Request for Proposals Lexington Market Developer...
Transcript of Request for Proposals Lexington Market Developer...
Request for Proposals
Lexington Market Developer Services
Issue Date: March 28, 2017
Proposals Due: May 16, 2017
Issued by Lexington Market, Inc.
400 W. Lexington Street, Baltimore, Maryland 21201
Developer Services RFP--Lexington Market Page 2
Contents
I. Introduction
II. Site Description
III. Project Description
IV. Scope of Work
V. Proposal Contents
VI. Selection Criteria
VII. Insurance
VIII. Utilization of Minority and Women-Owned Businesses
IX. Submission
X. Schedule
XI. Employ Baltimore and Commitment to Comply
Exhibits
Attachments
Developer Services RFP--Lexington Market Page 3
I. Introduction
Lexington Market, Inc. (the “LMI”), on behalf of the Mayor and City Council of Baltimore
(the “City”), is seeking written proposals from developer teams or consultants (the “Developer”)
experienced in providing fee-based services related to managing development or redevelopment
of commercial properties, including effective and successful oversight of financing, design
services, tenanting, construction and phased demolition to carry this project through to completion
of a new Lexington Market facility.
Lexington Market, Inc. is a nonprofit corporation that operates historic Lexington Market
on behalf of the City of Baltimore. LMI has undertaken a redevelopment initiative for this
commercial entity still operating on the original site. This project requires creating a new market
facility on a site adjacent to the existing East Market building while maintaining the Market in
continuous operation during construction. Many existing vendors will be relocated to the new
facility while new vendors will be added to diversify and enhance the overall Market operation.
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II. Site Description
Lexington Market includes seven distinct but interconnected properties that are located in
the northwest section of downtown Baltimore, generally bordered by W. Lexington St. on the
south, N. Eutaw Street on the east, W. Saratoga Street on the north and N. Greene Street on the
west (see photo, below). The seven properties include:
Property Size Location Current Functions
East Market 76,638 sf gross;
31,109 sf
leasable
400 West Lexington
Street between N. Eutaw
and N. Paca Streets
58 merchant spaces
Grocery/convenience store
Management offices and
restrooms (2nd level)
Merchant storage and food
production space (basement)
Loading area
Arcade 71,071 sf gross
(two floors);
12,522 sf
leasable
400 W. Lexington Street,
Attached to southern side
of East Market
27 merchant spaces
Barber shop
Sit-down restaurant (2,963 sf)
Performance space
Seating for 500 and meeting
room (2nd level)
Storage rooms, restrooms,
service areas
West Market 31,126 sf gross;
22,317 sf
leasable
500 W. Lexington Street
connected to garage 23 merchant spaces
Paca Street
storefronts
13,425 sf 216 – 226 N. Paca Street Seven retail stores from 1,458 sf
to 3,220 sf
Lexington
Market
Garage
1,174 parking
spaces on 4
levels,
332,789 sf
208 N. Paca Street Parking
Pfeiffer
Building
5 story
retail/office
building, 21,700
sf
200 North Paca Street Ground floor: office space,
available for retail
Upper levels: vacant
Surface
parking lot
125 parking
spaces, 48,240
sf
Adjacent to Arcade,
bordered by Eutaw,
Marion and Paca Streets
Parking
Developer Services RFP--Lexington Market Page 5
III. Project Description
This project will address the East Market, Arcade and Pfeiffer Building.
The goals for the new Market facility include:
1. Perpetuating the city’s historic public market tradition through the sale of fresh and
prepared foods in a welcoming public space,
2. Providing affordable retailing opportunities, particularly for independent, locally-owned
businesses and regional farmers,
3. Contributing to community wellness through access to and education about healthy and
affordable fresh and prepared foods, and
4. Supporting the revitalization of downtown Baltimore’s West Side.
Accomplishing this will require a new East Market building and removal of the Arcade
facility. In January 2015, LMI adopted a master plan as a strategic framework to revitalize
the Lexington Market property. Copies of the master plan, created by a consultant team
led by Market Ventures, Inc., are available for review.
