HomeMy WebLinkAboutCOW 2008-05-12 Item 5F - Motion - Request for Proposals for Tukwila Village COUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION.
CAS NUMBER: 08-058 'ORIGINAL AGENDA DA i i MAY 12, 2008
AGENDA ITEbiTITLE Tukwila Village: Discussion of Request for Proposals (RFP)
CATEGORY Discussion Motion n Resolution Ordinance Bic1Award Public Heanng
n Other
Mtg Date 05/12/08 Mtg Date 05/19/08 illtg Date Mtiltg Date Altg Date Mtg Date Mtg Date
SPONSOR Council Major Adm Svcs DCD Finance f l Fire f l Legal P&R Police fl PlV
SPONSOR'S The City has selected three developers to respond to a Request for Proposals (RFP) to
SUM MARY develop Tukwila Village. On 5/19/08 the Council will be asked to approve the issuance of
the RFP. Tonight's item is a presentation to provide an opportunity to discuss the RFP. No
Council action is needed at the 5/12/08 meeting.
REVIEWED BY COW Mtg. CA &P Cmte n F &S ante Transportation Cmte
Li Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DA 1'E.
RECOMMENDATIONS:
SPONSOR /ADMIN. Not applicable
COMMITTEE
GOST=IMPACT SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $0
Fund Source: N/A
Comments
1 MTG: DATE RE-C= _ORD -C?F COUNGIL
4/28/08 Update provided to Council on the Request for Qualifications (RFQ) process.
MTG. DATE ATTACHMENTS
05/12/08 Informational Memorandum dated 5/8/08
Example RFP (Federal Way)
City of Tukwila Jim Haggerton, Mayor
Wi. +J�� p Office of the Mayor
111 s 01111 6200 Southcenter Boulevard
0 Tukwila, WA 98188
1 90$ tiiWw ci. tukwila.wa.us
Date: May 8, 2008
To: Mayor
City Administrator
From: Economic Development Administrator
Re: Tukwila Village RFP
Issue
The City is in the process of selecting a developer for Tukwila Village. The next step is to issue
a request for proposals (RFP). The Council has requested to approve the RFP before it is issued.
Backeround
On Febrary 29, 2008 the City issued a Request for Qualifications (RFQ) and received
applications from nine developers. The administration has reviewed those applications and
deteunined there are six developers qualified for the Tukwila Village project and, of those, the
three most qualified developers are: Legacy, Opus Northwest LLC, and Tarragon. The next step
is to issue an RFP to those three developers.
Discussion
Staff is still drafting the RFP for Tukwila Village with the intent to provide it for approval at the
Council meeting on May 19, 2008. An example of an RFP that was issued by the City of Federal
Way in 2007 is attached. Tukwila's RFP will be very similar to the Federal Way RFP. The most
significant differences are:
(1) Purchase Price: The Federal Way RFP is more similar to an actual bid for purchasing the
property than is appropriate for Tukwila Village. The Tukwila Village RFP will require
the developer to submit an estimated purchase price in their proposal but that estimate
will be non binding. The actual purchase price will be deteinuined through negotiations
once one developer has been selected. The estimated purchase price will enable the City
to compare potential City revenue to the other benefits of different development
concepts. Federal Way's RFP was appropriate for their project because there were many
fewer unknowns for that property.
(2) Standard Assumptions: Because there are so many significant unknowns that can affect
the purchase price of the property, the Tukwila Village RFP will include some standard
assumptions in order to simplify comparisons between proposals. For example, we may
ask the estimated purchase price to assume no changes to current zoning.
(3) Selection Criteria: The Tukwila Village RFP will be less foimulaic in the selection
criteria. At some point after the developer presentations, community meeting, and
Council discussion, the Council will be asked to select one developer by taking into
account a number of criteria but without a specific mathmatical formula.
(4) Quality Construction: The Tukwila Village RFP will require more detail about how the
developer will ensure quality construction and design.
(5) Quality Operations: The Tukwila Village RFP will require more detail about how the
developer will ensure the development is operated in a quality manner. This could
include explanation of their tenant selection criteria, covenants, conditions and
restrictions (CC &Rs), management incentives, past experience, ownership structure and
philosophy, etc.
(6) Sustainable and Green Development: The Tukwila Village RFP will ask for more detail
about the developer's plans to utilize green, sustainable, or low- impact development
principles.
(7) "Activating the Space The Tukwila Village RFP will require more detail about how the
developer will ensure the development creates a place for people to gather and connect.
(8) Artist, Senior, Workforce Housing: The Tukwila Village RFP will require information
on the developer's plan to include housing with income Limits to attract artists, seniors,
and others in the workforce (teachers, retail workers, young professionals, etc.).
