a timetable and milestones from award through project completion. The schedule shall provide an initial but fully detailed development schedule. The schedule must be feasible with reasonable completion times and enclosure of all steps in the development process. 7. Economic Inclusion Plan - A priority for EBDI and a mission of EBDI is to create jobs and opportunities for local residents, local business enterprise (LBE), minority-owned businesses (MBE) and women-owned businesses (WBE) certified as such by the State of Maryland or City of Baltimore. The goal is to build capacity for such firms to grow and compete effectively with Page 11 of 18

12 their majority-owned counterparts. The Economic Inclusion Policy also requires a minimum 15% minority equity participation. A copy of the EBDI Economic Inclusion Policy can be found on the EBDI website at EVALUATION AND SELECTION PROCESS 1. EBDI will convene a selection panel to review and evaluate all proposals. The panelist may be EBDI staff, EBDI Board Members or others as EBDI deems appropriate. 2. Respondent must meet certain Threshold Requirements in order for its proposal to be evaluated and scored. The Threshold Requirements are the following: be fully credentialed by the appropriate State and Baltimore City authorities to construct and sell residential property in the City of Baltimore. propose a plan that meets or exceeds EBDI s Economic Inclusion requirements. have no forfeitures or liens filed within the last three years with the exception of mechanic s liens, in which case the Respondent must provide a list showing who filed the judgment, the date of the filing, the amount and the date the judgment was resolved. have no loans that have been defaulted on within the last five (5 ) years. have no declarations of bankruptcy within the last three (3) years. be in good standing with the State Department of Assessments and Taxation. 3. EBDI will screen proposals to ensure that they meet the threshold criteria, as described above. Proposals meeting the threshold criteria will be reviewed, evaluated and scored according to the guidelines as set forth below: A. Project Concept and Vision (0 to 5 Points) The project proposal provides a clear concept that will best achieve the goals of this project. B. Team Experience (0 to 30 Points) Respondent must have the technical capacity, the experience and the workforce to complete the project. Respondent must show evidence that they have successfully completed the rehab or construction and sale of a similar number and type of units in markets comparable to East Baltimore within the past 5 years. They must also demonstrate that the requisite workforce is available to complete the project on schedule. C. Development and Financing Plan (0 to 30 Points) Respondent must have the financial capacity to complete the project. Respondent must include a term sheet or firm commitment from a creditworthy source for financing sufficient to construct and hold the properties until sale, consistent with the proposed development schedule. The development plan must meet the objectives of EBDI and demonstrate that it is feasible. Page 12 of 18

13 The Respondent will also be evaluated on the Sources and Uses and provision of specific information on projects that are similar in scale and character to the proposed development. D. Affordable Housing Financing Plan (0 to 15 Points) Provision of an Affordable Housing Plan that clearly explains the implementation of the plan marketing to income-eligible households, plan of financing including any external non-ebdi subsidy anticipated. The plan must show that 15% of the units proposed are affordable at 80% AMI and will remain so for 10 years. E. Project Schedule (0 to 5 Points) Respondent shall provide an initial but fully detailed development schedule. The schedule is feasible with reasonable completion times and enclosure of all steps in the development process. F. Economic Inclusion - MBE; WBE; and LBE East Baltimore Minority Business Participation (0 to 15 Points) Participation in the Ownership entity and in first tier design, construction and sales entities by East Baltimore based certified minority, women owned and local business enterprises are strongly encouraged. The substance of that participation, including participation in the risk and rewards of the project success as well as compliance with the EBDI Economic Inclusion Policy must be clearly demonstrated in order to be awarded points for this criterion 4. Any Respondent that submits an incomplete and unresponsive Offer will be notified by EBDI in writing after the submission deadline. That Offer will not be evaluated. 5. The selection panel will evaluate each Responsive Offer and may in its sole discretion request that one or more developers modify their Offers, provide additional information or provide a best and final offer for the selection panel s review. 6. The Selection Panel will make a recommendation to the EBDI Board of Directors as the Board has the sole authority to make an award. 7. The winning Respondent will be notified by letter and will have a 60 day exclusive negotiation period to agree on a Purchase and Sale Agreement. The selection process will follow the schedule outlined below. All Offers must be submitted to EBDI by 3pm on May 15, EVENT DATE Issuance of RFP March 31, 2017 Pre-Response Information Session & Site Visit: April 14, 2017 Deadline for Written Inquiries April 21, 2017 RFP Submission Date May15, 2017 Selection Panel Presentations June 15, 2017 Award June 30, 2017 Page 13 of 18

