REQUEST FOR PROPOSALS
Single Family Development on South St. Paul Lots (Thompson Heights)
Summary/Introduction
The Dakota County Community Development Agency (CDA) is accepting applications for the development of four single family lots located at: 703 13th Avenue N., 711 13th Avenue N., 719 13th Avenue N., and 725 13th Avenue N. in South St. Paul.
The CDA seeks a developer(s) to purchase the lots to construct new single-family homes on the sites. A list of the lots and dimension along with the county market value of each lot is listed in Attachment A.
General Information and Requirements
RFP ReleasedMarch 19, 2018
RFP Responses DueApril 12, 2018; 3:00 p.m.
CDA Board of Commissioners Holds
Public Hearing to Consider Sale of PropertyApril 24, 2018 or TBD
Execute Development AgreementTBD
Completion of ProjectWithin two (2) years of closing
The CDA reserves the right to change the timeline to ensure the RFP process is successful.
Property History
The property was home to Lincoln School from 1933 to 1993. In 1997, Intermediate School District 917 (ISD 917) purchased the site and building for their students and programs. ISD 917 had plans to move to a new location that was centrally located in Dakota County. The CDA and ISD 917 came to an agreement that the CDA would purchase the vacant site from ISD 917 to construct an affordable rental housing apartment building for seniors (independent living). In 2008, the CDA received approvals to redevelop the site with a 3 story, 60-unit senior housing building and 6 single family lots. Frattalone Companies, under contract with ISD 917, completed the demolition activities associated with the site in 2009. The CDA acquired the site in January 2010 and the Thompson Heights senior housing development opened in 2011. 712 15th Avenue N. was sold and a single-family home is currently under construction.
Project Planning Assistance
The CDA will provide information as available to facilitate cost estimations, including county market value and survey of each lot. The selected developer(s) is/are responsible for ordering any additional tests and updates required to meet CDA design guidelines and building code requirements, including soil tests if needed. Since the CDA did not perform the demolition of previous structure(s) that may have occupied the properties in the past, the CDA cannot certify that the foundations of previously constructed improvements were removed (although remaining foundations are not anticipated).
The utilities (water and sanitary sewer service) have been extended to the individual lots. Sealcoating of the affected areas on 13th and 15th Avenues North will be completed in 2018.
Successful respondents must offer to pay a minimum of county market value for each property to be acquired. Within 30 days following award, the Developer will execute a Purchase and Development Agreement (“Development Agreement”) with the CDA that will include, but not be limited to, the program requirements stated below.
1.Due Diligence Period.The Development Agreement will establish a due diligence period not to exceed four (4) months after the date of execution of the Development Agreement. The Developer will be responsible for obtaining all required city approvals and completion of all property due diligence and investigation within this four-month period.
2. Design Standards.The Development Agreement will require compliance with the CDA Design Standards found on pages 5-7.
3.Conveyance of Property.The conveyance of each lot to the Developer will not occur until the Developer has demonstrated readiness to proceed and complete the project in a timely manner (i.e. have construction financing in place). In addition, the Developer must submit, and the CDA must approve, a landscape plan for each property as a condition precedent to the CDA’s conveyance of the property to the Developer.
4.Project Timeline.The Development Agreement will establish a timeline for the timely completion of the construction of each home.
5.Reversion Clause.The Development Agreement will contain a reversionary clause allowing the CDA to re-purchase the property if construction does not begin according to the schedule set forth in the DevelopmentAgreement.
6.Escrow. An escrow deposit will be required at the time the Purchase and Development Agreement is executed.
Criteria
Responses received will be subject to a two-part review process.
Part 1:Mandatory Requirements
A Respondent must meet minimum criteria in order to have their proposals considered. A majority of these criteria are addressed in Part 1 of the RFP Application. At a minimum, Respondents must:
1.Demonstrate experience: A minimum of 5 years’ experience doing projects of similar scope and size to those proposed.
2.Demonstrate capability to complete the project: The Respondent must demonstrate that during a 5-year period it has successfully developed projects of similar scope and size to those proposed, in similar markets.
3.Demonstrate credit worthiness: For each project applied for, the Respondent must demonstrate that it has the ability to secure funding for the project.
4.Be willing to pay a minimum of county market value for each property proposed to be acquired.
If a Respondent proposes homes on multiple properties, CDA staff reviewing the proposals will determine whether the Respondent has the experience, capability, and creditworthiness to successfully complete all, some, or none of the proposed homes. Only the homes that staff determines can be successfully completed will be scored.