(9) Library Parcel: The King County Library administration has indicated they will need to
sell the current Iibrary site in order to move into Tukwila Village. We will ask the
developers to indicate their interest in purchasing the library property.
There are some questions that I would like Council feedback 011 in preparation of the RFP. We
do not need to reach conclusion on all of these questions prior to issuing the RFP, however, we
will get better responses as we better clarify our goals. My recommendations are:
(1) Location of Plaza and Library: In the application for the RFQ, one of the developers
proposed the first phase of the development to occur on the south parcels (where the
mexican restaurant is located). This first phase would include the library, outdoor plaza,
police neighborhood resource center, retail, and apartments. I recommend that we
reauire the library, plaza, resource center, etc. to be located on the north parcels, which
was the concept recommended by Metrovation (Ron Sher) I think this will take better
advantage of the sunlight, wind, and visibility and create a better outdoor plaza
experience. This requirement might reduce the estimate purchase price for the property.
(2) Entitlements (zoning, units /acre, and height): At least one of the developers proposed a
concept that assumes building to a height of 65' instead of the current limit on that site of
45'. This concept also assumes maximizing the number of residential units that would fit
on the property given the height, parking, landscaping, and other space constraints. I
recommend we indicate that we are willing to consider changes in entitlements during the
negotiations process.
(3) "City Role in Activating the Space One of the concepts recommended by Metrovation
(Ron Sher) to create a community gathering place is to have an indoor commons area
attached to the outdoor plaza. The commons could have some small food vendors with
movable tables and possibly a small stage. It could be a place for casual meetings,
community performances, etc. None of the developers who responded to the RFQ
specifically described this sort of indoor public space. Even if a developer builds it, the
question is who coordinates scheduling the space. In Lake Forest Park's Third Place
Commons, a non profit organization called Friends of Third Place Commons handles the
scheduling. The non profit is funded through the City, commercial tenants, and private
donors. My recommendation is that we indicate a preference for indoor public
meeting/gathering space and that we are willinw to consider a partnership with the
developer in tellis of leasing and scheduling the space. Note: A City role in
programming the space is a separate issue and can be addressed during negotiations.
(4) Workforce Rental Housing: A question is how interested is the City in attracting artists,
seniors, retail workers, teachers, young professionals, and other families who earn
between 50% and 80% of the area median income (AMI). For a family of three, this
annual income would range between $36,650 and $55,350 and monthly rents for a two
bedroom apartment would range from approximately $900 to $1,300 per month. Note: for
comparison, a teacher in the Tukwila School district starting with a Bachelor's degree
can expect to earn $36,943 annually (which already includes additional compensation). In
addition to being affordable to these families, this approach may make the project eligible
for tax exempt financing and tax credits and increase the property sales price. My
recommendation is that we indicate a preference for a portion of the residential units to
target families beween 50% and 80% of the area median income. In add
(5) Workforce Ownership Housing: A related question is how interested the City is in
attracting ownership housing (townhomes or condos). Of the three most qualified
developers, only one expressed an interest in considering condominiums and that
depended on the market demand at the time of development. We may have more success
in encouraging moderately priced condos or townhouses for homebuyers if we are willing
to attract homebuyers with incomes in the 80% 120% AMI. For a family of three, this
annual income ranges from between $55,350 to approximately $88,000. My
recommendation is that we indicate a preference for a portion of the residential units to
be for -sale units targeted to families between 80% and 120% of the AMI.
Next steps.
Our next step is to issue a request for proposals (RFP) to these three developers. I am drafting
the RFP and will ask for it to be discussed at the City Council meetings on May 12th and 19 If
we are able to adhere to this schedule, we could receive the developer proposals in mid -June
with a community meeting in late June (tentatively June 25th or 26th) and Council selection of
one developer in early July.
Recommendation
Provide suggestions on the above issues and approve issuing an RFP.
Please contact me at 206 -433 -1832 or dspeck @ci.tukwila.wa.us if you have any questions.
Attachment: Example RFP (Federal Way)
Summary of developer concepts
TUKWILA VILLAGE
Tukwila Village Developer Concepts
Leaacv Partners
Develop in phases, starting on southeast corner
Phase 1: Library, PNRC, 10,000 square feet retail, 150 apartments (80 -120%
area median income)
Phase 2: 150 apartments
Phase 3: northeast corner: office or other
Ownership horizon: typically 7 -10 years
No pre leasing requirement
Opus Northwest. LLC
Small office and retail spaces, national credit tenant and local retailers,
neighborhood professional services.
For -rent and for -sale residential.
