Request for Proposals
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Request for Proposals 17-23 South Gay Street RFP Issue Date: April 21, 2015 Proposals Due: July 21, 2015 Issued by the City of Baltimore Development Corporation On Behalf of the Mayor and City Council of Baltimore William H. Cole, President & CEO Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 2 I. Introduction The City of Baltimore Development Corporation (BDC), on behalf of the Mayor of Baltimore ( the “City”), through this Request for Proposals (RFP), is seeking written proposals from qualified Respondents for the purchase and redevelopment of City-owned property located in the Central Business District. The intent of this RFP is to promote the re-use of these parcels in a fashion that will achieve the City’s objectives including job creation, tax generation, and adaptive reuse, and a redevelopment that fits within the context of the Central Business District. Downtown Baltimore’s economy is thriving and it remains the center of the city’s economic, educational, cultural, and recreational activities. The World Famous Inner Harbor is just two blocks south of 17-23 South Gay Street, and two blocks east, there is the Power Plant Live, which is one of Baltimore’s premier dining and entertainment destinations. Two blocks south, new construction is complete on the ground level of 400 East Pratt Street Tower. It consists of a 22,000 square feet expansion that includes M&T Bank and well-known national retailers; such as, Chick-fil-A, Nalley Fresh, Shake Shack and CVS. Immediate Environs Downtown Baltimore is the center of the region’s economic, educational, cultural, and recreational activities. The economic health of Downtown Baltimore remains critically important to the long-term future of the City and the region. The immediate vicinity of the S. Gay Street Properties (approx. 3 blocks in each direction), bounded by E. Lexington Street, Pratt Street, S. President Street and South Street has the following characteristics from Downtown Partnership’s 2013 one-mile radius from Pratt Street and Light Street intersection: 122,222 employment; 40,971 residents; 12,362 students; 29.1M S.F. of office space; and 7,801 hotel rooms. According to 2014 Claritas analysis, total consumer spending within a mile radius was $103,535,000 and total sales were $252,829,000. Historic District The site is located in the Business and Government Historic District, which consists primarily of a cohesive group of governmental and commercial buildings that are located in the historic center of Baltimore near the Inner Harbor. The district is generally characterized by classically influenced façades that line the street. The commercial buildings range from small two and three story high storefront structures to modern 25- story high office towers. Although there are extant buildings from the early 19th century to the present day, the overwhelming majority of buildings were constructed between 1900 and 1925, most in the decade following the Great Baltimore Fire of 1904. Generally the buildings feature classical detailing, symmetry, brick or smooth stone façades, and a heavy cornice at the roof line. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 3 Adaptive reuse of Baltimore Downtown’s existing structures has been a strong approach to historic preservation. The character and ornamentation of Baltimore’s Downtown buildings are unique with a great heritage. Historic buildings that have been reused for modern purposes are gifts to the built environment and a bridge between the past and future. Federal, State and City tax credits have all been contributed to sustaining Baltimore’s historic buildings and preserving its unique neighborhoods. Adaptive reuse buildings are particularly attractive to businesses and young professionals. “Baltimore has embraced building reuse as a catalyst for community revitalization to transform areas such as Fells Point, Federal Hill and Hampden into bustling commercial and residential corridors. The city’s economic growth, like that of many municipalities across the country, benefits directly from the preservation of its historic neighborhoods and the adaptive reuse of its existing buildings. These character- filled areas have proven attractive to young professionals, small business owners and entrepreneurs who are increasingly moving to these areas to live and work,” said Stephanie Meeks, president of the National Trust for Historic Preservation. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 4 Site Description The City-owned properties known as 17, 19, 23 South Gay Street and a surface parking lot located at 10 S. Frederick Street (behind 17 S. Gay St.) in Ward 04, Section 11, Block 1351, Lots 014, 015, 016 and 003 in Downtown Baltimore as shown below. The properties combined have an assessed value of $1,526,000 and a total of 16,481 square feet. The Site is zoned B-5-2 and is bounded to the north by Baltimore Street, to the east by South Frederick Street, to the south by Water Street, and to the west by South Gay Street. