REQUEST FOR LETTERS OF INTEREST Arena Riverfront (Lot B) Redevelopment Parcel 100, 152 and 174 River Place, Lowell, MA REQUEST FOR LETTERS OF INTEREST,ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA February 2013 The University of Massachusetts, Lowell Martin Meehan, Chancellor Arena Riverfront Development Committee UMass Lowell Joanne Yestramski, Vice Chancellor for Finance and Operations Thomas Dreyer, Associate Vice Chancellor for Facilities Management Advisor to UMass Lowell Frank Keefe, President, The Keefe Company University of Massachusetts Building Authority Katherine Craven, Executive Director City of Lowell Adam Baacke, Assistant City Manager and Director of the Division of Planning and Development Thomas Moses, Chief Financial Officer REQUEST FOR LETTERS OF INTEREST, ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA The Committee requests qualified developers to submit letters of interest regarding the Arena Riverfront (Lot B) Redevelopment parcel. This document introduces the major features of the development process. Letters are dueApril 8, 2013. TABLE OF CONTENTS 1. Description of the opportunity .............................................................................................1 2. Lowell, MA - The Next Great City.........................................................................................4 3. Description of existing site conditions..................................................................................9 4. Environmental conditions....................................................................................................10 5. Design guidelines.................................................................................................................11 6. Process and form of response.............................................................................................14 7. Schedule and next steps......................................................................................................16 8. Appendices..........................................................................................................................17 REQUEST FOR LETTERS OF INTEREST,ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA REQUEST FOR LETTERS OF INTEREST, ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA 1. Description of the opportunity NORTH In its 2010 acquisition of the Tsongas Center from CAMPUS the City of Lowell, the University of Massachusetts EAST Building Authority (UMBA) also acquired the CAMPUS Arena Riverfront (Lot B) parcel on behalf of the University of Massachusetts Lowell (UML), and Tsongas UNIVERSITY Center with it a commitment to pursue development of CROSSING the approximately 2.8-acre site. Known familiarly LOT B SITE as “Lot B,” the site is actually comprised of parcels known as Lots B, C and D. The Arena Riverfront parcel redevelopment is intended to transform an underutilized brownfield site, currently used for parking, to a mixed-use project. DOWNTOWN Located at a strategic juncture between the UMass Lowell East Campus residential area and downtown Lowell, the Arena Riverfront site can serve as a Hamilton Canal District new center of activity and a connector between these distinct downtown environments. The The Arena Riverfront parcel is an important project offers the opportunity to contribute to the point of connection between UMass Lowell and downtown Lowell development of a mixed use academic/urban neighborhood. It is intended to be the kind of place that attracts students, researchers, and new companies, supports regional entertainment venues at the Tsongas Center and LeLacheur Park, and extends the active areas of downtown Lowell. The redevelopment of the Arena Riverfront (Lot B) parcel can be a catalyst for added vitality and ambience for Lowell. UML is seeking development teams with creative ideas for the near or long term development of the site under a long-term lease agreement. Building uses that serve and entertain people are preferred, such as a boutique hotel, meeting and convention space, office/R&D, service retail, distinctive restaurants, or destination sports and entertainment uses. Enhancing the success of the Tsongas Center is an essential goal of this project. Shorter term uses that may be part of a phased development approach are also welcome, such as an ice rink, field house or sports/entertainment complex offering multiple athletic activities. A lease term sufficient to obtain financing is anticipated. Student housing should not be included in proposals. REQUEST FOR LETTERS OF INTEREST,ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA 1 Existing conditions LeLacheur Renaissance Park on the River (former Lawrence Mills) M E R R I M A C K R I V E R The Lofts at VFW HIGHWAY AIKEN STREET Perkins Place UML