Bid Detail

11-175 - Purchase and Redevelopment of 195 State Street & ES Maple Street

Bid documents will be available October 20, 2010 at www.bidsync.com. If you do not have internet access call BidSync toll free at 1-801-765-9245 x1 for an application form. Bid notices will be faxed to you.

Additional Site Visit on December 14, 2010 at 10:00AM to 12:00 Noon.


The City of Springfield requests qualifications and proposals from interested parties for the purchase and redevelopment of the properties identified as 195 State Street and ES Maple Street in downtown Springfield. This redevelopment opportunity is a rare opportunity to have a significant and lasting impact on the State Street Corridor, one of the most historic and significant corridors in Western Massachusetts.

The assessed value of the property is $2,016,600.00.

The buildings will be open and available for viewing on Wednesday, October 27th, 2010 from 2:30 PM - 4:00 PM and Thursday, November 18th and 10:30 AM - 12:00 PM. No individual requests to enter the building at other times will be accepted.

The City of Springfield hereby requests proposals from qualified parties for the purchase and redevelopment of the properties identified below. The redevelopment site is located on the Southeast corner of State Street and Maple Street in downtown Springfield. The properties included in this Request for Proposals development opportunity are:

• 195 State Street, parcel 11110-0623, with a land area of 18,124 square feet, and a total building square footage of 53,024
• ES Maple Street, parcel 08218-0204, with a land area of 4,438 square feet with no structures on the property

This redevelopment opportunity is a rare opportunity to have a significant and lasting impact on the State Street Corridor, one of the most historic and significant transportation corridors in Western Massachusetts. The site is located within a Massachusetts Growth District, which provides incentives for development. Information on the Growth District Initiative can be found here: http://www.mass.gov/?pageID=ehedsubtopic&L=5&L0=Home&L1=Economic+Analysis&L2=Executive+Office+of+Housing+and+Economic+Development&L3=Massachusetts+Permit+Regulatory+Office&L4=Growth+Districts+Initiative&sid=Ehed

The 3.2-mile-long State Street Corridor has recently undergone an $18 million restoration project, including roadway reconstruction, intersection improvements, new sidewalks and median strips and many new pedestrian and vehicle amenities. The reconstruction is a key factor in advancing redevelopment opportunities along the State Street Corridor.

Downtown residential reuse is supported by the February, 2007; Zimmerman/Volk study that indicated the downtown area of Springfield can support over 750 new units of market rate housing through 2012. This type of reuse is also supported by the Urban Land Institute (ULI) national panel, and the Boston Chapter of the ULI, both of which indicated a need for market rate housing in downtown Springfield.

The Redevelopment Project was also identified as a "target redevelopment project" in the State Street Corridor Redevelopment Program ("Corridor Redevelopment Program"). The Corridor Redevelopment Program, prepared in July 2008, sets forth a framework for revitalizing the State Street Corridor by implementing targeted redevelopment projects.

The Corridor Redevelopment Program was commissioned by the State Street Alliance, an affiliation of more than 60 business, community and government entities committed to the revitalization of the State Street Corridor.

The State Street Corridor Study Area included the 3.2-mile-long stretch of State Street extending from West Columbus Avenue to Boston Road. The Corridor passes through seven separate neighborhoods (Old Hill, Upper Hill, McKnight, Bay, Six Corners and Pine Point as well as the downtown), and serves as a major east-west transportation and commerce corridor for the city.

W-ZHA in association with a multi-disciplinary consultant team was retained to produce a redevelopment program that would leverage and complement the State Street roadway improvement project. W-ZHA specializes in commercial market analysis and joint development implementation. The multi-disciplinary consultant team consisted of Goody Clancy Associates (planning and urban design), Zimmerman/Volk Associates (residential market analysis) and Dietz & Company Architects, a local design firm.

The consultant team analyzed a series of potential redevelopment sites along the State Street Corridor in light of economic and physical conditions and implementation considerations and found that the corridor offers multiple opportunities for mixed-use, market-rate residential and retail market development. The recommended program identifies five priority sites with significant redevelopment potential. Site-level concept plans reflect the current physical conditions of each site and propose an initiative that will attract private investment. The recommended program identifies catalytic projects and initiatives that will capitalize on near-term market opportunities and sets forth a framework for revitalizing State Street by implementing redevelopment projects at strategic locations along the corridor.

The W-ZHA State Street Corridor Improvement Plan examines redevelopment opportunities throughout the 3.2 mile urban boulevard, and targets the Springfield Fire and Marine Insurance Building as one of six priority sites (Page 39). In the concept provided in the plan, the optimal use for the property would be for adaptive reuse of the building to provide approximately 30 rental apartments (this was a rough estimate and not based on any actual inspections of the property).

W-ZHA made preliminary calculations based upon 26,500 square feet in the building. Please note according to the city GIS database, the property includes 26,512 square feet between floors 2 and 3, and 13,256 square feet on both the basement level and the first floor for a total of 53,024 square feet. This listing can be found: http://www.springfieldcityhall.com/finance/index.php?id=lookup&parcel=111100623

The plan calls for the development of rental units due to the configuration of historic tax credits, which require rental income for five years. After the five year period it would be desirable to transition the units into owner occupied condominiums.

The plan also notes that institutional or other office uses could be other potential reuses for the building, and as such are also acceptable proposals through this solicitation.

Proposers are encouraged to review a copy of this report and technical memoranda, available on the City of Springfield Website at: http://www.springfieldcityhall.com/planning/state_street.0.html .

While the recommended redevelopment concept is preliminary in nature, it captures the vision that the City and community stakeholders wish to advance to prospective proposers for the Redevelopment Project.

The successful redeveloper should have well documented experience in redeveloping historic buildings in urban centers, and will be strong in the concepts of urban design.

The city will appoint a Review Committee that will evaluate submissions, expected to be comprised of community representatives potentially including but not limited to the City of Springfield Office of Planning & Economic Development, State Street Alliance, Springfield Preservation Trust, Springfield Museums, Classical Condominiums and the Armory Quadrangle Civic Association. This committee will make a recommendation to the City for approval of the selected developer.

Factors that the Review Committee will use in evaluating and ranking the proposals include, but are not limited to, the proposer's experience and financing capabilities, the quality of planning, urban design and architecture experience in past projects, experience in developing successful projects in weak market urban areas, projects highlighting historic preservation, and proposed price. The proposal should also demonstrate the proposer's understanding and adherence with the State Street Corridor Redevelopment Program and recommendations of the Urban Land Institute. Selection criteria are discussed in more detail within this RFP.

Upon receipt of an accepted proposal and negotiation of a land disposition agreement with a successful proposer, as well as the applicant's compliance with conditions precedent to closing, the city will close on the property as described in the RFP, or as agreed to pursuant to the contract negotiated between the proposer and the city.

The City of Springfield supports the goal of twenty percent minority and women participation in all contracts. No questions will be answered unless received by the Chief Procurement Officer at least 10 days prior to the expiration of the time set for submitting bids or proposals. The Chief Procurement Officer reserves the right to waive any informality in and to reject any or all bids if it is in the public interest to do so.

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