rfp lra chuckberrymuseum&culturaldistrict rfp · pdf filechuck berry museum & cultural...

CHUCKBERRYMUSEUM&CULTURALDISTRICTREQUESTFORPROPOSALSTO

PURCHASE,REDEVELOPANDREVITALIZE3137WHITTIERSTREETANDSURROUNDINGLRAPROPERTIES

ISSUEDBY:LANDCLEARANCEFORREDEVELOPMENTAUTHORITYCITYOFST.LOUIS,MISSOURIRFPISSUED:12:30PM,MAY8,2017QUESTIONSDUE:4:30PM,MAY29,2017RESPONSEDEADLINE:4:30PM,JULY10,2017

1.0 INTRODUCTIONTheLandClearanceforRedevelopmentAuthorityoftheCityofSt.Louis(LCRA)isissuingapublicRequest forProposals (RFP) forredevelopmentof theLandReutilizationAuthority (LRA)ownedpropertyat3137WhittierStreetandsurroundingLRAproperties(the“Property”).TheLCRAconsistsofafive‐memberboardandsupportstaffthatoverseesmanyaspectsofpublicandprivaterealestatedevelopmentintheCityofSt.Louis.OneoftheprimaryfunctionsofLCRAisto review development proposals that include requests for public assistance in the form oftaxabatement,taxincrementfinancing,andtax‐exemptbonds.TheLRAistheCity’s landbankwhichreceivestitletoalltaxdelinquentpropertiesnotsoldattheSheriff'ssale,aswellastitletopropertiesthroughdonations.TheLCRAandLRAarecriticaltospurringredevelopmentintheCityofSt.Louis.TheSt.LouisDevelopmentCorporation(SLDC)isanumbrella,not‐for‐profitcorporationorganizedunderChapter355oftheMissouriStateStatuteswiththemissionoffosteringeconomicdevelopmentandgrowthintheCityofSt.LouisbystimulatingthemarketforprivateinvestmentinCityrealestateandbusinessdevelopmentandimprovingthequalityoflifeforeveryonewholivesin,worksin,andvisits the City. SLDC on behalf of LCRA and LRA will work with the appropriate boards andcommissions throughout itspartnership to implement the redevelopment strategyandassist theredeveloperinseekingtheidentifiedincentivepackage.Respondents(the“Respondent”)shouldbeclearthattheintentionofthisRFPistosolicitproposalsfrom qualified, multi‐disciplinary, asset‐backed, development teams (consisting of financiers,museumoperators,developers,architects,planners,exhibitdesigners,culturalanthropologists,etc.)whowillcontracttopurchasethePropertyfromLRA,enterintoaredevelopmentagreementwithLCRA,andredevelopthePropertyaccordingtotherequirementscontainedinthisRFP;aswellascollaborate with SLDC to revitalize the surrounding area through the use of a communityimprovementdistrictandcommunitybenefitsagreements.Thedeadlineforsubmittalofproposalsis4:30PM,July10,2017.

2.0 SIGNIFICANCE/HISTORYOF3137WHITTIERSTREETTherearefewermorewell‐knownandinfluentialguitariststhanthelegendarypioneerofAmericanrockandroll–ChuckBerry.Hiswords,music,andlifestylehaveshapedthegenreasweknowittoday.Andhisnameisaboutas“St.Louis”astoastedravioli,ooeygooeybuttercake,orprovelcheese.ThisbriefhistoryisprovidedasanoverviewofthelifeofChuckBerryandthesignificanceof3137WhittierStreettothehistoryofrockandroll.BornintheVilleNeighborhoodoftheCityofSt.LouisonOctober18,1926,CharlesAndersonEdwardBerrywasthesonofaneducatedAfricanAmericanwoman,MarthaBerry,andaskilledcarpenteranddeacon,HenryBerry.Atthetimeofhisbirth,northSt.Louiswastheepicenterofaprosperousandentrepreneurialblackcommunity,nestledwithinadeeplysegregatedCity.Ataveryyoungage,Berryhadavarietyofinterestsincludingcarpentry,photography,andsingingin the choir; however, after singing the blueswith a guitar accompanist during a talent show atSumnerHighSchool,hecommittedtolearningtoplaytheguitar,whichheeventuallylearnedfromlocal jazz guitarist, IraHarris. Shortly thereafter at the age of 17, Berry became disinterested instudies, dropped out of high school, and went on a crime‐spree with friends – resulting in hisincarcerationforthreeyears.ReturningtoSt.Louis,BerrywasquicklymarriedtoThemetta“Toddy”Suggswithwhomhehadfourchildren,continued to learn theguitar,and joinedhis firstband.Ashis local fameasashowmanexpandedin1952,Berryjoinedjazzpianist,JonnieJohnson’sband,theSirJohnTrio.ItwasatthispointthatmanybelieveJohnsonandBerryfusedrhythmandblueswithcountryandwesternmusictocreaterockandroll.Throughouttheearly50’s,BerrywasbackandforthbetweenSt.LouisandChicago,livingat3137WhittierStreetandassociatingwithothergreats,likeMuddyWaters.In1956,Berryconstructedanadditiontothehome,presumablytofreeupspaceforpracticingandwriting,andthehouseremainedhishomeuntil1958.Thisspaceis–inessence–thebirthplaceofmodernrockandrollasweknowit.ItwasonWhittierStreetwhereBerrywroteandrecordedsomeof his most famous works, including “Maybelline”, “Roll Over Beethoven”, “Too Much MonkeyBusiness”,“RockandRollMusic”,“SchoolDay”,“SweetLittleSixteen”,and“JohnnyB.Goode”.

