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8/2/2019 Parcel 42 -- RFP
1/31Mayor Vincent C. Gray Deputy Mayor for Planning & Economic Development Victor L. Hoskin
Parcel427th
St&RhodeIslandAveNW|Square0442,Lot0106&
0803
ReleaseDate: April20,2012
RFEIProposalSubmissionDeadline: July26,2012
Responsesaretobesenttothefollowingaddress:OfficeoftheDeputyMayorfor
PlanningandEconomicDevelopment
TheJohnA.WilsonBuilding
1350PennsylvaniaAvenue,NW
Suite317
Washington,DC 20004
Attn:IvanMatthews,ProjectManager
REQUESTFOREXPRESSIONS
OFINTERESTDistrictofColumbia
OfficeoftheDeputyMayorforPlanningandEconomicDevelopmen
PROJECTDESCRIPTION.............................................................. 2
RESPONSEREQUIREMENTS&SELECTIONPROCESS................... 8
TRANSACTIONTERMS............................................................. 18
RESERVATIONOFRIGHTS&MISCELLANEOUSPROVISIONS..... 18
QUESTIONS............................................................................ 21
APPENDIXA | ANCRESOLUTION......................................... 24
APPENDIXB | FORMOFACKNOWLEDGEMENT.................... 24
APPENDIXC | FORMOFACKNOWLEDGEMENT.................... 24
APPENDIXD | UTILITIESDATAFORAFFORDABLEHOUSINGHIGH
RISEAPARTMENTS2012......................................................... 24
APPENDIXE | SCHEDULEOFPERFORMANCE........................ 27
APPENDIXF | STATEMENTOFMINIMUMTERMS................. 28
APPENDIXG | FORMIRREVOCABLELETTEROFCREDIT........ 30
QuestionsregardingthisRequestForExpressionsofInterestshouldbesubmittedviaemailonlytoIvan.Matthews@dc.gov
Respondents shall not direct questions to any otherperson within the District exceptasallowed elsewhere in thisRFEI
ResponsestoRespondentquestionswillbeaggregatedandpostedonthefollowingwebsite:http://dcbiz.dc.gov/.
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PROJECTDESCRIPTION
TheOpportunity
TheGovernmentofDistrictofColumbia(theDistrict),throughtheOfficeoftheDeputyMayorforPlanningand
Economic Development (DMPED), seeks to develop thefollowing vacant lots 0106 and 0803 in Square 0442,
locatedattheintersectionof7th
StreetandRhodeIslandAvenueNW.
DMPEDinvitesqualifiedDevelopmentTeams(Respondents)torespondtothisRequestForExpressionsofInterest
(RFEI)forthedispositionanddevelopmentoflots0106and0803inSquare0442(DevelopmentParcels),totaling
17,008sq.ft.(seeFigure1&2forDevelopmentParcelsInformationinmoredetail)pursuanttoagroundleaseofno
lessthenfifty(50)yearsorafeesimpletransfer.AstheDevelopmentParcelsareinanemergingneighborhood,itis
criticalthattheproposeddevelopmentplansreflecttheimportantvalueofthesesitestothesurroundingcommunity
andembodythefollowingcharacteristics:
Higharchitecturaldesignqualitythatmaximizesdensity, Economicviability, Mixedincome residential rental component that maximizes affordability based upon the District's
contributionoflandvalue,
Localandsmallbusinessneighborhoodservingretail,and Atransitorienteddevelopmentthatreflectstheproject'sadjacencytotheShaw/HowardMetroStation.
TheDevelopment
Parcels
are
zoned
Arts/C
2B
and
R
4.
DMPED
seeks
adeveloper
that
will
develop
the
lots
in
keepingwith thegoals setout in thisRFEI,andwillaccept bothmatterofrightandPlannedUnitDevelopment
(PUD)developmentproposals. However,DMPEDencouragesRespondentstosubmitPUDdevelopmentproposals
thatmaximizethedensityoftheDevelopmentParcels.
The Respondents thatpresent themost innovative, comprehensive, and community supported solutionmay be
shortlistedand/orabestandfinalproposalmayberequestedbeforeafinalselectionismade.
TheDistrictwillendeavortofollowthetimetablesetforthbelow;however,theactivitiesandtimetablerepresented
belowareaguidelineonlyandaresubjecttochangeattheDistrictssolediscretionandwithoutpriornotice:
SelectionProcessTimetable*
1.