50% pre -sales for condos; some pre leasing requirements for office and retail
Tarragon
Street level retail with office or residential above, depending on project timing and
market
Prefers condo quality apartments instead of condos
Likely to retain Tong -term ownership
Pre leasing or pre -sales to be determined
The above concepts are excerpts from the information each developer provided in their
response to the request for qualifications (RFQ).
Updated: May 8, 2008
E xample
CITY OF
Federal Way
REQUEST FOR PROPOSAL
PURPOSE OF REQUEST.
The City of Federal Way "City") is requesting proposals from the three finalists for the
purpose of redevelopment of the former AMC Theaters site. The City's needs are
outlined in the following Request for Proposal "RFP
11. TIME SCHEDULE.
The City will follow the following timetable, which should result in a selection of a firm
by 6/19/07.
Issue RFP 4/27/07
Deadline for Submittal of Letter of Intent 5/7/07
Deadline for Submitting Written Questions 5/28/07
Deadline for Submittal of Proposals 6/4/07
Presentation of Proposals 6/7/07
Preliminary Selection of Firm 6/12/07
Notify Firm Chosen 6/19/07
Submittal of Letter of Credit by Development Team 6/30/07
Purchase Sale and Development Agreements Finalized 9/30/07*
This is a preliminary estimate. This tzmeframe may be changed by mutual
agreement of the parties.
III. INSTRUCTIONS TO PROPOSERS.
A. Questions regarding the Project or this RFP process must be directed in writing
(e -mail, fax, or mail) to the contact stated below. The City will respond to all
questions in writing via email to representatives of all three finalist teams. The
deadline for submitting questions to the City shall be 5/28/07 at 5:OOpm, PST.
B. All proposals should be sent to:
Patrick Doherty, Economic Development Director
City of Federal Way
P.O. Box 9718
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Federal Way, WA 98063 -9718
(253) 835 -2612
(email contact: natrickdncitvoffedera1way.com)
C. All proposals must be in a sealed envelope or packet and clearly marked in the lower
left-hand corner: "RFP for City Center Redevelopment"
D. All proposals must be received by 3:00 p.m., 6/4/07, at which time they will be
opened. Ten (10) hard copies of the proposal must be presented, together with one
electronic copy on CD. No faxed or telephone proposals will be accepted.
E. Proposals should be prepared simply and economically, providing a straight forward,
concise description of provider capabilities to satisfy the requirements of the request.
Emphasis should be on completeness and clarity of content. Use of recycled paper
for requests and any printed or photocopied material created pursuant to a contract
with the City is desirable whenever practicable. Use of both sides of paper sheets for
any submittals to the City is desirable whenever practicable.
Proposals shall include a fully completed "Proposal Submittal Form" and "Statement
of Financial Capability" Foini, attached hereto as Appendix E and Appendix F,
respectively, and incorporated by this reference.
F. The Economic Development Director or representative will notify the firm
selected by 6/19/07.
G. All proposals must include the following information:
1. A concise narrative describing the development proposal for the site,
including:
a. Project components and sizes (square footage);
b. Potential user /tenant profile;
c. Revenue sources;
d. Descnption of the design concept for the project, addressing:
i. Overall project image statement
ii. Quality and character of the public realm, including landscaping
concept plans
iii. Outline for design guidelines, including program for major building
materials, finishes, colors, amenities, etc.
iv. Environmental sensitivity and/or sustainability approach
e. Describe approach to project management.
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Example
2. Schematic plans (not to exceed 11" x 17 "format) should be submitted to
illustrate the development proposal, including site plans, vehicular and
pedestrian circulation routes, sections, pnncipal elevations and illustrative
sketches.
3. Strategy for gaining community and area input and support for the
development, including identification of team members that will develop a
working relationship with community groups.
4. Completed development summary and financing data, including:
a. Development information
i. Gross square feet of land area by land use type (including public space)
ii. Gross and net building square feet by land use type
ni. Proposed development timeline and /or phasing (Phase I should be
completed within two [2] years)
b. Development budget and pro foinia. Provide a development budget for the
proposed development program including an explanation of methodology
for arriving at the estimate (e.g., feasibility study, standard construction
cost estimating, etc.). Please use the electronic spreadsheet template
that will be provided by the City, or reasonable facsimile, ensuring to
apply State and local sales taxes, where applicable.
Also provide an operating pro forma for the development program over a
five (5) -year period or other period selected by the Proposer, with
explanation for use of alternative period.
5. Business Deal
Property acquisition price and terms and proposed business deal with the City,
including any proposed participation, if any, by the City, as well as significant
deal terms for such participation. Please refer to "Incentive Policy" and "City
Council Adopted Criteria for Public- Private Partnerships in City Center,"
attached hereto as Appendix C and Appendix D, respectively, and
incorporated by this reference.