Part 2: Additional Scoring Criteria
The CDA’s preference is to select one developer to complete all four homes. The CDA may also consider applications from developers on a per property basis. When multiple proposals exist for a property, the following factors will be considered:
- Demonstrated experience and capacity to feasibly construct multiple homes (up to 4).
- Quality of building materials, concept plans and designs.
- The use of sustainable or innovative construction methods or design is encouraged.
- Evidence of market demand for the product proposed.
SELECTION CRITERIA / Maximum Points
Conceptual plans/designs (including site plan, elevations and typical floor plans) / 40
Innovative use of building materials or design (including sustainable materials) / 5
Evidence of market viability and justification of sales price to end buyer / 5
Prior company experience of similar project / 10
Willingness and ability to acquire and develop all five lots / 5
Points Subtotal / 70
Price – Each additional 1% above county market value (maximum of 10 points) / 1 point for each 1%
Total Possible Maximum Points / 80
APPLICATION pROCEDURE
Applications are due by 3:00 pm on April 12, 2018
Deliver application materials to:
Dakota County CDA
Attn: Lori Zierden/Thompson Heights RFP
1228 Town Centre Drive
Eagan, MN 55123
Late proposals will not be accepted
Questions about the RFP must be submitted in writing to Lori Zierden at .
SUBMITTAL REQUIREMENTS AND CHECKLIST
Each Respondent shall submit one (1) unbound copy of the following documents on 8.5 x 11-inch format.
Respondents must adhere to the submission requirements. Failure to comply with the instructions of this RFP will be cause for rejection of the proposal. The CDA reserves the right to seek additional information to clarify responses to this RFP and to reject any or all submittals it deems nonresponsive. Accepting any proposal(s) is at the sole discretion of the Dakota County CDA Board of Commissioners.
Each response must include the following:
Cover sheet (Attachment A)
Part 1 – Business Application. Provide one Business Application per proposal. (Attachment B)
Resumes of the development team
Documentation supporting financial feasibility
Disclosure Affidavit (Attachment C)
Part 2 – Project Application. (Attachment D)
Site Plan
Typical floor plan showing floor area totals
Elevations identifying building materials
If you will be submitting a proposal, contact Lori Zierden at for a copy of the surveys.
Design Standards follow on pages 5-7.
Single Family Development on South St. Paul Lots (Thompson Heights)
Design Standards
Spring 2018
(All South St. Paul City Zoning Codes must be followed)
DesignPreference / NewConstructionBedrooms / - 3ormorebedroomspreferred
Minimum Footprints
(must meet) / 70’-75’ Lots
Split Level
Two-Story
Rambler
76’-80’ Lots
Split-Level
Two-Story
Rambler / Minimum House Footprint
(not includinggarage)
1,640
1,560
1,700
Minimum House Footprint
(not includinggarage)
1,700
1,640
1,760 / Required 2-Stall AttachedGarage (minimum 440 sq. ft.)
440
440
440
Required 2-Stall Attached Garage (minimum 440 sq. ft.)
440
440
440
FrontPorch / -Openfrontporchrequired (zoning code 118-273 for guidelines)
-If unfinished wood components are used to construct the porch, the wood must be stained, painted or otherwise treated. All front stairway entrances must be constructed with concrete, stone or masonry materials. No wooden entrance stairs are permitted at front entry.
-
-
Setbacks / - New residences must have the following setbacks (verify with city code):
- Front – 25 feet or block average
- Sides – 9 feet
- Rear – 25 feet
- Maximum building coverage – 30%
- Minimum green space – 25%
- Driveways – Maximum 22 feet at property line (may widen out behind that)
- Parking spaces – minimum 2 feet from side property lines
Maximum House Height / - Maximum house height – 28 feet (measured at average grade by the house and up to the midpoint between the roof and the eave).
Garage / - Residential garage access must be attached with direct access from street.
-Two-cargarageisrequired; three-car is optional.
Front Building Face / - The following are minimum architectural treatments expected with all new residences (based on the Rediscover South St. Paul Program requirements):Ample window breaks on the front face of the building.
All front face windows must be complimented with such treatments as shutters or decorative window edging, and divided light windows with decorative grills. Any other decorative window treatments are subject to the review and approval of the City of South St. Paul.
1/3 of the front building face must be brick, stone, stucco or other architectural treatment.
The front face of the residence must be treated with such architectural features as roofline breaks, building face fenestration, window and roofline dormers, decorative entrance canopies or parapets, and decorative front doors.
