Olive Boulevard and North and South Road Redevelopment Area

REQUEST FOR QUALIFICATIONS: OLIVE BOULEVARD AND NORTH AND SOUTH ROAD REDEVELOPMENT AREA

DEPARTMENT OF COMMUNITY DEVELOPMENT 6801 DELMAR BOULEVARD UNIVERSITY CITY, MO 63130 MARCH, 2009

SUMMARY

The University City Department of Community Development is requesting the submittal of qualifications (RFQ) from developers to assist with the redevelopment of a multi-parcel area located near the Olive Boulevard and North and South Road intersection. Developers with proven experience in commercial, residential or mixed-use development are invited to submit sufficient information regarding their development expertise (including approaches to development, financial capability and other pertinent information) that will enable the City to consider the selection of a developer for this important redevelopment opportunity. This RFQ is in keeping with the goals and objectives of the City’s Comprehensive Plan Update of 2005.

Responses to this RFQ are due on May 30, 2009 at 5:00 p.m. local time to the following address:

Mr. Lehman Walker, Director University City Department of Community Development 6801 Delmar Boulevard University City, MO 63130

Late responses will be returned unopened. Ten copies of your statement of qualifications are required.

Following a review of written proposals, the City may invite selected teams to make an oral presentation and to present the details of their qualifications.

1 THE OPPORTUNITY

The City of University City, a diverse suburb of the City of St. Louis, is seeking an innovative public/private partnership to design and implement a new development on five contiguous parcels on one of University City’s major commercial corridors – Olive Boulevard. The City and its land development commissions own the parcels within the project area.

The project site is in the north-central portion of University City, in the 7500 block of Olive Boulevard. It is within walking distance of several neighborhoods, has excellent access to Interstate 170 and is located just minutes away from downtown St. Louis, Lambert International Airport, the nationally designated “Great Places in America” Delmar Loop, Washington University-St. Louis, downtown Clayton, Forest Park and many other amenities. Appendix A contains additional information about University City.

The physical and economic redevelopment of Olive Boulevard is the City’s highest priority. Redevelopment of the project site is a key step in the attainment of the long-term vision for the Olive Boulevard corridor. It will augment several planned and in-progress infrastructure and land use projects that are improving the physical appearance of the corridor. For example, streetscape improvements (streetscaping, sidewalks and lighting) and Olive Boulevard Design Guidelines are two such projects that will assist with the Olive Boulevard redevelopment.

THE SITE

The project site is located east of the intersection of Olive Boulevard and North and South Road. The site is comprised of five parcels and approximately 2 acres. The parcels have been cleared of buildings, graded and are ready for development. Table 1 depicts relevant property information from the St. Louis County Assessor and Map 1 depicts the project site.

Table 1 St. Louis County Assessor Data

2008 Appraised Locator # Property Address Land Value Acres

17K621186 7579 OLIVE BLVD $ 84,300 0.66 17K640028 7587 OLIVE BLVD $ 91,900 0.45 17K640105 7577 OLIVE BLVD $ 72,000 0.34 17K621164 7589 OLIVE BLVD $ 61,900 0.30 17K621603 7593 OLIVE BLVD $ 57,500 0.27 Total $ 367,600 2.02

2 Map 1

The zoning designation for the project site is G-C General Commercial. Land use follows zoning and is entirely commercial. Businesses currently located in the area include two thrift stores, an automobile repair shop, an attorney’s office, and a grocer.

PROJECT OBJECTIVES

The City’s overall goal for the project site is to provide a new mixed-use development for the community. The mix of uses desired includes commercial, office, restaurant, and other market- driven uses. The community has expressed a desire for a satellite library, coffee shop, bookstore, sit-down family dining, shoe repair, ice cream shoppe, office, residential or medical building for the area. Strip mall development is discouraged. The project must provide significant benefits to the City, including job creation and sales tax generation. It should be a destination-oriented project that will attract a large number of people both day and night.

The redevelopment project is expected to enhance and reinforce the overall vision for the Olive Boulevard corridor and will:

1. Provide quality redevelopment that is consistent with the Comprehensive Plan Update of 2005 and the Olive Boulevard Design Guidelines to improve the appearance of Olive Boulevard. 2. Produce a long-lasting development that projects a positive community image, increases the value of surrounding property, adds to the public convenience, enlarges opportunities for pursuing an urban lifestyle, and enhances community resources. 3. Eliminate uses that do not contribute to the overall social and economic well- being of Olive Boulevard and the adjacent neighborhoods.

Changes to the zoning designation and parcels consolidation will be considered to achieve this vision.

SUBMITTAL REQUIREMENTS

Twelve (12) copies and one (1) electronic copy of the response must be submitted. Responses must include the following information:

A. Team Qualifications 1. Provide the name, address, telephone numbers, and e-mail addresses of the development team. Identify the principal individual(s) within the development team authorized to serve as the spokesperson for the team. 2. Identify and describe any relationship the development team may have with subsidiaries, joint venture partners, or others who are significant to the project. 3. Provide documentation demonstrating that the development team is qualified to undertake the proposed project, including: Resumes of key development team members, including architectural team members; Experience completing projects similar to the redevelopment concept; and Experience with public/private development. 4. Provide examples of prior projects competed by members of the development team that demonstrate high-quality architectural and urban design relevant to the project

4 site. Include as much of the following information as possible: site plans, images of completed projects, total development cost, total building area by use, role in project, financing structure and development partners.