Bythe1960’s,Berryhadsoaredtofameasoneofthemostinfluentialmusiciansinhistory.Hecontinuedtorecordandreleasehitrecordsuntilthelate70’swhenhe was given the Grammy Lifetime AchievementAwardin1985,andbecamethefirst inducteetotheRockandRollHallofFamein1986.HecontinuedtotournationallyandplayliveshowsattheDuckRoomontheDelmarLoop,andrecordedathisBerryParkcompoundoutsideofSt. Louisuntil a firedestroyedthetapesin1989.Veryshortlyafterreleasinghisfinalcompilation “CHUCK” which embraced these lostworks,hediedonMarch18,2017.Intheend,Berry’slegacywill live on in thewords andmusic thatwascreatedat3137WhittierStreetfrom1952to1958.SeeadditionalpicturesandinformationintheResourceGuideincludedinthisdocument.

3.0 PROPERTYCONDITIONSToday,the3137WhittierStreetpropertyisinafairlyadvancedstateofdisrepair,havingbeendesignatedasa nationally significant structure on the NationalRegisterofHistoricPlacesasrecentlyas2008.Specificissuesfacingthestabilizationandrehabilitationofthestructureinclude:

1. Thefrontfaçadeofthebuilding,includingsomevisible masonry failure, differential settlement,andseparationfromsidewalls;

2. Theroofsystemof thebuilding, includingsomerooffailureandwaterpenetrationintotheinteriorofthebuilding;

3. Thefloorsystem inthebuilding, includingflooranddeckingdeteriorationandpotentialfloorjoistfailure;

4. The exterior fenestration on the building,

includingdeteriorationofthedoorsandwindows,aswellastheporchandawnings;and

5. Theinteriorwallsandceilings,includingwater

damage, mold, and deterioration of plaster andlathsystems.

SeeadditionalpicturesandinformationintheResourceGuideincludedinthisdocument.

ExistingRearStudioAddition

ExistingTypicalInteriorSpace

ExistingKitchenSpace

ExperienceMusicProject RockandRollHallofFame NationalMuseumofAfricanAmericanMusicSeattle,WA Cleveland,OH Nashville,TN

