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REQUEST FOR PROPOSALS TO REDEVELOP THE FOX SITE PORTION OF THE RIVERFRONT TRIANGLE URBAN RENEWAL DISTRICT IN DOWNTOWN MISSOULA, MONTANA The City of Missoula Redevelopment Agency (MRA), acting as representative for the City of Missoula, is seeking redevelopment proposals from qualified developers interested in undertaking a motel/hotel, and/or a residential, commercial mixed-use project for redevelopment of one or both of the designated parcels within the Fox Site portion of the Riverfront Triangle Urban Renewal District. The project may include proposals for civic use of one parcel. The deadline for submittal of RFP responses is January 8, 2009. The Riverfront Triangle Urban Renewal District is a wedge-shaped area roughly bounded by Woody Street; the 400, 500, and 600 blocks of West Broadway; and the Clark Fork River. The area was adopted by the Missoula City Council as an urban renewal district in July 2008. The portion of the Riverfront Triangle located at the southwest corner of Orange and West Front Streets is owned by the City of Missoula and commonly called the "Fox Site". (It is referred to in some planning documents as "Parcel B of the Riverfront Triangle"). Other than the City, the major property owner in the District is St. Patrick Hospital and Health Sciences Center. The Hospital may consider new multi-use development of some or all of its land south of West Broadway. Parties interested in land outside the Fox Site should contact the Hospital or other property owners directly. ---PAGE BREAK--- Riverfront Triangle Characteristics and History As depicted on the attached map, the Riverfront Triangle Urban Renewal District is a roughly triangular shaped area bounded by the Clark Fork River on the south, West Broadway on the north, and North Orange Street on the east. A majority of the area is owned by either the City of Missoula or St. Patrick Hospital and Health Sciences Center. There are several other property owners within the Riverfront Triangle. Running east-west, West Front Street bisects the area along an east-west axis. The north-south Owen Street enters the area at Broadway and terminates in City owned property near the Clark Fork River. The Riverfront Triangle is located adjacent to the Clark Fork River and is the western entrance to Missoula's traditional downtown. Views of the Clark Fork River and Bitterroot Mountains to the south, and the North Hills and Rattlesnake Mountains to the north enhance its value both as a development site and as a community amenity. The riverfront nearby has been the focus of considerable public investment over the past twenty years. The Clark Fork Natural Park, a municipal park, is located southeast across the river and was constructed in 1994. McCormick Park, a regional public recreation area with softball fields, tennis courts, nationally recognized skateboard park, and a public indoor swimming complex, is located directly across the river. Playball Missoula, a local organization promoting professional minor league baseball in Missoula has constructed a 3,500 seat stadium for the Missoula Osprey baseball team just west of McCormick Park. The City's north shore riverfront trail connects the Site to the downtown as well as to Caras and Bess Reed Parks. Within Caras Park is the Carousel for Missoula and Dragon Hollow play area, and Brennan's Wave, an engineered wave for kayaks and surfers. Caras Park is also one of Missoula’s premier venues for entertainment and social interaction featuring a large permanent pavilion for covered gatherings and an outdoor amphitheater. Major businesses located within or adjacent to the Riverfront Triangle include St. Patrick Hospital and Health Sciences Center, KECI Television Station, and Clark Fork Riverside Manor. St. Patrick Hospital is a regional acute medical facility with over 200 beds. St. Patrick Health Sciences Center includes: the Western Montana Clinic, a 60-physician medical organization spanning 19 specialties; the Montana Cancer Center, a comprehensive medical oncology, hematology and radiation oncology practice; the Montana Neuroscience Institute Foundation (a collaborative effort between the Center and University of Montana); the International Heart Institute of Montana offering a wide range of surgical and cardiology procedures, pediatric cardiology, and the Cardiovascular Tissue Engineering Laboratory. KECI Television is a full-service NBC affiliate servicing western Montana. The Clark Fork Riverside Manor is a 134 room congregate-dining housing facility for income-qualified seniors located along the Clark Fork River east of Orange Street. Riverfront Triangle Planning Because of its location and proximity to the river and the health care campus north of Broadway, to public amenities such as the riverfront parks and trails system, and to the adjacent downtown business district, development of the Riverfront Triangle, or any component parcel, should be the product of sound planning. Therefore, St. Patrick Hospital and Health Sciences Center and the City - 2 - ---PAGE BREAK--- of Missoula jointly sponsored a master plan to develop a context for development of the area that addresses the issues of: use of the area; timing of development; conceptual design and location of structures; and function of each developed component both to other components within the area and to the immediate commercial neighborhoods. The Missoula Riverfront Triangle Redevelopment Master Plan, produced by Design Workshop of Denver, Colorado, was guided, in part, by a philosophical framework developed as a result of a planning Charrette held in 2002 and discussed in depth in Riverfront Triangle Charrette West Broadway at Orange Street Project Report. The Plan was not presented for adoption by the Missoula City Council but it forms the basis for the Riverfront Triangle Special Zoning District. Subsequent to the Riverfront Triangle Redevelopment Master Plan, the City initiated The West Broadway Corridor Community Vision Plan. Produced by Moore - Iacofano - Goltsman, Inc. of Portland, Oregon, the Vision Plan is currently being presented to the City for adoption. The Vision Plan provides guidance in redeveloping the West Broadway corridor between Orange Street and Mullan Road as well as future solutions to traffic congestion on West Broadway. The plan envisions: "a West Broadway Corridor that extends the downtown, provides neighborhood services and amenities, increases access to the Clark Fork River, welcomes users to Missoula, and provides a broad mix of housing choices, while accommodating all modes of travel safely and effectively". Many of the Riverfront Triangle Master Plan concepts are embraced by this Plan. It expands the Riverfront Triangle