For any proposed City of Federal Way participation, the following information
will be required, as applicable:
a. Amount of participation requested and its purpose.
b. Demonstrated financial gap indicating need for such participation.
c. Timing of City participation.
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d. Identification of potentially suitable alternative sources or reco n
the event proposed City participation is not secured.
6. Project Schedule. Provide a project schedule or timeline.
7. Estimated economic impact of the project to the City of Federal Way over ten
year period.
8. Proposer Experience. For each equity partner, provide the following:
a. Proposer/Development entity
i. Full legal name
ii. Entity type (e.g., corporation, LLC, partnership, etc.)
Principals, members and/or owners
iv. Primary contact regarding submitted proposal.
b. Proposer. Identify and provide a brief resume of the qualifications for
key members of the Proposer, including:
i. Principals, members and/or owners of the development entity.
ii. Project manager
iii. Financial partners
iv. Other
c. Ownership entity. If different from Proposer, indicate whether existing
or proposed. Please include:
i. Type (e.g., corporation, LLC, partnership, etc.)
ii. Foiination date
iii. Formation state
iv. If partnership, identify:
1. General partner,
2. Managing partner
d. Development experience
i. List all related development projects in which the Proposer or
principal(s) has (have) been involved over the past three (3) years,
indicating for each:
1. Project summary description (including location, date,
size, cost, etc.)
2. Construction lender and amount
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Example
3. Role of the development entity /principal(s) in t
project
4. Role of the public development partner, if applicable
5. Status of project (completed, in construction, etc.)
6. References
ii. Describe in greater detail those projects from the previous list that
are similar in type, size, scale or complexity to the development
project being proposed to the City, including for each:
1. Role of public agencies, if any
2. Total development cost
3. Time between project milestones
a. Property acquisition
b. Construction financing obtained
c. Start of construction
d. Opening/first tenant
4. Marketing and sales performance
a. Level of prelease /sales at opening
b. Length of time from opening until lease /sales
equaled 90% occupancy.
5. Contact references for:
a. Construction lender
b. General contractor
c. Sales /leasing broker
6. Role of current development entity and/or principal(s)
in the project.
7. Architectural quality and urban design characteristics.
8. Explanation of any regulatory or land use issues that
required resolution.
iii. List any current projects in the predevelopment, design or
construction phase, including:
1. Project description and status (including location, size,
cost, etc.)
2. Construction lender and amount (if known)
3. Role of the development entity in the project.
9. Earnest money deposit. A certified cashier's check in the amount of One
Hundred Thousand and No /100 Dollars 100,000.00) and payable to the City of
Federal Way shall be submitted with the proposal. This earnest money deposit
shall represent the good -faith intent of the Proposer to purchase said property
from the City and negotiate a Disposition and Development Agreement "DDA
should Proposer be selected by the City as the successful RFP Proposer.
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IV. SELECTION CRITERIA.
Factor Weight Given
1. Responsiveness of the proposal
to the purpose and scope of the City's
redevelopment vision. 35%
2. Financial package, including purchase price
for City land, City financial participation, economic
impact, etc. 35%
3. Ability and history of successfully
completing projects of this type, delivering projects
on time and on budget, and financial capability. 30%
Total Criteria Weight 100%
Each proposal will be independently evaluated on factors 1 through 3.
V. TERMS AND CONDITIONS.
A. Respondents must submit a Letter of Intent, stating intention to submit a
proposal in response to this RFP, by 5:00 p.m., 5/7/07.
B. The City reserves the right to reject any and all proposals, and to waive minor
irregularities in any proposal.
C. The City reserves the right to request clarification of information submitted, and to
request additional information from any proposer.
D. The City reserves the right to award any contract to the next most qualified
contractor, if negotiations with contractor are not successful within ninety (90) days
after the award of the proposal.
E Any proposal may be withdrawn up until the date and time set above for opening of
the proposals. Any proposal not so timely withdrawn shall constitute an irrevocable
offer, for a period of one hundred twenty (120) days, to sell to the City the services
described in the attached specifications, or until one or more of the proposals have
been approved by the City administration, whichever occurs first.
F. The contract resulting from acceptance of a proposal by the City shall be in a form
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supplied or approved by the City, and shall reflect the specifications in this The
City reserves the nght to reject any proposed agreement or contract that does not
confoini to the terms contained in this RFP, and which is not approved by the City
Attorney's office.