3137WhittierStreetSt.Louis,MO

4.0 CONTEXT&REDEVELOPMENTSTRATEGYInthemid‐1800'sTheVillewasasemi‐ruralsuburbofSt.LouisknownasElleardsville,whichlaterbecameapartoftheCityofSt.Louis.Intheearly1900's,TheVillebecameoneofthefewareasofSt.LouiswhereAfrican‐Americanscouldownproperty,andbythe1920'sand30'sTheVillehadbecomethecradleofcultureforBlackSt.Louis.TheVillenotonlyattractedmajorBlackfiguresinanumberoffields,butproducedadisproportionatenumberofindividualswhowentontoachieveworld‐widerecognition,includingTinaTurner,DickGregory,ArthurAshe,AnnieMalone,andJosephineBaker.And while crime, deferred maintenance, population flight, and vacancy have resulted in thedisinvestmentvisibletoday,theareastillhasmanyimportanthistoricandculturalassetslikeSumnerHighSchoolandHomerG.PhillipsHospital.FurthersouthoftheVilleandmorecentralizedtotheCity,DelmarBoulevard,oftendescribedasthe“DelmarDivide”,ishometobothBlueberryHill(whereChuckBerryplayedtillhepassedaway)andtheScottJoplinHouse–bothofwhichareextremelyimportanttotheCity’smusicalheritage.TherecentsuccessandinvestmentintheNationalBluesMuseumhaspositionedSt.Louisatthecenterofaculturalhub,allowingustocompetewithandcomplementourcloseneighborsMemphis,Nashville,and Branson. With this in mind, we believe that the 3137 Whittier Avenue property and theinvestmentpotentialsurroundingthehouseoffertheCityanopportunitytothinkbigabouthowtheredevelopmentcanpreserveBerry’slegacy,whileatthesameconnectthecommunitythroughmusicandculturaltourism.ACommunityBenefitsAgreement(CBA)andCommunityImprovementDistrict(CID)willbeestablishedinpartnershipwiththeselectedrespondenttofundthecreationofaculturaldistrict thatwill tie theseassets together andprovide some level of services for residents in thevicinityoftheredevelopment.Additionally,thepropertyislocatedonlytwoblocksawayfromFairStation,whichislocatedontheregion’s planned north/south MetroLink alignment. This adjacency offers the opportunity forimprovementstoenhancethefacilityexperience,whilealsoestablishingadestinationandidentityforthestationareainthefuture.Atthecoreof theapproach,weareproposingaredevelopmentstrategythatseekstoestablishadestinationmuseumexperienceandtransit‐orientedcommunityanchorthatwillcatalyzehousinginvestmentandfosterconnectionstoourCityandregions’culturalandmusichistory.Inorder toaccomplish this strategy,LCRA is issuing this request forproposals seekingqualified,multi‐disciplinary, financing‐backed,development teams topartnerwith theCityofSt.Louisandlocal historic and community groups to celebrate the significance of this neighborhood andcontributions toAfricanAmericanhistory.Theselectedrespondentwillbeexpected toprovideaminimumlevelofinvestmentintheactualpropertyandrelatednewconstructionandpublicspaceimprovements; as well as support the community and foster area‐wide transformation, whileensuringthatthistransformationdoesnotplaceadditionalfinancialburdenonexistingresidents.

5.0INCENTIVEPACKAGEAspartoftheredevelopmentstrategy,SLDCwillworkwiththeRespondent,theAlderman,andallapplicable boards and commissions to seek and negotiate the following development incentives,whichmayinclude(butisnotlimitedto)thefollowing:Chapter99RealEstateTaxAbatement(upto25years),SalesTaxRebate/DevelopmentAgreements,StateandFederalHistoricTaxCredits,SetthePACESt.Louis:PACEFinancing,andNewMarketsTaxCredits(NMTC).

6.0 AREAOFINTERVENTION&CITYCONTEXT

LocatedjusttwoblockssouthofFairgroundParkneartheintersectionofFairAvenueandWhittierStreet(a.k.a.ChuckBerryWay),theminimumareaofinterventionconsistsofmostlyresidentialpropertiesinfairtopoorconditionwithsmallcornercommercialstructures.3137WhittierStreet(a.k.a.ChuckBerryHome)ishighlightedinrelationshiptotheVilleLocalHistoricDistrict.Alsoshownabove,theimprovementsarearepresentstheminimumareaforwhicharespondentisexpectedtomakepublicimprovementsrelatedtotheintervention.Agency‐held(LRA)propertiesand privately‐held properties may be utilized as part of the proposal; however, the selectedrespondentwouldultimatelyberesponsiblefortheacquisitionofanyprivately‐heldproperties.

City‐wideContextMap

LEGEND

(1) 3137 Whittier Avenue (2) The Ville Local Historic District (3) Charles Turner Open Air School (4) Fairground Park (5) Fair Station (Planned North /

South Metr0Link Alignment) (6) Blueberry Hill (7) Scott Joplin House (8) National Geospatial-Intelligence

Agency (NGA) (9) BJC / WUMC / CORTEX (10) Washington University in STL

7.0 SITEANDFACILITYIMPROVEMENTSThe redevelopment (the “Redevelopment”) proposed by the Respondent should address thefollowing specific site and facility improvements which will be included in the subsequentredevelopmentagreementwiththeselectedredeveloper:

(1) IntentionandCharacteroftheImprovementsTheRedevelopmentshouldcontributetothecreationofavibrantandactivecorneratFairAvenue(a.k.a.ChuckBerryWay)andAshlandAvenue;whilebuildingastrongrelationshiptoWhittier Street. Generally, the intention of any improvements to the 3137Whittier Streetpropertyare to (a)rehabilitate thestructure to itsoriginalandhistoricconditionasa “walk‐through”or“experiential”museumspace,(b)provide–whetherthroughadjacentorseparately‐locatednewconstruction–anadditionalmuseumorexhibitionspacecommemoratingthelifeandworksofChuckBerry, includingoff‐streetparking,supportservices,andstorage,and(c)improvethesurroundingstreetsandpublicspacestosupportthedevelopmentandbranding,ofaChuckBerryCulturalDistrictandFairStationarea.AnyportionsoftheRedevelopmentproposalwithintheVilleLocalHistoricDistrict(shownonthemapinthisRFP)willbesubjecttoCityofSt.LouisOrdinance#60236andthereviewoftheCulturalResourcesOffice;otherportionswillbesubject tothesiteandfacility improvementscontainedinthisRFPandotherlocalordinances(i.e.zoning)andstaffapprovalaspartofaspartoftheRedevelopment.Regarding LRA‐owned properties (and any property proposed for acquisition by theRespondent),theRedevelopmentmaydemolishorreuseanypropertyinordertoaccomplishthesiteandfacilityimprovementsuponapprovalbytheLRAandCulturalResourcesOffice.ReuseofexistingstructuresonLRApropertiesisnotrequired;however,additionalconsiderationwillbegiventoproposalsthatproposethereuseandrestorationofexistingLRApropertiesorproposalsthatembracesustainabledesignpracticesandtechnologies.

(2) StreetandPublicImprovementsTheRedevelopmentshouldidentifyandincludestreetimprovementsforbothFairAvenue(a.k.a.Chuck Berry Way) and Ashland Avenue within the identified project area. These streetimprovementsareflexiblebasedontherespondent’sproposal;butshouldinclude–atminimum–improvedstreets,sidewalks,curbs,lights,signage,branding,andtrees.Additionally,thepublicimprovementsshouldincludeone(1)exterioropenspace–intheformof a plaza, square, park, outdoor theater, garden and/or roof space – that may be used forentertainment, exhibition, gathering, and/or events for the museum and surroundingcommunity,asneededonanongoingbasis.

(3) BuildingPlacement&HeightPlacementonCornerLots –TheRedevelopment shouldensure that all building facadesoncorner lotsareplacedat thezero(0) lot linesetbacks–meaningdirectlyat theproperty line(other than use‐incidental courtyards or other small publicly‐accessible spaces) for the firstthirty(30’)feetfromanyintersection;andbuilt‐outtoeighty(80%)percentfrontage.

PlacementonInfillLots–TheRedevelopmentshouldensurethatallbuildingfacadesoninfilllots are placed respectfully and sensitively, whether averaging or matching the lot lines ofadjacentbuildingsorblocks,relativetotheexistingurbanfabric.MinimumBuildingHeights–TheRedevelopment,regardlessoflottype,shouldbeaminimumoftwo(2)storiesandtwenty‐five(25’)feetinbuildingheight,withexceptionofexteriorspacesandstructuressupportingtheprimaryuses.

(4) BuildingFacades&UsesCornerLots‐TheRedevelopment,whenlocatedoncornerlots,shouldcontainactivegroundflooruses–suchascommercialretail, lobbies,caféspaces,commonspaces,etc.–witheighty(80%)percentopenandtransparentbuildingfacadesandentranceswithaminimumclearspacedepthofthirty(30’)feet.InfillLots–TheRedevelopment,whenlocatedoninfilllots,maycontainavarietyofusesrelatedtothemuseumandhavenotransparencyordepthrequirements.

(5) BuildingSpaces&Program

Thefollowingbuildingspacesandprogramshouldbeconsideredintheproposal(however,therespondentwillbereviewedbytheintentofthespace,ratherthanactualdimensions):Lobby|EntranceSpace–2,000SFExhibitionSpace–5,000SF(Notincluding3137WhittierStreet)Audio/VideoExperienceSpace–1,000SFGiftShopSpace–1,000SFCafeSpace/Courtyard–1000SFService|StorageSpace|Restrooms–Asneeded.

