city of lakewood oh request for expressions of … · 21 hours ago · madison ave. within the...

11900 Madison REOI 10-12-2020 FINAL 1

CITY OF LAKEWOOD OH

REQUEST FOR EXPRESSIONS OF INTEREST FOR

MIXED-USE AFFORDABLE HOUSING DEVELOPMENT

REOI

11900 MADISON AVE, LAKEWOOD OH 44107

Located in the historic Birdtown district

Issued October 12, 2020

Expressions of Interest due by 4:00pm on November 16, 2020


1. STATEMENT OF PURPOSE

The City of Lakewood is issuing this Request for Expressions of Interest (REOI) directed toward non-profit organizations and private developers interested in constructing a new mixed-use development with affordable housing units, as defined under Title II of the Cranston-Gonzalez National Affordable Housing Act, for low- and moderate-income households. The development is to be located on the city-owned parcel at 11900 Madison Ave, Lakewood OH 44107 (“Site”). The City expects respondents to bring forth a wide range of ideas, concepts, or specific proposals to support the development of affordable, sustainable housing solutions at the Site that are holistic in their approach. For example, factors such as environment, economic development, accessibility, transportation, location, and provision of support services, in addition to amenities that support residents’ needs, should be incorporated into proposals. Solutions should address social inclusion and healthy communities including a range of market, mixed market, and affordable units for low- and moderate-income households, in addition to units that appeal to various population groups. Respondents should consider how they could use effective partnerships across all levels of government and/or the community, and/or equity contributions that reduce the cost of financing and required debt service costs, thereby increasing the affordability of units to low- and moderate-income households in the form of reduced rents. Respondents should clearly identify what financing supports will be needed to ensure projects are financially viable. Respondents may then be invited to participate in a subsequent process that will determine projects that will receive government funding to support development.

2. PROJECT LOCATION

The City of Lakewood, OH is an inner-ring car suburb of Cleveland. Lakewood is the state’s most densely populated city with approximately 52,000 residents in the 5.53 square mile community. Lakewood’s high-quality housing stock is the city’s primary economic engine and requires continuous attention and reinvestment to ensure the sustainability of our community. The Site is located on the commercial corridor of Madison Ave. within the boundaries of the Birdtown Historic District.

The proposed project must be located at the Site as described below:

Parcel Number 315-15-025 Lot Size 10,200 SF (0.234 acres) Legal Front 59.6 ft / Legal Depth 190 ft Zone: C2-Commerical, Retail (See Appendix E)

3. PROCESS

The selection process includes this REOI stage and possibly a subsequent Request for Proposals (“RFP”) stage. The City of Lakewood reserves the right not to conduct an RFP or to proceed further with this REOI in the event of insufficient response to this REOI or other circumstances at the City’s discretion.


Submitted expressions of interest will be reviewed by the City to gauge interest in developing the Site, the general viability of the proposed housing initiatives as well as how the proposed housing initiative aligns with the 2019 updates to the Community Vision, found here:

http://www.onelakewood.com/wp-content/uploads/2019/12/Vision_2019Update_FINAL.pdf Once the initial review is complete, the City may proceed with the RFP stage. At that time, the City will identify which projects best represent the needs of the community as described in the REOI and request more detailed proposals from those respondents.

4. FINANCIAL ASSISTANCE The City of Lakewood will commit HOME funds to ensure the inclusion of affordable units to low- and moderate-income households. The HOME Program assists communities implement local housing strategies that include expanding and improving the supply of affordable, decent, and safe rental housing for low-income households.

Contractors must stay within HOME per unit maximum subsidy limits, information can be found at:

https://www.hudexchange.info/resource/2315/home-per-unit-subsidy HOME funds for this project are considered gap financing and Developers are expected to seek out funding through various sources including the Low Income Housing Tax Credit Program (LIHTC) and/or the financing resources cited below or other sources as identified by the respondent:

https://www.hud.gov/program_offices/housing/mfh/progdesc HOME Rent limits and Income Guidelines for the Cleveland-Elyria Metropolitan Statistical Area (MSA) are required and available at:

https://files.hudexchange.info/reports/published/HOME_RentLimits_State_OH_2020.pdf

and HOME income guidelines at:

https://files.hudexchange.info/reports/published/HOME_IncomeLmts_State_OH_2020.pdf

