redevelopment of 121-125 west 2nd street properties€¦ · the central business district as a...

BARTLESVILLE REDEVELOPMENT TRUST AUTHORITY REQUEST FOR PROPOSAL REDEVELOPMENT OF 121-125 WEST 2ND STREET PROPERTIES

Contact: Chris Wilson Director Bartlesville Redevelopment Trust Authority 401 SE Dewey Avenue, Suite 812 Bartlesville, OK 74003 918.214.8501 [email protected]

Bartlesville Redevelopment Trust Authority 2nd St Properties Request for Proposal

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TABLE OF CONTENTS

I. INTRODUCTION AND BACKGROUND II. PROPOSAL SUMMARY FORM AND PUBLIC DISCLOSURE STATEMENT III. REDEVELOPMENT CONSIDERATIONS IV. RFP PROCESS V. TIMELINE VI. SHOWINGS AND REAL ESTATE QUESTIONS VII. PROPERTY REPORTS VIII. SELECTION COMMITTEE CRITERIA IX. POSSIBLE FINANCIAL INCENTIVES AVAILABLE

ATTACHMENTS: Property Reports LINKS: REDEVELOPMENT AND MASTER PLANS ON THE CITY OF BARTLESVILLE WEBSITE


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I. INTRODUCTION AND BACKGROUND

Introduction The Bartlesville Redevelopment Trust Authority (BRTA) has been charged with developing property owned by the City of Bartlesville legally described as Lots 7, 8, and 9, Block 20, Original Town Bartlesville at 121-125 W Second Street and is requesting proposals for development. The BRTA is interested in seeing this property put back into active use in furtherance of the vision identified for the downtown redevelopment district. The downtown Master Plan, adopted by the city Council in November 2003, identifies the central business district as a multi-dimensional destination that includes unique dining, specialty retail, sidewalk cafés, art galleries, and urban residential uses that are not provided elsewhere in the community. As such, the BRTA has expressed a desire for this property to encompass multi-family housing and retail or commercial space, subject to compliance with all applicable zoning, design, and developments regulations. The BRTA will be accepting proposals until 4:00 pm on Monday, January 6, 2014. Incentives may be available for this project. Bartlesville Redevelopment Trust Authority is accepting proposals for the purchase and development of the buildings currently owned by the City of Bartlesville located at 119-125 W Second Street. The site includes four existing 2-story buildings at 119, 121, 123, and 125 W Second Street, with a combined area of just under 11,738sf and a building footprint of approximately 10,612sf. The property is located in downtown Bartlesville, within one block of the ConocoPhillips and Phillips 66 Bartlesville Corporate Campus, Frank Phillips Blvd. (Downtown Bartlesville’s main thoroughfare), shops, and restaurants, City and County Buildings, Museums, and the Hilton Garden Inn Hotel. This will be a concept to completion proposal. Background In 2003, the city of Bartlesville adopted a master plan for the Downtown District and created two Tax Increment Financing Districts, one for the commercial central business district (CBD), and the second for the residential district which surrounds the CBD to spur redevelopment in these areas. The primary mission in the FY 2007-2008 Business Plan adopted by the Bartlesville Redevelopment Trust Authority is to design, refine, and implement the plans that will result in an energized, living downtown district. This mission


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supports the need for this Implementation Plan. The major goals associated with this mission included the following:

• Attract new employers; • Revive and reinvest in distressed commercial and residential properties; • Create new choice for shopping, dining, and entertainment; • Stimulate private investment in the Downtown District; and • Encourage enthusiasm toward the Downtown District as a destination

