former mott library rfp - cdn.toledo.oh.gov

Microsoft Word - Former Mott Library RFP.docxFORMER MOTT BRANCH LIBRARY SALE AND REDEVELOPMENT REQUEST FOR PROPOSALS
Issue Date: 8/2/21
Due Date: 9/13/21
Site Address: 1055 and 1105 Dorr Street Toledo, Ohio 43607
Site Owner: City of Toledo One Government Center, Suite 2250 Toledo, Ohio 43604
Submissions to: Sandy Spang, Project Manager Commissioner of Business Services City of Toledo, Department of Economic Development [email protected]
Letters of intent and requests for information related to this request for proposals should be submitted online at toledo.oh.gov/mott.
City of Toledo | Former Mott Branch Library | Request for Proposals | Page 2
TABLE OF CONTENTS
VI. Selection Criteria VII. Evaluation Criteria
VIII. Disposition Process IX. Legal Information
X. Attached Exhibits and Resources
A. Junction Neighborhood Master Plan B. Legal Description
C. Title Work D. Appraisal
E. Phase I Environmental Assessment and Asbestos Survey F. Lead Risk and Mold Assessment Surveys
G. Commercial Inspection Report H. Historical Capital Expenses
I. Historical Gas Expenses J. Historical Water Expenses
K. Historical Electric Expenses L. Zoning Designation Allowable Uses
M. Deeds N. Authorizing Ordinance
O. Previous Planning Documents
I. INTRODUCTION The City of Toledo, Ohio (“City”) is requesting proposals from individuals, companies, or organizations (“Respondents”) to purchase and return to productive use the former Toledo-Lucas County Library Mott Branch located at 1055 and 1105 Dorr Street Toledo, Ohio 43607 (“Subject Property”). From its opening in 1918, the Mott Library has been an important community asset. The goal of this Request for Proposals (“RFP”) is to select a purchaser who can complete and sustain the repurposing of this facility, consistent with the site’s zoning designation and conforming to the Ohio Building Code, while preserving the integrity of the building and catalyzing positive momentum in the surrounding community. The historical significance of the Dorr Street corridor as well as the Subject Property’s proximity to the recently built Martin Luther King, Jr. Elementary School, the new Mott Library Branch, and the reinvigorated Smith Park, warrant a quality, well-planned proposal that benefits the community and is complementary to adjacent uses. The Independent Review Committee (IRC), an advisory group of stakeholders and community leaders, will be responsible for reviewing proposal submissions and making a formal recommendation to the Mayor as to which proposal it believes best aligns with the goals set forth in the RFP. The Mayor and Toledo City Council will have the final authority to award a proposal and sell the property.
II. SCHEDULE
Milestone Date
Release of the RFP Monday, August 2
Virtual Public RFP Introduction Join our Zoom meeting for a virtual walkthrough of the request for proposal. Interested parties can register in advance for the webinar here.
Thursday, August 5 at 5 p.m.
Public Open House and Tours The building will be available to tour with representatives from the City.
Friday, August 6 from 11 a.m. to 2 p.m.
Letter of Intent to Respond Deadline A letter of intent to respond to the RFP shall be submitted online at toledo.oh.gov/mott identifying the individual, company or organization intending to submit a proposal, an individual who will serve as point of contact, and that individual’s contact information. Respondents will receive confirmation by close of day.
Monday, August 16 at 5 p.m.
Question Submission Deadline All questions or requests for clarification regarding the RFP must be submitted online at toledo.oh.gov/mott. Questions received and their responses will be shared with all who have submitted a letter of intent to respond.
Tuesday, September 7 at 5 p.m.
Additional Scheduled Site Tours The building will be available for additional tours with representatives from the City. Those who have submitted a letter of intent to respond will be offered an opportunity to schedule an additional tour.
Friday, August 27
RFP Submissions Due All proposal submissions, including all requirements found in Section 5, Proposal Requirements, shall be submitted via email at [email protected]. Late submissions will not be accepted. Respondents will receive confirmation of receipt by close of day. All proposals upon receipt by the city are public records subject to disclosure to the public in accordance with Ohio Public Records Act, O.R.C. 149.43
Monday, September 13 at 5 p.m.