Master Plan goal of the area as a gateway into downtown by encouraging redevelopment of the Riverfront Triangle and adjacent areas north of West Broadway to create an extension of the downtown. To further this goal, the West Broadway Community Corridor Vision Plan encourages the Riverfront Triangle Master Plan's mix of public, office, retail, and residential uses while recommending "…development along the edge of the Clark Fork River include retail and entertainment uses along a wider span of the Riverfront Triangle to help activate the promenade section of the envisioned greenway". The Greater Downtown Master Plan is being currently being prepared by a consultant team led by Crandall - Arambula, PC of Portland, Oregon. This plan will embrace, update, and provide consistency among the previous plans within its study area including the plans mentioned above. The Downtown Master Plan will include land use and circulation frameworks, specific area urban design models, a parking plan, and implementation strategies addressing downtown area retail, housing, open space, employment, tourism, roadway improvements, pedestrian routes, and configurations. The process to adopt the plan is anticipated to begin in late 2008. In an initial report, Crandall - Arambula states that its final plan proposals will agree with the uses and general public space framework proposed by the 2004 Riverfront Triangle Special Zoning District and Master Plan. However, given its required greater depth of current local economic and social research and its much larger context and scope of the entire downtown area and its adjacent neighborhoods, the Greater Downtown Master Plan will likely propose emphasizing greater residential opportunities in the ratio of uses in the District. It also will likely recommend greater development density in portions of the Triangle which will only be achieved through increasing the height limits listed in the zoning. Further, the plan will suggest alternative site design schemes for particular blocks to those shown as examples in the Riverfront Triangle Master Plan and in overall parking patterns. Respondents may contact MRA for links to the most recent published draft materials by Crandall-Arambula regarding the Greater Downtown Master Plan. - 3 - ---PAGE BREAK--- Riverfront Triangle Current Zoning: Within the Riverfront Triangle Urban Renewal District there are four zoning designations; Central Business District ("CBD") on all parcels east of Orange Street, Riverfront Triangle Special Zoning District on most parcels west of Orange Street including the Fox Site, with the exception of an ownership parcel presently occupied by a small Mexican restaurant and a billboard which is zoned Commercial and a vacant parcel immediately east of that restaurant that is zoned Business Commercial (BC). CBD Zoning: The intent of CBD zoning is to provide "an area for high intensity uses or mixtures of uses for general commercial, retail, service, wholesale and multi-dwelling activities". The district is to promote the special characteristics of the area, the rehabilitation of existing structures, and the most desirable uses of land". In the CBD zone there are no maximum building coverage, minimum lot areas or front yards and, with exceptions, where commercial and residential areas meet, no required side yards or back yards. The maximum height of a building in the CBD zone is 12 stories. No off-street parking is required for commercial uses. Residential uses must provide off- street parking. Residential densities greater than 16 units per acre require a conditional use permit. Riverfront Triangle Special Zoning: The recommended development controls defined in the Riverfront Triangle Redevelopment Master Plan provide a basic framework for preferred land-use, maximum building heights and massing, transportation and circulation corridors, architectural principals and guidance, recommended streetscape improvements, and open space frameworks for future development on the site. Riverfront Triangle Master Plan / Riverfront Triangle Special Zoning Relationship: The Missoula Riverfront Triangle Master Plan utilizes a public space framework to create a vibrant mixed-use development. Public plazas and streetscape improvements orient the development to the Clark Fork River and establish direct connections to the surrounding residential and business neighborhoods. The planning area has been organized for the Riverfront Triangle to become a gateway to downtown Missoula's core as well as provide a mixed-use destination for shopping, restaurants, cafés, and public gatherings along the riverfront. The framework is flexible to allow site and architectural design creativity. For that reason the Plan has been endorsed by the City and other area owners as a guide rather than adopted as a final redevelopment design. The Plan offers five main principles to guide redevelopment of the Riverfront Triangle: 1. Provide a distribution of uses that concentrates diverse building programs around a public plaza and streetscape network and encourages a mixture of activities and fosters an active public environment. Such a distribution should include a diversity of public spaces including large public gathering spaces, small intimate plazas, and street improvements that connect pedestrians and residents to the riverfront corridor. 2. Respond to the varied uses surrounding the site. Incorporate residential, office, commercial, and retail uses within the site. If possible, include civic or public uses such as a performing arts complex. - 4 - ---PAGE BREAK--- 3. Allow building heights and massing that preserve important views and frame the surrounding mountain backdrop. 4. Provide architectural nodes that encourage a relationship with downtown and the surrounding neighborhoods by establishing terminating axis points at important intersections. Provide a horizontal and vertical mixture of uses by stacking residential uses above ground-floor retail and create concentrated nodes of higher density at key intersections. 