within the Bartlesville region. In 2010 with the official Main Street Program designation Downtown Bartlesville Inc was formed as a public/private partnership with the Bartlesville Redevelopment Trust Authority. Using the Four Point Approach© determined by the National and State Main Street Centers, downtown has experienced a marked growth in residential, retail, restaurants, and service businesses. With a balanced mixture of natural resources and abundant space, Bartlesville has grown to be the home of more than 34,000 people. While it's true that many of residents work in the energy industry with companies like ConocoPhillips, Phillips 66, and Schlumberger, there also exists a large, diverse employment base that continues to expand. Outside of work, people who relocated to Bartlesville are amazed by the number of things there are to do. With an extensive park and trail system, world class festivals, ballet, theatre, live concerts, museums and more, there is always something to do. Downtown Bartlesville has been coming to life in recent years, with new restaurants, fantastically preserved and beautifully restored architecture, art galleries, festivals, block parties, and a very popular Farmer's Market. Since mid-2010, more than $75,000,000 dollars has been privately reinvested in downtown Bartlesville, including multi-million dollar renovations by ConocoPhillips and Phillips 66 of their 19-story and 12-story downtown office buildings and a new $14 million dollar Hilton Garden Inn that opened in July 2010. 21 properties have been purchased representing 237,000sf of commercial space. Retail vacancies have been reduced by more than 60%. 44 net new businesses have opened in downtown with 14 retail businesses opening in the past year and two more set to open before the end of 2013. New retail clusters have emerged in women’s fashion, home décor as well as dining and entertainment venues serving the demand from increases in downtown employees. Downtown housing remains a sought-after commodity. Only 200 rental units currently exist within a six-block radius of the downtown core. Yet, it appears to


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be a highly desirable type of dwelling. Apartments are full with waiting lists and are filled by young professionals as well as retired empty-nesters. 90 units of new apartments are being renovated or are being developed within the next two years including the renovation of five-story former hospital into approximately 65 upscale one and two bedroom lofts and various second-story loft apartments above commercial space. II. PROPOSAL INFORMATION & PUBLIC DISCLOSURE STATEMENT (FORM ATTACHED)

Please include the following in your proposal

A. Identification and Capacity of Applicant: i. Names and contact information for all entities and individuals proposed as

applicant including any individual or parties who are owners of a 10% or more beneficial interest in the entity or entities making the proposal;

ii. Identify team member(s) who will serve as the primary contact for the Bartlesville Redevelopment Trust Authority (BRTA);

iii. Provide evidence of prior experience and ability to develop, finance and complete similar projects.

B. Development Financing and Feasibility: i. Project budget including detail of site acquisition/value, development fees,

construction costs, financing fees, and marketing expenses, etc.; ii. Statement of sources and uses of funds, including the portion for which

funding is requested, if necessary; iii. 5-year development operating pro forma; iv. Letter(s) of commitment for private financing sources; marketing and

financial analysis demonstrating that the proposed project is feasible.

C. Description of Project/Site: i. The project’s contribution to the Downtown Bartlesville Redevelopment

District; ii. Project description and fact sheets including specific uses, commercial and

residential unit sizes, their market and their features, proposed pricing, and total square footage;

iii. Schematic site plan including buildings footprint; parking; and landscaping and it's relationship to the surrounding area;

iv. Conceptual exterior elevations of project site through renderings or photographs;

v. Extent of sustainable or “green” elements incorporated vi. Address the parking for tenants in the project.


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vii. Proposed construction sequencing/phasing.

D. Other: i. A statement by the applicant indicating their willingness to cooperate with

BRTA in the project's architectural review and overall development. ii. A statement of willingness to submit corporate financial statements and

bank references under separate cover to be opened and reviewed upon request. Please note that be BRTA and or the City of Bartlesville reserves the right to conduct or seek background or credit reports on the applicant(s) in conjunction with their proposals.

iii. Identify any actual or potential conflicts of interest. iv. A statement that the applicant agrees to submit any information needed by

the BRTA in order for the authority to perform its own due diligence in reviewing all proposals.

v. A statement from the applicant indicating any foreclosure in the past ten (10) years for any individual or parties who are owners of a 10% or more beneficial interest in the entity making the proposal.

III. REDEVELOPMENT CONSIDERATIONS

PROPERTY The combined area of the properties is approximately, 11,738 SF, with an estimated 85 feet of frontage and approximately 90 feet of depth along SW Second Street. The project site includes four 2-story brick buildings constructed in approximately 1907. The building may be renovated as is, incorporated into a new development, or razed for a completely new development. PROPERTY USE The use must contribute and adhere to the Downtown Master Plan, Downtown Implementation Plan, and City Comprehensive Plan and be fully taxable. Examples of preferred uses include, among others: Ø Mixed use development to include commercial use retail, dining or

entertainment on the first floor and primarily upper-story residential uses and/or office uses

