Request for Developers Qualifications: Office Building in Downtown Pittsburgh

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1 Request for Developers Qualifications: Office Building in Downtown Pittsburgh Request for Developer's Qualifications: Office Building in Downtown Pittsburgh { General Information } Formerly the headquarters building for Jones & Laughlin Steel, this gracious tudor gothic office building was designed by architects MacClure and Spahr in Built in the early 1900s, 200 Ross Street is a 13 story office building in downtown Pittsburgh now known as the John Robin Civic Building. The building is not on the National Register of Historic Buildings but is eligible. It is owned by a partnership between the Urban Redevelopment Authority (URA), the Housing Authority of the City of Pittsburgh (HACP), and the City of Pittsburgh (City). The URA is administrating and coordinating the RFQ process on behalf of the partnership. All three entities will collaborate on the selection of a developer and will appoint representatives to a selection committee. The URA Board, City Council, and the HACP Board will each have to approve the sale. The URA has a legal obligation to the public to oversee the development process and will be following their Disposition Process. HACP and the City will utilize their own sales processes. The purpose of this RFQ is to solicit interested parties for the redevelopment of this building into a taxable use. As a result, no sale for leaseback proposals will be considered. The building will be sold in an as-is condition and it will be fully vacant at the time of transfer of title. Any proposals submitted MUST be for the office building. Proposals that are exclusively for the redevelopment of the parking lot behind the building will not be considered nor will proposals for relocation strategies. With its impressive boardroom, this building hearkens back to Pittsburgh s grand industrial past. The architectural details of the building will translate nicely into a hotel, residential, or office building context. The foundation is built of masonry with a steel structural frame and brick and stone exterior. The building is served mostly by electric window unit air conditioners but some are serviced by roof mounted compressors. There are three passenger elevators and one freight elevator; all four elevators service all thirteen floors. The freight elevator services

2 the two sub-floors with an additional freight elevator that serves the two subfloors exclusively. The building does not have sprinklers. The gas fired boilers were replaced in The windows are functional and were replaced in { Quick Stats } RFQ Issued: Thursday, April 28, 2011 RFQ Due: Friday, June 17, 2011 by Noon, EST Parcel Description: Office Building in Downtown Pittsburgh Address: 200 Ross Street, Pittsburgh, PA Lot and Block No: 2-J Neighborhood: Central Business District Council District: 6 Councilperson: R. Daniel Lavelle Existing Building: 104,920 Square Feet Zoning: GT-B, Golden Triangle District B Preferred Reuse: Office, Residential (not student housing), or Hotel Current Appraised Value: $1,890,000 (building) Primary Contact: Claire Lobes Hosteny, chosteny@ura.org

3 { Selection Criteria } A developer will be selected based on, but not limited to, the following criteria: 1. Overall revenue created by long term tax generation and other economic development benefits to the City of Pittsburgh 2. Initial sales price and magnitude of investment in the site 3. Highest and best use of the site 4. Developer s qualifications, experience, and ability to finance 5. Commitment to Minority/Women Owned Business Enterprise participation 6. Preservation of architectural character A developer will be recommended by the selection committee for URA Board, HACP Board, and City Council approval, based on the overall quality of the proposed project. The evaluation of the developer s qualifications, experience, and capacity will be based upon information in the Proposal submitted by the developer, interviews, investigation of projects completed by the developer, assessment of their performance in previous undertakings, and other pertinent factors. { Proposal Requirements } These requirements are designed to establish a developer s overall capacity to do this project. 1. Project Narrative a. Description of development plan for site including number of units or rentable square feet b. Explain ownership entity c. Prospective development timeline d. General market evaluation for development concept e. Discussion of parking needs 2. Relevant Development Experience