5. Create a circulation and access pattern that organizes and distributes pedestrian, vehicular, and service access in a clear and logical pattern. Responding to those principles, the Riverfront Triangle Special Zoning District establishes a distribution of uses and other criteria as follows: West Broadway has the highest density of uses in the development area consisting of ground-floor retail and commercial office space. Residential space for owner-occupied housing or rental units has been included at the corner of West Broadway and Orange Street. The West Front Street corridor has been identified as a mixed-use residential area from the West Front/Broadway intersection to Owen Street. The plan allocates ground-floor retail at street level with residential units above. The section of West Front Street between Owen and Orange Streets is a transitional zone. It includes non-residential uses such as a hotel, commercial office space, and an area that could be used by a performing arts complex. The primary use along the riverfront edge is residential with the exception of the hotel use at Riverfront Plaza. Heights and distribution respond to the relationship with the river by creating large courtyards and stepped building heights from West Front Street down toward the river. Riverfront Plaza, at the intersection of Owen and Front Street, is surrounded by the highest concentration of mixed uses in the redevelopment plan. This area capitalizes on the public space amenity by providing office, residential, hotel, and retail on adjacent sites. The plaza steps down from Front Street toward the River and promotes the active public use of the riverfront edge by including space for ground floor retail, hotel restaurants, and riverfront residential units at the lower plaza level. Retail areas near the river are limited to “quasi- public” uses such as coffee shops, restaurants, etc. that maximize the riverfront experience. To promote an active street environment, areas are identified where ground-floor uses are limited to retail and service businesses. However, such uses are desired along all right-of- ways. Where sidewalk widths allow, retail uses are encouraged to have outdoor eating and goods presentation areas. Adequate signage and appropriate window transparency should be incorporated to establish a relationship between building interiors and the street. - 5 - ---PAGE BREAK--- Along streets, buildings are to be constructed adjacent to the sidewalks with minimum setbacks in classic urban fashion. Parking is, for the most part, to be underground or otherwise “hidden”. Building height limits range from 30 feet near the river to 105 feet at the hotel site and along Broadway west of Owen Street. Public use of the riverfront for pedestrian trails, park areas, and open space is essential in the development of the Riverfront Triangle. The building setbacks included in the Riverfront Triangle Special Zoning District reflect the adjacent permitted uses and the developable land remaining beyond the setback within particular areas. There is also direction for additional pedestrian access to the riverfront at regularly spaced intervals. Many uses near the river are provided with additional review criteria to assure the developments are appropriate to continued public enjoyment of the adjacent riverfront. Riverfront Triangle Street Access The north and east sides of the Riverfront Triangle are formed by two of Missoula’s busiest streets, Broadway and Orange Street. West Front Street bisects the Area along an east-west axis. The area is further divided by the north-south running Owen Street. ¾ Orange Street is a four-lane, 80 foot wide right-of-way with an average of 15,800 vehicles per day near to the project area. It terminates eight blocks north of the Riverfront Triangle as an interchange with U.S. Interstate 90. Orange Street also connects the Brooks Street/US Highway 93 South shopping areas and Missoula's southern neighborhoods to the downtown. It is unlikely that ingress from and egress onto Orange Street between street intersections within the Riverfront Triangle or from the bridge approach will be permitted. ¾ West Broadway is a 100 foot wide right-of-way arterial street with an average of 16,000 vehicles per day adjacent to the project area. Approximately one mile east of the Riverfront Triangle, Broadway intersects with Van Buren Street at a U.S. Interstate 90 interchange forming the eastern gateway to Missoula’s downtown. Westerly, Broadway provides the only urban east-west route north of the Clark Fork River between the downtown area to the recently developed Reserve Street Commercial Corridor and the Missoula International Airport. ¾ West Front Street is a 70 foot wide right-of-way with an average of 5,300 vehicles per day within the Riverfront Triangle. The western terminus Front Street is at its intersection with West - 6 - ---PAGE BREAK--- Broadway within the Site. Eastward, Front Street extends though the downtown to the Van Buren Street Pedestrian Bridge which is a primary pedestrian link between The University of Montana and the downtown. West Front Street will provide primary access to the Site. ¾ Owen Street is an 80 foot wide right-of-way with a current average of less than 1,000 vehicles per day. The street’s northern terminus is four blocks north of the Riverfront Triangle at an overhead pedestrian crossing of the Montana Rail Link Railroad main line and switching yard. The "Northside Crossing" is the principal pedestrian access between residential neighborhoods north of the rail line and downtown. South of West Front Street the Owen Street right-of-way has been proposed to be developed as a public access to the riverfront and potential site of a pedestrian bridge crossing of the Clark Fork River. Characteristics of the Fox Site The Fox Site is located at the intersection of Orange and Front West Streets. It is an irregular shaped area bounded on the north by West Front Street, on the east by Orange Street, on the west by the west line of Owen Street, and on the south by the Clark Fork River. In total, the Fox Site occupies approximately 1.87 acres. No structures currently occupy the Fox Site. Currently, the Missoula Parking Commission manages a portion of the site as a 70-space surface parking lot which will be abandoned upon selection of a redevelopment project. There are currently four basic tracts in the Fox Site. Two tracts ("Parcel 3" and "Owens Street" on plat map on Page 19) are intended as utility corridors, public access to the riverfront trail, and public open space. The two developable tracts are each composed of a larger parcel and several lots. (The lots represent the original platted lots along Front Street and the larger parcels are divisions of previously unplatted land south of McCormick's Addition Block 56.) The tracts were set up to allow some east-west alteration of the boundary separating them to correlate with the development needs of each tract once they were known. For the purposes of this Request for Proposals, the attached plat map (Page 19) shows the tract at the corner of Orange and West Front Streets is called "Tract 1" (approximately 43,285 square feet) and the tract to the west that abuts Owen Street is "Tract 2" (approximately 34,038 square feet). Final sizing of the tracts may be negotiable and depend on the needs of the accepted proposal(s) overall. - 7 - ---PAGE BREAK--- It is anticipated that the area west of Tract 2, including