III. SITE INFORMATION The Toledo-Lucas County Public Library’s Mott Branch first opened in 1918 and was built with funds from library philanthropist Andrew Carnegie. The branch is named after Anna C. Mott, an active Toledo resident who left a portion of her estate to the Library. The building was twice expanded, first in the mid-1970's and again in 1998. It was operated as the Mott Branch until the Library moved to a new location across Dorr Street in May 2019. Pursuant to a reversionary clause in the deed from the City to the Library in 1972, the property reverted to the City in January 2020. The City currently owns, maintains and controls the Subject Property as a building available for redevelopment. The Subject Property is located at 1055 Dorr Street, Toledo, Ohio 43607, and is comprised of two Lucas County tax parcels (10-20537 and 03-12774) consisting of approximately 1.02 total acres. The Subject Property also consists of a 0.20-acre non- contiguous asphalt paved parking lot located at the southwest corner of Dorr Street and Forest Avenue (03-12774). Access to the primary site is available via the south side of Dorr Street and the east and west sides of Forest Avenue. The Subject Property is zoned RM36, Multi-Family Residence District. The primary site is improved with a 10,110-square foot, single-story, slab-on-grade building surrounded by an asphalt paved parking lot. The building’s exterior is comprised of brick and cinder block, with a flat rolled roof. The building’s HVAC system consists of gas-forced air and central air conditioning. The City has kept all of the building’s utilities operable. Lucas County Children’s Services is temporarily occupying the building on a month to month lease to accommodate COVID-19 requirements for their operations, and will vacate following the sale of the property.
ADDRESS: 1055 Dorr Street, Toledo, Ohio 43607 1105 Dorr Street, Toledo, Ohio 43607 TAX PARCEL IDENTIFICATION NUMBERS: 10-20537 and 03-12774 FRONTAGE: On the south side of Dorr St. and the east and west sides of Forest Ave. ACCESS: Access to the site is primarily available via the south side of Dorr Street and the east and west sides of Forest Avenue. SQUARE FOOTAGE: 10,110 sq. ft. FOUNDATION: Concrete foundation walls on concrete footers FLOORS: Concrete slab EXTERIOR WALLS: Brick
ROOF: Flat rolled roof system HEATING & COOLING: Gas forced air heat with central air conditioning ENVIRONMENTAL: Pursuant to Phase I ESA & Asbestos Survey completed by The Mannik & Smith Group, Inc. in August 2019, there was no evidence of RECs, HRECs, CRECs, IAs or asbestos containing materials in connection with the site. ACREAGE: 1.02 ZONING: RM36, Multi-Family Residence District YEAR BUILT: 1918/1975 UTILITIES:
• Electric: Toledo Edison • Gas: Columbia Gas • Water: City of Toledo • Sanitary: City of Toledo
DUE DILLIGENCE REPORTS (See Section X. Exhibits):
• Title Work: August 26, 2019 • Appraisal: September 10, 2019 • Phase I Environmental Site Assessment & Asbestos Survey: August 2019 • Lead Risk and Mold Assessment Survey: October 2020 • Commercial Inspection Report: October 4, 2019 • Historical Utility Expenses: December 2015 – 2018 • Historical Capital Expenses: As of December 28, 2018
IV. BACKGROUND A. Neighborhood Context The Subject Property is located on the south side of Dorr Street and the east and west sides of Forest Avenue in the City of Toledo, Ohio. Dorr Street is a major east-west corridor in the city, with easy connections to Interstate 75 (I-75), Interstate 280 (I-280) and U.S. Route 23. Historically, the Dorr Street Corridor was a cultural and economic hub of the African American community in Toledo. A 2006 Toledo Blade article states” It was a nine-block area that boasted 70 black-owned enterprises by 1971, representing the largest concentration of such businesses in Toledo.” Today, this vibrant economic corridor exists primarily in historical documentation and personal memories. Urban renewal programs in the mid-1970s resulted in the demolition of over 300 structures; homes, offices and storefronts, two theaters and a bowling alley, in less than three years. The Subject Property is in a portion of the Dorr Street Corridor known as the Junction neighborhood, a mixed-use area west of downtown Toledo, with Dorr Street to the north and the Anthony Wayne Trail and Swan Creek to the South. Development of the area dates to the 1840’s and the expansion of rail transportation. Today, Junction shares a border with numerous other neighborhoods, including Englewood to the north, Warehouse District and Uptown to the east, Old South End and Walbridge to the south and Scott Park to the west. Junction is home to an estimated 7,721 residents, per 2017 census data. A number of local institutions are located in or near Junction, including Frederick Douglass Community Association, African American Legacy Project, Art Tatum House and Park, J. Frank Troy Senior Center, Family House, and the newly constructed Mott Branch of the Lucas County Public Library, located on the north side of Dorr Street, across from its original location. The new Mott features an auditorium and a studio lab with audio/video recording and editing capabilities. Schools located within Junction include Martin Luther King Academy, Ella P. Stewart Academy, Jones Leadership Academy, and Pickett Elementary. The University of Toledo is located 1.8 miles away.