Ø Restaurant that may include beer, wine and liquor sales Ø Theater or entertainment venue for music, film, dance or other performances Ø Artist gallery or studio including a broadcasting or recording studio Ø Retail establishment(s) Ø Outdoor elements such as dining area, patio, courtyard or other

complementary use is encouraged Ø Incorporate “green” or sustainable elements in the redevelopment. Ø Should address Parking as a part of the development Prohibited uses include: tax exempt uses; day care center; social service facility;


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religious assembly; currency exchange, payday loan or title loan agency; adult retail establishments; pawn shop; gun shop; and automotive use. PROPERTY REDEVELOPMENT The new development must be consistent with Other Considerations for Redevelopment, and also meet building codes, zoning, etc. More land use information and development requirements/restrictions can be found in the City of Bartlesville website (www.cityofbartlesville.org) and in the document, Downtown Redevelopment Plan. The site is zoned C-4, General Commercial. Zoning Codes, The Downtown Master Plan, Implementation Plan and other plans and development guidelines are available at the following link: http://www.cityofbartlesville.org/category.php?cat=1069 for additional development guidelines. OTHER CONSIDERATIONS FOR REDEVELOPMENT

Site Layout and Building Placement Street Edge Condition – The majority of the site area is encouraged to be a mixed use or commercial building that comes up to the Second Street line. A portion of the site may be developed as a garden courtyard, outdoor café, market or patio, but is preferred to be away from the street edge. First Floor Uses – The ground floor of the building in encouraged to be active commercial uses, such as restaurant, entertainment, office, or retail storefront uses. Parking – Tenant parking should be addressed either on-site or with surrounding lots. Curb Cuts – Curb cuts on SW Second Street shall not be allowed. Storm Water Management Techniques – Use of pervious paving materials or pavers, native plant landscaping, rain gardens, and green roofs to reduce storm water run-off is encouraged. Massing and Form Building Height – A new building on SW Second Street should not be less than 2 stories in height. Additional floors will be considered and are encouraged. Street Facade/ Varied Elements – Façade Design and fenestration should reflect the urban context and historic character of the downtown buildings. If possible, the current design of the building should try to be incorporated into the


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building façade. Traditional storefront designs are encouraged. First Floor Height – First floor height to be the finished ceiling should be no less than 12 feet in height. First Floor / Street Level Facades Building Façade Materials – High quality, durable finish materials should be used. This may include brick and stone. Exterior insulation and finish systems (EIFS or simulated stucco) is discouraged for use on the first floor. Entrances – Buildings should have distinctive entrances. First Floor / Storefront Windows – First Floor / Storefront Windows should also be welcoming and engaging. Glass should be clear and non-tinted. First Floor / Storefront Window Proportions – Windows should be large glazed sections, possibly with smaller transom units above. Extensions Into the Public Right of Way – Canopies, awnings, brise-soleils and other projecting elements are encouraged. Site Details Service and Loading Docks – Service and loading docks, trash enclosures, utility vaults, communications equipment, and other similar functions and equipment should be located to the rear or alley side of the development. Loading docks, trash enclosures, utility equipment should be screened. Signage – Signage should be well-integrated with the overall entry design. Public Art – Incorporating public art into the commercial development projects in the downtown district is strongly encouraged, but not required. Exterior Architectural Lighting – Exterior LED architectural lighting is encouraged to be part of the overall design. IV. RFP PROCESS

Developers are permitted to respond as individual entities or as teams. Proposals are due at 4:00pm on Monday, January 6, 2014. Developers are encouraged to review all public documentation in order to

prepare their proposals.


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Developers may be invited to make presentation at a public meeting. PROPOSAL PROCESS Submit seven (7) 8.5” x 11” bound and one unbound reproducible copy, and a PDF file of the copy on a USB memory stick or CD to complete submission including exhibits and attachments by the deadline of 4:00 pm on Monday, January 6, 2014: Proposals must be received and time stamped by 4:00 pm on Monday, January 6, 2014: at the BRTA Offices, 401 South Dewey Avenue, Suite 812, Bartlesville, OK, at or before the deadline. Write “Bartlesville: 121-125 SW Second Street RFP” on the envelope. If submitting before the deadline date, please contact the BRTA Office at 918.214.8500 to arrange for a representative to accept the proposal. Proposals submitted after the deadline or to other locations will not be accepted. V. TIMELINE FOR RFP

