Bid Detail

15-121 - Purchase and Redevelopment of 257 Central Street

The City of Springfield (hereafter City), is requesting proposals for redevelopment of the following residential parcels:
Address Parcel Number Lot Size Zoning
257 Central St. 02560-0187 7,789 sq. ft. Residence B
251 Central St. 02560-0189 8,688 sq. ft. Residence B

The CITY will entertain offers that equal or exceed the City's determination of the fair market/minimum price of the property. MINIMUM BID PRICE IS $1,000.00

The property is being sold "as is" and the City makes no representations regarding the environmental condition of the property and will require the buyer to assume responsibility for these conditions.

Complete proposals must be received by December 17, 2014 at 2:00 p.m. by:

Lauren Stabilo
Springfield Office of Procurement
36 Court Street, Room 307
Springfield, Massachusetts 01103

The City has made all efforts to ensure that the information presented is accurate. It is, however, the buyer's responsibility to investigate to their satisfaction any matter as it relates to the property.

B. DEVELOPMENT CONCEPT

The City is interested in proposals which will renovate 257 Central Street as an owner-occupied single-family house and that legally combines the lot at 257 Central Street with the vacant lot at 251 Central Street and complies with the requirements of the Springfield Historic Commission. Rental and institutional uses such as group homes, churches, and schools, will not be allowed.

C. LOCATION AND SITE INFORMATION

257 Central Street was constructed circa 1860 as a single-family house. The property is zoned Residential B. The property is being sold with the abutting lot 251 Central Street. The buyer will be required to legally combine both properties into one. These properties are located within the Maple High-Six Corners neighborhood.

The Maple High-Six Corners neighborhood is the City's smallest neighborhood. It contains approximately 274 acres of land, plus street. Neighborhood boundaries are portion of School Street and Maple Street on the west; State Street on the north; Walnut Street to the east; and the Mill River on the south. The neighborhood is located within a one mile radius of the Metro Center of Springfield.

The neighborhood includes the architecturally significant Maple Heights and Ridgewood Historic Districts, both listed on the National Register of Historic Places. The neighborhood contains many large, historic mansions that were built along the bluff overlooking the Pioneer Valley and the Connecticut River. The neighborhood also includes the infamous "Mulberry Street" made famous by the book authored by Dr. Seuss "And To Think That I Saw It On Mulberry Street."

The neighborhood was very heavily affected by the June 1, 2011 tornado and many of the properties received extensive tornado and wind related damage. This Request for Proposals (RFP) is an important piece of the City's rebuilding process.

As part of the Tornado Recovery and Neighborhood Stabilization Program the City previously contributed funding towards the construction of six new single family homes along the northern side of Central Street. Currently there are seven new single family homes under construction along the southern side of Central Street. This construction is the result of a partnership involving the City of Springfield and private and non-profit developers and funded by the U.S. Department of Housing and Urban Development - Neighborhood Stabilization Program. In addition, the City has contracted with a private developer to build another five homes within this immediate neighborhood, these homes are receiving funding from the U.S. Department of Housing & Urban Development - Community Development and Block Grant, Disaster Recovery Program.

The building at 257 Central Street is a 1 ½ story wood frame, single family home. It was constructed in 1860, it contains 1,000 square feet of living space and is located on a 7,789 square foot lot and is zoned Residence B. The assessed value is $189,000.00.

The City is also selling the vacant lot 251 Central Street (02560-0189) to be used with the building for accessory uses. The parcel contains 8,688 square feet. It is assessed at $18,400.00 and is also zoned Residence B. The City is requiring that the buyer legally combine both lots to create one property.

The properties are located within the Maple-Hill Historic District, listed on the National Register of Historic Places. Exterior changes to the property will require full review and approval of the Springfield Historical Commission.

For the full detail of the Maple Hill Historic District Guidelines please see "Attachment C - Maple-Hill District Guidelines."

The City is most interested in proposals that will improve the existing property, complement the existing improvements and new construction happening on the street while also enhancing the historical aspects of the building.

While financial benefits (i.e. price paid for the property) of a proposal are important to the selection of the developer, coupled with all selection criteria, the City will also consider the broader fiscal and economic developments to be realized from the development project. The City will not be obligated to select the proposal offering the highest purchase price if another proposal better satisfies the selection criteria and other requirements of this RFP as a whole.

The City is most interested in proposals that integrate the site with the surrounding area, complement the ongoing neighborhood redevelopment work, respecting historic requirements, zoning and enhances the aesthetic appeal of the streetscape. Proposers should be familiar with abutting uses and mindful of such when submitting proposals, and ensure the project is respectful of historic requirements, existing neighbors and ongoing neighborhood development projects.

