Columbia Historic Market House Request for Developer Qualification

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Brianne Reeves
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1 Columbia Historic Market House Request for Developer Qualification

3 Introduction The Columbia Historic Market House Trust (Trust) is seeking developers Statements of Qualifications to assist the Trust in re-purposing, redeveloping and managing the Market House as the centerpiece of Downtown Columbia. The Market House is owned by the Borough and managed by the Trust, a non-profit volunteer group. The purpose of this Request for Qualifications, or RFQ, is to identify the developer that would provide the best fit for achieving the development goals established by the Trust and the Borough of Columbia for the historic Columbia Market House. This approach is based on the premise that this type of development is relationship based and not merely a transaction. The Request for Qualifications is a two-step process. Following submission of Statements of Qualifications from the respondents, the Trust will review and make a recommendation to the Columbia Borough Council for consideration and approval. Then a short-list of firms will be invited to interview in person based on the schedule later in this RFQ. The short list could be one to three firms, but it is the intent of the Trust to keep the list short for further refinement of the development proposals. The information provided in this RFQ is intended to be brief and direct. We are looking for your strong interest and experience in working in a publicprivate partnership with your proposed use of the Market House. Use proposals are not to be limited to the historic purpose of the Market House a fresh food vendor market. In fact, the Trust is seeking creative ideas for the use of the historic Market House uses, which are viable long-term, will be a catalyst for other development Downtown and energize the Downtown more frequently throughout the week. In this sense, the Market House will be a true anchor to the Downtown. In opening up the use of the Building to more broad and creative thinking, the Trust is recognizing that the concept could be uses other than the traditional vendor concept food, no food or a mix and could be a single user of the space or a very few sub-tenants. However, given the grandness of the column-free space and the historic wood trusses, a very compelling argument would have to be made for completely externalizing the building or eliminating the public s/customers view of the interior volume of the building. We look forward to developers creative ideas for the future use of this wonderful building. Top: Columbia Market House in foreground; municipal building in background Bottom Left: First National Bank Museum Bottom Right: Garth Gallery & Custom Frame Shop Columbia Historic Market House Request for Developer Qualification

4 Columbia named one of The 20 Best Small Towns to Visit in Smithsonian Magazine

5 Location of the Market House & Community Assets Columbia Borough has a population of approximately 10,300 people in Lancaster County, PA, the County having a population of 520,000. The Borough is on the western edge of the County situated along the Susquehanna River, which results in the market area including Wrightsville and its surrounding area in eastern York County across the River. Traditionally, in Lancaster County, Columbia s market area extended to Marietta on the north, Washington Boro on the south, to some extent Millersville on the southeast, Mountville on the east and the ridge-riding villages of Ironville, Kinderhook and Klinesville in the northeast. Historically, the industries, which dominated the Columbia economy were the railroad, metalrelated manufacturing, silk mills, clothing factories and tobacco-related businesses. In 2014 Smithsonian Magazine named Columbia one of The 20 Best Small Towns to Visit in This is for good reason; for a small town there is much of interest. The National Watch and Clock Museum and the Turkey Hill Experience attract people from far and wide. While the historic Wright s Ferry House can be visited as a museum, the attractiveness of the historic housing and commercial building stock gives the town an ambiance of tradition and the feeling of an active museum. Recent years have seen the growth of specialty retail categories multi-vendor antique markets, artist studios and art galleries. Along with the institution of Hinkle s Pharmacy, Gift Shop and Restaurant has been the addition of destination restaurants, which partial list includes Prudhomme s Lost Cajun Kitchen and Bully s Restaurant & Pub. Just recently, there is every indication that the brewpub trend has come to Columbia and will expand. The recently completed Columbia Crossing, a trail head services building in Columbia Riverfront Park, with boating and picnic facilities, terminates the southern end of the 14-mile Northwest Lancaster County River Trail, part of the Susquehanna River Water Trails. These various components generate recreational traffic and activity, act as a destination, and assist Columbia and its visitors to better engage with the River. With the completion of the Route 441 By-pass later this month 600-plus large trucks a day, which previously drove through the middle of downtown, eliminating a serious diesel fume and noise problem, creating a pedestrian-friendly downtown. Given Columbia s prominent location along Route 30, midway between the cities of York and Lancaster, its River frontage on the scenic Susquehanna, and with physical and institutional assets galore, the Market House represents an opportunity for historic and adaptive re-use, limited only by a developer s vision and imagination. Columbia is of equal distance from Baltimore and Philadelphia and includes the smaller cities of Harrisburg and Reading, in addition to Lancaster and York, within its market area. (See map on back cover and a link to the Columbia On the Susqhehanna video.) Top Left: Turkey Hill Experience Top Right: Wright s Ferry Mansion Bottom Left: The National Watch & Clock Museum Bottom Right: Burning Bridge Antiques Market Columbia Historic Market House Request for Developer Qualification

