Urban Redevelopment Authority releases RFP for vacant parcels on Centre Ave. for commercial development

 

 

Request for Developer's Proposals: Vacant Commerical Properties in the Hill District neighborhood of the City of Pittsburgh

General Information & Goals }

 

 
email=mmilliones [at] hilldistrict.org" target="_blank">

 

The Urban Redevelopment Authority of Pittsburgh (URA) is seeking developers and/or development teams for multiple sites along Centre Avenue in the City’s Hill District neighborhood.  Centre Avenue is the main business district of the neighborhood and is zoned for mixed-use commercial development. Developers and development teams may propose reuse for one, all or any combination of parcels described within.

 

The community has completed master planning efforts which are discussed at length below (see “Greater Hill District Master Plan” under “Neighborhood Market Conditions”).  Interested developers should familiarize themselves with the concepts and principles of this plan.  Any future development will need to be reflective of these principles.

Interested developers should also note:

  • There is no explicit public commitment to provide funding for any additional infrastructure.  Please prepare your submission accordingly.
  • The selected developer(s) may need to display the ability to acquire privately held property should their redevelopment  plan include properties not owned by the URA.     

 

 

Quick Stats }

 

 
email=mmilliones [at] hilldistrict.org" target="_blank">

 

RFP Issued:               Friday, August 3, 2012

Proposals Due:         Monday, August 27, 2012 by 5pm EST

Neighborhood:         Hill District

Addresses:                Centre Avenue Corridor

Lot(s) and Block(s):    email=mmilliones [at] hilldistrict.org" target="_blank">See Exhibit B2

Parcel Size:              email=mmilliones [at] hilldistrict.org" target="_blank">See Exhibit B2

Land Status:              Vacant Land and Structures

Current Zoning:         LNC

Council District:         6

Councilperson:          R. Daniel Lavelle

Primary Contact:       Megan Stearman (412) 255-6576; or mstearman [at] ura.org

A site map of the development area can be found in email=mmilliones [at] hilldistrict.org" target="_blank">Exhibit B1: Development Area Site Map.

 

 

 

Site Description and Timeline }

The targeted sites (see Exhibits B1 and B2 for email=mmilliones [at] hilldistrict.org" target="_blank">site map and email=mmilliones [at] hilldistrict.org" target="_blank">parcel list) are along Centre Avenue bound to the west by Devilliers Street, to the north by Wylie Avenue, to the east by Soho Street, and to the south by Hemans Way.  

Interested developers should note:

*    There is a need for district wide parking spaces.  Eight lots along Hemans Street and Festus Way, also owned by the URA (see email=mmilliones [at] hilldistrict.org" target="_blank">Exhibit C), are good opportunities for the development of parking lots or decks and are available as part of this RFP. These lots are currently zoned Residential Multi-Unit Moderate Density (RM-M) and would require approval by the Zoning Board of Adjustment for use as parking. Parking created on these sites should serve the public need, not just individual development projects.

*    The Zone 2 Police Station located at 2000 Centre Avenue (Lot 10-N-357), along with its parking facilities located in the rear of the building (Lots 10-N-348, 350, 351, 352, 355), is included as part of this RFP. Interested developers should include a relocation of the Zone 2 Police Station and associated parking along Centre Avenue within their proposals as a requirement of proposing redevelopment of this site.

*    The Central Baptist Church owns property at the intersections of Centre Avenue, Mahon Street, Kirkpatrick Street and Wylie Avenue and has a redevelopment plan for their sites. Parcels currently used for parking are envisioned as commercial development sites. There are well developed plans in place and Central Baptist Church is open to collaborations with qualified developers. Developers interested in this site should contact vic6179 [at] aol.com (Victor Grigsby) at  or 412-566-1437.

*    Owners of other privately owned properties in the development area, included on the list below (also shown as email=mmilliones [at] hilldistrict.org" target="_blank">Exhibit D), have also expressed interest in development partnerships. This list is as of the date hereof.  Interested developers should be prepared to negotiate directly with these owners.   The Hill CDC should be contacted to determine the nature of the interest of these property owners.  The Hill CDC can be reached at 412-765-1820.