All garage doors are required to have architectural treatments. Said treatments may include raised panel garage doors; wood veneer garage doors; and garage doors with window installation, including decorative grill installations.
Rear exposure should complement the front facing
Side Wall Building Treatments / - Rear and side walls are required to provide ample window breaks on the exposed side wall of the residence and should complement the front facing.
Building Exteriors
Siding / -Sidingmaterialwithanexpectedlifespanthatexceeds20years
-Cementboardor engineered woodsidingispreferred
-Brick, stone or stucco acceptable; minimum 1/3 of front building face with architectural treatment.
-
Roofing / -Shingleswitha30-yearexpectedlifespan
-Ensureinstallationofwaterandiceshield
Gutters / -Installseamlessgutterwithaleafcover,downspouts,splashblocks,thatdivertwateratleast3’andpreferably6’fromfoundation
ExteriorPaintSelection / -Exteriorpaint:ensuredoorandwindowtrim(trimcolor),housebody(bodycolor),andentrydoor(accentcolor)eachhascomplementarycolor.
Openings
ExteriorDoors / -Fullorhalfviewforreardoor
-Decorativeglassorwindowhighondoorforfrontentry
Windows / -ENERGYSTARratedlow-Einsulateddoublepanewindowsrequired
-Ensurewindowineachbedroommeetsegresspolicyof20”inwidth,24”inheight,andatleast5squarefeetofglazedarea,withfinishedsillheightofnomorethan48”
-Modifywindowopeningasneededinotherwisecodecompliantbedroomstoensureegressstandardismet.
Equipment
OverheadGarageDoorOpener / -Provideautomaticoverheadgaragedooropenerswithremotes
AirConditioning / -Provideforhousesperenergyefficiencyrecommendations
-Minimum SEER 14 condenser
GeneralRequirements
EnergyEfficiency / - Required energy calculations must be submitted to the City.
EnvironmentalHazardMitigation
Radon / -Installpassiveradon-resistantfeaturesbelowtheslab;installaverticalventpipewithjunctionboxwithin10feetofanelectricaloutlet,incaseanactivesystemshouldprovenecessaryinthefuture.
-Oncebuildingshellissealed,testtodetermineifanactivesystemisnecessary,installactivesystemifnecessary
-Whennecessarytoventradonthroughthesideofbasementswallsontheexteriorofthehouse,theradonventmustbelocatedsoitisnotvisiblefromthestreet andisasinconspicuousaspossible
Earthwork
Grading / -Ensuredrainageawayfromfoundation(atleast1’to4’awayfrombuildinganddrainageintoraingardenspersiteplan. Drainage plan to be approved by the City of South St. Paul.
Stormwater
Treatment / - Ponding/stormwater treatment is required where there will be more than 1 acre of impervious surface created. Based on the topography water would likely flow to the north toward the ravine so the design should consider impacts on the adjacent single family home and the apartment building located to the north. This will need to be coordinated for all five vacant lots and approved by the City of South St. Paul.
ExteriorImprovements
Sod / -Entirelottoreceivesod
Planting /
-Landscape plan to be included with each lot and planting installed at time of occupancy.
RetainingWall /-Avoidwhenpossible
-Itispreferabletoleavetheyardslopedandinstallplants/mulchtoavoidfuture maintenancecostsforahomeownerSidewalk / -Ensurefunctional3’widesidewalkfromfront sidewalktofrontdoor,fromfrontdoortoreardoor,andfromreardoortogarage.
NOTE: Restrictive covenants may be filed against the property (at time of transfer) regarding future extension changes, outbuildings, fencing or storage of vehicles/boats, etc.
ATTACHMENT A: COVERSHEET
Thompson Avenue Lots Request for Proposal
Dakota County Community Development Agency
Applications are due by 3:00 pm on April 12, 2018
For each property included in your application proposal, provide the information below
Property Address / Offer Amount / Order of Development (for multiple properties, which will be developed 1st, etc.) / Lot Size / County Market Value703 13th Ave North / $ / 80’ x 112’ / $43,100
711 13th Ave North / $ / 73’ x 112’ / $43,100
719 13th Ave North / $ / 70’ x 128’ / $43,100
725 13th Ave North / $ / 78’ x 128’ / $43,100
ATTACHMENT B: BUSINESS APPLICATION
PART 1
Complete and submit this application
1.Business/Developer Name: ______
Address: ______
Phone:______Fax: ______
Federal Tax ID Number: ______Email address: ______
2.List individuals having an interest of ten percent (10%) or more in the business:
Name / Title / Description of Interest / Percentage of Interest3.The business was established on ______, organized or operating under
Date
the laws of the state of ______, as:
A corporation
A limited liability company
A non-profit or charitable institution or corporation
A partnership known as a business association
A joint venture known as______.