the Owen Street right-of-way, will be retained by the City for a utility corridor, public pedestrian trail, and other public amenities leading to the riverfront trail. The portion of the overall Fox Site along the riverbank will also be retained by the City for a utility corridor and public space including a pedestrian trail. The City may consider minor boundary adjustments to the areas intended for public use. The Riverfront Triangle Special Zoning District currently limits general building heights along West Front and Orange Streets to 76 feet. That limit is extended to 105 feet if adequate parking is provided that has little or no visual impact to users of the Riverfront Trail and certain sight lines are maintained from the north and south. There is a zero setback limitation for buildings constructed along West Front and Orange Streets. (See the Riverfront Triangle Special Zoning District for additional requirements and permitted uses.) RFP respondents may propose amendments to the zoning that are in keeping with the intent of the Riverfront Triangle Master Plan and direction of the Missoula Greater Downtown Master Plan. The feasibility of such proposed amendments will be considered in review of the proposal. Zoning changes must be presented and adopted by the Missoula City Council separately from the RFP process and shall not (by law) be assured to the successful respondent within a development agreement. Fox Site Utilities Potable water (owned by Mountain Water Company) and sanitary sewer lines (owned by the City of Missoula) are within West Front Street adjacent to the Fox Site. Modification of those services may be required depending on the intensity of uses at the Fox Site and the needs of the entire Riverfront Triangle. Northwestern Energy electrical and natural gas main lines, Quest communications lines, and Bresnan cable communications lines are all located in utility easements along the riverfront and west side of the Fox Site. Those utilities were upgraded and relocated to easements in 2005. Additional communication capability is possible within existing conduits and from several area wireless businesses. Street storm drainage is located on the east and west side of the site and empty into the Clark Fork River. On the east side of the site it is within the Orange Street right-of-way to the east of a structural wall demarking the right-of-way. On the west side of the site the storm drain is within the area to be retained by the City. Both systems were replaced in 2005 and meet all required standards for treatment in place at that time. Main wastewater and potable water main lines offsite may require upgrading depending on the needs of the development. Fox Site Special Conditions Between approximately 1885 and 1947, prior to construction of structures on the site, portions of the Fox Site were used as a landfill for household waste along with road construction and building demolition debris. The material was dumped from the riverbank that existed in 1885 (approximately 60 feet south of Front Street) and spread south to the current bank. No contaminated material was found in testing the site but it presented a compaction problem for standard building construction. In 2005, MRA removed material to native soils and replaced it with engineered soils compacted to densities consistent with construction of large buildings. During the project, regular testing of the excavated material and imported soils was conducted to assure no substance regulated by the State or federal government was present prior to or after the project. The current base elevation of the site is two feet above the FEMA floodplain level in force in 2005. A structural wall was added to the eastern boundary of the site to create permanent stability for the Orange Street Bridge northern approach. - 8 - ---PAGE BREAK--- - 9 - ---PAGE BREAK--- Request for Proposals Responses Responses may include proposals for one available parcel or both. Respondents are expected to be familiar with the Site. The following documents are included in this RFP information packet and may be requested by Respondents in either paper or electronic media by Respondents. RFP material may be found online at www.ci.missoula.mt.us/mra/riverfront_triangle or through Chris Behan at (406) 552-6155 or email [EMAIL REDACTED] . Respondents interested in submitting a proposal and are downloading the RFP documents should contact Chris Behan to assure they will be provided with any notices, updated information, or changes to the RFP. MRA is not responsible for communication to those who have not made contact. 1. Missoula Riverfront Triangle Redevelopment Urban Renewal Plan 2. Missoula Riverfront Triangle Redevelopment Master Plan 3. The Riverfront Triangle Special Zoning District 4. Initial concepts of the Riverfront Triangle for the Missoula Greater Downtown Master Plan 5. Various maps and air photos of the project site showing location, infrastructure, parcel size, ownership, etc. 6. Utility and soils information 7. Examples of Montana Laws governing transfer of public property for private use in an urban renewal district are attached as pages 21 and 22 of this RFP. The City of Missoula Redevelopment Agency (MRA), acting as representative for the City of Missoula, is seeking proposals from qualified developers interested in undertaking a motel/hotel, and/or mixed-use project for redevelopment of one or both of the designated parcels within the Riverfront Triangle in downtown Missoula, Montana. The deadline for submittal of RFP responses is January 8, 2009. - 10 - ---PAGE BREAK--- PROPOSAL CONTENT AND REQUIREMENTS All proposals seeking full consideration shall contain the following information and shall follow the format outlined below as closely as possible. At the discretion of the City, through MRA, incomplete proposals may be rejected and returned to the respondent in their entirety. The successful respondent shall have demonstrated an understanding and appreciation of the Site and its relationship to the downtown and the riverfront. A. COVER LETTER a. A signed and dated cover letter introducing the proposal including the full name(s), title(s), address(es) and telephone number(s) of the principals and primary contact constituting the developer. b. Organizational form (or proposed form) of the developer (individual, company, corporation, partnership, etc.). c. Names and information about the primary architect, site planner, and other principal associates who would work with the developer on the project. d. One USPS and one email address to which all correspondence and information will be received. B. PROJECT DESCRIPTION a. A written summary project description suitable for public dissemination or use in a news