Smith Park, on the north side of Dorr Street and across from the Subject Property, features a swimming pool, tennis and basketball courts and open greenspace. Other parks or greenspaces in the neighborhood include Libbey Park, Nelson Grace Park, Savage Park, and Tatum Park, as well as several other park or playground areas. A number of churches, faith organizations and not-for-profit organizations are located in Junction and actively involved in the neighborhood. The Junction Coalition has been active since 2010. Their mission statement is: “The Junction Coalition provides a viable voice to our neighbors and cultivates healthy relationships throughout the community. The community seeks to promote healthy relationships with local service agencies, community partners and local, state, and federal government to build a better quality of life for community members and for business owners who benefit the Junction Community.” The Junction Coalition has four pillars:
1. Economic Justice: Community owned business + entrepreneurship 2. Environmental Justice: Maintenance and care for our property + re-purpose of
vacant space 3. Social Justice: Communication, resources, self-efficacy & self-determination 4. Peace Education: DO NO HARM, Cultural awareness & self-care / partnership
B. Neighborhood Planning Initiatives
In 2018, the Junction Neighborhood Master Plan was completed and approved by Toledo City Council for inclusion in the Toledo 2020 Comprehensive Plan. The JNMP Steering Committee, comprised of the Junction Coalition Core Planning Team, Toledo Design Center staff and Toledo Lucas County Plan Commission staff, oversaw the planning process, which included data gathering and neighborhood engagement. Private sector stakeholders, residents, institutions, owners and merchants provided input, as did public sector stakeholders, including the Lucas County Land Bank and city of Toledo Economic Development, Neighborhoods, and Public Services departments. The JNMP can be found in the Exhibits and Resources section of this RFP.
The JNMP contains an action plan which addresses five strategic issues:
1. Enhance the organizational capacity of Junction Coalition 2. Expand business development and employment opportunities 3. Renovate existing housing and develop new housing 4. Enhance open space and recreation 5. Enhance public transportation throughout the neighborhood
The JNMP also contains an overview of these previously created planning documents:
• Revitalization Plan: Junction Avenue Neighborhood Business District, 1987, Toledo-Lucas County Plan Commissions Neighborhood Planning Program
• Dorr Street Vision Plan, 2009, The Collaborative Inc + Poggemeyer Design Group + Mannik and Smith Group
• Market Analysis and Neighborhood Impact Study for Dorr Street & Smead Avenue Parcels, 2015, The Community Land Use and Economics Group
• Toledo Strategic Plan for Arts & Culture, 2015, The Arts Commission • Junction Avenue Vision Plan, 2015, Toledo Design Center • The Junction Neighborhood Greening Plan, 2015, TMACOG • Toledo Bike Plan, 2016, City of Toledo • An Open Space Action Plan for the Junction Neighborhood in Toledo, Ohio,
2016, Center for Community Progress • Toledo Waterways Initiative, 2017, City of Toledo
The JNMP mission statement addresses the process and purpose of the plan, which looks to the future as it builds on the past:
“This Master Plan builds on these existing plans to create a cohesive vision for the future of the Junction Neighborhood, especially for its current residents.” V. Proposal Requirements 1. Title Page
The Title Page should include the following information: • Proposal Title • Property Name (i.e. Former Mott Library) • Date • Name and Address of Company or Organization • Point of Contact Name, Title, Phone and Email Address
2. Table of Contents
Provide a list of the proposal contents with page numbers 3. Letter of Interest
Provide an official letter stating the Respondent’s offer to purchase the site (include addresses and legal description) and ability to meet the proposal’s goals. Include an
explanation of ownership entity (single owner, partnership, LLC, non-profit) of the Respondent. The letter should be signed by an authorized agent of the ownership entity.