Project Goals n Private investment in and private management of the building for a private use n Long-term economic stability n Greater contribution in support of retail &

6 Project Goals n Private investment in and private management of the building for a private use n Long-term economic stability n Greater contribution in support of retail & commercial businesses in the Downtown n More frequent hours of operation from all retail and commercial businesses in the Downtown n Better service to Columbia s resident population

7 Background Information History & Historic Mission The Columbia Market House opened in Like other municipalities at the time Columbia was growing rapidly without adequate food stores to feed the population. This was at a time when supermarkets didn t exist and people walked or depended on public transportation. The solution was for the Borough to build a public market in order that surrounding farmers could set up one or two days a week to provide for the fresh food needs of the Borough s residents. Basically, the municipality stepped in to meet the needs of the citizens when private enterprise failed to do so. This was a workable model since there was a captive audience with few alternatives. After World War II, many things changed that affected this model. These changes have accelerated in recent years. These include, but are not limited to: n development of supermarkets and big box superstores n greater competition among the chains which have driven down food prices, improved service & made it difficult for the independent fresh food merchant to compete n stronger regulation of the food industry has made it difficult for the producer to be a processor and part time retailer n the children of the farmer producer/retailer not wanting to stay in a difficult business n farming becoming so complex that finding farmers who have the time to also be market tenants is difficult n majority of consumers owning cars, allowing them to shop anywhere they want n overwhelming growth of restaurants and fast food n increasing presence of convenient roadside farm stands thus deterring customers from buying in a market These are the challenges that have made it difficult for public management by the Trust since 2012, and the Borough prior to 2012, to operate the Market House for its original purpose. In any event that original public purpose the failure of private industry to provide for the fresh food needs of the citizens hasn t existed for many decades. Private enterprise has been meeting the ever-changing, ever-evolving food needs of the population in far more diverse ways than could have been imagined in With the speed at which food retailing or retailing of any kind evolves, a public entity or an all-volunteer Trust has challenges in managing a private business effectively. In the 1800s, public buildings, such as market houses were utilized for dual purposes. The Columbia Market House would be no exception. When built in 1869, the Columbia Market House included a root cellar, which was later converted into what is now known as the Market House Dungeon. Present Mission The mission is to select a single developer to work with the Trust and Columbia Borough in a long-term partnership to privatize the management and operation of this publicly-owned building; the purpose of the historic Market House is to meet and exceed the retail, commercial and residential needs of present Downtown Columbia. Existing Facility The Columbia Market House nets approximately 8,500 square feet of wonderful historic and practical present-day value. Besides its historic importance and wonderful exterior, the Market House s greatest asset is its open column-free interior space under wood trusses creating a highly flexible and grand space. The space is currently acting as a market for fresh and prepared food, as well as crafts and jewelry. There are twelve vendors who rent space in the building on a weekly basis, and the market is open Thursday through Saturday. Columbia Historic Market House Request for Developer Qualification