5. PROJECT SPECIFICATIONS

Respondents are encouraged to pursue partnerships with other government, non-profit or private

sector groups to leverage financing. The proposed project must be financially self-sufficient and must not depend on ongoing operating

assistance or municipal operating subsidies. Expressions of interest must target the development of affordable rental or cooperative housing. Respondents are strongly encouraged to include a unit mix that is most desirable to serve the

target population and which best addresses community need. The City may not provide financial


assistance to support the development of efficiency unit types, such as micro-units, except in appropriately documented special circumstances deemed satisfactory at the City’s sole discretion.

Projects not eligible under this REOI include supportive housing, nursing homes, and other long-term care facilities, shelters and crisis care facilities, and ownership housing of any kind.

6. MANDATORY SUBMISSION REQUIREMENTS AND EVALUATION CRITERIA

Simplicity and clarity of responses are important. Respondents should avoid including extraneous, repetitive, or irrelevant information. All submissions should be submitted in 8.5” x 11” format as a single PDF and include page numbers. Files may not exceed 25MB. Files greater than 25MB will not be delivered to the inbox. It is the respondent’s sole responsibility to ensure that the expression of interest is received prior to the submission deadline. Respondents should include the following information and formatting in their Expression of Interest:

A. Executive Summary (No points) i. Provide a brief description of the project not to exceed 1-page. The response should

include the following: goals, objectives, project beneficiaries, number of persons/families being served, community impact, and partnerships.

B. Respondent Information: (No points) i. A profile of the respondent’s team, including the respondent’s experience in

affordable housing development and property management. C. Development Team Information: (15 points)

i. A list of all development team members and their respective roles in the project including any architectural firms or project development consultants that have been or will be engaged. Include a brief profile of each team member’s experience in developing affordable housing. (Do not submit resumes.)

ii. Provide details of any relevant partnerships with other non-profits or private sector groups, if applicable.

D. Project Concept: (30 points) i. A narrative of the overall project concept, development approach, and how the idea

aligns with the City’s Community Vision. ii. Identification of the specific target population(s) to be served (target population must

include low- and moderate-income households) iii. Discuss a preliminary affirmative marketing strategy and a plan to lease the

affordable housing units. iv. Proposed number, type and size of units. Describe how rents will be determined for

the affordable housing units to ensure compliance with HUD requirements. v. Any preliminary conceptual drawings, including site plans, if available. vi. A list of intended accessibility features, and special design, amenity, or sustainability

considerations. vii. Number and location of parking spaces to be provided. viii. If applicable, please provide a description of any non-residential or commercial

portion of the project, including the marketing plan for each use. E. Site and Neighborhood: (15 points)

i. A description of how the proposed project concept is suitable for the site. ii. A description of how the proposed project and building design is compatible with the

historic Birdtown district.


iii. A description of the required site zoning, including any known pertinent information that may impact rezoning or necessary variances.

F. Financial Plan, Project Viability and Value for Money: (30 points) i. Describe the cost assumptions used to complete the capital budget including the class

of construction cost estimate used and the source of the construction cost estimate. ii. A list of prospective capital funding sources including equity contributions, grants, and

all related estimated funding amounts, including HOME funds to be provided by the City

iii. Describe the estimated amount of mortgage financing required, the proposed amortization period, interest rate and term.

iv. Describe the cost assumptions used to complete the operating budget. v. Describe any cost contingencies and related amounts included in the estimated capital

and operating budgets. vi. Describe how the project will be financially viable and how the long-term viability of

the project can be protected. G. Development Timetable (10 points)

i. A broad outline of the envisioned milestones and related timelines for complete project development.

7. EVALUATION AND SELECTION

All expressions of interest will be reviewed following the noted deadline. The evaluation committee will be made up of representatives from the City of Lakewood’s department of Planning and Development, and division of Community Development. The evaluation committee will be responsible for reviewing and evaluating expressions of interest submitted in response to this REOI and recommending projects that the City wishes to receive a second, more detailed project proposal. The City may retain additional committee members or professional advisors as is determined to be prudent or necessary.