University PERKINS STREET (former Suites site Lawrence Mills) HALL STREET Park UML Ames Building Tsongas Center CABOT STREET LOT B FATHER MORRISSETTE BLVD Wannalancit Mills MLK WAYSITE UMass Lowell River Cox RIVER PLACE Place Jeanne Circle SUFFOLK STREET Towers D’Arc MOODY STREET Credit Post Ayotte Union Office Garage Existing Trolley Boott Mills MERRIMACK STREET ARCAND DRIVE ARCAND Lowell MARKET STREET High School JFK Civic Center BRIDGE STREET City Hall 2 REQUEST FOR LETTERS OF INTEREST, ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA Regional connections to site Lowell’s diverse urban environment—with the mighty Merrimack River LOT B and its canal ways, a wide array of cultural and recreational activities, and North Campus an inviting, walkable downtown— may offer ripe market potential for a specialty hotel. Envisioned as a hotel designed in a contemporary style, with destination services and dining, it would support guests coming to East Campus town for business, conference, sporting events, cultural and recreational Fr. Morissette Blvd tourism and complement the visitor clientele coming to Lowell and the Pawtucket Street Fletcher Street Arcand Tsongas Center. Drive Wilder Street ICC In a similar way, a number of other East Coast academic Dutton Street Hamilton Canal institutions have worked with private developers to bring in hotels South Campus District in support of town-gown community building. In Boston, The Thorndike Street MBTA Hotel Commonwealth has been developed near Boston University. Commuter Rail/ Gallagher Similarly, Le Meridien Cambridge-MIT supports visitors in and Terminal around MIT. Alternatively, the site could accommodate sports and entertainment uses, building upon the proximity to the Tsongas The Lowell Connector Center, which hosts numerous sporting and entertainment events. A new development on the Arena Riverfront (Lot B) parcel can offer a strong terminus to the Hall Street corridor, reinforce the connection between UMass Lowell’s East Campus and the Downtown, and create more opportunities for enhanced connections to the Riverwalk and National Park Service (NPS) canal system. Route 3 Route 495 The Arena Riverfront (Lot B) parcel includes river frontage with a Connector Lowell The connection to the Riverwalk, a recreation and park amenity which extends in either direction along the river from the site. Lowell’s downtown is also a National Park site, attracting tens of thousands of visitors each year with event programming, exhibits, and tours. Lot B offers an excellent opportunity for 2.8 acres of new development in the heart of Lowell’s wealth of resources. REQUEST FOR LETTERS OF INTEREST,ARENA RIVERFRONT DEVELOPMENT PARCEL, LOWELL, MA 3 2. Lowell - The Next Great City Lowell is a city of thoughtful reinvention that continues to grow, fueled by a cooperative spirit and a creative economy. The Arena Riverfront (Lot B) Redevelopment is just one of many public and private projects taking Lowell to its newest phase as the next great city. The context of growth, activity, arts, business, research, academics and entertainment make this parcel an exceptional development opportunity. Lowell is a city of more than 106,000 that long ago learned to evolve and thrive. When the textile industry went south and mills closed, and again decades later, when the hi- tech boom went bust, the city used its core values and cooperative spirit to survive tough times and forge strong and vibrant new identities. Plenty has been said about Lowell’s blue-collar toughness. Work, home and community Lowell have always been woven into the fabric of its soul. More recently, another side of Massachusetts’ is a city of fourth-largest city has been on display, which mirrors its motto: “Art is the handmaid of human good.” Building on history, handsome old urban mills have been thoughtful overhauled as condominiums, office space and galleries for blocks surrounding the Arena Riverfront (Lot B) parcel. The reinvention that mills where workers once pumped out miles of textiles are being re-used as retail and office space and National Park continues to Service exhibits. Lowell, birthplace of the American Industrial Revolution, is an grow, fueled by a urban National Historical Park, loaded with landmarks, mills and tours, including boat excursions along the city’s 5.6 miles cooperative spirit of canals. The Park Service has been an essential partner in the revitalization of the city, in planning, revitalization and and a Creative attracting over 750,000 visitors a year. Artists have been drawn to the City’s Arts District and homebuyer programs to set up Economy. work-live studios. Funky shops are popping up. The Hamilton Canal District development is converting 15 acres (including 4 REQUEST FOR LETTERS OF INTEREST, ARENA RIVERFRONT DEVELOPMENT