14 EBDI reserves the right to modify any aspect of this selection process by issuance of addenda to this RFP prior to the Response due date. GENERAL REQUIREMENTS AND MISCELLANEOUS PROVISIONS 1. Should it become necessary to revise any part of this RFP, provide additional information necessary to adequately interpret provisions and requirements of this RFP, or respond to written inquiries concerning the RFP, EBDI reserves the right to issue an Addendum to registered RFP Respondent by posting such Addendum on its web site 2. EBDI may modify the deadline for responses or other actions; and (i) Reissue the original RFP, (ii) issue a modified RFP, (iii) issue a new RFP, whether or not any responses have been received in response to the initial RFP, (iv) cancel, withdraw or modify the RFP prior to or after the response deadline, (v) modify or issue clarifications to the RFP prior to the response deadline, 3. EBDI will determine, in its sole discretion, whether each response received is responsive to the RFP and acceptable. The decision of EBDI in this regard is final and any determination on nonresponsiveness will be explained to the applicable Respondent(s) upon request. 4. EBDI may enter into negotiations with one or more Respondent based on responses submitted in response to the RFP 5. EBDI reserves the right, in its sole discretion, to recommend the award of a contract related to this RFP based upon the written proposals received by EBDI without prior discussion or negotiation with respect to those proposals. All portions of this RFP will be considered to be part of any contract awarded in connection with this RFP and will be incorporated by reference. 6. EBDI shall not be responsible for any cost incurred by any Respondent in preparing and submitting a Proposal or by submitting requested supplemental information in response to the RFP. 7. The Respondent selected for award agrees that it will comply with all Federal, State and City laws, rules, regulations, and ordinances applicable to its activities and obligations under this RFP and the contract. 8. EBDI may terminate, in its sole and absolute discretion, negotiations with any Respondent if such Respondent introduces comments or changes to a development agreement that are inconsistent with its previously submitted response materials. 9. EBDI may begin negotiations with the next preferred Respondent in the event that a development agreement cannot be executed within the allotted period of time for negotiations with a prior selected Respondent. 10. The laws of the State of Maryland shall govern the Contract. 11. EBDI expects the Respondent to proceed immediately with predevelopment work i.e. demolition of existing improvements, environmental remediation costs and due diligence studies such as traffic, geotechnical, storm water management, historic preservation reviews, and other site preparations)upon selection. All funds expended on due diligence and predevelopment work during negotiation with EBDI by Respondent shall at their sole risk; under no circumstances shall the EBDI be responsible for the reimbursement of any such costs even if the project is not successfully completed due to a fault of the Respondent. 12. Respondent shall be solely responsible for all costs related to obtaining necessary permits, approvals, clearances, and licenses at the appropriate time, including, without limitation. Page 14 of 18

15 13. All Respondents are independent contractors. EBDI assumes no liability for the injury to the contractor s agents or employees, unless EBDI, EBDI s agents or employees cause such injury by gross negligence or intentional acts. The contractor will be liable for any damage caused by negligence of the contractor, its agents or employees. Neither party shall be liable to the other for any incidental or consequential damages arising from the Contract. 14. The selection by EBDI of a Respondent indicates only EBDI s intent to negotiate with a Respondent, and the selection does not constitute a commitment by EBDI to execute a final agreement or contract with the Respondent. Respondent therefore agrees and acknowledges that they are barred from claiming to have detrimentally relied on EBDI for any costs or liabilities incurred as a result of responding to this RFP. 15. By participating in the RFP process, Respondent agrees to hold EBDI, its officers, employees, agents, representatives, and consultants harmless from all claims, liabilities, and costs related to all aspects of this RFP and related processes. 16. The selected developer will furnish the requisite insurance certificates as a condition of the contract award naming EBDI as additionally insured. The developer must maintain the required coverage throughout the length of the contract. The coverage must contain a 30-day notice of cancellation. 17. Upon release of this RFP and until final selection, Respondent shall not communicate with EBDI staff about the RFP or issues related to the RFP except as permitted under this RFP. Page 15 of 18

16 Exhibit A Project Limits and Property List Project Limits. Not all properties on Patterson Park Avenue are included in this offering. Refer to table below for the full list of properties. Page 16 of 18

17 Exhibit B-Property List ID Address Notes Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Patterson Park Ave 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story vacant, corner Store Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madison St 2-story, vacant Madeira St vacant lot Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant ID Address Notes Madeira St 2-story, vacant Page 17 of 18

18 Page 18 of Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Madeira St 2-story, vacant Ashland Ave vacant lot Ashland Ave vacant lot Ashland Ave vacant lot Ashland Ave vacant lot Ashland Ave vacant lot Ashland Ave vacant lot