4. Respondent History and Background Provide a brief history and background of the individual, company or organization responding.
5. Principal Team Capacity & Experience
State the names, titles and contact information for each of the members of the principle team. State total number of employees. Describe the experience of each member and provide an explanation of how this experience is relevant to the proposed repurposing of the Subject Property.
6. Respondent Current Activities and Location
Provide a description of the current projects and activities of the Respondent. Explain if these will continue and if the current location will continue to be utilized.
7. Proposal Narrative
Provide a detailed description of the proposed use for the Subject Property and the strategy for execution of the plan, including:
a. Description of planned improvements or alterations to the Subject Property b. Prospective Development Timeline, closing to occupancy. c. Explanation of how the proposed repurposing of the Subject Property is:
• Beneficial to the community • Complementary to adjacent uses • Reflects the concepts & principles expressed in existing community-led
strategic planning initiatives for the Dorr Street Corridor. d. Community Engagement Plan- explain how you will engage the community
and incorporate their input if selected, both prior to occupancy and after. 8. Financial Capacity
Detailed description of the ability to fund the costs associated with the project a. Identification of the people or entities which will have an ownership interest in
the property, including any and all joint venture, general, or limited partners and respective percentages of interest
b. Role of each individual listed above, in the implementation of the development plan
c. Statement of equity contributions with sources identified d. Letter of Interest or references from lending institutions, if applicable
e. Letters of Interest from potential tenants, if applicable 9. Budget
a. Funding sources identified. b. Project funding uses, including purchase offer as well as projected hard and soft
costs of redevelopment prior to occupancy. c. Operating Proforma including all anticipated ongoing operational and
maintenance costs. 10. Other
Provide any additional information that will demonstrate the Respondent’s ability to be successful in meeting the RFP’s objectives.
11. Required Information
• Include a statement of assurance or the portion of the employment manual committing the organization to employ and promote without consideration as to race, religion, national origin or sex.
• Provide a statement of assurance that the responding entity is in good standing with government (real property taxes, income taxes, code enforcement, judicial, applicable regulatory agencies, etc.), and is registered with Ohio’s Secretary of State.
• State whether the responding entity intends to engage, either as an employee or independent contractor, in performing the activities contemplated by the proposal, any employee of the City, or any person who has been an officer or employee of the City, or any entity as to which such an officer or employee (i) is a partner, if the entity is a partnership, (ii) owns or controls more than five percent of the outstanding shares, if the entity is a corporation or (iii) owns, holds or controls more than five percent of the total indebtedness of such entity. If your response is in the affirmative, identify the person or persons and list the details of the activities contemplated to be secured from them.
VI. Selection Criteria A. Independent Review Committee An Independent Review Committee (IRC), an advisory group of stakeholders and community leaders, will be responsible for reviewing proposal submissions and making a formal recommendation to the Mayor on which proposal it believes best aligns with
the goals set forth in the RFP. The Mayor and Toledo City Council will have the final authority to award a proposal and sell the property. IRC members are: Shantae Brownlee Roy Hodge John C. Jones Karen Poore Robert Smith Willie Ward Vanice Williams B. Eligible Proposals Eligible proposals include the following characteristics:
• Are consistent with the City’s goals for the property (Toledo 2020 Comprehensive Plan, Junction Neighborhood Master Plan).
• Sale of property – the City will only entertain proposals that involve the sale of the property and, therefore, will not entertain proposals to lease the building from the city.
• “As Is” – the City will only entertain proposals that accept the property “as is” and do not include any modifications to the property prior to sale.
• Conform to Code –proposals should be consistent with the site’s zoning designation and conform to the Ohio Building Code.
• Applicant – the City will only entertain proposals that involve a Respondent in good standing with government (real property taxes, income taxes, code enforcement, judicial, applicable regulatory agencies, etc.), registered with Ohio’s Secretary of State, and who demonstrates the financial capacity to execute the project proposed.
VII. Evaluation Criteria The review of each proposal will be based upon seven criteria. Each criterion has been assigned a maximum number of points, with the cumulative maximum possible points being 100. The Independent Review Committee will recommend the proposal with the highest cumulative point total to the Mayor. Notwithstanding, the City reserves the right to reject any and all proposals for its convenience. The proposal should respond directly to each criterion. The proposal should also provide the required information requested in the evaluation criteria.
