| Description: |
The Lafayette Urban Renewal Authority
(LURA) is seeking a development firm to
purchase the approximately 8.3 acres owned by
Wal-Mart, currently occupied by an active Wal-Mart
Discount Center. The property is located at
300 Waneka Parkway. LURA has created a redevelopment plan for 22.4
acres including the Wal-Mart property, its
adjacent shopping center and four vacant
acres. LURA is working in conjunction with
Wal-Mart to find the appropriate buyer.
Ideally, the real estate transfer will occur by
the end of 2007.
Review additional information regarding
this project, including locations and the two approved redevelopment
Plans.
LURA has taken steps to prepare an approved
mixed use redevelopment plan in order to encourage
and guide the property owners in what is desired
by the community. LURA has done considerable
public interaction in an attempt to provide more
certainty in the success of any redevelopment
effort. In the November 2006 election,
Lafayette votes exempted the redevelopment project
from growth control limits, a feature that will be
of substantial value to any purchaser.
The respondents to this Request for Proposals
(RFP) will find that this project has the
following positive attributes:
Respondents are required to respond in written
form to this (RFP) and to submit documentation
substantiating their qualifications to
perform. Failure to provide such information
may result in a proposal being considered
non-responsive.
Pre-Proposal Conference
A pre-proposal conference is scheduled 10:00
am, Monday February 5, 2007, at the Lafayette City
Hall, 1290 S. Public Road, in the City Council
Chambers. The purpose of the pre-proposal
conference is to assist prospective developers in
the interpretation of the RFP and other technical
and contractual matters. Attendance at the
pre-proposal conference is not mandatory, but is
highly recommended. Attendees are asked to
RSVP by Thursday February 1, 2007 to Alexandra
Lynch by calling 303-665-5506, extension 3338, or
email [email protected].
Selection
Process/Timetable
A SCHEDULE of key dates for the project has
been established as follows:
• Pre-proposal conference at 10:00 a.m.
February 5.
• Qualification packages due
by 3:00 p.m. March 5.
• Notification and
Interviews – Mid to late March
• LURA
action – April 2007
• Begin negotiation
with Wal-Mart - April 2007
LURA shall select a limited number of
redevelopers to interview based on the submitted
RFP selection criteria. The developer ranked
highest by the Interview Committee will be
forwarded to LURA for review and approval.
After endorsement by LURA, they will enter into
negotiations with Wal-Mart in conjunction with
LURA staff.
LURA reserves the right to reject any and all
packages, to waive any informalities in the
proposals received, and to accept the proposal
deemed most advantageous and in the best interest
of the City and LURA.
Questions regarding this Request for Proposals
may be addressed to Bonnie Star, Community
Development Director, City of Lafayette, 1290 S.
Public Road, Lafayette, CO 80026, by calling 303-
665-5506, ext. 3336, or by sending an e-mail to [email protected].
CITY OF LAFAYETTE, COLORADO
Bonnie Star, AICP
Executive
Director, LURA
SECTION A
PROJECT
DESCRIPTION
The subject property lies within the City’s Urban Renewal District.
The Lafayette City Council serves as the Urban
Renewal Authority. The area contains some
viable pad site businesses, a former Albertsons
grocery store building, and a soon-to-be-relocated
Wal-Mart Discount Center building. The City
is the owner of the Albertsons building. The
site contains some vacant land, and one public
roadway. It is bounded by major arterial
roadways. All necessary municipal utilities
exist on the site. The site is zoned for
regional commercial uses, and allows mixed use
residential use. The redevelopment plan
anticipates demolition of the two major
buildings. The redeveloper is free to
propose a public/private partnership.
Lafayette is a home rule municipality that has
surrounded itself with open spaces, through both
purchase and intergovernmental agreement, in order
to retain its identity. Citizens value a
small town atmosphere while desiring the services
offered in larger neighboring
municipalities. This has caused an inherent
conflict between growth and no-growth
forces. Residential growth control is
included in the City’s Charter, confirmed in the
November 2001 election. The November 2006
election exempted the redevelopment area from the
growth controls, allowing the Council to set
building permit limits and timeframes
individually, based on the project’s needs.
A housing study was conducted in 2001 that
estimated employment at 4,825. Since that
time, Exempla Good Samaritan Medical Center opened
its doors as the largest employer in Lafayette,
with 1200 additional employees. Together
with a large Kaiser Permanente facility, this area
has become a major regional medical center.
During 2004 and 2005, the City saw the addition of
a new King Soopers, Albertsons, Vitamin Cottage,
and a new Ace Solution Store. Wal-Mart is
completing construction of a Supercenter on Hwy
287 during the summer of 2007. The City is
also working with a developer on a large Super
Target-based retail center at the intersection of
the Northwest Parkway and Hwy 287 south of
Exempla. Daily traffic counts of more than
40,000 cars per day along Hwy 287 have spurred
this development.
Citizens value good architectural and landscape
design. In 1999 an Urban Renewal District
(URD) for the downtown business district was
established that included an architectural control
committee. The URD was expanded in 2001 to
include the subject property. In 1998, the
City also invested in a new streetscape along the
main downtown street, Public Road. Public
Road abuts the subject property to the east.