release. This could take the form of an executive summary of the proposal. b. A project narrative that completely presents the following information: i. Type and location of proposed activities/uses. ii. A brief description of the identified community and/or market needs being addressed by the project. iii. The estimated building(s) area, number of units, and/or area of leasable space. iv. The estimated construction costs and the total market value of the completed project. v. The estimated annual local property taxes to be generated as a result of the project. vi. Public improvements or actions required of the City or MRA deemed necessary to cause the development to occur. The required public sector actions or improvements must be in sufficient detail so as to estimate the time required and the cost of public action or improvement. Such actions may include right-of-way issues, zoning or subdivision requests, surveys, easements, installation or upgrade of public infrastructure, etc. vii. If the development proposal includes local public financial assistance through Tax Increment Financing or other public sources, list the amount and type requested as well as the economic justification for such assistance. viii. A preliminary development time schedule including the time allotted for completion of plans, securing financing commitment, and completion of construction. ix. If the project is to be a phased development, a preliminary breakdown of the phases, their content, and schedule. x. If the Respondent anticipates project phases involving a second developer, in addition to schedules and uses, provide anticipated time limitation terms for starting construction or that phase and alternative plans if a binding agreement is not reached or falls into default. xi. Proposed initial terms of property transfer from the Owners to the Developer, including, but not limited to, purchase, annual lease payment and terms, or other - 11 - ---PAGE BREAK--- arrangements. c. Site analyses, conceptual site plans and building designs that include: i. Brief analysis of opportunities and constraints presented by the Site as they relate to the proposed project. ii. Location, general mass, and design concepts of the proposed structure(s). iii. Impact of proposed development on nearby properties; iv. Location and estimated number of on-site parking to be provided. v. Graphic description of conceptual site plan, structure type, amenities, architectural nature, and proposed materials to be used. Such drawings are to be considered conceptual in nature. Drawings or maps provided shall be or shall include copies sized to 11" X 17". (Base maps are available in Autocad DWG format at www.ci.missoula.mt.us/mra/riverfront_triangle.htm). C. DEVELOPER INFORMATION a. The name, title and resumes of all principals proposed to constitute the “Developer”) as well as executive officers and key personnel of the developer. b. A brief history of similar projects undertaken by the developer including financial institutions used for the projects, municipal references, contact people and telephone numbers. Project descriptions should include location, photographs, type, and project cost. c. Resume of proposed architect and site planner including graphic description of their work as it relates to the proposed projects. d. Proposed financing structure and proven ability of the developer(s) to obtain construction and permanent financing based on the proposal submitted. e. Evidence of the financial strength of the developer including references. (Personal or business financial statements, annual reports, or other documents indicating the financial condition of the developer shall be required of the selected developer(s) to be reviewed only by MRA staff and returned.) PROPOSAL EVALUATION CRITERIA Proposals submitted in response to the Riverfront Triangle Request for Redevelopment Proposals will be evaluated according to the following criteria: A. DESIGN CONCEPT: Thirty-five percent (35%) of each respondent's score will be based on this criterion. a. Response to basic concepts within previous and ongoing master planning efforts including the Riverfront Triangle Urban Renewal Plan. Overall quality of the proposed design concept and sensitivity of the project design to the unique location of the Site. For example: Does the concept respond to the riverfront and extension of the - 12 - ---PAGE BREAK--- downtown? Could the proposed project, from a design perspective, be just as easily built on another site? b. Consideration of future development of the remainder of the Riverfront Triangle. c. Size and massing compatibility of proposed structures to the area. d. Proposed uses at key portions of the site as outlined in Riverfront Triangle Urban Renewal Plan, Riverfront Triangle Master Plan, West Broadway Community Vision Plan, and Greater Downtown Master Plan (drafts to date). e. Design of the public/private interface: i. Success of the concept in understanding the importance of providing safe and convenient public spaces, plazas, public art, enhancement of the riverfront trail, and accesses to the trail system from West Front and Orange Streets. ii. Site and building design concepts that accommodate and encourage public access to and enjoyment of the riverfront adjacent to the site and visual access to the surrounding vistas. iii. Building design concepts that take advantage of the views from within the development without diminishing public enjoyment of the riverfront. iv. Through uses and design, creates an extension of the downtown core area to the east including emphasis of street-front retail and service businesses and inviting architectural treatment. v. Development's appearance and functional relationship with all public right-of-ways. vi. Provision of adequate on-site parking and its visual and functional relationships to the riverfront, adjacent properties, and other public spaces. Parking should also recognize potential development of adjacent properties. vii. Proposed development's impact on area traffic and pedestrian circulation in the area. (If residential, consideration of minimizing automobile use through use of neighborhood-scale service and shopping businesses in the area to minimize the need for residents to drive to obtain common household merchandise and services.) viii. Development's intent to incorporate innovative and creative design models and utilize leading environmental practices in construction methods, architectural design, and building materials that minimize the need for "on-grid" power, natural gas, and water usage; reduce surface drainage to the river and storm sewer system; minimize light and sound reflection and daylong shadowing; and employ re-used, recycled, and locally produced materials. B. PROJECT