(6) ParkingLocation&RequirementsThe Redevelopment should provide on‐site (at‐grade, below‐grade, or above‐grade – eitherstructuredorsurface)andoff‐siteparking(suchasaseparateparkinglot)sufficienttomeettheSt.LouisCityZoningCode.ThisstrategyisatthebehestoftheRespondent;however,particularsensitivityshouldbegiventocirculationbetweenthesefacilities,accesspointstothesefacilities,screeningof these facilities, and lightpollutionrelated to these facilities. Additionally,noat‐gradeparkingfacilitiesmaybelocatedwithintwenty(20’)feetofapropertyline,orinfrontofbuildinglinesinfrontorsideyards.Above‐grade(2ndfloororabove)andbelow‐gradeparkingisnot limited in location.At‐gradeandabove‐gradeparkingmust be sufficiently screened fromviewwith architectural details, preferably artistic or creative in nature and reflective of thecharacterofthesurroundingareas.

(7) ArchitecturalDesign&BuildingCharacter

ThoughnospecificrequirementsforarchitecturaldesignandbuildingcharacterarebeingplacedontheRedevelopmentatthistime,thisRFPencouragescreativeandcontextual,contemporaryarchitectureanddesignthathighlightthesignificanceofthesiteintheneighborhoodandlegacyofChuckBerrytorockandroll.AnyportionoftheRedevelopmentwithintheVilleLocalHistoricDistrictwouldneedtomeettherequirementsofCityofSt.LouisOrdinance#60236.

8.0 RESPONDENTCOMMITMENTSThefollowingcommitmentswillberequiredofanyrespondentselectedthroughthisRFPprocess(andallagreementsandcontractswiththeredevelopershallreflectthisprocessmovingforward):

(1) Indicateacommitmenttoworkingwithatleastone(1)localteammember(i.e.St.Louis‐basedrealestateagent,architect,developer,engineer,artist,etc.)byinclusiononthisproposal;

(2) IndicateacommitmenttoenterintoacontracttopurchasetheLRApropertyat3137WhittierStreet foronehundredthousanddollars ($100,000)andanyotherLRApropertiesessential to theoverall redevelopment for zero ($0) dollars with an option on the property contingent upondesignationoftheselectedrespondentasredeveloperofthepropertybyLCRA,andthatitwillinitiatetheacquisitionofanyprivately‐heldpropertiescriticaltotheoverallredevelopment;

(3) Indicate a commitment to enter into a redevelopment agreementwith LCRAwithin six (6)months*ofthedateofsaleoftheLRAproperty;

(4) Indicatecommitmenttoaminimumfinancialinvestmentoffivemilliondollars($5,000,000)–not including land acquisition of privately‐held properties – into site and facility improvementsincludingthemuseum(boththehouserenovationandnewconstruction),thegrounds,andanyrelatedpublicspacesandstreets;

(5) Indicate a commitment to complete pre‐design review(s) with the staff of the St. LouisDevelopmentCorporation(SLDC)onbehalfoftheLCRAoranyotherboardthatmaybeinvolved–viaArchitectural/Core,UrbanDesignandEconomic/Financialreviewswithconceptualplandrawingsandrenderingsoramaximumoftwenty(20%)percentconstructiondocuments,andrefinetheprojectaccordingtothereviewcommentsanddiscussion;

(6) Indicate a commitment of a minimum of five hundred thousand dollars ($500,000) intocompliancewiththetermsoftheCommunityBenefitsAgreement(CBA)withcoordinationandreviewby SLDC staff (or ten [10%] percent of the determined total value of the real estate taxabatement incentive, whichever is larger) to assist with establishing an endowment to create anAfrican‐AmericanCulturalDistrictandFoundationforthegreaterVilleNeighborhoodandtheLocalHistoricDistrictthatwillfocusonotherareaproperties,inparticulartheTurnerSchool;

(7) Indicate it will commit to establishing a Community Improvement District (CID) withcoordinationandreviewbySLDCstaffrelatedtothemuseumthatwillprovidesomelevelofpublicservicesandimprovements–potentiallyincludingsecurity,beautification,branding,andmaintenanceforthesurroundingareas–throughfees(bothparkingandattendance)andaone(1%)percentsalestaxrelatedtosales(i.e.giftshop,etc.);and

(8) SubsequenttotheapprovaloftheplansbythestaffattheSt.LouisDevelopmentCorporation(#4)andapprovalof theordinances for theCBA(#6)andCID(#7) through theSt.LouisBoardofAldermen,committocompletetheredevelopmentwithinamaximumoftwo(2)years*fromthedatetherespondentisdesignateddeveloperbytheLCRA.