All bidders are buying property subject to all current zoning and building restrictions. Property is being sold "as is" and the City makes no representations regarding the physical or environmental conditions. The selected developer accepts the property "as is" with no exception.

If a nonprofit organization is chosen preferred developer, it will be expected to enter into an agreement with the City to make an annual in-lieu-of-tax payment, the amount of which will be fifty percent (50%) of the tax that would otherwise be paid by a for-profit venture.

This Request for Proposals is for the real property only. All contents of the property and any personal property therein may not be included in this sale at the discretion of the City of Springfield.

The City of Springfield has made all efforts to ensure that the information is accurate. However, it is the buyer's responsibility to investigate to their satisfaction any matter as it may relate to the property.

E. RESTRICTIONS AND REQUIREMENTS

The property is located within the Maple Hill Local Historic District, a certified district and listed on the State Register of Historic Places. All exterior work, including new construction and fencing, will need to be reviewed and approved by the Springfield Historical Commission.

The property will be conveyed with a reverter clause which will require completion of development within six (6) months of conveyance of the deed and which will require to be occupied by an owner for a minimum of three (3) years.

An ANR plan to legally combine the property at 257 Central Street with the vacant lot at 251 Central Street will be required.

All exterior changes to the property will need to be reviewed and approved by the Springfield Historical Commission.

Landscaping and parking plans must be approved by the Office of Planning and Economic Development prior to transfer of title.
As part of the submission, a schedule of benchmarks for the project must be included - including immediate plans to secure the property from weather and from the public. Schedule to restore utilities to the building and exterior lighting should also be included. Preference will be given to proposals committing to securing the building in an expedient manner. All work should be complete within six (6) months of the date of closing.

Bidders are subject to all current zoning, building restrictions and controls as well as design review by the Office of Planning and Economic Development. Bidders must be current on all taxes, fines, fees and other debts and liabilities that they may have to the CITY and must make known in the proposal should any current liabilities exist.

Bidders must show proof of financial commitment to close immediately on the property and commence redevelopment. Project budget and corresponding financing must be provided.

F. ENVIRONMENTAL ISSUES & PROPERTY CONDITIONS

The CITY has not made and does not make any representation or warranty as to any matter affecting or relating to the parcel, and the selected developer acknowledges that no such representation or warranty has been made and agrees to take the site in "as is" condition on the date of this agreement. The CITY shall not be liable or bound in any manner by any statement, representation, or information pertaining to the facilities which may have been furnished to the developer by any of the CITY's employees, attorneys, agents, servants or other persons.

The selected developer has had a fair and complete opportunity to inspect the parcel and accepts it "as is" with no exception. The selected developer agrees to indemnify the CITY, and hold the CITY harmless, from all damages, losses, and liabilities (including without limitation attorneys' and experts' reasonable fees and disbursement) arising under federal and state environmental statutes and regulations as a result of a relating to any conditions or activities at or involving the location.

G. REVIEW COMMITTEE

A review committee to evaluate complete proposals will be composed of representatives from the Office of Planning and Economic Development, Office of Disaster Recovery & Compliance, Treasurer's Office, Office of Housing, City Council and a local neighborhood organization.

The CITY may, in its sole and absolute discretion, reject any and all, or parts of any and all proposals; may re-advertise this RFP if so inclined; postpone or cancel at any time this RFP process; change, adjust, or modify the anticipated schedule of events. The CITY reserves the right to waive any minor informalities pertaining to any proposals received. Proposals will be evaluated pursuant to MGL 30B. Upon completion of the evaluation process the RFP Review Committee will make its recommendation(s) to the Mayor and its determination of the most responsive proposal, as a result of this RFP. All dispositions by the CITY shall be in its sole and absolute discretion and upon a determination that the proposed redeveloper possesses the significant qualifications and has furnished satisfactory evidence of financial resources necessary to complete any proposed redevelopment.

If a nonprofit organization is designated preferred developer, it will be expected to enter into an agreement with the CITY to make an annual in-lieu-of-tax payment equal to fifty percent (50%) the amount of the taxes owed; the amount to be negotiated with the Board of Assessors and approved by the CITY.

The CITY has made every effort to ensure that the information is accurate. However, it is the buyer's responsibility to investigate to their satisfaction any matter as it may relate to the property or its purchase.

H. PRE-PROPOSAL ASSISTANCE

Open houses will be held at 257 Central Street during the following times:

Wednesday, November 19, 2014 at 3:00 p.m.
Tuesday, November 25, 2014 at 10:00 a.m.