9 Submittal Content This is meant to be a submission of developer and development team qualifications and not a Request for Proposal. However, at the end of the submittal, the submission will contain general comments on the intention of the developer. n Cover Letter maximum one page n Developer & Project Team maximum 2 pages For this initial RFQ, the developer should include a list of the key support firms that would be used on the project, each firm s primary area of responsibility and the key person that will be assigned to this project. n Company Profile maximum 2 pages Submit a general company profile of each firm on the team. Information provided should include, but not be limited to, number of years in business, principals of the firm, number of employees, a brief history of the firm, and any specialized focus. n Organizational Chart maximum 1 page Provide an organization chart of the developer and team members, which indicate how the firms will relate to each other. n Project Examples maximum 2 pages A list of examples of relevant projects undertaken by developer including dates of the projects and any teams members, which were also on the developer s team for those projects. n References maximum 1 page Provide 3 relevant references including the name, address, current telephone number and address of the responsible person who may be contacted. n Proposed Use of the Building maximum 2 pages A general description of the type of development that is being proposed by the Developer shall be provided. This description should be in narrative form, no elevations, plans or renderings are required at this Phase. While great detail is not expected, a picture should be painted in text that gives a sense of the concept. For example, if a restaurant is proposed for the entire space, some sense of the restaurant concept, the percentage of space devoted to kitchen/prep, restroom, seating, bar, etc. along with menu concept and target market. n General Parameters of the Deal maximum 1 page The approach of this RFQ was to avoid, for the developer, spending money for concept plans, construction estimates and detailed financial analysis until the developer is short-listed and seriously being considered. As stated before, only those who are short-listed will be required to proceed to the next stage of due diligence, including concept refinement and financial analysis. We anticipate that developers will establish some thoughts as to what it would require to make this public-private partnership or the development of the Market House in general work as a viable deal. This section is meant to allow developers to make general comments about the critical elements of the eventual deal, which will be worked out in detail after the short-listing and before the final proposal. Columbia Historic Market House Request for Developer Qualification

11 Project and Process Questions Written questions related to the RFQ process or the Market House should be submitted to Ron Miller, Borough Manager, at or call It is intended that questions from all interested parties be submitted by the date on the following Schedule; answers will be addressed and shared with all interested, so that all parties have the same information. Schedule ACTION DATE Issue RFQ (no later than)... Monday, October 19, 2015 Pre submittal Questions Due... Monday, November 9, 2015 Statement of Qualifications Due... Monday November 23, 2015 Developer Qualifications Reviews... Week of November 30, 2015 Recommendation to Borough Council... Monday, December 7, 2015 Developer Interviews... Week of December 14, 2015 Approval of Developer Shortlist... Monday December 21, 2015 Submission by Developers of Concept Design, Preliminary Financial Data & Business Proposal... Monday February 1, 2016 Recommendation to Borough Council... Friday February 12, 2016 Approval of the Developer... Monday February 29, 2016 Preliminary Development Agreement... Monday March 21, 2016 Columbia Historic Market House Request for Developer Qualification

12 Indemnity The Columbia Historic Market House Trust and the Borough of Columbia reserve the right, at their sole discretion, to reject any or all submittals when, in its opinion, it is determined to be in the public interest to do so; to waive minor irregularities and informalities of a submittal; or to cancel, revise, or extend this solicitation. This Request for Developer Qualifications does not obligate the Columbia Historic Market House Trust or the Borough of Columbia to pay any costs incurred by any respondent in the submission of a proposal or in making necessary studies or designs for the preparation of that proposal, or for procuring or contracting for the services to be furnished under this Request for Qualifications. Columbia Historic Market House Request for Developer Qualification

For an introductory overview of Columbia, Pennsylvania, watch Columbia On the Susquehanna at https://vimeo.

TO PA TURNPIKE TO HARRISBURG 222 283 441 30 64 MILES TO PHILADELPHIA LANCASTER 30 441 POPLAR ST. CHESTNUT ST. 3RD ST. 2ND ST.

14 For an introductory overview of Columbia, Pennsylvania, watch Columbia On the Susquehanna at or scan this code. TO PA TURNPIKE TO HARRISBURG MILES TO PHILADELPHIA LANCASTER POPLAR ST. CHESTNUT ST. 3RD ST. 2ND ST. WALNUT ST. LOCUST ST. CHERRY ST. COLUMBIA MARKET HOUSE 36 MILES TO HARRISBURG COLU LUMBIA YORK Susquehanna River MILES TO GETTYSBURG 67 MILES TO BALTIMORE Columbia Crossing Trail Services Building at Columbia River Park

PART ONE - GENERAL INFORMATION

Corrected Date: Page 7 Date of Submittal Changed to Coincide with Submittal Date on Page 5 PART ONE - GENERAL INFORMATION A. INTRODUCTION B. Background Miami Shores Village is soliciting responses to this