                                                                  Lot_Block        Owner
                                                                  10-K-44           Central Baptist
                                                                  10-K-43           Central Baptist
                                                                  10-K-39           Central Baptist
                                                                  10-K-36           Central Baptist
                                                                  10-K-35-A       Central Baptist
                                                                  10-K-26           Central Baptist
                                                                  10-K-24           Central Baptist
                                                                  10-K-60           Central Baptist
                                                                  10-K-64           Central Baptist
                                                                  10-K-66           Central Baptist
                                                                  10-K-67           Central Baptist
                                                                  10-K-69           Central Baptist
                                                                  10-K-70           Central Baptist
                                                                  10-K-41           Central Baptist New Development Corporation
                                                                  10-K-40           Central Baptist New Development Corporation
                                                                  10-P-115         Central Baptist New Development Corporation
                                                                  10-P-148         Haston
                                                                  10-P-149         Jerry
                                                                  10-P-143         Morehead
                                                                  10-P-143-A     Morehead
                                                                  10-P-142         Morehead
                                                                  10-P-141         Morehead
                                                                  10-P-140         Morehead

*    The Ujamaa Collective, a non-profit organization of women entrepreneurs, has been operating for the last two years at 2030 Centre Avenue (10-N-330) during the spring and summer season. Ujamaa uses a business model of entrepreneurship, education, creative financing, marketplace establishment and cooperative business practices to assist African American women with an economic outlet for their work. The organization has been effective and welcomed by the community and would like to develop a permanent home on that site, or alternatively along the Centre Avenue corridor.

*    House of the Crossroads Gaudenzia plans to renovate and preserve the building they own at 2012 Centre Ave, and expand on several lots they also own at 2014-2018 Centre Avenue and 414-420, 423 Grove Street to provide commercial space and affordable housing. The plans include a first-floor storefront Vocational Training Center that will be open to the entire Hill district community (2012 Centre Ave), and upgrades to the existing parking lot (2014-2018 Centre Avenue and 423 Grove Street). The plans ultimate goal consists of new construction of ground floor commercial space and 20 units of permanent affordable rental housing for individuals and families (2014-2018 Centre Avenue and 414-420, 423 Grove Street).

•    FOCUS-Pittsburgh, a charitable organization based in the 2200 block of Centre Avenue, has been providing Hill District and City residents essential services such as health care services, employment and housing assistance, counseling and emergency provision of food, clothing and furniture at no cost.  FOCUS-Pittsburgh is interested in expanding its operations and developers of this block should consider this program in plans.  FOCUS-Pittsburgh can be reached directly or through the Hill CDC at 412-765-1820.

*    Any developer submitting a proposal is required to tour the site and become familiar with the existing conditions present. 

 
Additional Development Information Adjacent to Site

The URA is collaborating with the Hill Community Development Corporation for a separate request for proposals for the block containing the New Granada Theater, along the northern side of Centre Avenue between Devilliers and Erin streets. As owner of the historic theater, the Hill CDC will act as lead developer working with the URA to steward the revitalization of this key block.  The URA and the Hill CDC will invite developers to submit proposals for joint ventures, sole development plans and strategic alliances.  Developers interested in this block should contact the mmilliones [at] hilldistrict.org (Hill CDC) at 412-765-1820.  Please email mstearman [at] ura.org (Megan Stearman) at  to be placed on a mailing list for future opportunities related to this site.

A design strategy is being planned for publicly owned properties at Soho and Reed streets. Redevelopment of these parcels will be offered in a second phase request for proposals.

The URA currently offers Mayor Luke Ravenstahl’s Storefront Renovation Program (SRP) for the rehabilitation of commercial building facades. SRP provides matching grants of up to $5,000 per address for improvements such as painting, lighting, windows and more. For more information please visit our email=mmilliones [at] hilldistrict.org" target="_blank">website or contact qwasler [at] ura.org (Quianna Wasler).

The URA also offers a suite of loan programs for assistance to small businesses owners looking to build a new facility to accommodate expansion, seeking working capital to underwrite growth, purchase or lease new equipment or all three. For more information please visit our email=mmilliones [at] hilldistrict.org" target="_blank">website or contact tlink [at] ura.org (Tom Link).
 

Timeline

RFP Release                                     August 3, 2012

Q&A Session & Guided Site Tour        August 7, 2012 at 10:00a.m., TBD*

RFP Proposal Due Date                   August 27,2012 by 5:00 p.m.

Technical Evaluation                           August 28 - August 30, 2012

Community Presentations                   September 5, 2012

Interviews                                                         September 6-7, 2012 

Decision Rendered by URA Board       September 13, 2012

*Please contact Megan Stearman at mstearman [at] ura.org  or 412.255.6576 for more information and to reserve your space.