Private investment along Public Road in the form
of new businesses, new buildings, and remodeling
has followed. The City desires to retain a
small scale pedestrian downtown shopping district
on Public Road.
Because the subject property is not located
directly on Hwy 287, LURA believes the needs of
the community are better served by the conversion
of this suburban shopping center into a mixed-use
urban center. The City’s expectation for
what comprises an urban center is a dense,
prominent physical area consisting of unique uses
not found in other parts of the city. We
anticipate design standards for the area.
Buildings may be taller and/or larger than other
areas of the downtown. The combination of a
variety of uses creates an attraction for our
citizens to come to this area. It will act
as a bridge between the newer shopping center
along Hwy 287 and the historic downtown.
Over time, it will become the special area that
people identify with the place called
Lafayette.
SECTION B
PROPOSAL SUBMITTAL
REQUIREMENTS
Limit the total length of the proposal to
twenty-five (25) pages maximum, including cover
pages, index and table of contents, resumes, and
descriptions of similar projects. The proposal
shall include, at a minimum, the following
information:
RFP Response Requirements
- The firm's name, mailing address, phone
number, fax number, and website.
- The names, mailing addresses, phone numbers,
fax numbers, and e-mail addresses of all
principals to be assigned to the project.
The person who will serve as the project manager
will be identified.
- A description of the qualifications,
including education and professional experience
specifically related to this scope of work, of
the firm and all individuals to be assigned to
the project including their relationship to the
firm.
- The names, addresses and phone numbers of
clients for whom the firm may have performed a
similar development.
- Information to demonstrate the firm's
relevant experience and capabilities, and/or
evidence of a track record with similar private
redevelopment (previous experience in
public-private partnership desirable).
- A reaction to the approved redevelopment
plan. (The redevelopment plan contains
mixed-use, multi-story buildings, and/or offices
and one retail pad site.) Alternative
approaches may be suggested.
- An economic impact analysis. A
detailed analysis and estimate of the project’s
direct economic impact in increased taxes, as
well as an analysis and estimate of indirect
economic impacts by multiplier effects
throughout the local economy.
- A financial “gap” analysis, if applicable,
including development costs, projected revenue,
disclosure of developer’s desired capitalization
rate, internal rate of return (based on other
portfolio projects), etc., in order to determine
the necessary level of public
participation.
During redevelopment, the selected firm will
receive cooperation from the City’s technical and
administrative staff, where appropriate and with
prior agreement. This is a priority project
for the City.
Proposals will be considered only from firms or
individuals that are well established in an
appropriate field, who are financially
responsible, and who have the resources and
ability to provide services in a professional and
timely manner. LURA may request additional
information as deemed necessary. Failure to
provide such information may result in the
proposal being considered non-responsive.
RFP’s will be accepted at the Administration
Department, Lafayette City Hall, 1290 S. Public
Road, Lafayette, Colorado 80026 until Monday,
March 5, 2007, at 3:00 p.m. RFP’s received
after this time and date shall be returned to the
sender unopened. RFP’s may be delivered in
person, by U.S. Postal Service, or by private
carrier. Proposals may not be faxed or e-mailed to
the City. Five (5) copies of the proposals are
required. The proposals shall be retained by
the LURA and cannot be returned. RFP’s shall
bear the following information on the outside of
the packaging: “RFP - LURA REDEVELOPMENT
PLAN”.
SECTION C
PROPOSAL
EVALUATION
A review committee will evaluate the proposals
and invite qualified firms/individuals to make a
presentation to the committee. Final selections
will be based on written proposals and
presentations.
The evaluation will consider the following:
- Demonstrated expertise of the firm and
personnel working on the project, including
experience in mixed use development.
Successful small town projects will be viewed as
a plus.
- Demonstrated experience with other similar
or relevant projects.
- Extent to which the description of the
proposal demonstrates comprehension of the
project and meets the stated purpose and needs
of the City of Lafayette.
- Completeness, clarity, and conciseness of
the proposal and presentation. Overall
proposal quality.
- Experience in implementing mixed-use infill
projects.
- Ability to be comfortable with public
scrutiny.
- Understanding of the public process.
- Previous experience in public-private
partnership.
- Developer’s level of financially stability;
source of equity.
The City will review all aspects of each
proposal submitted and shall recommend the
proposal determined most beneficial to the
City. The award will be based on the
proposal considered most advantageous to the City,
price and other factors considered.
SECTION D
SPECIAL
CONDITIONS
OMISSIONS
Should a
prospective contractor find discrepancies in, or
omissions from these documents, or be in doubt as
to their meaning, the contractor shall notify the
Community Development Director in writing at least
five (5) days prior to the time set for the
pre-proposal conference. If the point in
question is not clear, a written notice will be
posted on the website.
GENERAL
It is understood
that the City reserves the right to thoroughly
inspect and investigate the business reputation,
or other general qualifications, of any firm and
to reject any proposal, irrespective of quoted
prices, if it shall be administratively determined
to be lacking in any of the essentials necessary
to assure acceptable standards of
performance. The City reserves the right to
obtain financial data or other supplemental
information concerning the firm and/or its
subcontractors.
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