B. Financial Information Describe the financial magnitude of your current and previous projects and their capital sources. Describe current and former relations with lending institutions or other funding sources, and other information documenting the financial strength and financial qualifications of your firm, which would contribute to the feasibility of project completion.

C. Vision Statement Describe your vision for the project site. Be specific in describing the overall project, types and mix of uses, quality of design and materials and form. Please note: this RFQ is not requesting a detailed project proposal. The selected developer will have an opportunity to discuss different design alternatives with the City at a future date.

Explain your concept of a partnership with the City of University City that would be forged to achieve the vision.

Describe how your vision will reflect the unique assets and eclectic qualities of University City.

D. Description of Recommended Process Describe a recommended processes, timeline and stakeholder responsibilities for the project, in the event that your firm is selected for the project.

Submittal schedule. RFQ responses must be submitted to the Department of Community Development, 6801 Delmar Boulevard, University City, Missouri 63130 no later than 5:00 p.m. May 30, 2009. Interested parties may contact Lehman Walker, Director of Community Development at (314) 505-8502 for further information regarding this request.

EVALUATION OF RESPONSES

The Selection Committee will review each of the development proposals received for completeness and adherence to the RFQ. Following the initial review, a short-list of candidates will be generated for on-site interviews.

Developers who submit proposed development plans must adhere to the goals and objectives of the Comprehensive Plan Update of 2005. The City places a high value on the following factors, in no particular order of importance: A track record of completing sustainable, dynamic redevelopment projects. Superior architectural and urban design skills. A vision that incorporates elements of an inviting pedestrian environment. These include but are not limited to characteristics such as prominent entries facing public streets, covered walkways, street crossings, and public art. A vision that makes efficient use of the development area, green building features such as Leadership in Energy and Environmental Design (LEED) standards. Projection of a reasonable time line for the recommended processes. Understanding of market potential for the vision.

5 The Selection Committee will conduct a fair and impartial process for the selection of a developer(s) based upon satisfaction of the development objectives in this RFP.

The Selection Committee may elect to reject all responses.

APPENDIX A

Located in the St. Louis, Missouri Metropolitan region, University City lies at the western edge of the City of St. Louis. University City is bordered to the north by the cities of Wellston, Pagedale, and Overland; to the west by the City of Olivette; and to the south by the cities of Ladue and Clayton. Regional access is provided by several interstates and major arterials, including Interstate 17 0, Interstate 64, Delmar Boulevard, Olive Boulevard, Hanley Road and Midland Boulevard. Delmar Boulevard was recently designated one of ten “Great Streets According to the American in America” by the national American Planning Association, "We're Planning Association. excited to select Delmar Loop as one of this year's Great Streets. University City is a vibrant This street shows all of the community of about 40,000 people benefits and value that occur and is known for its diversity and when citizens, business owners unique assets -- an eclectic mix of and city leaders work together to commercial activities, historical architecture and contemporary create an area that is unique and construction, cultural and recreational opportunities, and has a strong sense of place." fantastically diverse residents. October 2, 2007 Six square miles comprise the City’s total land area. The City is essentially built-out and completely surrounded by established municipalities. University City is a predominantly residential community, with 93% percent of land uses devoted to residential. Commercial activities make up about 3% of the land area and are concentrated on Olive and Delmar boulevards.

Housing. One of University City’s most attractive features is the outstanding housing stock, including impressive new construction, affordable bungalows, and historic stately mansions. Single-family residential, condominium units and apartment dwellings are found in the City and meet a range of housing needs. All are in close proximity to parks, shopping areas and restaurants.

Retail, arts and entertainment. University City offers a full array of restaurants from fine dining to trendy eateries and fast food restaurants. For nightlife, establishments offer pleasant, intimate surroundings, high energy music and live entertainment. A movie theater offers a fine selection of art, foreign, and limited release films.

Specialty shops — contemporary furniture, unique jewelry, stylish home accessories, novelty items, “hip” clothing, crafts from around the world and more — draw patrons of all ages from around the region to shop in University City.

7 University City offers a variety of cosmopolitan cultural activities including visual and performing arts classes offered at the Center for Cultural Arts; visual arts classes at Craft Alliance; music lessons and classes at Webster University Symphony Music School and more. Works of local and international artists in various media are exhibited in several art galleries. Metro Theater Company, a professional touring theater company, develops and performs new and original works. The University City Public Library also hosts art exhibits, public lectures, poetry readings and a variety of programs. A 55-piece volunteer orchestra, U City Symphony Orchestra, offers concerts from September to May.

Commercial office. Office space is located throughout the City. Major office development is located at the intersection of I-170 and Delmar Boulevard, while smaller office developments are located at major intersections along Olive and Delmar boulevards. A variety of services occupy these spaces from medical professionals to real estate brokers.