Site work for a municipal facility in Reno, Nevada. Conceptual plans call for site work for a municipal facility.

The City of Reno (City) is requesting proposals from interested parties to partner with the City of Reno on the economic development and/or redevelopment of city-owned parcels located at 315-335 Record Street (Property), Reno, Washoe County, Nevada. To achieve the desired objectives, the City will offer the Subject Site through a sale, long-term lease (510 years) or long-term ground lease (5-10 years) to the selected party for a "fair market value", which considers the community, economic and social benefits of the planned program or development. This Request for Proposal (RFP) is designed to give all who may be interested and qualified an opportunity to suggest an economic development program or project that are both physically and financially feasible while meeting the City's goals. Dependent upon the submissions, the City could directly enter into a Development/Sale or Lease Agreement with a selected Respondent based on City Council approval with the possibility that title to the property would revert to the City if the project were not built or program activated within a specified timeframe. The City reserves the right to reject any or all submissions and to change or add to the criteria at any time and may forgo the RFP process. Respondents are responsible for reviewing and becoming familiar with the contents of all portions of this RFP including all attachments, all background materials referenced, and all addenda to this Request. Your submission to this RFP acknowledges your understanding and acceptance of the terms and conditions set forth in this RFP. Current Ownership: City of Reno APN: 007-313-27, 007-313-28, 007-313-30, 007-314-14, partial abandonment of Record Street (as currently fenced and occupied), and a portion of 008-350-10. Zoning: MD-ED and MD-ID Acreage: 2.353 acres +/- Flood Zone: X Redevelopment Area: Yes, RDAs 1 and 2 Opportunity Zone: Yes Location and Site Description: The Property consists of 2.353+- acres of land improved with two institutional use buildings constructed of concrete and masonry between the years 2005-2007. These improvements are felt to be past their economic life and have been vacant and secured since 2021 when operations transferred to a newer and more appropriate location. The buildings are surrounded by a paved and striped parking area, landscaped islands, lighting, and outdoor seating. The parking area is secured with wrought iron fencing and controlled access gates with full access from either Record Street or Evans Avenue. A large power distribution pole sits within the parking area which is fiscally prohibitive to relocate outside the property limits or bury below ground. The Property is an irregular rectangle in shape with level to gently sloping topography leading to a drainage culvert on the southeastern portion of the property. The Property site is currently located immediately east of the downtown Reno area and is zoned MD-ED Mixed-Use Downtown Entertainment District (APNs 007-313-27, 007-313-28, 007-313-30, 008-350-10) and MD-ID Mixed-Use Downtown Innovation District (APN 007-314-14). All public utilities are immediately available to the site. The Property is bordered on the north by a faith-based community outreach center; on the west by an unimproved vacant parcel; on the south by the Union Pacific Railroad right-of-way; and on the east by a Union Pacific Railroad spur. Project Objectives The focus of this RFP is broad based in that all ideas and concepts are welcomed so long as it supports the economic development, redevelopment, and/or the activation of the subject Property and fits in with the surrounding area. The City is interested in hearing development and program options and therefore is looking for any and all concepts including the City's strategic goal to increase affordable and workforce housing. Respondents should become familiar with all the encumbrances/easements upon the property as provided and noted under the Exhibit pages of this document. This RFP, and the overall approach, is intended to give all who may be interested an opportunity to suggest any development concept that is financially feasible. The ideal Respondent will have demonstrated development and/or program experience and will present a quality project which will enhance the surrounding neighborhood and ensure that the reestablishment of blight does not occur. City goals related to this Property: 1. Address Affordable Workforce Housing 2. Increase Housing Density 3. Placemaking and Quality of Life 4. Sustainability 5. An Attractive and Vibrant Neighborhood Improvement The City has obtained two (2) separate property appraisals per NRS268.059 and Reno Municipal Code Title 15 and have been in uploaded as an attachment in PlanetBids. Submittal Content All responses shall address each of the items listed herein but may also include any other items which the Respondent believes may be important to the Project. 1. Transmittal/ Cover Letter: Include the RFP title, name(s) of persons authorized to represent the Respondent in any agreement negotiations and associated contact information. This letter must be signed by an authorized representative. 2. Project Concept and Development Overview: Describe the vision for the reactivation/economic development of the site by describing the specific residential, commercial, retail, cultural, civic, recreational, or mixed-use components. 3. Address City and State Goals and Objectives: Address how the project will meet NRS 268.063 for Redevelopment or Economic Development. Describe the components of the project and how they will align with the City's goals of Affordable and Workforce Housing, Housing Density, Placemaking and Quality of Life, Sustainability, Economic Viability, and an Attractive and Vibrant Neighborhood Improvement. 4. Team Experience: Respondent must provide a description of their team's demonstrated expertise and track record in the development of similar projects or program management that have revitalized communities and furthered economic development. This description should include the team's experience in financing, developing, and operating. Provide at least two examples of past successful developments of similar size and mix of uses that the Respondent was involved in or redevelopment/economic development projects for which the Respondent took the lead or social services program experience. 