G. The Proposer selected by the City shall enter into a Memorandum of Understanding
"MOU") for an exclusive negotiation process. The MOU shall describe the mutually
agreed -upon schedule and process for amving at a Disposition and Development
Agreement "DDA The DDA shall serve as a purchase and sale agreement for the
subject property, as well as a development and design agreement for the development
project.
H. Earnest money checks will be held by the City and NOT CASHED until a
deteiniination has been made:
1. To enter into an MOU with a selected Proposer.
i. The City will cash the earnest money check of the selected Proposer
once the Proposer has been advised in writing by the City that
Proposer has been selected. The earnest money funds may be
returned to Proposer once a binding DDA has been entered into or, at
the discretion of the Proposer, the funds may be applied to any
payment or deposit required by the DDA.
ii. If the City and the selected Proposer do not enter into a binding DDA,
the earnest money funds will be retained by the City as liquidated
damages. However, if failure to enter into a binding DDA is the sole
fault of the City, the earnest money funds shall be returned to the
selected Proposer.
OR
2. That no proposals are acceptable.
Earnest money checks will be returned to all Proposers not selected by the City.
I. Upon completion of successful negotiation, the City and the development team will
enter into a DDA, outlining in detail the Willis and conditions of the real property
conveyance, as well as details of the proposed project. Discussion of major urban
design objectives, including architectural concepts, open space qualities and
amenities, building materials, etc., may also be included in the DDA.
J. The City shall not be responsible for any costs incurred by the firm in preparing,
submitting or presenting its response to the RFP.
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Example
VI. SCOPE OF SERVICES
A proposal to acquire the foinier AMC Theaters site and to develop a project consistent
with the "Redevelopment Vision and Pnnciples" and "Additional Details regarding
Potential Participation by Highline Community College and/or Federal Way Public
Schools," attached hereto as Appendix A and Appendix B, respectively, and incorporated
by this reference.
VII. APPENDICES
Please see the following attached Appendices:
Appendix A Redevelopment Vision and Principles
Appendix B Additional Details regarding Potential Participation by Highline
Community College and/or Federal Way Public Schools
Appendix C Incentives Policy
Appendix D City Council- Adopted Cntena for Pubhc- Private Partnerships in City
Center
Appendix E Proposal Submittal Form
Appendix F Statement of Financial Capability
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1_;_,
Redevelopment Vision and Principles
The City is seeking to select a developer who shares the enthusiasm and vision for a vibrant downtown
Federal Way as a place to live, work, shop, and play. The Project envisions a dense mix of uses, featuring
urban housing, commercial uses and open spaces. A central approach for the renaissance of City Center
consists of encouraging strategic investment in a compact environment that contains an appropriate mix
of land uses, gives greater emphasis to multiple forms of access, and creates a unique sense of place.
Vision
The Federal Way City Center will be highly urbanized, mixed -use urban center with a concentration of
housing units, commercial uses, jobs and public spaces supporting public transportation, pedestrian
activity and a sense of place. Predominant land uses will be residential, commercial and public The
Project should serve as a catalyst within this urban center, designed to bring an active and vital mix of
uses to the area in a pedestrian- friendly, transit supportive format. Different land uses will be found side
by side or within the same structures. The mix of uses will be located m a development with minimal
setbacks, reduced parking requirements, and taller structures, all in an effort to achieve higher densities
necessary to support "the place." It will serve as a catalyst for public and private investment and
economic activity, effectively building off the strengths of the surrounding area and connecting to
adjacent neighborhood.
Desired Components of the Vision
The desired components of this catalyst Project include the following:
Highest and best use of the site.
Mid -rise and high -rise buildings as well as low -rise components, achieving the sense of an "organic"
village of structures, not a single "project."
o There is a strong preference for a transformational project that will serve as a catalyst for a
new generation of urban redevelopment in the Federal Way City Center
o High -rise components, if feasible, would likely contribute greatly to this transformational
character.
o Similarly, a range of building mass and /or height, type, design expression, etc will impart
the desired urban village character.
o The City also places a high priority on this project's being fully successful
programmatically, architecturally and financially Consequently, it is important that the
proposal demonstrate the sustainability and feasibihty of the range of uses, construction
types, price points, etc., proposed.
Mix of uses residential (both lease and own), office, retail, service, entertainment, or institutional,
etc
o An additionally important component of the urban village concept is as full a range of uses
within the project as feasible. A range of complementary uses provides activity during day
and evening hours, and creates a strong sense of place and community
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Public open space in a "town square" format that is seamlessly integrated with surrounding
development for activation, programming, passive vigilance, etc., and including art work and/or
artistic expression.