Additional access to the property may be requested by contacting Tina Quagliato in the Office of Disaster Recovery & Compliance at (413)750-2114. Scheduling of additional access will be at the sole discretion of the Office of Disaster Recovery & Compliance and will be during normal business hours. Those visiting the house must sign an indemnification agreement prior to entering and should be prepared with sturdy footwear and flashlights for each person entering.

In addition to the open house, questions regarding the RFP may be submitted in writing to the Procurement Department. In order to provide prompt answers to questions, the Chief Procurement Officer requests that all proposers submit written questions ten days prior to the RFP response deadline. Accordingly, questions must be received in writing only at the Procurement Department not later than December 3, 2014. Questions may be faxed or e-mailed to Lauren Stabilo, CPO at lstabilo@springfieldcityhall.com . The Procurement Department's fax number is (413) 787-6295. The Office of Procurement will compile written answers which will be mailed to all Proposers who requested a copy of the RFP, no later than December 10, 2014.

To maintain a fair and impartial competitive process, the Procurement Office can only answer written questions. Private communication is not allowed with any RFP Review Committee member during the proposal preparation and evaluation period. Proposers who initiate private communication or attempt to violate the process outlined herein may be disqualified. We will only respond to written questions.

I. PROPOSAL EVALUATION CRITERIA

Acceptable proposals (those deemed complete by the Procurement Department) will be evaluated by the Review Committee in accordance with the following Comparative Evaluation Criteria:

A) Developer Experience and Capacity
B) Project Feasibility
C) Readiness to Proceed
D) Level of Investment & Owner Occupancy
E) Achievement of Historic Preservation

Please see Attachment A for a detailed copy of the Comparative Evaluation Criteria used by the review committee.

J. ANTICIPATED SCHEDULE OF EVENTS

The anticipated schedule, which in the discretion of the City can be modified if needed, is as follows:

November 12, 2014 RFP issued
November 19, 2014 Open house at 3:00 p.m.
November 25, 2014 Open house at 10:00 a.m.
December 3, 2014 RFP questions due by 4:00 p.m
December 10, 2014 RFP questions answered
December 17, 2014 RFP responses due by 2:00 p.m.
January, 2015 Proposals Reviewed
January, 2015 Developer designated by Mayor
Feb-March, 2015 Developer refines design and
financial plans
April, 2015 Property transferred by City
Council
May, 2016 Project completed

K. MINIMUM SUBMISSION REQUIREMENTS

Responses must contain the following three components: 1) cover letter, 2) properly executed bid forms, and 3) project specific information.

1. A cover letter is required that summarizes the project AND addresses the following legal matters:

a. State if Bidder, its principals, and/or personnel has filed for U.S. Bankruptcy
Court protection during the past seven (7) years and, if so, describe the
circumstances and disposition of the case.

b. State if the Bidder is a joint venture, and if so, provide the joint venture
agreement and a statement that all joint venture partners will be jointly and
severally liable.

c. Document any name changes or changes in corporate organization that have
necessitated a filing with the Secretary of the Commonwealth or other state
authority during the last ten (10) years. Explain the reasons behind these changes.

d. State whether within the past ten (10) years there have been or whether there are
currently pending or any past civil or criminal investigations and/or conviction of or
actions against you, your firm, or individual employees by a federal or state
regulatory agency or taxing authority in connection with any work with which you or
your firm has been associated which have led to convictions.

e. State whether any of the key personnel you propose to assign to this project have
been or are now subject to any such investigations or actions. If the response to
any of the foregoing is affirmative, provide an appropriate explanation to include the
disposition of the proceedings.

f. State whether the proposer accepts the term of the property being transferred with an exterior historic preservation deed restriction.

2) Properly executed bid forms including (forms for items a-f are provided with the RFP package):

a. Request for Proposal Form Completed and Signed
b. Bid Purchase Price Offer (MINIMUM BID IS $1,000)
c. Tax Certificate Affidavit, Signed and Notarized
d. Collusion Statement
e. Disclosure of Beneficial Interests

3) Project Specific Information in the format provided. Alternative formats are not acceptable.
a. Section I-Development plan should describe the development and restoration of the property.
b. Section II-Development Team Summary & Experience
c. Section III-Development Budget
d. Section IV-Operating Budget (If applicable)
e. Section V-Homeownership Summary (including immediate actions)

The submissions package proposal must be submitted as follows:

Bidder's name, address, phone and fax number marked on the outside of the envelope with enclosed proposals, the envelope should be marked: "Request for Proposal for 257 Central Street - Per Bid No. 15-121". One (1) unbound original proposal and five (5) copies should be included for a total of six (6) copies.

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