  

 

 

Neighborhod Market Conditions }

The proposed sites are in the Hill District neighborhood of the City of Pittsburgh. Over the last six years much investment in housing has occurred with 41 units of single family housing and 490 units of multi-family housing with investments totaling $103.4 million.

•    The Carnegie Library recently built a new $3.5 million branch along Centre Avenue and Kirkpatrick Street bringing a modernized green building to the corridor.

•    A full service Shop N’ Save grocery store is planned for the corner of Centre Avenue and Heldman Street, with a target opening date of Spring 2013.

•    The URA is collaborating with the Housing Authority of the City of Pittsburgh on the redevelopment of the Addison Terrace site. Addison Terrace was in April awarded Low Income Housing Tax Credits by Pennsylvania Housing Finance Authority for the construction of 80 rental housing units. The Housing Authority will work with the URA for the purchase of property bounded by Rose Street, Hemans Way, Calliope Street and Kirkpatrick Street. Read more email=mmilliones [at] hilldistrict.org" target="_blank">here  or contact mike.eannarino [at] hacp.org (Mike Eannarino), Senior Development Manager at 412-456-5020 ext. 6021  for more information.

•    The Pittsburgh Penguins currently have development rights to the Lower Hill District, a 28-acre site along Centre Avenue and Washington Place at the former Mellon Arena site. The master plan for this site replaces Mellon Arena and surrounding parking lots with the historic street grid for a new mixed-use neighborhood. Homes will be built facing the successful mixed-income Crawford Square community. New office and retail space will be developed adjacent to Downtown. A new park is proposed across Crosstown Boulevard to facilitate a better connection between the Hill District and Downtown. The project is currently in the fundraising stage.

Greater Hill District Master Plan

The Hill District Master Plan has grown out of the sustained efforts of numerous residents, community groups and stakeholders. A set of development principles, non-displacement strategies and land-use strategies in the Lower Hill have been set forth in this master plan.

The Greater Hill District Development Principles provide a framework and guidelines for development activities and the allocation of public resources in the Greater Hill District. These principles will be used along with the Evaluation Criteria set forth to prioritize development projects and review proposed development activities in the neighborhood.

Non-Displacement strategies are intended to govern development activities and public funding decisions affect the Greater Hill District in order to ensure that existing residents of the Hill District and Uptown will enjoy the benefits of a revitalized neighborhood. The Hill District is characterized by lower household incomes and a high percentage of renters. These conditions make residents vulnerable to displacement as the market improves and property values increase. These strategies are designed to prevent displacement by supporting economic self-sufficiency and housing stability.

Land use and development activities have been set forth to govern and reclaim the Lower Hill District as much of the neighborhood was demolished to make way for a planned cultural district for more affluent Pittsburghers in the 1950s and early 1960s. Buildings totaling 1,300 on 95 acres of land were demolished. Over 8,000 residents and 413 businesses were forced to relocate, receiving little to no compensation. The Hill District lost its commercial core, much of its population and its connection to Downtown. It was left isolated, disconnected from job opportunities and starved for capital investment. Strategies for Reclaiming the Lower Hill are designed to ensure that the Lower Hill is redeveloped in a way that reintegrates the area into the cultural fabric of the community, provides housing and employment opportunities for Hill District residents, and serves as a catalyst for market-driven investment throughout the neighborhood.

Community Goals have been drawn from over twenty-five existing plans for various parts of the Hill. The goals were vetted by the community and revised by the Master Plan Management Committee. These goals have guided the development of the Master Plan’s program initiatives and urban design strategies. Goals include:
•    Build Upon the African American Cultural Legacy
•    Family Friendly Housing Development without Displacement
•    Economic Empowerment and Commercial Development
•    Make the Hill District a Green and Well-Designed Community
•    Mobility, Transportation and Parking

A copy of the full report is email=mmilliones [at] hilldistrict.org" target="_blank">here.

Additional information about the neighborhood can be found email=mmilliones [at] hilldistrict.org" target="_blank">here.

Centre Avenue Mixed-Use Feasibility Plan

In 2005 the Hill Community Development Corporation (Hill CDC) through support from Local Initiatives Support Corporation (LISC) commissioned Urban Design Associates to provide overall context for specific development as it occurs so that there is a united vision in the end. Design guidelines have been established that refer to building placement, streetscape and architectural character.  

A copy of the full report is email=mmilliones [at] hilldistrict.org" target="_blank">here.

A visioning and design session was held in July 2012 that focuses on the intersection of Centre Ave and Kirkpatrick Street.