FEASIBILITY AND STRENGTH OF FINANCIAL PLAN: Thirty-five percent - 13 - ---PAGE BREAK--- (35%) of each respondent's score will be based on this criterion. a. The degree to which the proposed development meets an identified market needs of the community and downtown area. Proposal should present credible evidence supporting the need or market for the proposed uses. It is understood that a complete market analysis may not be possible in the timeframe of this RFP. b. Suitability of the proposed uses for the site. The degree to which the proposed uses complement and enhance the downtown economic mix and the Riverfront Triangle Urban Renewal District. c. The feasibility and appropriateness of the proposed schedule for completion of the project or project phases. d. The developer’s experience with successfully completing comparable projects. e. Clear demonstration of the respondent’s ability to obtain financing for the project. The proposal should present verifiable evidence of the developer’s history of completing successful projects of similar cost and scope. i. Preliminary business plan describing estimated development costs; proposed construction schedules; and anticipated operating costs, rents, financing, and equity requirements. ii. Evidence that required types of financing are currently available to the respondent. iii. Extent the project relies on MRA, City, State, or Federal investment, grants, subsidies, or non-governmental donations. C. QUANTIFIABLE COMMUNITY BENEFIT: Thirty percent (30%) of each respondent's score will be based on this criterion. a. Income to City including: property sale/lease proceeds and estimated new property taxes resulting from the project. b. Estimated job creation resulting from the project and individual phases. c. How the project or some portion of the project addresses, meets, or helps alleviate a recognized current or foreseeable community or downtown need or gap in services or amenities currently provided. d. Reasonableness and feasibility of any requested MRA/City actions or contributions in relation to monetary and other public actions. - 14 - ---PAGE BREAK--- SELECTION PROCESS AND DEVELOPMENT AGREEMENT The selected developer(s) shall have clearly demonstrated the financial and legal ability to carry out the proposal submitted and to implement all phases of the redevelopment of the Riverfront Triangle Redevelopment Site as set forth in the proposal. In addition, the developer must demonstrate a proven record and experience in implementing similar projects. A. Evaluation of Proposals: All proposals shall be evaluated using a set of evaluation criteria that are included in this RFP packet. The Mayor's Office, Missoula City Council, and the MRA Board of Commissioners, have reviewed and approved the evaluation criteria included in this RFP. B. Mail or Deliver Proposals to: Missoula Redevelopment Agency 140 West Pine Street Missoula, MT 59802 Mark the proposal delivery packet "Riverfront Triangle – Fox Site Redevelopment Proposal" C. Date of Submission: Ten copies of the Proposal must be submitted to the MRA no later than 5:00 P.M. MST, Thursday, January 8, 2009. If a developer desires an extension of time to prepare a proposal, a written request should arrive at Missoula Redevelopment Agency, 140 West Pine Street, Missoula, MT 59802, Attention Chris Behan, no later than 14 calendar days prior to the submittal deadline. A decision to extend the deadline or change requirements will be based on the number of such requests and the reasons for the requests. In the event of a change or an extension, all potential developers who have requested Request for Proposal documents or have downloaded documents and have contacted MRA will be notified of the change or granted the same extension. MRA reserves the right to adhere to the original schedule. The City reserves the right to reject all proposals, select a single proposal to redevelop only one parcel, select a single proposal to redevelop both parcels, or elect to redevelop both parcels by selecting separate proposals. D. Riverfront Triangle Redevelopment Proposal Review: a. Initial Review for Completeness and City Staff Comments. The MRA staff will review all proposals for completeness, contact references provided, and conduct a staff evaluation of proposals. With the exception of personal or business financial information, proposals or portions of proposals may be reviewed by staff from the Office of Planning and Grants, various divisions of the Public Works Department, Parks and Recreation Department, Fire Department, or staff of other City agencies as appropriate. Review by other departments will be limited to consideration of project feasibility and comments regarding actions that would be necessary or advisable from their perspective if the project was to be constructed. b. After department comments are received, proposals which have, in the opinion of the MRA - 15 - ---PAGE BREAK--- staff, met the minimum submittal components listed in this RFP, will be forwarded to the RFP Staff Review Team along with all comments for consideration. Respondents not selected for analysis by the RFP Review Team will receive prompt written notification from MRA. c. RFP Review Team: The Review Team will review the proposals using the criteria herein and will provide recommendations to the MRA Board and City Council. d. MRA Staff will participate on and provide staff services to the RFP Review Team, will contact references provided, will coordinate initial review by other public agencies, and will conduct an evaluation of proposals. E. Public Presentation of Development Proposals: A public presentation of the redevelopment proposals forwarded by the RFP Review Team will take place at a meeting of the MRA Board. Prospective developers will be invited to make a presentation of their proposal to the MRA Board. F. MRA Board Recommendation: The written results of the RFP Review Team analysis will be presented to the MRA Board following the Public Presentation. It is anticipated the MRA Board will make the selection of a development proposal or more than one proposal to recommend to City Council (or may reject all proposals). G. Council Authorization: The MRA will present the recommended development proposal to the Missoula City Council for approval. Approval by the City Council will give the selected developer(s) exclusive right to negotiate a development agreement within a specified time period. I. Development Agreement: Immediately following the authorization by City Council, MRA will commence negotiating the terms and conditions of a Development Agreement with the selected respondent(s). It is anticipated a final draft of the Development Agreement will be negotiated and approved by the MRA Board (and other owners if applicable) within sixty (60) days after the selection of developer(s). If the Development Agreement is not finalized within that time, the MRA may elect to extend negotiations for an additional period that is acceptable to the MRA. However, as agent for the City, the MRA may terminate negotiations at any time after the initial sixty (60) days and, with concurrence of the City Council, commence negotiations with another responding developer; or in the alternative, issue a new Request For Proposals, or dispose of the property in another manner pursuant to State Law (7-15-4262, 7-15-4263 Execution of the Development Agreement will follow City Council approval of the document. Approval is anticipated within thirty (30) days of finalizing the Agreement. In any event, no party will have any liability or obligation to or rights or claims against the other prior to entering into the Development Agreement. During the Development Agreement negotiation period, the MRA may require the project concept be presented to one or more of the following committees for comment and suggestions - 16 - ---PAGE BREAK--- regarding general site and architectural design: the City Design Review Board; Open Space Advisory Committee; Parks and Recreation Board; Committee(s) of the City Council. The Development Agreement(s) shall set forth all of the terms, provisions, conditions and undertakings of the parties relative to the redevelopment of the Riverfront Triangle Redevelopment Site or Parcels therein in accordance statutory requirements, including, but not limited to the following: a. A schedule of actions by the Developer, MRA, City of Missoula, and other Owners relative to disposition of the Parcels (for example; zoning amendments, regulatory approvals, appraisals, surveys, land transfer documents, public infrastructure improvements, additional land acquisition, etc.). b. A requirement that the developer to adhere to all Federal, State, and local civil rights laws, ordinances and policies. Further, the Development Agreement will require that construction employee wages shall be based the edition of the Montana Prevailing Wage Rate for public works projects in effect at the effective date of the Agreement. Wage Rates, updated every other year, are available from the Montana Department of Labor and Industry, Research and Analysis Bureau, P.O. Box 1728 Helena, MT 59624, telephone (800) 541-3904 or www.rad.dli.state.mt.us/pw. Liability and workers compensation insurance will also be required. c. The Development Agreement will be stipulate that it does not guarantee other City actions including zoning changes. d. The Developer shall assure that all hiring of contractors, sub-contractors, consultants, sub- consultants, designers, and planners will be made on the basis of merit and qualifications and that there will be no discrimination on the basis of race, color, religion, creed, political ideas, sex, age, marital status, physical or mental disability, or national origin. Additionally, such firms shall be in compliance with Title 49 of Montana Codes Annotated (entitled “Human Rights”) as well as The City of Missoula’s Affirmative Action and Non- Discrimination Policy e. A schedule of acts to be performed and steps to be taken by the developer, City, MRA, and Owners along with any subsequent approvals by the MRA and, if necessary, the City of Missoula relative to the development of the Site in accordance with the developer's proposal. The schedule shall include dates the developer will submit documents as well as times for MRA review and approval of: preliminary design, site layout, and cost estimates; (If preliminary design differs appreciably from that previously presented, the MRA may require preliminary design aspects of the project to be presented to the above-mentioned Boards or City Council for comment and final approval.); and, (ii) final design, site layout, and cost estimates; and, (iii) final financing commitments and evidence of equity capital as may be needed to - 17 - ---PAGE BREAK--- complete the project. 6. A construction schedule in sufficient detail as to ascertain a reasonable completion date for the project and, if relevant, each discreet project phase. 7. Following substantial agreement between MRA and the Developer(s), the proposed Development Agreement(s) will be submitted to the City Council for final approval and for authorization of all public actions. The Development Agreement, as finally negotiated, shall contain a provision that it shall not be effective and neither the MRA nor the City of Missoula shall have any liability thereunder unless and until the Development Agreement has been approved in its entirety by the Missoula City Council and signed by both the developer, authorized City representatives. H. Completion Deposit. Upon execution of the Development Agreement, the developer will be required to deposit funds to assure construction of the project in an interest bearing account with a mutually agreed upon escrow agent. The amount of the Completion Deposit will be $100,000. In the event more than one developer is selected for development of the two available parcels, the full Completion Deposit will be required from each developer. Upon completion of the developer's project, the sum on deposit will be returned or credited to the developer. Failure to complete construction as agreed to in the Development Agreement or subsequent mutually agreed upon extensions, shall cause the deposited funds to be forfeited to MRA. Final terms of the Completion Deposit will be negotiated and addressed within the Development Agreement. I. Development Fee. MRA has been assigned to represent the interests of the City in redevelopment of the Fox Site. Upon approval of final design and financing of the proposal pursuant to the Development Agreement, a one-time, non-refundable development fee of up to one percent of the estimated construction value of the project(s) proposed in the RFP response will be paid to MRA by developers of the Fox Site. Such payment from development of all portions of the Fox Site will not exceed $500,000. In the event of multiple developers within the Site, the development fee will be prorated in relation to the total estimated cost of the developments. Monies collected shall be used primarily for reimbursement of MRA staff time and expenses in conjunction with the Fox Site. The final fee amount will be, in part, based on a projection of those costs. Unused amounts will be used to further urban renewal activities in the Riverfront Triangle Urban Renewal District. Terms of the Development Fee will be negotiated and addressed within the Development Agreement. Additional information may be obtained from Chris Behan, Missoula Redevelopment