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 5 17 South Gay Street (Block 1351, Lot 014) 17 South Gay Street’s property land area is 2,854 square feet and approximately 83’ x 32’ with five stories over a basement. The assessed value is $285,400 and it was reportedly constructed circa 1906. The building’s structure consists of brick masonry exterior walls and wood framed floors and roof. The premises are currently vacant; its most recent uses include offices and a trade school. According to a building condition assessment report performed by EBA Engineering, Inc. and Kennedy, Porter and Associates, Inc. in 2011, the structure is in overall fair to good condition. The roof is flat, and is covered with a membrane roofing system which has generally failed. Paint is peeling throughout and minor corrosion was observed. Active leaks were noted in the fifth floor ceiling. No signs of differential settlement, bowing or cracking were observed in the masonry foundation walls. A portion of the south bearing wall (adjoining 19 S. Gay Street) near the elevator has been replaced with concrete block. This wall has a full-height crack up to 1/8” wide. Other areas of interior walls were concealed by finishes, but no signs of distress, such as settlement or cracking, were noted in these finishes. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 6 19 South Gay Street (Block 1351, Lot 015) 19 South Gay Street’s property land area is 4,928 and approximately 164’ x 32’ with four stories over a basement. The assessed value is $492,800 and it was reportedly constructed circa 1906. The building’s structure consists of brick masonry exterior walls and wood framed floors and roof. The premises are currently vacant; its most recent uses include offices and a trade school. According to a building condition assessment report performed by EBA Engineering, Inc. and Kennedy, Porter and Associates, Inc. in 2011, the structure is in overall fair to good condition. The roof is flat, and is covered with a membrane roofing system has generally failed. No signs of differential settlement, bowing or cracking were observed in the masonry foundation walls. There are cracked joints radiating from two window heads at the interior of the fourth floor. These windows appear to have been altered, or their lintels replaced, in the past. The cracking appears to be related to minor corrosion of the steel lintels. There are additional cracks in the third and fourth floor walls near the rear stair tower. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 7 23 South Gay Street (Block 1351, Lot 016) 23 South Gay Street’s property land area is 6,142 square feet and approximately 164’ x 34’ with five stories over a basement. The assessed value is $614,200 and it was reportedly constructed circa 1906. The building’s structure consists of reinforced concrete. The premises are currently vacant; its most recent uses include offices and a trade school. According to a building condition assessment report performed by EBA Engineering, Inc. and Kennedy, Porter and Associates, Inc. in 2011, the structure is in overall fair to good condition. The roof is generally flat, though the front and rear portions of the building have opposing slopes. The roofing membrane has generally failed. Reinforced concrete parapets extend above the roof level to varying heights. The parapets at the front and rear (east and west) are in generally fair condition, exhibiting moderate scaling and exposing of aggregate. These parapets are 12” thick and extend up to three feet above the roof. There were active leaks through the reinforced concrete roof framing observed at several locations. The roof slab has areas of cracking, spalling and delaminated concrete over approximately 20% of its area, apparently due to corrosion of reinforcing steel from water penetration. Spalling was also noted at several roof beams, exposing reinforcing steel. No signs of differential settlement, bowing or cracking were observe in the concrete foundation walls between concrete pilasters. Baltimore Development Corporation Request for Proposals for 17, 19, and 23 South Gay Street Baltimore Development Corporation Page 8 10 S. Frederick Street – Surface Lot (Block 1351, Lot 003) 10 S. Frederick Street is in the rear of 17 S. Gay Street. The property land area is 2,557 square feet and is approximately 31’ x 82’, with an assessed value of $133,600. It is currently used as a surface parking lot for the Baltimore Police Department.