1. (15 points) The Proposal Reflects the Concepts and Principals of
Existing Planning Documents. Does the proposal narrative identify areas of alignment with previously created, community-led, strategic planning initiatives?
2. (15 points) Financial Capacity to Redevelop the Subject Property for
the Proposed Use. Has the Respondent identified clearly the sources and uses of the funding and demonstrated financial capacity to make necessary alterations to the property and to purchase furnishings, fixtures and equipment needed for the proposed use?
3. (15 points) Financial Capacity to Sustain the Proposed Use Has the Respondent identified sustainable sources of revenue to operate and maintain the property, building and proposed use indefinitely?
4. (15 points) Community Engagement Does the proposal include a plan for meaningful, ongoing engagement with the community?
5. (15 points) Partnerships Does the proposed use bring extra value to the neighborhood by engaging in strategic partnerships, either within the building or within the community?
6. (15 points) Organizational and Team Strength Does the responding individual, company or organization have the training, experience and staffing level to successfully implement and sustain the proposed use, as well as operate and maintain the property and building?
7. (10 points) What is the Potential of the Proposed Use to Catalyze Positive Momentum in the Adjacent Area? Does the Respondent indicate ways in which the proposed use will increase the likelihood of additional investment in the neighborhood or spur success in other action areas of the JNMP?
VIII. Disposition Process The City and the selected respondent ill negotiate and enter into a Real Estate Sale and Development Agreement (RESADA). The RESADA will at a minimum contain or be subject to the following conditions:
• The City will by sale, convey its fee simple interest in the entire 1.02-acre Subject Property by way of a Quit Claim Deed. The City will not lease the property under any circumstances.
• The City will retain a security interest in the property to insure the project is timely completed until a Certificate of Occupancy is issued by the City’s Division of Building Inspection.
• The City will sell the property “as is” and will not perform any modifications to the property prior to sale.
• The sale of the property is conditioned upon authorizing legislation of Toledo City Council.
• The City shall retain an interest in the property requiring further conveyance of the Property only occur with City consent.
IX. Legal Information
1. The City 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 Respondent to perform the obligations in the response. The City in its discretion reserves the right to reject any response when the available evidence or information does not satisfy the City that the Respondent 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 Respondent refuses to cooperate with and assist in the making of such investigation.
2. Inspection of Parcel: Respondents shall be given an opportunity to inspect the
property and the title to the property, among other things. If the Respondent 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.
3. Building Permits, Zoning Variances and Financial Viability: The sale of the
property in no way guarantees or warrants grading permits, building permits, zoning variances or financial viability. The City reserves the right to refuse to sell the property until a Redeveloper is able to obtain all necessary permits.
4. Disclaimer of Liability: Respondents acknowledge by submitting information and
proposals that the City does not undertake any obligations and shall have no liability with respect to the development program, this RFP and responses thereto, nor with respect to any matters related to any submission by a Redeveloper.
5. The City reserves the right to accept an offer or proposal other than the highest
offer.
6. The City reserves the right to negotiate with any, all, or none of the Respondents and to recommend another Respondent in the event that the originally selected Redeveloper defaults or fails to execute a disposition contract.
7. The City shall be the sole judge as to which, if any, proposals best meet the
selection criteria. Notwithstanding anything in this RFP to the contrary, the City reserves the right to reject any or all proposals received, to waive any submission requirements contained within this RFP, and to waive any irregularities in any submitted proposal.
8. This RFP is submitted subject to errors, omissions and/or withdrawal without
notice by the City at any time.
9. All proposals, including attachments, supplementary materials, addenda, etc. shall become the property of the City and will not be returned.
10. Addenda will be posted on the City website. All such addenda shall become part
of the RFP documents. All Respondents shall be bound by such addenda, whether or not received by the Respondents.
11. RFP Compliance: All Respondents must adhere to the instructions contained in
this RFP in preparing the submitted proposal.
12. Nondiscrimination: Each Respondent agrees not to discriminate, whether in employment, contracting or otherwise, in violation of any federal, state, or local law and/or on the basis of sexual orientation, gender identity and/or gender expression.
X. Attached Exhibits and Resources
Please find the Exhibits at: https://drive.google.com/drive/folders/1Ry2CP7J_GPjJfaeGfwA1mPpjdZnZ7o_Q?usp=sh aring