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The selected construction approach to this project is to build a new market hall on parcels
adjacent to, and currently occupied by, the Arcade. The option of renovating the existing East
Market was rejected due to the displacement of Market tenants and excessive disruption of Market
operations. Therefore, the East Market will stay in operation during construction and the majority
of retained vendors will relocate once. The current plan calls for the East Market to be demolished;
however, the City will determine a new use for the land. Anticipated interim uses include surface
parking, landscaped open space and future development site. Recent working drawings are found
in the Attachments.
The current development budget is estimated at $40 million, including hard and soft costs.
The project is expected to be financed from several sources, including:
City Bond funds
State of Maryland funds
Federal funding instruments
Commercial loans
New Market Tax Credits or similar financing instruments
Corporate underwriting
Capital Campaign donations.
IV. Scope of Work
Developer services shall include without limitation:
1. Design Oversight. Oversee the work of the Design Team to ensure that the architecture and
engineering will support the goals for the project and other design aspects of the development
program.
2. Construction Oversight. Oversee the work of the CM as LMI’s representative to ensure that
the project is built on-time and on budget to the highest construction standards.
3. Financing. Arrange the project financing, managing and coordinating interaction of the
various funding sources; ensure that completion guarantee is in place.
4. Vendor Recruitment and Leasing. Recruit new vendors from outside the Market who meet the
tenant mix plan and vendor selection criteria.
5. Tenant Coordination. Assist all of the selected vendors with equipment choices and stall fit-
out to facilitate fully operational businesses upon Market opening.
6. Communication. Provide consistent and thorough communication to the Lexington Market
Board of Directors, Board Committees, Executive Director, and others as necessary to ensure
all key parties are kept well informed of progress, challenges, and important decisions.
Developer will interact with several professional firms already retained to address aspects
of the Lexington Market Redevelopment. They include, but are not limited to:
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Murphy & Dittenhafer Architects and its various subconsultants to provide
architectural and engineering services (the “Design Team”)
Whiting-Turner Contracting Company to provide construction management and cost
estimating services (the “CM”)
Cross Street Partners to lead New Market Tax Credit procurement
Market Ventures, Inc. to advise the LMI on national public market development and
operations best practices
Respondents are encouraged to propose items, activities, or issues in addition to, or as
alternatives to, the Scope of Work outlined above considered to be important and/or helpful in the
development of this project.
All press releases and public communications related to the project will be administered
through the LMI.
V. Proposal Contents
Proposals should include the following information:
Developer team composition, including key members’ experience and qualifications, and
team organization, including clear delineation of roles and responsibilities. Provide the
names and resumes of the individuals who will provide services for this Project, specifying
the project lead.
Contact information for all team members, including email addresses.
Team qualifications and experience, including comprehensive descriptions of at least five
relevant projects.
Proposed approach to the Project, including description of processes, methods,
collaborations, etc. that your team will employ for each aspect of work.
A minimum of five references (with contact information) for which the Developer has
provided similar services within the last five years.
Statement/Certification that the firms and their principals are not suspended or debarred
or otherwise ineligible to participate in Federal assistance programs or activities.
Commitment to Comply with the Minority and Women’s Business Enterprise Program of
the City of Baltimore and the Employ Baltimore program (Section XII).
Sealed proposals will be requested from selected teams prior to the interview. No fee
information is needed with the initial proposal.
Developer Services RFP--Lexington Market Page 8
VI. Selection Criteria
The following criteria will be used to evaluate proposals:
1. The Developer’s expertise in the provision of development services as described in this
RFP. Additional consideration will be given to demonstrated successful experience with
public or farmers’ markets, restaurants, food retailing, sustainable building and innovative
energy efficiency practices.
2. Past record of performance in the provision of similar services, including such factors as
cost control, quality of work, and ability to meet schedules.
3. Project organization and management, including staffing, management control and
subcontractor utilization.
4. Qualifications and utilization of the firms’ employees assigned to the provision of these
services, including previous work experience, technical management experience,
education and training.