Superior urban design, site planning and building design.
o Site planning should arrange uses and building masses in a way that creates a strong sense of
place, provides human -scale and comfortable public places, and also allows for integration
with surrounding areas to create natural pathways and connections to future redevelopment
nearby.
o Urban design details are important. Buildings should provide attractive, human-scale and
interactive facades along sidewalk frontages as well as interior public space frontages. Public
spaces should be designed to encourage both formal and casual activity, spill -out of adjacent
uses (cafes, shops, etc.), and areas for gathering or performance
o Building design is of the utmost importance. With tittle historical context to derive from,
design expression at this site will create a new urban context and will set the standard against
which future projects will be designed. Architectural expression should be refined, elegant
and timeless, as well as appropriate for a newly emerging urban center. Building materials
should be solid, durable, sustainable and enduring. Lower levels within the pedestrian realm
should include copious use of human -scale elements, such as brick, stone, masonry units, tile,
etc. Fenestration, particularly for residential components, should be generous, with use of
large- format openings and copious glazing, where possible.
Adherence to the Development Goals and Principles enunciated below
In addition, while not a required component, there is a strong community desire to see the following
included in a redevelopment project on the Site, if feasible.
Facilities to house either or both the Federal Way campus of the Highlme Community College
and the administrative offices of the Federal Way Public Schools. Both institutions have expressed
interest in potentially locating at the Site, as well as participating in a future development. Please see
Appendix 13 for further details of each institution's needs and general terms
Development Goals and Principles
As a development catalyst in a significant location in the Federal Way City Center, the Project should
embody the best of Smart Growth principles and should be an urban design showcase. The final
development plan to be prepared by the selected developer should incorporate these goals and principles
as a fundamental part of the plan:
Goals:
Address underserved market niche
Support stabilization and diversification
Provide direction for targeting and leveraging public investment
Advance a market tested stakeholder vision over the near- and long -term (as expressed herein)
Advance a physically and economically sustainable plan
Principles:
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Smart Growth Principles, as defined by the American Planning Association (APA), 1998, including:
Efficient use of and resources;
Full use of urban services;
Mix of uses;
Transportation options; and
Detailed, human -scale design.
"Green" or Leadership in Energy and Environmental Design (LEED) development principles to the
extent feasible (LEED rating not required)
Provide maximum opportunities for viable mixed -use commercial development.
Contribute to the overall character of Federal Way.
Provide a variety of urban housing opportunities
Provide interesting and active facades at the street level.
Respect and interact with surrounding property values and land uses.
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Example
Additional Details regarding Potential Participation by Highline
Community College and /or Federal Way Public Schools
As stated in the RFQ, while not a required component, there is a strong community desire to see included
in a redevelopment project on the Site facilities to house either or both the Federal Way campus of the
Highline Community College and /or the administrative offices of the Federal Way Public Schools. Both
institutions have expressed interest in potential location at this Site, as well as participation in a future
development.
It is fully understood that the ability of a development team to include either or both of these institutions
in a redevelopment scheme for the Site is speculative and no commitments at this time can be made, nor
are expected, by any of the parties
The following is summary of each potential participant's programmatic needs and preliminary terms of
potential participation, as well as contact information:
Highline Community College
The College currently operates a satellite facility in Federal Way in leased space in the West Campus
neighborhood. As their lease is slated to expire towards the end of 2009, the College has stated its interest
in seeking out opportunities for a future location in the City Center, particularly within walking distance
of the Transit Center
The College has stated it would need approximately 20,000 square feet to contain administrative space,
classrooms /labs and the Small Business Development Center Such a facility would require high quality
IT infrastructure.
Lastly, the College has stated that its potential participation may be limited to leaseholder interest only
Contact: Larry Yok, Vice President, (206) 878 -3710, x 3545 or at: lvok@highhne.edu
Federal Way Public Schools
The administrative offices for Federal Way Public Schools (FWPS) are currently located within the City
Center, approximately two blocks from the Site. FWPS has indicated that its facilities are outdated and it
would be interested in potential new facilities within the City Center, similarly within walking distance of
the Transit Center.
FWPS has stated that it would need approximately 35,000 to 40,000 square feet to include administrative
office space and a board room. Similarly, FWPS would require high- quality IT infrastructure.
As contrasted with Highline Community College, FWPS has stated that its potential interest in a
redevelopment project would take the form of equity participation only, not a leaseholder position.
Essentially, their equity participation would be limited to the value of their existing property /facility
(located a block to the NW) that they would sell.