4 a. Brief description of similar projects (date, location, concept) b. Photographs of projects c. Description and role of development entity d. References- strong references include banks, municipal entities, codevelopers, tenants, and press clippings that include project narratives to describe previous work 3. Financial Capacity Shortlisted developers may be asked to submit verification of financial capacity that will be confidentially reviewed. Developers stated need for public financing will be a consideration in the selection process but the specifics of that public financing will be will be analyzed further in subsequent evaluation stages. Projects that require less or no public subsidy will be considered more competitive. a. Describe in detail your ability to finance the costs associated with your project. b. Explain the Developer s previous experience in attracting equity investors c. Identify the people or entities in the proposed development team, including all joint venture, general, or limited partners, and percentage of interest d. Role of each development partner and major consultant in the implementation of the development plan 4. Budgets a. Preliminary development budget including proposed list of financing sources and project uses b. Prospective Construction pro-forma { Proposal Structure } Responses should be limited to 5 pages plus exhibits. Five paper copies plus one CD-Rom containing one PDF file should be sent to: Claire Hosteny

5 Urban Redevelopment Authority of Pittsburgh 200 Ross Street, 10th Floor Pittsburgh, PA All responses should include the attached RFQ Summary Page as the cover page. This page should be fully completed by the proposer. ALL RESPONSES MUST BE RECEIVED BY NOON ON FRIDAY JUNE 17, 2011 for consideration. Any late responses will not be reviewed. Developers are encouraged to contact Claire Hosteny via at to insure that their submission will be complete. All information submitted including attachments, supplementary materials, addenda, etc. will not be returned. { Legal Information } The Developer, by submitting a response to the RFQ, waives all rights to protest or seek any legal remedies whatsoever regarding any aspect of the RFQ, the owners selection of a Developer with whom it enters into negotiations, the owners rejection of any or all responses and any subsequent Disposition Agreement that might be entered into as a result of this RFQ. The owners shall have the right to verify the accuracy of all information submitted and to make such investigation, as it deems necessary, to determine the ability of a prospective Developer to perform the obligations in the response. The owners reserve the right to reject any response where the available evidence or information does not satisfy the owners that the prospective Developer is qualified to carry out properly the obligations of the response, is a person or firm of good reputation or character for strict, complete and faithful performance of business obligations, or if the prospective Developer refuses to cooperate with and assist the owners in the making of such investigation. 1. Inspection of Parcel. Developers shall be given an opportunity to inspect the parcel and the title to the parcel, among other things. If the developer is selected and elects to proceed after exercising its due diligence, it shall acquire or take possession of the parcel(s) in "AS-IS CONDITION. 2. Building Permits, Zoning Variances, and Financial Viability. The sale of the Property in no way guarantees or warrants demolition permits, building permits, zoning variances, or financial viability.

6 3. Discretion, Non-Liability, Waivers and Hold Harmless. Developer acknowledges by submitting information and proposals to the URA that the URA, HACP, and the City, do not undertake and shall have no liability with respect to the development program, the RFQ, and responses thereto nor with respect to any matters related to any submission by a developer. By making a submission in response to the RFQ, the developer releases the URA, HACP, and the City, from all liability with respect to the development program, the RFQ and all matters related thereto, covenants not to sue the URA, HACP, and the City, regarding such matter and agrees to hold the URA, HACP, and the City, harmless from any claims made by the Developer or anyone claiming by through or under the Developer in connection therewith. 4. Minority/Women Owned Business Enterprises (M/WBE) Requirements. All redevelopers must demonstrate a good faith effort to obtain minority and women owned business. The City of Pittsburgh s goal is eighteen percent (18%) minority and seven percent (7%) female participation in predevelopment activities such as design or legal as well as construction contracts and purchases. The successful applicant will be required to submit an M/WBE plan as part of the project approval process. Any questions about M/WBE requirements should be directed to Chuck Powell, Director of Diversity, at (412) or cpowell@ura.org. 5. The Developer, its employees, contractors, and primary subcontractors will not discriminate against or segregate any person or group of persons on any unlawful basis in the construction, sale, transfer, use, occupancy, tenure or enjoyment of the property or any improvements erected or to be erected thereon, or any part thereof. 6. The URA, HACP, and the City, shall be the sole judge as to which proposals best meet the selection criteria. The owners reserve the right to reject any or all proposals received, to waive any submission requirements contained within this RFQ, or to waive any irregularities in any submitted proposal. 7. To insure receipt of any addenda to the RFQ, please Claire Hosteny for inclusion on the list at chosteny@ura.org.

7 { RFQ Summary Sheet } Primary Contact for RFQ submission: Phone: address: Proposed Reuse: Total Development Costs projected:

8 { 200 Ross Street Aerial }