*Note: Thetimeframe(s)isflexibletosomedegreeandcanbeextendedinordertoensurethatthereisenoughtimeforlandacquisitiontobecompletedspecifictotheselectedrespondent’sproposalforRedevelopment.

9.0 RESOURCEGUIDEThefollowingpublicsourcesofinformation(and/oranyotheradditionalsourcesdeterminedbytheRespondent)maybeutilizedbytherespondentincreationoftheproposal:ChuckBerryHouse–NationalRegisterListinghttps://dnr.mo.gov/shpo/nps‐nr/08001179.pdfExistingPhotographs–3137WhittierStreethttps://drive.google.com/open?id=0B3tBj8epWmlmMmxvU2x4dF96QkUTheVilleNeighborhood–St.LouisCityTalkhttp://www.stlouiscitytalk.com/2010/02/ville‐neighborhood.htmlTheVilleLocalHistoricDistrict–CityofSt.LouisOrdinance#60236https://www.stlouis‐mo.gov/government/departments/planning/cultural‐resources/documents/upload/The‐Ville‐Historic‐District‐Ordinance‐60236.pdfVilleHistoricDistrictMap–CulturalResourcesOfficehttps://www.stlouis‐mo.gov/government/departments/planning/cultural‐resources/documents/upload/TheVilleLocal‐HistoricDistrictMap_8‐2‐10.pdfTheVilleHistoricDistricts–PreservationResearchOfficehttp://preservationresearch.com/projects/the‐ville‐historic‐districts/CharlesTurnerOpenAirSchool–NationalRegisterListinghttps://dnr.mo.gov/shpo/nps‐nr/99001165.pdfCityofSt.LouisAssessor’sOffice–Address&PropertySearchhttps://www.stlouis‐mo.gov/data/address‐search/LandReutilizationAuthority(LRA)–LRAOwnedPropertySearchhttps://www.stlouis‐mo.gov/government/departments/sldc/real‐estate/lra‐owned‐property‐search.cfmOpenData–CityofSt.LouisPublicDatasetshttp://data.stlouis‐mo.gov/downloads.cfmCensus–CityofSt.LouisCensusResultshttp://dynamic.stlouis‐mo.gov/census/neighborhood.cfmCityofSt.LouisLandUse–StrategicLandUsePlanhttps://www.stlouis‐mo.gov/government/departments/planning/documents/upload/Strategic‐Land‐Use‐Plan‐Document__.pdfProposedNorthsideSouthsideAlignment–FairStationhttps://drive.google.com/open?id=0B3tBj8epWmlmcHA5ZzM0ZUxBRkEMissouriDevelopmentFinanceBoard–MDFBCulturalFacilityRevenueBondProgramhttps://www.mdfb.org/Programs/Cultural%20Bonds.htmlAdditionalGrantOpportunitiestoSupporttheRedevelopmentRegionalArtsCommission(RAC)St.Louis:https://racstl.org/MissouriArtsCouncil:https://www.missouriartscouncil.org/NationalEndowmentfortheArts:https://www.arts.gov/NationalEndowmentfortheHumanities:https://www.neh.gov/

10.0REQUIREDCONTENTSOFANYPROPOSALEachRespondentmustprovidetherequiredproposalcontents,andareencouragedtoprovidetheoptionalproposalcontentsaspartoftheirresponsetothisRequestforProposals:REQUIREDProposalContents(1) Aprimarypointofcontact(name,phone,address,email)fortheProposal;(2) AconfirmationstatementthattheRespondentagreestoallrespondentcommitments;(3) Abriefsummaryofqualifications(includingfulldevelopmentteam);(4) AnarrativeoftheproposedimprovementsandinvestmentsintheProperty;(5) AnarrativeofthearchitecturalapproachandcharacteroftheRedevelopment;(6) AbriefdescriptionofpastorcurrentsimilarprojectstotheRedevelopment;(7) AlistofsourcesandusesoffundstobeusedintheRedevelopment;(8) Evidencetosupportfinancingcapability/financialstrengthtocompletetheproject;(9) AnestimatedtimelineforcompletionoftheproposedRedevelopment;and(10) ConfirmationofadherencetoanM/WBEparticipationplan,perSection14.0below.OPTIONALProposalContents(11) Aproposedsite/areaplanofallsiteandfacilityimprovements,toscalewithannotations;(12) Asetoffloorplansforeachlevelofanynewconstruction,toscalewithannotations;(13) Asetofexteriorelevationsforanynewconstruction,toscalewithannotations;and(14) Perspectiverendering(s)fortheoverallprojectandintervention;