Contact: Tom Murphy, Superintendent, 253 -945 -2000 or at: luturnhv@fwns.org
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Example
Incentives Policy (from RFQ)
The City recognizes the physical and financial challenges that can accompany infill redevelopment,
especially when compared with development of vacant "greenfield" sites. Consequently, it is the City's
intent to consider actions that may help to "level the investment and regulatory playing fields." The City
further recognizes that no single action will address this objective, but rather that this will be dependent
on a series of actions designed to capitalize on market opportunities and overcome barriers
The City has identified the following incentives and is willing to discuss their potential
application to an appropriate redevelopment project:
Provision of a Lead staff contact for the Project to facilitate and expedite permit approvals among
various City departments, consistent with the development goals identified in the RFP,
10 -year limited property tax exemption enacted for residential development and certain mixed -use
development components;
Area -wide environmental impact statement completed 2006;
Favorable zoning City Center zoning allows for higher density uses, with up to 200 feet in height
allowed;
Favorable Building Code provisions that allow 5 -story wood -frame over concrete construction;
Citizen outreach and assistance with public meetings;
Redevelopment partnership funds. City funds may be made available to help finance pubhc
components, such as public open space, infrastructure, and public parking.
The City will be considering the potential applicability of State funds for public components through
the Local Infrastructure Financing Tool (LIFT) which are approved by the Community Economic
Revitalization Board (CERB).
Other incentives not listed above.
Incentives potentially available from the City are not intended to replace other project financing
from pnvate or public sources. Rather, they are intended to be flexible resources that can
potentially bridge funding gaps which may be created by the difficult and sometimes costly
nature of such purposeful developments.
For incentives proposed in the statement of development concept anticipated sources of funds the
following information must be provided for each proposed funding resource.
1 Amount of public funding requested.
2 Need for project funding indicating why funding is needed for project feasibility.
3 Timing of funding release.
4. Purpose or use of funding
5. Eligibility for funding consistent with fonder requirements.
6 Identification of potentially suitable alternative sources or recourse in the event funding as
proposed is not secured.
Once City identified criteria are satisfactorily addressed, staff will work with the developer or
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development team to further analyze specific details about the project's financial pro forma and
factors as warranted. Any financial assistance to the project will be determined based upon the nature
and extent of the "gap" between the total project costs, amount of public components, and amount of
private investment to cover those costs, assuming a market average rate of return on the private
investment. Based upon this information, City staff will then determine the extent of the City's potential
participation in the project. Moreover, the level of any City participation will be dependent, in part, on the
fiscal impact of the project to the community and expected private investment- leverage resulting from its
participation. The ultimate goal will be to make the project economically self- supporting as quickly as
possible.
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City Council Adopted
Criteria for Public- Private Partnerships in City Center
Preference for public participation will be given to projects that rate highly with regard to the following
guidelines and /or objectives:
The proposed development is comprised of (or contains) a mix of uses in a variety of building
sizes and heights, and /or offers a "village" or "lifestyle center" site and building design, with such
elements as street- oriented storefronts, outdoor eating and dining, and outdoor public amenities, such
as artwork, fountains, plazas and seating. Projects with the greatest mix of uses (retail /service,
residential, lodging and office) will be given priority Phasing may be allowed to accomplish the full
mix of uses contemplated in a development concept.
The proposed development is transit oriented in design and concept, where feasible, especially
when in proximity to the Transit Center;
The proposed development is of superior site and building design, including use of high- quality
materials. Parking facilities (both surface lots and structures) are aesthetically pleasing and
integrated into the design of the overall project. Parking structures include street -level uses and /or
are preferably be wrapped by other uses, where possible, to reduce their apparent bulk and mass.
The proposed development is located within the City Center and is of sufficient scale and scope
to have a substantial impact on the image and desirability of the City Center and suggests a high
probability of inducing additional, spin -off development;
The proponent can provide a solid track record with similar private development (previous
experience in public- private partnerships desirable),
The project is projected to provide additional jobs at a variety of levels. Projects with family
wage and higher- paying jobs will rate more highly against this guideline.
The proponent provides an economic impact analysis. A detailed analysis and estimate of the
project's direct economic impact in increased property, utility, and sales taxes, as well as an analysis
and estimate of indirect economic impacts by multiplier effects throughout the local economy;
When selected for partnership consideration, the proponent provides a financial "gap" analysis,
including development costs, projected revenue, disclosure of developer's desired capitalization rate,
mternal rate of return (based on other portfolio projects), etc., in order to determine the necessary
level of public participation.
1 5
Example
Proposal Submittal Form (Must be returned with proposal)
The owner or an officer of the firm must sign this document, A Corporate seal or a letter of authorization is
needed for any other signer.
I have submitted this proposal on behalf of my firm this day of
2007.
Firm Name:
Address:
Authorized Signature:
Title:
Telephone Number: Fax Number:
Email Address:
Alternate Contact:
TO BE COMPLETED BY THE NOTARY:
State of
SS.