5. Design: a. Conceptual New Construction or Rehabilitation Design: Provide conceptual elevations and site plans. Show the proposed development(s) height, size, design, massing, and interaction with the existing environment. Describe how the design reflects the appropriate form, includes a landscaping element, and provides connectivity to the surrounding area. b. Proposed Changes to Existing Zoning or Design Constraints: List entitlements need to construct the project. If a variance or a zone change of any kind is required, the Respondent should describe: 1) how the request is more advantageous to the City; 2) the Respondent's outreach and evaluation of the neighborhood's support for the request, and 3) what other option might be considered if the Respondent does not obtain the requested variance or zone change. c. Parking: Identify the total number of parking spaces that are required for the project, and the number provided for the proposed development(s). Describe how the project will take advantage of alternate transportation and shared parking to reduce parking demand/on-site parking. d. Energy Efficiency: Indicate in detail if and how the project will create, produce, or use renewable energy and renewable energy technology. Include any waste and/or energy reduction measures that will be a part of the project. If the project is expected to receive any third-party verification, identify the certifying organization and the expected certification level. e. Amenities: Identify and describe what other amenities and landscape modifications will be utilized. 6. Financial Structure: a. Documentation of Demand and Support for Pro-Forma Assumptions: Please include third-party market information that documents the demand for the development proposed. Include third-party documentation for key pro-forma assumptions including rents/price point projected, absorption rates, construction costs, and interest rates. b. Construction Budget: Provide a description of the proposed financing structure for the Project. Provide sources-and uses-tables for both construction and permanent financing. The uses/expenditures listed in the proposal should include, but not be limited to, the Purchase Price, Hard Costs, and Soft Costs. c. Operating Budget: Provide ten-year financial pro-forma, including expected costs, expected income, the Respondent's expected profit or return, and the assumptions used in preparing the pro-forma, including revenue and expenditure percentage increases over time. The pro-forma should include, but not be limited to, the following line items. d. City Assistance: Provide a detailed description of any funding assistance the City would need to provide for the successful execution of the proposed Project. Specify specific dollar amounts that are being requested and what any contributions will be used for in the Project. e. Operation and Management Structure: Explain how the project will be managed/maintained post development. 7. Proposed offer price to purchase the Site(s) or terms of proposed lease agreement. 8. Financial Capacity: The selected Respondent must have the financial capacity to successfully complete and operate the proposed Project and shall include the following items: a. Letters of Interest: Provide letters of interest from all financial sources listed in the project budget. The letters of interest should clearly identify the amount and terms of proposed financing. b. Other Financial Obligations: Identify all current or pending financial obligations of the Respondent that may impact the Respondent's ability to complete the proposed redevelopment in a timely manner and provide required collateral and guarantees. Identify other projects that the Respondent is contemplating and/or working on. c. Financing References: Provide two reference letters from financial and lending institutions that have provided financial assistance to the Respondent or team members, or who have participated financially in any of the Respondent's or team member's projects, during the last five years. 9. Timeline: Provide a proposed schedule of development performance, including project benchmarks such as obtaining all entitlements for the intended use, generation of construction docs, securing lending/investment commitments, commencement of construction/rehabilitation work and completion of construction. Please also address any proposed phasing involved with this project. *Note: A schedule based on this submission will be incorporated into the Development Agreement and will be tied to reversionary provisions. However, the City recognizes that the actual start date (and subsequent benchmark dates) may change based on when the Development Agreement is executed. Submittal Process The dates and deadlines related to this RFP are on the cover page. The City reserves the right to revise this schedule if it is needed. Failure to submit a timely response pursuant to the RFP and any addendum may be grounds for deeming a submittal non-responsive. Responders must register as a vendor registered vendor with the City of Reno to view and bid on all construction and non-construction Bid, RFP, & RFQ opportunities through the City of Reno PlanetBids Vendor Portal. Potential Responders are responsible for checking these sections regularly to see if any addenda have been added. Evaluation and Selection Below is the process for evaluating and selecting the successful Respondent. 1. Selection Committee: The review and Selection Committee will consist of five members selected by the City Manager's Office. 2. Evaluation Process: The Selection Committee will evaluate the short-listed Proposals and measure each Respondent's response against the selection content set forth in this document, resulting in a numerical score for each Response. There are a total of 100 points available in the categories listed. The Selection Committee will use this evaluation criteria as a guide in making their recommendation. Responses shall be rejected if they are not in accord with the RFP, incomplete, or do not meet the objectives of the City. The Selection Committee may send questions to Respondents to seek clarification on portions of their Responses and may conduct interviews of the top Respondents following the initial review. The City may request supplemental information during the selection process. Upon review of qualifying proposals, the City will notify the Respondent(s) recommended for City Council consideration accordingly. 3. Recommendation to City Council: The Selection Committee's recommendation(s) will then be forwarded to the Reno City Council who may, by motion, instruct staff to prepare a draft development/sale or lease agreement, reject the recommendation, or suggest different terms. The City reserves the right to conclude the selection process if it finds that none of the packages meet the City's expectations or Council desires to explore other opportunities for the site. 4. Negotiate a Development/Sale or Lease Agreement: Once a Response is accepted, staff will enter into negotiations for an Economic Development/Sale or Lease Agreement where the City agrees to sell or lease the Property and the Purchaser agrees to construct and operate the Economic Development Project with the possibility that the property would revert to the City if the project is not built within a specified time period. The City Council must approve the Economic Development/Sale or Lease Agreement. Any loan or grant of city funds may also require City Council approval. Question Deadline 07/05/2024 at 3:00 PM PT Online Q&A Yes