Development Opportunity

Request for Proposals

Development of City-Owned Property on Old Brandon Road and Bierdeman Road

The City of Pearl is soliciting proposals from qualified individuals, firms, partnerships, and corporations toselect a developer of City-owned property located on Old Brandon Road and Bierdeman Road and is further described in the attached Exhibit "A" which is incorporated herein by reference. The subject property is currently vacant land that was previously used as a parking lot and football stadium. The site has been cleared for future development.

The purpose of this RFP is to identify a developer with the interest, resources, and experience to purchase and develop the property into a desirable addition to Mid-town Pearl. The preferred developer would be expected to enter into funding and development agreements and sign a purchase contract with the City consistent with the parameters and goals for the development described within this RFP that would lead to a mutually agreeable development plan. The funding agreement will be used to establish a deposit made the developer to pay the costs and expenses of the City related to the negotiation and implementation of the purchase contact, the development agreement and incentives for the project. The City reserves the right toselect attorneys and other consultants as it deems necessary to help with the negotiation of the developmentagreement and related purchase contract. The development plan would include details such as a proposed site plan, types of uses, and a development schedule. If the City and the preferred developer are unable to reach mutual agreement, the City may select another qualified developer from the RFP respondents.

The City is not seeking to have any form of partnership role in the development of the site. The City seeks to sell the real estate, specifying certain conditions upon the sale. The City will, however, have certain expectations in addition to the sales price that the selected developer will have to execute and agree to. Inaddition, the selected developer will be subject to all applicable rules, regulations, and procedures attendant on the development of any property.

Site Information

The Pearl community has a vision for a vibrant, mixed-use Mid-town that is the economic and social heart of the community. The concept has been achieved through years of intense community discussion, including Mid-town meetings several citizens' visioning efforts and the efforts of various community partners, includingthe Pearl Chamber of Commerce. Future successful projects in Mid-town Pearl will create momentum for redevelopment and this project will be integral to fulfilling the vision for Mid-town.

The site is located on Old Brandon Road east of City Hall. The property has been utilized for several municipal purposes and is now vacant land.

Current Zoning

The zoning on the property is "Pearl Town Center District", under the Pearl Zoning Ordinance, which its general principles are:

1. Promote a pedestrian-oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, form-based, mixed-use development standards focus on promoting a pedestrian scaled, walkable urban environment, consistent with traditional downtowns. The focus on building form promotes building that conforms to proven urban design principles.
2. Require excellence in the design of the public realm and of buildings that front public spaces. The most successful and memorable urban environments are those in which walking is appealing. Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces should be active and visually interesting to pedestrians.
3. Encourage creativity, architectural diversity, and quality design. The district is intended to pro- mote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and quality design while discouraging conventional auto dominated, suburban development patterns.

The preference is for the site to be developed in a manner that creates for a distinct destination and that fosters a vibrant, Mid-town area with a combination of land uses.

However, the City is open to all development proposals that incorporate unique, creative concepts that foster a distinct destination for Mid-town.

The City will not entertain proposals for industrial uses on this site.

Existing Utilities

The site is transected by several existing utilities, including sanitary sewer, storm sewer, domestic water lines, natural gas and power lines. The developer will be expected to coordinate the construction of all improvements with the appropriate utility providers.

The City's Mid-town Master Plan, adopted in 2023, documents economic and market data, identifies market opportunities for additional retail, office, civic, and residential uses, and offers recommendations for short- andlong-term land use, transportation, and open space. A substantial community involvement effort helped the plan become a reality. Due to the prominence, size and location of the subject property, the selected project has the ability to be the transformative and catalytic element of the future Mid-town, while at the same time,continuing to implement many of the visions, goals, and desired outcomes of the current plan.

Evaluation & Selection

The City will evaluate proposals and select the proposal that it judges to be in the best interests of the City. The City shall be the sole judge of its own best interests, the proposals, and any resulting development agreement and/or sales contract. The City's decisions shall be final.

The City's evaluation criteria may include, but shall not be limited to, the following:

• Overall responsiveness to the RFP
• Qualifications and relevant experience of the respondent, including:
  
  • Experience within the last five years with similar projects
  • Ability to complete a project of this size
• Quality of the development proposals, including:
  
  • Intended use(s) of the property, including any tenancies proposed
  • Design and compatibility of the intended use within Mid-town Pearl
  • Ability of the property to generate property and sales taxes
  • Anticipated timeframe for purchase and development
  • Proposed purchase price

• Financial capability of the proposed developer to complete the project
• Unique strengths or capabilities of the development team
• Such other factors the City may deem relevant

The proposal evaluation and selection process will follow the general timeline below. The City reserves theright to change this schedule to meet the needs of City staff, the selection committee, and the City Council.

Issue RFP: July 16, 2024

Final day to submit questions: August 27, 2024

Final amendment/addendum issued no later than: September 3, 2024

Proposals due: October 21 4:00 pm

A City review committee consisting of City staff will review all proposals and may interview a short list of respondents and make a recommendation to the City Council.

The City may also request additional information from respondents at any time prior to final approval of a selected respondent. The City reserves the right to select one or none of the respondents. The City will selectwhat, in its sole judgment, it determines will be in the best interest of the City.

All submittals shall become the property of the City, and, after selection process, will be a part of the public record.