11.0FORMOFTHEPROPOSAL(1) Allproposalsmustbeclearlymarked“ResponsetoRequesttoPurchase,Redevelop,and

Revitalize3137WhittierStreetandSurroundingLRAProperties”;(2) Allproposalsmustbecompleteandincludealloftherequiredproposalcontentsandany

includedoptionalproposalcontents;(3) Allproposalsmustbedeliveredbytheduedate/time,sealedandunopened;andproposals

mustbestapledorbound,inbookletform,oneightandone‐halfinch(8½”)byeleveninch(11”)whitepaperprintedononeorbothsides,withaminimumof11ptfont;

(4) All proposals must clearly identify the respondent (including primary contactinformation)onthefrontcover;and

(5) EachRespondentmustsubmitsix(6)completecopiesofeachproposal,andone(1)digitalcopy–PDF–ondiscordrive,whichmaybereleasedbyLCRAaspublic informationuponreceiptoftheproposal.

NOTE:THELCRACOMPLIESWITHMISSOURI’S“SUNSHINELAW”(CHAPTER610RSMO.).WHILEPROPOSALSMAY BE WITHHELD FROM PUBLIC DISCLOSURE UNDER THE “REAL ESTATE NEGOTIATIONS” EXEMPTION(SECTION610.021(2)RSMO.)OR THE SEALED PROPOSAL EXCEPTION (SECTION610.021(12)RSMO.)DURINGTHEEVALUATIONPROCESS,ALLPROPOSALMATERIALSMAYBECOMEPUBLIC INFORMATIONATTHECONCLUSIONOFTHEPROCESS.FURTHER,LCRACANNOTGUARANTEECONFIDENTIALITYOFANYMATERIALSDURING THE EVALUATION PROCESS IN THE EVENT OF A LEGAL CHALLENGE. THUS, PROPOSALS ANDCOMMUNICATIONSEXCHANGEDINRESPONSETOTHISRFPSHOULDBEASSUMEDTOBEPOTENTIALLYSUBJECTTO PUBLICDISCLOSURE. LCRA,ACTING IN ITS SOLE,UNRESTRICTEDDISCRETION, SHALLDETERMINE THE

STRINGENCY AND/OR STRIDENCY WITH WHICH IT WILL OPPOSE, IF AT ALL, LEGAL CHALLENGES TONONDISCLOSUREOFFINANCIALOROTHERINFORMATIONINCLUDEDINRESPONSES.ITISREQUIREDTHATPROPOSALSFOLLOWTHEABOVEFORMATANDINCLUDEALLREQUESTEDINFORMATION.THEPROVISIONOFSUPPLEMENTALANDADDITIONALINFORMATIONTOILLUSTRATEORCLARIFYRESPONSESISENCOURAGED. BY SUBMITTING A PROPOSAL, RESPONDENT ACKNOWLEDGES THAT, IN THE CASE OFCONTROVERSY SURROUNDING THE DEFINITION OF PUBLIC VS. PRIVATE INFORMATION, ANY AND ALLINFORMATIONSUBMITTEDBYRESPONDENTMAYBEREQUIREDTOBEDISCLOSEDTOTHEPUBLIC.THELCRARESERVESTHERIGHTTOREQUESTADDITIONALINFORMATIONFROMRESPONDENTSANDTOCONSIDERSUCHADDITIONALINFORMATIONPROVIDEDINSELECTINGASUCCESSFULRESPONDENT.Sealedproposalsmustbeaddressedasfollowsanddeliveredtothefollowingaddress.Respondentsshouldaskforandreceiveareceiptforhand‐deliveredsealedproposals,andrespondentsshouldmaintaindeliveryreceiptsfrompaiddeliveryservices.