5. General understanding of the Lexington Market Master Plan and creative approaches to
achieve the goals of the Project.
6. Proposed costs.
7. Extent of utilization of Baltimore City firms, compliance with the Employ Baltimore
program, and commitment to the utilization of minority and women-owned businesses.
8. Avoidance of personal and organizational conflicts of interest.
VII. Insurance
The selected Developer will furnish insurance certificates as a condition of the contract
award naming the City of Baltimore and Lexington Market, Inc. as additionally insured. The
Developer must maintain the required coverage throughout the length of the contract. The
coverage must contain a 30-day notice of cancellation.
VIII. Utilization of Minority and Women-Owned Businesses (MBE and
WBE)
Lexington Market, Inc. and the City of Baltimore are committed to maximizing equal
opportunity and diversity in the procurement of professional services. Therefore, Developers are
encouraged, when feasible, to utilize Minority and Women-Owned Businesses as subconsultants
in the provision of services. All respondents must submit a completed Commitment to Comply
with the Minority And Women’s Business Enterprise Program of the City of Baltimore and
Employ Baltimore (Section XII).
Developer Services RFP--Lexington Market Page 9
IX. Submission
Interested firms should register for and access the RFP by visiting the following public markets
website where the RFP will be posted: www.bpmarkets.com.
A project briefing will be held at 2:00 pm on April 10, 2017 in the second floor meeting room
of the Lexington Market Arcade, followed by an optional tour of the facility. Respondents are
encouraged to attend. Any clarifications or amendments to this RFP resulting from the pre-proposal
briefing will be distributed via email to all registered respondents, with receipt confirmation required.
Deadline for receipt of proposals is 12:00 pm ET on May 16, 2017. One original and
7 printed copies of proposals and one electronic version on flash drive shall be delivered to
Robert Thomas, Executive Director, Lexington Market, Inc., 400 West Lexington Street,
Baltimore, MD 21201-1752.
Lexington Market, Inc. will not reimburse respondents for the cost incurred in preparing
the proposal or any oral presentation. Lexington Market, Inc. reserves the right to reject any and
all proposals either in its entirety or in parts, received as a result of the RFP. Lexington Market,
Inc. reserves the right to award a contract or separate contracts to qualified firms as Lexington
Market, Inc. deems in its best interest. Lexington Market, Inc. reserves the right to alter any dates
in this RFP by a reasonable time.
After a review of the written proposals, selected firms may be invited to make oral
presentations to the Board of Directors or to Board Committee(s). Submission of sealed fee
proposals will be required in advance of that presentation.
All post-briefing inquiries dealing with this RFP shall be made in writing, and be emailed
(email: [email protected]) or mailed to R. E. Thomas at Lexington Market, Inc. A
written response, if provided, will be in the form of an Addendum to the RFP and will be sent to
all respondents registered by Lexington Market, Inc. Addenda must be duly acknowledged with
any submission. Corrections or changes to this document will be made only by written addendum;
any oral explanation or interpretation shall not be binding.
Respondents are cautioned not to contact Lexington Market, Inc., its board members, City
officials, or project consultants concerning this RFP during the competitive procurement process
or the evaluation process except as outlined above.
Developer Services RFP--Lexington Market Page 10
X. Schedule
The following target dates have been established for the project:
RFP issued: March 28, 2017, 12:00 p.m.
Pre-proposal conference: April 10, 2017, 2:00 p.m.
Request For Information Deadline: April 21, 2017, 5:00 p.m.
Closing date: May 16, 2017, 12:00 p.m.
Oral Presentation to Committee: To be scheduled if necessary
Selected team notified: Spring 2017
Developer Services RFP--Lexington Market Page 11
XI. Employ Baltimore and Commitment to Comply
In responding to this RFP, the Respondent covenants and agrees to comply with the City’s Employ
Baltimore Program and Executive Order (see Exhibit B, Employ Baltimore Agreement) and be
subject to compliance with Article 5, Subtitle 28 of the Baltimore City Code (2007 Edition)
regarding participation by Minority Business Enterprises (MBE) and Women’s Business
Enterprises (WBE) (see Exhibit A, Commitment to Comply). Respondent covenants and agrees
to use all reasonable good faith efforts to meet the Employ Baltimore and MBE/WBE participation
goals for this Project. All questions related to the Baltimore City’s Employ Baltimore Agreement
should be directed to:
Jason Perkins-Cohen
Mayor’s Office of Employment Development
3001 East Madison Street
Baltimore, Maryland 21205
Phone (443) 984-3014.