October 31, 2013 – Proposals Let January 6, 2014 – Proposals Due January 15, 2014 – BRTA Approval and Recommendation (subject to change) January 20, 2014 – City Council Approval (subject to change) VI. SHOWINGS AND REAL ESTATE QUESTIONS

SHOWING AND REAL ESTATE QUESTIONS Informational sessions are scheduled for the following: at 401 S Johnstone Avenue, in the First Floor Conference Room. Friday, November 8, 2013 at 1:00pm-2:00pm Monday, November 18, 2013 at 1:30pm-2:30pm A showing of the buildings is scheduled immediately following the informational session at the following times: Friday, November 8, 2013 at 2:30pm–3:30pm Monday, November 18, 2013 at 3:00pm-4:00pm To be notified of additional information related to this information session or updates to the RFP, please sign up on the BRTA RFP email list at [email protected]. Please be sure to use the Subject Line to say: RFP List.


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VII. PROPERTY REPORTS

Historical/Architectural/Structural/Appraisals The following reports are attached:

Ø Attachment #1 - 119-125 SW Second Street – Historic Land Use, Bartlesville Area History Museum, produced 2013.

Ø Attachment #2 – Property Location Map in downtown Bartlesville, 2013 Ø Attachment #3 – City of Bartlesville Zoning Map with location highlighted,

2013 Ø Attachment #4 – City of Bartlesville Aerial of the property, 2013 Ø Attachment #5 - 119, 121, 123, 125 West Second Street – Existing Floor

Plans of 2nd Street Retail Buildings, dated February 27, 2007 Ø Attachment #6 - 119, 121, 123,125 West Second Street – Final Inspection

Report, Service & Technology Corporation, dated May 14, 2009 Ø Attachment #7 - 119, 121, 123,125 West Second Street – Appraisal of

Real Property, Cowan Appraisal Services, dated June, 15, 2009 Ø Attachment #8 - Right of Way Easement for PSO Utilities in Alley, 2012 Ø Attachment #9 - 119, 121, 123,125 West Second Street – Structural

Condition Report, Standard Engineering Services, dated September 27, 2005

Ø Attachment #10 - 119, 121, 123,125 West Second Street – Appraisal of Real Property, Cowan Appraisal Services, dated October 31, 2013

Ø Attachment #11 - Current Properties for Sale in Downtown Bartlesville, Downtown Bartlesville, Inc.

These reports are for informational purposes only and do not affect or limit the “as is, where is” nature of this transaction. BRTA and the City do not warrant the contents or conclusions. No asbestos investigation has been conducted. BRTA will not perform any additional environmental investigations. A buyer may, under a BRTA standard right-of-entry prior to closing, conduct its own environmental investigation at its expense. Buyer must use an environmental consultant under a City/BRTA master environmental contract. A list of the approved environmental consultants is available upon request. BRTA must approve, in writing, all environmental work prior to commencement, and be provided with all test results.


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VIII. SELECTION COMMITTEE CRITERIA

EVALUATION & SELECTION Proposals will be evaluated according to the following criteria: Ø Highest and best use of the site. Ø Contribution of the proposed uses to the Bartlesville Downtown

Redevelopment District Ø Adherence to the Downtown Master Plan, Implementation Plan,

Redevelopment Plan, Comprehensive Plan, building code and zoning code Ø Quality and attractiveness of proposed rehabilitation, site improvements or

new development Ø Incorporation of sustainable elements Ø Parking addressed for tenants Ø Estimated tax base (project and on-going sales tax and ad valorem tax) to be

generated by the project Ø Project budget, and reasonableness of cost and income estimates Ø Financial feasibility and soundness of the financing strategy Ø Developer’s expertise and capacity to complete the project Ø Experience of end user/operator Ø Project Schedule Finalists may be interviewed before a final staff recommendation is made. The selected proposal will be presented to the BRTA Board of Trustees and to the City’s City Council for formal acceptance and authorization of an Agreement. IX. POSSIBLE FINANCIAL INCENTIVES Financial incentives may be available from several sources:

Ø Historic Tax Credits – The buildings are within the boundaries of the Bartlesville National Register Historic District. 20% Federal Rehabilitation Tax Credits may be available. The State of Oklahoma offers a match of 20%.