BryanTaylorRobinsonAICPSt.LouisDevelopmentCorporation1520Market,Suite2000St.Louis,MO63103314‐657‐3700

12.0SELECTIONPROCESSANDCRITERIAResponses will be reviewed by a selection committee (the “Committee”). The Committee shallevaluate the proposals and recommend a selection to the LRA Board and LCRA Board ofCommissioners.TheCommitteemayrequireadditionalinformationfromRespondentsorconductasecondroundofsubmissions,ifdeemednecessary.Ifselected,therespondentwillproceedthroughtheredevelopmentstrategywiththeSLDC.Acontracttopurchaseandsubsequentredevelopmentagreementwillbenegotiatedwiththesuccessfulrespondent;however,ifitisdeterminedthatitisnotpossibletosuccessfullynegotiateapurchaseagreementwiththeselectedrespondent,theagencymay discontinue negotiations and attempt to negotiate a purchase agreement with the highest‐ranked, qualified remaining respondent. This process shall continue until negotiation of theagreementsaresuccessful,allqualifiedrespondentshavebeenexhausted,orLCRAvoidsthisRFP.TheLCRAmayvoidthisRFPatanytime.Thecommitteeshallusethefollowingcriteriainitsselectionprocess:

1. Agreementtotherespondentcommitmentsintheproposal;2. Anunderstandingoftheredevelopmentstrategyinherentintheproposal;3. TheexperienceandqualificationsoftheRespondenttocompletetheRedevelopment;4. Thefinancialstrength/capacitytocompletetheRedevelopment;5. ThecreativityandoriginalityoftheproposedRedevelopment;6. AnadherencetothesiteandfacilityimprovementsrequiredintheRedevelopment;7. ThetimelineforcompletionoftheRedevelopmentoftheProperty;and8. TheproposedamountofinvestmentintheProperty.

TheCommitteemayaddotherselectioncriteriaduringtheselectionprocess,andmayseekinputfromCommunityentitiesandorganizationsthatareworkinginthegreaterVilleNeighborhoodorlocalexpertsinAfricanAmericanhistoryorthehistoryofthearea.

13.0QUESTIONSREGARDINGTHISRFPAnyandallquestionsorrequestsforclarificationwithrespecttothisRFPoradditionalinformationaboutthesiteandfacilitymustbesubmittedinwritingorviae‐mailto:

BryanTaylorRobinsonAICPSt.LouisDevelopmentCorporation1520Market,Suite2000St.Louis,MO63103robinsonb@stlouis‐mo.gov(CC:Costellol@stlouis‐mo.gov)

Questionsmustbereceivedviaemailnolaterthan4:30PM,May29,2017, inorderforLCRAtoissueatimelyresponse.LCRAshallnotbeobligatedtorespondtoanyquestion. Responsestoallquestionswill be sent electronically to thequestioner andpostedon line athttps://www.stlouis‐mo.gov/government/departments/sldc/procurement.cfm

14.0MBE/WBEPARTICIPATIONWithin any redevelopment agreement, the selected Respondent shall comply with the Mayor’sExecutiveOrderNo.28andanysupersedingExecutiveOrdersrelatingtoutilizationofminorityandwomenbusinesses(MBE’s/WBE’s).ExecutiveOrderNo.28requirescontractorsandconsultantstoseek,throughgood‐faithefforts,theinvolvementofMBE’sandWBE’swithagoalofparticipationofleast 25% and 5%, respectively, for the project. For additional information, please visitwww.mwdbe.org.

15.0UNAUTHORIZEDALIENEMPLOYEESWithinanyredevelopmentagreement,theselectedrespondentshall,pursuanttotheprovisionsofSections285.525through285.555oftherevisedStatutesofMissouri,2000,asamended,byswornAffidavitandprovisionofdocumentation,affirmitsenrollmentandparticipationinafederalworkauthorizationprogramwithrespecttotheemployeesworkinginconnectionwiththeagreementorlease.RespondentshallsignanAffidavitaffirmingthatitdoesnotknowinglyemployanypersonwhoisanunauthorizedalien inconnectionwith theagreementor leasepursuant to theabove‐statedStatutes.

16.0GENERALCONDITIONSFORSUBMISSIONOFPROPOSALLCRAreservestherighttorejectanyorallproposals;toselectoneormorerespondents;tovoidorreissuethisRFPandthereviewprocessand/orterminatenegotiationsatanytime;toreviseanyconditionsandstipulationscontainedherein,asconvenientornecessary;tofurthernegotiatefees,ratesandfinancialarrangements,etc;toestablishfurthercriteriaforselection;toaskrespondentsto submit additional information or evidence of their qualifications and experience; to waiveinformalities in the proposals and in the proposal process; and to negotiate with successfulrespondents;torejectanyand/orallproposalsforanyreason,inLCRA’ssolediscretion.Throughsubmittal,therespondentisindicatingthatallinformationprovidedistrueandcorrect.TheCityofSt.Louis,SLDC,LCRA,andLRAarenotresponsibleforanycostincurredbytheRespondentinthesubmissionoftheirProposal.