A copy of the full report is available email=mmilliones [at] hilldistrict.org" target="_blank">here

Interested developers should prepare their submissions using the goals, principles and designs set forth in these plans.  
 

Business District Market Profiles

In an effort to support neighborhood revitalization efforts, the URA has created business district market profiles to provide a statistical snapshot of these areas. The market profiles use a two minute drive time radius as designation of the trade / market area around the center of the commercial corridor.

These reports are meant to provide basic information and should not be considered conclusive comprehensive market studies. Data has been collected through ESRI Business Analyst, a GIS-based market data program.

Two market profiles are relevant to the development area:

email=mmilliones [at] hilldistrict.org" target="_blank">Centre and Wylie Avenues

email=mmilliones [at] hilldistrict.org" target="_blank">Centre and Herron Avenues

For more information about the neighborhood and projects currently underway, please read email=mmilliones [at] hilldistrict.org" target="_blank">here.

 

 

 

Selection Criteria }

A developer will be selected based on, but not limited to, the following criteria:

1.    Developer’s experience in completing successful mixed-income and mixed-use development projects in an urban environment
2.    Demonstration of ability to attract and secure financing
3.    Demonstration of ability to purchase additional properties and secure site control from private owners
4.    Magnitude of investment in the site, as it pertains to the project’s impact and scale
5.    Experience with infill development projects
6.    Experience and ability to assemble a team with the appropriate specialties for a project requiring various types of development
7.    Compliance with concepts and standards in the Greater Hill District Master Plan
8.    Commitment to Green Building standards
9.    Commitment to Minority/Women Owned Business Enterprise participation
10.  Demonstration of commitment to community participation and interaction for the project and experience with community   engagement in previous projects

A developer(s) will be recommended to the URA Board based on the overall quality of the proposed project.  The evaluation of the developer’s qualifications, experience, and capacity will be based upon information in the Proposal submitted by the developer, interviews, investigation of projects completed by the developer, assessment of performance in previous undertakings, and other pertinent factors.  The URA will be following their Disposition Process which includes significant design review and construction oversight.  For a copy of the full Disposition Process, please contact the URA.

The URA Board must approve any and all developers who will purchase URA land.  The URA also reserves the right to reject all submissions if they do not meet the proposal requirements and encompass the desired development principals.  

The Hill Community Development Corporation is partnering with the URA in the proposal review process. Interested parties are encouraged to discuss their proposal with the Hill CDC prior to submission. Please contact Marimba Milliones at 412.765.1820 or mmilliones [at] hilldistrict.org.    
 

 

Proposal Requirements }

These requirements are designed to establish a developer’s overall capacity to complete this project.  

1.    Project Narrative
a.    Description of development plan for the selected parcel(s) including number of units and / or rentable square feet
b.    Describe proposed density (please submit a sketch as an attachment)
c.    Describe income and use mix
d.    Explain ownership entity
e.    Prospective development timeline
f.    Discussion of parking needs

2.    Relevant Development Experience
a.    Brief description of similar projects (date, location, concept)
b.    Photographs of projects
c.    Description and role of development entity
d.    References- strong references include banks, municipal entities, co developers, tenants, and press clippings that include project narratives to describe previous work
e.    Brief description of community engagement in previous projects

3.    Financial Capacity
a.    Detailed description of ability to finance the costs associated with project
b.    Explanation of the Developer’s previous experience in attracting equity investors
c.    Identify the people or entities in the proposed development team, including all joint venture, general, or limited partners, and percentage of interest
d.    Role of each development partner and major consultant in the implementation of the development plan

4.    Budgets
a.    Preliminary development budget including proposed list of financing sources and project uses, including acquisition costs
b.    Prospective Construction budget
 

 

Proposal Structure }

Responses should be limited to ten (10) pages plus exhibits.  Five (5) paper copies plus one (1) electronic version containing one (1) PDF file should be sent to:
    
Megan Stearman
Senior Communications & Property Marketing Specialist
Urban Redevelopment Authority of Pittsburgh
200 Ross Street, 11th Floor
Pittsburgh, PA  15219
mstearman [at] ura.org

All responses should include the RFP Summary Page (email=mmilliones [at] hilldistrict.org" target="_blank">see Exhibit A) as the cover page.  This page should be fully completed by the developer.  ALL RESPONSES MUST BE RECEIVED BY 5PM ON MONDAY, AUGUST 27, 2012 for consideration.  Any late responses will not be reviewed.

All information submitted including attachments, supplementary materials, addenda, etc. will not be returned.