Issuanceof
RFEI
April
20,
2012
PreResponseConference(23pm) May9,2012
2. RFEIProposalSubmissionDeadline(5pm) July26,2012
3. SelectionRecommendationPanelConvenes Summer,2012
4. NotificationofShortListedDevelopmentTeamRespondents(IfApplicable) LateSummer,2012
CommunityPresentationbyDevelopmentTeamRespondents Fall,2012
RequestforBestandFinalOffer(IfApplicable) TBD,2012
BestandFinalSubmissionDueDate(IfApplicable) TBD,2012
5. FinalSelectionofDevelopmentTeam LateFall,2012
Submissionof
Disposition
Agreement
&
Accompanying
Legislation
to
District
of
ColumbiaCouncilTBD
*Subjecttochange
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DevelopmentParcelsInformation
Figure1:DevelopmentParcelsMap.Mapnottoscale.
Location 7th
Street N.W.&RhodeIslandAveN.W.
Square 0442
Lots 0106 (15,317sq.ft.)&0803 (1,691sq.ft.)
TotalSquareFootage 17,008sq.ft.
Owner DistrictofColumbia(DMPED)
Status Vacant
Zone Lot0106 (A/C2B,Commercial)&Lot0803(R4Residential)
2011TaxAssessedValue $4,291,770
une2010AppraisedValue
ExistingZoningMatterofRight
$4,965,000
une2010AppraisedValue
Under a PUDAllowing a 6.0 FAR with
allunitsatMarketRate
$8,499,000
AdjacentStakeholders/PropertyOwner UnitedHouseofPrayers forThePeople
Figure2:DevelopmentParcelsInformation.
Location:AsshowninFigure1,theDevelopmentParcelsareacompilationoftwo(2)lotslocatedontheeastsideof
7th
StNWandareboundbyRSttotheSouth,andRhodeIslandAvetotheSoutheast. TheDevelopmentParcelsare
identifiedasSquare0442, Lots0106and0803 in theShawneighborhood inWashington,DC,andare splitbya
publicalley.
Frontage,Size,andShape:TheDevelopmentParcelshavefrontageontheEastsideof7th
St,theNorthsideofRSt,
andtheNortheastsideofRhode IslandAve. TheDevelopmentParcelsconsistofLot0106(15,317sq.ft.)andLot
0803(1,693sq.ft.)foratotalsiteareof17,008sq.ft.
Visibility/Access:TheDevelopmentParcelshavegoodvisibilityfrom7th
StandRhode IslandAve,andhavepublic
accessattherearandfront.
Soil and Environmental: The Development Parcels are offered asis. DMPED makes no representations or
warrantiesastoanysoilorenvironmentalconditionsatthesite.
PropertyAdvantages:
Locatednearsouthentranceof theShaw/HowardMetroStation,allowingfordensedevelopmentwithaccesstopublictransportationandtravelthroughoutthecity.
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Located in the Shaw community,just below the revitalizedU St corridor, both ofwhich have surginghousingandretaildevelopmentmarkets.
Nearthenew2.3millionsqftWashingtonConventionCenter,hostingmajortradeshowsandpubliceventsattractingasmanyas40,000peopleperday,projectedtogenerate$1.4billion inrevenueoverthenext
five(5)years. Thecenterincludes44,000sqftofretailspace.
Proximity to cultural,entertainmentand sportingevents at theVerizonCenter,and inChinatownandPennQuarter,museums,theaterandartgalleries.
Proximity to the new 300,000 sqft mixeduse project known as Progression Place/UNCF Headquartersthat
is
currently
under
construction.
Once
built
this
project
will
be
the
new
headquarters
for
United
NegroCollegeFund,andincludeneighborhoodservingretailandaffordablehousingunits.
Nearthenew1millionsqftmixeduseproject,CityMarketatOStreet,that isunderconstruction.Oncebuilt,thisprojectwill includeafullserviceGiantgrocerystore,sitdownrestaurant,andseniorhousing
units,amongotheramenities.
DistrictofColumbiaPolicyGoals&Requirements
PlanningandZoningFramework
Lot 0106 and Lot 0803 have different zoning and Comprehensive Plan designations. Additionally, Development
Parcelsareseparatedbyanopen,publicalley. TheDistrictdoesnotanticipateclosingthealley,asthealleysystem
currentlyservesotherpropertiesinthesquare.