Agency, (406)- 552-6155, e-mail at: [EMAIL REDACTED]. Information provided that, in the opinion of MRA Staff, is critical to understanding the RFP or decisions made as the result of questions or requests for information will be provided to all recorded RFP recipients by email. Plans, zoning, photographs and other material may be found at www.ci.missoula.mt.us/mra/riverfront_triangle. Faxed material may be sent to MRA at (406)-552-6162. - 18 - ---PAGE BREAK--- - 19 - - 19 - ---PAGE BREAK--- Site Planning Examples The following are examples of site designs of the Fox Site. The first is from the Riverfront Triangle Master Plan and the second is from Greater Downtown Master Plan working documents currently under formulation and discussion. Note that the Greater Downtown Master Plan concepts propose densities through building heights greater than current zoning regulations permits. Neither document has been adopted by the City at this time. Respondents are not required to follow the examples. Sample Concept by Design Workshop, Inc. – 2003 Sample Concept by Crandall-Arambula – June, 2008 - 20 - ---PAGE BREAK--- Excerpts from Montana Code Annotated Regarding Transfer of Public Land 7-15-4206. Definitions (16)(d) making the land available for development or redevelopment by private enterprise or public agencies, including sale, initial leasing, or retention by the municipality itself, at its fair value for uses in accordance with the urban renewal plan. If the property is condemned pursuant to Title 70, chapter 30, the private enterprise or public agencies may not develop the condemned area in a way that is not for a public use. 7-15-4262. Disposal of municipal property in urban renewal areas. A municipality may: sell, lease, or otherwise transfer real property in an urban renewal area or any interest therein acquired by it for an urban renewal project for residential, recreational, commercial, industrial, or other uses or for public use and enter into contracts with respect thereto; or retain such property or interest only for parks and recreation, education, public transportation, public safety, health, highways, streets and alleys, administrative buildings, or civic centers, in accordance with the urban renewal project plan and subject to such covenants, conditions, and restrictions, including covenants running with the land, as it may deem to be necessary or desirable to assist in preventing the development or spread of blighted areas or otherwise to carry out the purposes of this part. Such sale, lease, other transfer, or retention and any agreement relating thereto may be made only after the approval of the urban renewal plan by the local governing body. Such real property or interest shall be sold, leased, otherwise transferred, or retained at not less than its fair value for uses in accordance with the urban renewal plan. In determining the fair value of real property for uses in accordance with the urban renewal plan, a municipality shall take into account and give consideration to the uses provided in such plan; the restrictions upon and the covenants, conditions, and obligations assumed by the purchaser or lessee or by the municipality retaining the property; and the objectives of such plan for the prevention of the recurrence of blighted areas. Real property acquired by a municipality which, in accordance with the provisions of the urban renewal plan, is to be transferred shall be transferred as rapidly as feasible, in the public interest, consistent with the carrying out of the provisions of the urban renewal plan. History: En. Sec. 9, Ch. 195, L. 1959; amd. Sec. 1, Ch. 134, L. 1973; R.C.M. 1947, 11-3909(part). 7-15-4263. Procedure to dispose of property to private persons. A municipality may dispose of real property in an urban renewal area to private persons only under reasonable procedures as it shall prescribe or as provided in this section. A municipality shall by public notice invite proposals from and make available all pertinent information to private redevelopers or any persons interested in undertaking to redevelop or rehabilitate an urban renewal area or any part of an urban renewal area. The notice must be published as provided in 7-1-4127 prior to the execution of any contract or deed to sell, lease, or otherwise transfer real property and prior to the delivery of any instrument of conveyance under the provisions of 7-15-4262 through 7-15-4266. The notice must identify the area or portion of the area and must state that any further information that is available may be obtained at the office designated in the notice. The municipality shall consider all redevelopment or rehabilitation proposals and the financial and legal ability of the persons making the proposals to carry them out. The municipality may accept those proposals as it considers to be in the public interest and in furtherance of the purposes of this part and part 43. Thereafter, the municipality may execute, in accordance with the - 21 - ---PAGE BREAK--- - 22 - provisions of 7-15-4262 and 7-15-4264, and deliver contracts, deeds, leases, and other instruments of transfer. History: En. Sec. 9, Ch. 195, L. 1959; amd. Sec. 1, Ch. 134, L. 1973; R.C.M. 1947, 11-3909(b); amd. Sec. 55, Ch. 354, L. 2001. 7-15-4264. Obligations of transferees of municipal property in urban renewal area. The purchasers or lessees and their successors and assigns are obligated to devote real property transferred pursuant to 7-15-4262 only to the uses specified in the urban renewal plan and may be obligated to comply with other requirements that the municipality may determine to be in the public interest, including the obligation to begin within a reasonable time any improvements on real property required by the urban renewal plan. In any instrument of conveyance to a private purchaser or lessee, the municipality may provide that the purchaser or lessee may not sell, lease, or otherwise transfer the real property without the prior written consent of the municipality until the purchaser or lessee has completed the construction of any and all improvements that the purchaser or lessee is obligated to construct. The inclusion in a contract or conveyance to a purchaser or lessee of any covenants, restrictions, or conditions, including the incorporation by reference of the provisions of an urban renewal plan or any part of a plan, may not prevent the recording of the contract or conveyance in the land records of the clerk and recorder of the county in which the city or town is located, in a manner that provides actual or constructive notice of the covenants, restrictions, or conditions. History: En. Sec. 9, Ch. 195, L. 1959; amd. Sec. 1, Ch. 134, L. 1973; R.C.M. 1947, 11-3909(part); amd. Sec. 617, Ch. 61, L. 2007.