4.Number of years in business: ______
5. List the members of the development team and consultants. Insert additional pages as necessary (attach resumes of all members of the development team.
Name / Title / Firm / Role6. On separate page please provide the following information (limit to 4 pages or less):
a.Brief description of the Respondent’s real estate development experience.
b.Please list similar projects in similar markets wherein the Respondent has completed developments within the last five years; please include photos of similar projects.
c. Attach evidence of financing feasibility. Additional material may be requested if necessary.
d.Additional Comments.
The information contained herein is true and correct to the best of my/our knowledge and belief.
______
Signature Title Date
______
Signature Title Date
ATTACHMENT C: DISCLOSURE AFFIDAVIT
1.PRINCIPAL INFORMATION
This affidavit must be completed by an authorized person or persons on behalf of the business or non-profit entity (“Business”) submitting the proposal.
If the Business is a for-profit, investors, officers, and principal members having an interest of ten (10%) or more of the corporation must submit individual copies of this affidavit. If the Business is non-profit, the executive director must provide an individual submission.
Business NameBusiness Address
Individual Name
Phone Number
Email Address
Home Address
2.PRINCIPAL DISCLOSURES
Check the boxes below regarding each individual and/or business listed above. For each item listed below and answer in the affirmative, please provide a full explanation including, as appropriate, (1) date, (2) charge or claim, (3) place, (4) court and case number, (5) current status of case, and (6) outcome of case. Attach documentation as necessary.
YesNo
Business/Individual is a party in a pending lawsuit.
Business/Individual is the subject of a judgment or has a conviction or pending case for criminal or civil fraud or bribery or felony within the past ten (10) years.
Business/Individual has been a debtor in a bankruptcy proceeding, either voluntary or involuntary, within the past 10 years.
Business/Individual has unpaid delinquent taxes, municipal liens, and/or outstanding civil money judgments.
Business/Individual has been declared in default of a loan or failed to complete a development project.
Is the Business in good standing with the Minnesota Office of the Secretary of State?
Is the Business/Individual subject to any defaults, liens, or judgments?
Has the Business/Individual failed to complete or currently in violation of a development agreement or other agreement involving the City of South Saint Paul or another city in Dakota County?
Has the Business/Individual previously been involved in a lawsuit with the City of South Saint Paul or any other city in Dakota County?
Statement of Non-Collusion
The individual signing this affidavit, on his/her own behalf or ion the Business’s behalf, as applicable, swears or affirms that:
1.He or she is fully informed respecting the preparation and contents of the subject proposal.
2.The proposal is genuine and is not a collusive or sham offer, nor does the Business/Individual, as applicable, intend to hold said property as a “speculative” investment.
3.The price or prices quoted in this offer are fair and proper and this Business/Individual or any of its officers, partners, agents, representatives, owners, or employees, as applicable, has not in any manner sought to secure through any collusion, conspiracy, connivance, or unlawful agreement any advantage against the CDA, or any person interested in the Proposed contract and/or redevelopment.
I swear or affirm, on my own behalf or on the Business’s behalf, as applicable, that the information contained in this Disclosure Affidavit is true and correct to the best of my/our knowledge and belief. I further acknowledge that the statements made in this Disclosure Affidavit are material and will be relied upon by the Dakota County Community Development Agency in determining what action to take on this proposal.
______
Signature Title Date
STATE OF MINNESOTA}
SS
COUNTY OF DAKOTA}
The forgoing instrument was acknowledged before me this day of , ______by ______(individually) on behalf of ______(company name).
By ______
Notary Public
ATTACHMENT D: PROJECT APPLICATION
PART 2
Property Address(es):
Developer:
1.Proposed project description: Building square footage, size of property, description of buildings- materials, etc.
2.Describe innovative use of building materials or design.
3.Provide the justification for expected sales prices to end buyers. Attach supporting material as needed.
4.Project commencement schedule:
6 months or less
12 months or less
State typical construction timeline per home: ______months.
5. Additional Comments:
The information contained herein is true and correct to the best of my/our knowledge and belief.
______
SignatureTitleDate
______
SignatureTitleDate
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