All eligible expressions of interest will be considered, although preference will be given to responses that include:

Respondents and/or team members with extensive and successful documented experience in the development and/or management of affordable housing, and affordable housing financed using HUD HOME funds or related federal funding.

Description of a sound/logical project concept. A specific target population that aligns with the Project Specifications. An architectural vision which complements the surrounding neighborhood and historic district. Innovative or green building principles that do not compromise overall project feasibility. A realistic estimated project capital and operating budgets. No heightened level of risk which would inhibit project advancement or completion. A reasonable timeframe for the necessary local approval processes and the construction stage. An alignment with the strategic priorities of the Community Vision.

8. QUESTIONS

All questions related to this REOI shall be submitted in writing by October 21st at 4pm with the subject line “REOI Questions 11900 Madison” and directed to:

Nora Walsh, Planning and Development


[email protected] All answers to questions will be posted to the City’s website by October 30th, and can be found here:

http://www.onelakewood.com/community-vision/housing/21st-century-housing/

9. ESTIMATED TIMELINES

The following timelines are targets only and subject to revision by the City.

October 12 REOI Issued October 21 Questions submitted by email only to [email protected] November 16 Expressions of Interest submission deadline December 2 End of review period by the City December 18 Notification letters to respondents and next steps

10. LIST OF ATTACHMENTS

A. Vicinity Map B. Site Past Conditions C. Site Present Conditions D. History of Area E. Lakewood Codified Ordinance


ADDITIONAL INFORMATION

This is ONLY a Request for Expressions of Interest (REOI) and should not be construed as intent, commitment, or promise to enter into an agreement with a Respondent.

Communications

Firm’s considering responding to this REOI are required to conduct the preparation of the Expressions of Interest (EOI) with professional integrity and prohibited from communicating with any member of the City staff, representatives, or consultants.

Expenses

City accepts no liability for the costs and expenses incurred by firms submitting an EOI.

City’s Rights

City reserves the rights to cancel the REOI process and reject any and all EOIs. Owner shall have no liability to any firm arising out of such cancellation or rejection.

City reserves the right to waive minor variations in the selection process. City reserves without limitation to approve or disapprove of the use of Subconsultants, Sub-

contractors, or Key Team Members, and/or substitutions and or changes from those identified in the EOI. Such approval or disapproval shall not be unreasonably exercised.

City reserves the right to contact references who are no listed in the firm’s EOIs and investigate statements on the EOIs and/or qualification of the firms or individuals identified in the EOI.

Public Disclosure All documentation and submittals provided to the City may be considered public documents under applicable laws and may be subject to disclosure. Firms recognize and agree that the City will not be responsible or liable in any way for any loss firms may suffer from the lawful disclosure of information or materials to third parties.

Any materials requested to be treated as confidential, proprietary, or trade secrets must be clearly identified and readily separable from the balance of the EOI. Such designations will not necessarily be conclusive, and firms may be required to justify why such material should not, upon written request, be disclosed by the City under the applicable public records act. The owner will endeavor to provide at least (2) business days’ notice of a public records request for material submitted pursuant to this process. Firms must respond to the notice in writing with any objection to the production of the documents within (2) business days of receipt of notice. All costs incurred by firms associated with any public records request are the responsibility of the firms.


Appendix A: Site Map


Appendix B: Site Past Conditions

View from Madison Ave.

View from Newman Ave. with parking behind.


Appendix C: Site Current Conditions

View from Madison Ave.

View from Newman Ave.


Appendix D: History of Area

Birdtown is a historic neighborhood in Lakewood, that originated in the early 1900s where thousands of residences were built in order to be close to factory jobs. Along with residences, came stores, churches, farms, and gardens, creating a tightly knit neighborhood close to all the necessary amenities. More information on the history of Birdtown can be found here https://clevelandhistorical.org/items/show/219.

Appendix E: Lakewood Codified Ordinances

To better understand the zoning of this property and other ordinances related to this lot, the Lakewood Codified Ordinances can be found here https://codelibrary.amlegal.com/codes/lakewood/latest/overview.

city of lakewood oh request for expressions of … · 21 hours ago · madison ave. within the...

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