Ø The BRTA Downtown Tax Increment Finance District (TIF #1) may provide funding assistance for a renovation or new development project if it is deemed necessary. The BRTA Applications are available upon request. The programs include: o Development Financing Assistance may fund a percentage of the total

project cost and/or make available other inducements. o Façade Improvement Grants of up to $10,000 with a required match of 1:1

may be available for the renovation of the existing vertical facade. Ø The Bartlesville Development Corporation (BDC) offers Retail Incentives.

Under the guidelines of this program, a ‘retailer’ is defined as a purveyor of consumer goods/services subject to sales tax. In all cases, the formula for deriving the maximum available incentive is determined by estimating the net-new revenue the city anticipates receiving over a ten (10) year period after


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factoring substitution sales captured from existing retailers. Retail incentives for individual projects are capped at a rate of the city’s anticipated net-new sales tax revenue. Contact the BDC for more information at 918.336.8708.

X. APPROVAL PROCESS BRTA POLICIES Proposals will be rejected from any party (as an individual or as part of a partnership or entity) who:

Ø Is delinquent in the payment of property taxes in the City of Bartlesville Ø Has had property acquired by the City through property tax foreclosure

judgment within the past five years Ø Has outstanding judgments from the City Ø Has outstanding health or building code violations or orders from the City’s

Health Department or Department of Neighborhood Services that are not actively being abated

Ø Has been convicted of a felony that affects property or neighborhood stability, health, safety or welfare

Ø Has outstanding offers to purchase or uncompleted performance on BRTA, BDC, or City sale except upon approval of BRTA Executive Director based on history of satisfactory performance

Ø Tax and court records will also be checked prior to closing. If these conditions exist, BRTA may terminate the Purchase and Sale Agreement.

OTHER APPROVALS Buyer is solely responsible for obtaining approval of the Metropolitan Area Planning Commission (MAPC) for uses or development requirements that are not expressly permitted by the zoning code. MAPC is an independent body and acceptance of a development proposal by the Review Committee does not ensure MAPC approval. If MAPC approval is required, BRTA will provide buyer a site control letter to allow buyer to obtain such approval prior to BRTA and City Council action. Prior to closing, the Buyer will be responsible for obtaining a Certified Survey Map for the site. SPECIAL NOTE Unauthorized contact including discussion or disclosure to the media or unauthorized contact with any City policy staff, BRTA staff, and representatives of the Department of Planning and Community Development or elected officials regarding this RFP may result in disqualification. BRTA reserves the right to reject any and all proposals for any reason at its sole discretion, to negotiate the terms and conditions of the eventual contract with the developer awarded the purchase and development rights, and to impose


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additional use restrictions, if necessary. The contents of this packet are for informational purposes only and the representations made herein, though thought to be accurate, are without warranty. Buyers and development teams should rely exclusively on their own investigations and analyses. BRTA will honor confidentiality requests to the extent possible. If attachments to the Public Disclosure Statement or portions of your proposal are proprietary, please mark items as such. CHANGES AND CLARIFICATIONS Changes and clarifications will be posted on the City of Bartlesville http://cityofbartlesville.org/page.php?page=1008 When updates occur, an email will be sent to those who have signed up on the Bartlesville email list. Check the website prior to submitting a proposal. Contact Chris Wilson at [email protected] or at 918-214-8501 if you have any additional questions.

BARTLESVILLE REDEVELOPMENT TRUST AUTHORITY PROPOSAL SUMMARY & PUBLIC DISCLOSURE STATEMENT - RFP SECTION II

Page 1 of 5

This form must be completed by parties buying property from the Bartlesville Redevelopment Trust Authority. Attach additional information as needed or as required. If you attach confidential material, clearly identify if the attachments are proprietary.

Offer Price: $__________________ Contingences:

Name Mailing Address

Primary Contact Phone

Email

Legal Entity o Individual(s) If multiple, identify o Corporation o LLC o Joint Tenants oTenants

in Common o Partnership o Other __________________________

If not an Oklahoma corporation/partnership, state where organized: ________________

Attach a list of properties in the City of Bartlesville in which the buyer has an ownership interest either as individual or as part of a corporation/partnership.