Fax (410) 361-9648
Baltimore City has an interest in and policy of encouraging the equitable utilization of minority-
owned businesses and women owned businesses. The selected Developer is strong encouraged to
make every good faith effort to equitably utilize the services of City certified minority business
enterprises (“MBEs”) and women’s owned business enterprises (“WBEs”). For convenience, the
selected Developer is encouraged to use the MBE / WBE directory available online at
www.balitmorecity.gov/government/law/mwboo or in print form from the Minority and Women’s
Business Opportunity Office to identify available minority-owned and women-owned businesses.
Further information can be also be obtained by contacting Mr. Thomas Corey, Director of the
Minority and Women’s Business Opportunity Office.
Courtney Billups, Director
Minority and Women’s Business Opportunity Office
City Law Department
City Hall, First Floor
100 North Holliday Street
Baltimore, Maryland 21202
Phone (410) 396-4355
Developer Services RFP--Lexington Market Page 12
EXHIBIT A
COMMITMENT TO COMPLY
COMMITMENT TO COMPLY WITH THE
MINORITY AND WOMEN’S BUSINESS ENTERPRISE PROGRAM
OF THE CITY OF BALTIMORE
In consideration for receiving fiscal assistance from or through the City of Baltimore, the
Developer covenants and agrees to comply with Article 5, Subtitle 28 of the Baltimore City Code
(2007 Edition) regarding participation by Minority Business Enterprises (MBE) and Women's
Business Enterprises (WBE) in its development of the project known as Lexington Market.
Developer covenants and agrees to use all reasonable good faith efforts to meet the overall MBE
participation goal and the overall WBE participation goal for the Project. The dollar amounts of
the overall MBE goal and the overall WBE goal will be calculated using the following percentages:
MBE 27%
WBE 10%
Prior to the commencement of construction, Developer agrees to submit to the City written
documentation, including executed contracts, service agreements, or utilization commitment forms
which shall identify the particular minority and women's business enterprises (i) contracting
directly with the Developer, or (ii) subcontracting with prime contractors who have contracted
directly with the Developer. The executed contracts, service agreements, or utilization
commitment forms submitted to the City shall specify the dollar value of the participation, the type
of work to be performed, and such other information as may be reasonably required by the City.
In the event that after reasonable and good faith efforts to meet the goals, Developer is able to
demonstrate to the satisfaction of the City that sufficient qualified and willing MBE's and WBE's
are unavailable in the market area of the Project as defined by City law, then the Developer may
request a waiver or reduction of the MBE and/or WBE goals.
The City's Minority and Women's Business Opportunity Office (MWBOO), or its successor, is
designated to administer the provisions of the law on behalf of the City. Developer shall comply
with the rules and regulations of the MWBOO or its successor in meeting the requirements of the
law.
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COMMITMENT TO COMPLY WITH THE
MINORITY AND WOMEN’S BUSINESS ENTERPRISE PROGRAM
OF THE CITY OF BALTIMORE
THE UNDERSIGNED DO SOLEMNLY DECLARE AND AFFIRM THAT THEY ARE
AUTHORIZED TO MAKE THIS COMMITMENT.
FOR: ___________________________________
BY: ____________________________________
BY: ____________________________________
DATE: _________________________________
________________________________________________
Chief, Minority and Women's Business Opportunity Office
Anticipated Starting Date of Construction
Date: _______________________________
Developer Services RFP--Lexington Market Page 14
EXHIBIT B
Developer Services RFP--Lexington Market Page 15
Attachments
Developer Services RFP--Lexington Market Page 16