 

Legal Information }

The Developer, by submitting a response to the RFP, waives all rights to protest or seek any legal remedies whatsoever regarding any aspect of the RFP, the owners’ selection of a Developer(s) with whom it enters into negotiations, the owners’ rejection of any or all responses and any subsequent Disposition Agreement that might be entered into as a result of this RFP.

The owners shall have the right to verify the accuracy of all information submitted and to make such investigation, as it deems necessary, to determine the ability of a prospective Developer(s) to perform the obligations in the response.  The owners reserve the right to reject any response where the available evidence or information does not satisfy the owners that the prospective Developer(s) is qualified to carry out properly the obligations of the response, is a person or firm of good reputation or character for strict, complete and faithful performance of business obligations, or if the prospective Developer(s) refuses to cooperate with and assist the owners in the making of such investigation.

  1. Inspection of Parcel.  Developers shall be given an opportunity to inspect the parcel(s) and the title to the parcel(s), among other things.  If the developer is selected and elects to proceed after exercising its due diligence, it shall acquire or take possession of the parcel(s) in “AS-IS” CONDITION.
  1. Building Permits, Zoning Variances, and Financial Viability.  The sale of the Property in no way guarantees or warrants demolition permits, building permits, zoning variances, or financial viability.
  1. Discretion, Non-Liability, Waivers and Hold Harmless.  Developer(s) acknowledges by submitting information and proposals to the URA that the URA does not undertake and shall have no liability with respect to the development program, the RFP, and responses thereto nor with respect to any matters related to any submission by a developer(s).  By making a submission in response to the RFP, the developer releases the URA and the City, from all liability with respect to the development program, the RFP and all matters related thereto, covenants not to sue the URA and the City, regarding such matter and agrees to hold the URA and the City, harmless from any claims made by the Developer(s) or anyone claiming by through or under the Developer(s) in connection therewith.
  1. Minority/Women Owned Business Enterprises (M/WBE) Requirements. All redevelopers must demonstrate a good faith effort to obtain minority and women owned business.  The City of Pittsburgh’s goal is eighteen percent (18%) minority and seven percent (7%) female participation in predevelopment activities such as design or legal as well as construction contracts and purchases.  The successful applicant will be required to submit an M/WBE plan as part of the project approval process.  Any questions about M/WBE requirements should be directed to Chuck Powell, Director of Diversity, at (412) 255-6611 or cpowell [at] ura.org.
  1. Sustainability Requirements. All redevelopers must demonstrate a good faith effort to incorporate environmentally sustainable features and practices into their development plan. The successful applicant will be required to submit a Sustainability plan as part of the project approval process. Any questions about Sustainability should be directed to Matt Smuts, Sustainability Coordinator, at (412) 255-6430 or msmuts [at] ura.org.
  1. The Developer, its employees, contractors, and primary subcontractors will not discriminate against or segregate any person or group of persons on any unlawful basis in the construction, sale, transfer, use, occupancy, tenure or enjoyment of the property or any improvements erected or to be erected thereon, or any part thereof.
  1. The URA shall be the sole judge as to which proposals best meet the selection criteria. The owners reserve the right to reject any or all proposals received, to waive any submission requirements contained within this RFP, or to waive any irregularities in any submitted proposal.
  1. To ensure receipt of any addenda to the RFP, please email Megan Stearman for inclusion on the list at mstearman [at] ura.org.  

 

 

 

Attachments & Photos }

A.       email=mmilliones [at] hilldistrict.org" target="_blank">RFP Summary Sheet

B1.    email=mmilliones [at] hilldistrict.org" target="_blank">Development Area Site Map

B2.    email=mmilliones [at] hilldistrict.org" target="_blank">Development Parcel List – Public Ownership

C.      email=mmilliones [at] hilldistrict.org" target="_blank">Parking Development Parcel List

D.      email=mmilliones [at] hilldistrict.org" target="_blank">Development Parcel List – Private Ownership

E.      email=mmilliones [at] hilldistrict.org" target="_blank">Development Site Area Investment Map

Download a email=mmilliones [at] hilldistrict.org" target="_blank">PDF copy of this RFP

Download email=mmilliones [at] hilldistrict.org" target="_blank">URAs Green Development Incentives

Download URAs email=mmilliones [at] hilldistrict.org" target="_blank">Green Development Resources for Residential Development

Download URAs email=mmilliones [at] hilldistrict.org" target="_blank">Green Development Resources for Commercial Development