PROPERTY:

OFFER INFORMATION

Attach Exhibit A

DEVELOPER IDENTIFICATION


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Describe scope of work/proposed improvements

Proposed Use: Owner Occupied o YES o NO Rental o YES o NO

For income property, estimated rental range

Project Summary: Building Area_________SF # of stories _____ Basement o YES o NO

Land Area: __________SF # of Units _______ # of Parking Spaces ________

Will project incorporate “sustainable concepts”? o YES o NO

If yes explain:

Developer

Community Partners

Architect

Surveyor

Contractor

Sales Agent/Property Manager

Other Members

Describe team expertise and experience (provide attachments as necessary)

Other team projects

PROJECT DESCRIPTION

Attach Exhibit B with a summary description, schematic site plan, conceptual exterior elevations, sustainable or green elements, construction sequencing/phasing and additional information listed in the RFP, Section II.C

DEVELOPMENT TEAM

Attach Exhibit C

Attach Exhibit D


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Development Budget Summary Property Acquisition (public and private) $ Expenses Demolition (if applicable) $ Environmental testing/remediation $ Soft Costs $ Hard Costs $ Financing Charges $ Total Cost $ Budget Source: o Developer o Architect o Contractor o Other: Financing: Property purchase will be: o Financed o Cash Construction/rehab costs will be: o Financed o Cash Lender:

Loan Amount $ (Attach pre-approval or letter of interest, may be asked to provide evidence of equity) Lender:

Loan Amount $ (Attach pre-approval or letter of interest, may be asked to provide evidence of equity) Grants involve: o YES o NO Source: Application Status: Likelihood of award: Other Funding:

PROJECT BUDGET & FINANCING STRATEGY:

Attach Exhibit E – Five-‐Year Development Operating Pro Forma


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Type of Commercial:

Number of Commercial Units:

Square Footage of Commercial Units:

Type of Residential: ____ # Apartments: ___ Studio ___ 1 bdrm ___ 2 bdrm

______ sf _______ sf _______sf

____# Condos: ___ 1 bdrm ___ 2 bdrm

_______ sf _______ sf

Describe the projected Sales Tax to be generated from the commercial units: ________________ Describe the projected Ad valorem taxes to be generated from the project: _________________

Has the parking been addressed: o YES o NO Is the parking on-site? o YES o NO Number of parking spaces on site: _____ If the parking will been secured off-site, how many parking spaces will be required for the project?

Final Plan / Specification Preparation: Bidding, Contracting, & Firm Financing Approval:

Construction / Rehabilitation:

Occupancy / Lease Up:

ESTIMATED SCHEDULE:

GROUND FLOOR COMMERCIAL DEVELOPMENT:

UPPER FLOOR RESIDENTIAL DEVELOPMENT:

PARKING:

TAX BASE:


Page 5 of 5

Buyer covenants that no member of the BRTA or the City Council of the City of Bartlesville, nor any of

its officers or employees, has any interest in the Buyer or the intended redevelopment of the property,

except as follows: .

Buyer certifies that it as individual or member of a corporation or partnership is not now and will not be at closing in violation of the following policies: • Delinquent taxes due the County of Washington and City of Bartlesville • Building or health code violations that are not being actively abated • Been convicted of violating an order of the Department of Neighborhood Services or Health

Department within the previous year • Been convicted of a felony crime that affects property or neighborhood stability or safety • Have an outstanding judgment to the City or BRTA • Been subject to a Bartlesville foreclosure within the previous five years Properties are sold on an “as is, where is basis.” BRTA discloses no subsoil problems and buildings may contain asbestos containing materials for which Buyers are solely responsible. Surveys are not typically provided. Buyer shall be responsible for all remediation and regulatory closure costs, if any. Buyer acknowledges that regulatory closure may require deed notifications and/or registry on a geographic information system. All properties must be fully taxable for property tax purposes. The deed shall contain a restriction prohibiting future application to the City for exempt status. While standard, each transaction is unique and these terms may vary. We certify that this Statement for Public Disclosure is true and correct and we understand BRTA policies. ___________________________________ _____________________________________ Signature Signature

Title Title

Date Date

CONFLICT OF INTEREST DISCLOSURE AND STATEMENTS OF CO-OPERATION - RFP SECTION II.D

BUYERS CERTIFICATE AND ACKNOWLEDGEMENT

redevelopment of 121-125 west 2nd street properties€¦ · the central business district as a...

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