Response Requirements

Responses shall include the following information, presented in this order:

1. Cover Letter: On firm letterhead, please identify the principal contact, providing the name, title, street address, email address, and telephone number, as well as all persons authorized tomake representations for the respondent. The letter must indicate the type of organization of the respondent (e.g., individual, partnership, corporation, limited liability company, joint venture, etc.). The letter must briefly summarize the respondent's proposal and be signed by anauthorized agent of the respondent.
2. Qualifications and Experience: Summarize the respondent's development experience, including:
   
   1. Examples of similar projects undertaken by the developer
   2. Administrative capacity to undertake the project
   3. Overall quality of the development team as shown by their previous experience, as well as that of their principals and participants
   4. Expertise in developing high-quality projects of similar scope and scale
   5. Experience with development in the local market or similar markets
   6. Proposed development team members
3. Legal Disclosure: Disclosure of any judgments, bankruptcies, legal proceedings, or conflicts of interest to projects the respondent has developed, owned, or has a substantial ownership interest in.
4. Development Proposal: This section of the proposal should explain the respondent's plan for development of the property, including:
   
   1. Uses & Zoning – Indicate the proposed uses for development of the property, including the amount of public parking that will be included. While specifically identifying tenants/users is not required, responses that are able to identify specific users may have an advantage over unknown users. The respondent should indicate whether the current zoning classification to be consistent with the parameters of the proposed development plan.
   2. Design – The design and character of the development should be consistent with theoverall character of Mid-town Pearl. Dominant materials used tend to be brick and/or stone.Provide proposed building elevations, indicating proposed materials, and a schematic site plan, including access to and from the property and any coordination with adjacent land uses, as appropriate.
   3. Plan Consistency – Describe how the proposed development is consistent with theoverall vision and goals of the Mid-town Master Plan, or how the proposed developmentmay be a transformative and catalytic element to the creation of a future Mid-town Plan.
   4. Tax Generation – Provide estimated property and sales taxes projected to be generated by the development.
   5. Total Anticipated Investment – Provide an estimate of the total investment to be made in the development of the property.
      
      1. Development Schedule – Provide an anticipated development schedule from the time the respondent owns the property to the completion of occupancy.
      2. Ownership by Purchaser – The successful respondent must maintain ownership of the property through the completion of development of the property and must indicate in theresponse to this RFP an affirmative statement to that effect.
      3. Financial Capabilities: While respondents are not required to supply specific information regarding their financial capabilities at this time, respondents must include in their response an affirmative statement indicating their willingness and ability to supply such information if selected as the developer. Such information will remain confidential.
      4. Economic Development Incentives: Indicate whether the developer intends to apply for economic development incentives for the proposed development, including incentive program and level of incentive.
      5. Purchase Price: Provide a statement of the proposed purchase price associated with the respondent's proposal.
      6. References: Submit three references for similar projects. If possible, include contacts at other municipalities you have worked with. Include name, title, telephone number and email address for the person to be contacted.

All respondents shall submit seven (7) printed copies of their proposal and one electronic copy in .pdf format on a USB flash drive in a sealed package or envelope marked "Mid-town Pearl Proposal." Responses must be delivered to:

Kelly Scouten, City Clerk City of Pearl

2420 Old Brandon Road

Pearl, MS 39208

Proposals must be received no later than 4:00 pm on Monday, October 21, 2024.

Questions & Information Requests

Any amendments or addenda to this RFP will be posted on the City's website and distributed directly to respondents known to have the RFP. To ensure you are sent the latest information regarding this request,you must register as an interested respondent by submitting your contact information to the City Clerk, Kelly Scouten. The City will distribute any amendments or addenda by email.

Questions about the RFP may be directed to Kelly Scouten, City Clerk, at 601-932-2262 or kscouten@cityofpearl.com.

All respondent communications with the City will be considered confidential prior to the opening of responses.Any questions regarding the RFP must be submitted by August 27, 2024. Responses will be sent to all registered respondents no later than September 3, 2024. No further questions will be answered after this date.

1. Terms & Conditions
   
   1. All proposals shall become an integral part of any real estate purchase contract and/or development agreement executed between the City of Pearl and the buyer/developer.
   2. The City retains the right to use any or all ideas presented in any proposal. Selection or rejection of the proposal does not affect this right.
   3. Supplemental materials will not be accepted after the proposals have been opened, unless requested by the City.
   4. The City reserves the right to amend, modify, or withdraw this RFP for any reason, or no reason whatsoever, and at the City's sole and absolute discretion.
   5. This RFP does not commit the City to select any buyer or developer of the subject property or enter into an agreement with any buyer or developer.
   6. The City reserves the right to negotiate with any respondent.
   7. The City reserves the right to reject any proposal or all proposals if deemed to be in the best interest of the City. The City reserves the right to waive informalities in the RFP.
   8. No respondent may withdraw their proposal for a period of ninety (90) days from the response date.
   9. All responses to this RFP and documents and meetings relating thereto may remain closedrecords or meetings under the Mississippi Public Records Act until a contract is executed or until RFP responses are rejected. All responses to this RFP, proposals and supplementary material will become the property of the City when submitted. Thereafter, all responses to the RFP and all proposals will become public information.
   10. The selection of a buyer and/or developer is subject to the approval of the City by its City Council, at its sole discretion.

The City will not be liable for any expenses incurred by a respondent in replying to this RFP or for expenses incurred by the successful respondent during the negotiation of a purchase contract, funding agreement or development agreement between the respondent and the City.