County of
['Stale and county where notarized must be written in for proposal to be considered]
Signed and sworn to before me on this day of by
[Printed name of individual who signed above.]
My Commission Expires
Signature of Notary Public
My Commission Number
16-
Example
Confidential Statement of Financial Capability
A. Proposer /Development Entity Information
1. Official Company /Entity Name:
2. Mailing Address:
State /Zip:
3. If at this address less than 1 year, prior address:
4. Primary contact regarding this information:
5. Telephone Number:
B. Development Entity. The Development Entity named above is:
sole proprietorship Soc. Sec.
corporation —FID
nonprofit or charitable institution or corporation FID
partnership FID
business association or a joint venture FID
limited liability company FID
Federal, State, or local government or instrumentality thereof
Other explain:
D. Date and State of Organization. If the Proposer /Development Entity is not an
individual or a government agency or instrumentality:
1. Date of organization:
2. State of organization
E. Proposer /Development Entity Principals. Names of owners, officers, directors,
trustees, and principal representatives of the Proposer /Development Entity:
Name, Address, ZIP Description of of Ownership
code Interest /Relationship Interest
j 1 1
I I 1
I 1 I
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I Example I
F. Proposer /Development Entity Affiliations. Is the Proposer /Development Entity
a subsidiary of, or affiliated with, any other corporation or corporations or any other
firm or firms? Yes No If Yes, provide the following information:
Corporation /Firm Relationship to Common
Proposer/ Officers /Directors
Development Entity
Name
Address
Name
Address
Name
Address
G. Bankruptcy. Has the Proposer /Development Entity or the parent corporation (if
any), or any subsidiary or affiliated corporation of the Proposer /Development Entity or
said parent corporation, or any of the Proposer's /Development Entity's officers or
principal members, shareholders or investors filed for bankruptcy, either voluntary or
involuntary, within the past 10 years? Yes No If Yes, provide the following
information:
1 Name I Court I Date I Status
j 1 1
H. Loan Defaults. Has the Proposer /Development Entity or the parent corporation (if
any), or any subsidiary or affiliated corporation of the Proposer /Development Entity or
said parent corporation, or any of the Proposer's /Development Entity's officers or
principal members, shareholders or investors defaulted on a loan or other financial
obligation? Yes No If Yes, explain:
I. Litigation. Is the Proposer /Development Entity or the parent corporation (if any), or
any subsidiary or affiliated corporation of the Proposer /Development Entity or said
parent corporation, or any of the Proposer's /Development Entity's officers or
principal members, shareholders or investors party to any pending criminal or civil
litigation that could potentially impact the financial capability of the Development
Entity to complete the proposed development? Yes No
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If Yes, provide the following information, and attach any additional inform or
explanation deemed necessary:
1 Date Filed I Court I Current Status
J. Financial Condition. Attach to this statement a three -year certified financial
statement showing the assets and the liabilities, including contingent liabilities, of
the Proposer /Development Entity fully itemized in accordance with accepted
accounting standards. To be certified, the statement must contain an auditor's
opinion, or be compiled /prepared by a certified public accountant (CPA) or public
accountant (PA). If the date of this certified financial statement precedes the date of
this submission by more than six months, also attach an interim balance sheet not
more than 60 days old.
K. Conflict of Interest. Does the Proposer /Development Entity currently have or plan
to have as an officer, member, employee, shareholder, investor or financing partner
of the Entity any person who is currently an officer, agent, or employee of the City
of Federal Way? Yes No
1. If Yes, identify and explain:
2. If Yes, does anyone identified above (K -1) have direct or indirect pecuniary
interest in the Proposer /Development Entity or in the redevelopment or
rehabilitation of the property being proposed by the Proposer /Development Entity to
the City? Yes No
3. If Yes, describe and explain:
L. Additional Information. Attach any additional evidence deemed helpful to
demonstrate the Proposer's /Development Entity's financial capacity and capability to
complete the proposed development.
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CERTIFICATION
I1 certify under penalty of perjury under the
laws of the State of Washington that I am authorized to submit this information on
behalf of the Proposer /Development Entity and that the statements made in this
Statement of Financial Capability are true and correct.
I further authorize the City of Federal Way, or any employee or agent acting on behalf
of the City of Federal Way, to undertake any investigation deemed appropriate to verify
the information contained herein.
Printed Name Title
Signature Date
a
If the Proposer /Development Entity is an individual, this statement should be signed by such individual; if a partnership, by one of the
partners; if a corporation or other entity, by one of its chief officers having knowledge of the facts required by this statement.
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