Lot
0106:
ComprehensivePlan: This lot isdesignatedontheComprehensivePlanFutureLandUseMapformixedMedium
Density Commercial/Residential development, which anticipates residential, office, retail, hotel, or other
commercialormixedusedevelopment. TheComprehensivePlanGeneralizedPolicyMapplacesthissitewithina
Main Street Mixed Use Corridor, which is a business corridor that typically features a pedestrianoriented
environment with traditional storefronts and upper story residential or office uses. The site is within the
Shaw/ConventionCenterpolicyfocusareaoftheNearNorthwestAreaElement.
Zoning: This lot is zoned ARTS/C2B. The ARTS Overlay was established to, among other things, encourage the
provision of arts, and arts related, uses and to address scale of development. The ARTS Overlay includes use,
Combined Lot Development, and bonus density provisions for preferred uses including arts uses and
residential. RefertoChapter19ofDCMRTitle11,ZoningRegulationsforthecompleteARTSOverlayrequirements,
availableontheOfficeofZoningwebsite: www.dcoz.dc.gov. C2B isamediumdensityzonethatallowsabroad
rangeofresidential,office,retail,hotelandotheruses. Maximumbyrightdensityis4.2FAR(includingInclusionary
Zoning
bonus
density)
for
residential
or
mixed
use
development,
of
which
a
maximum
of
1.5
FAR
may
be
non
residential. Maximumbyrightheight issixtyfive(65)feet. ThroughaPUD,adensityofupto6.0FAR,ofwhicha
maximumof2.0FARcanbeutilizedfornonresidential,andaheightuptoninety(90)feetmaybepermittedbythe
ZoningCommission,usingguidanceasprovidedbytheARTSOverlayprovisions.
Lot0803:
ComprehensivePlan: ThislotisdesignatedontheComprehensivePlanFutureLandUseMapformixedModerate
Density Residential development, which anticipates rowhouse or low rise multifamily development. The
ComprehensivePlanGeneralizedPolicyMapplacesthissitewithinaNeighborhoodEnhancementArea,wheresmall
scaleinfilldevelopmentisanticipated.
Zoning: ThislotiszonedR4,alowtomoderatedensityresidentialzoneallowingdetached,attached,orrowhouse
dwellings, but not multifamily buildings. The zone does not permit retail, office, or many other forms of non
residential
uses.
Maximum
height
allowance
for
R
4
zoning
is
three
(3)
stories/forty
(40)
feet.
Respondents
should
refertotheDCMRTitle11,ZoningRegulations,availableontheOfficeofZoningwebsite: www.dcoz.dc.gov.
BothpropertiesarealsowithintheDUKEPlanandtheConventionCenterAreaPlanboundaries. TheDUKEPlanisa
neighborhood revitalization plan which seeks to strategically guide future development by capitalizing upon the
areas historic context and emerging reputation as an arts and entertainment district, through the creation of a
cohesive and memorable place with diverse subareas, and knitting new development with surrounding
neighborhoods. The Convention Center Area Plan is intended to help guide private and public investment to
strengthenneighborhoodbusinesses;generatequalityhousing;andimprovethepublicrealm. TheComprehensive
Planmapandtext,theDUKEPlan,andtheConventionCenterAreaPlanMapsandtextcanallbefoundattheOffice
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ofPlanning (OP)website:http://www.planning.dc.gov/. Pleasecontact JoelLawsonattheOfficeofPlanningat
202.442.7600, [email protected],formoreinformation.
TransportationPlanningFramework
Thesitepresentsopportunitiesandchallengesfromatransportationperspective.RhodeIslandAvenueisaPrincipal
Arterial corridor in the District, and carries heavy volumes of vehicular traffic. The site has excellent multimodal
transportation access, as it is adjacent to the Shaw/Howard Metro Station and several bus routes, as well as an
existing westbound bike lane on R Street. Because of this, the District Department of Transportation, ("DDOT"),
anticipatesmany
people
accessing
the
site
will
do
so
via
non
automobile
modes.
DDOTs
commitment
to
building
a
safe and efficient transportation network will guide all review of transportationrelated issues regarding
developmentofthesite. DDOTsupportsminimizingparkingduetotheconstraintsofsiteaccess(existingtraffic)
and the transit access which offers other transportation opportunities. Additional information can be located at
DDOT'swebsite:http://www.ddot.dc.gov/. PleasecontactJamieHensonatthePolicy,Planning,andSustainability
AdministrationOffice,DDOTat202.671.1324,[email protected].
Community&StakeholderOutreach
Thesuccessofanydevelopmentprojecthingesontheinclusionandsupportofthelocalcommunity. Respondents
arestronglyencouragedtoworkwiththeAdvisoryNeighborhoodCommission (ANC)2Candthe localcommunity
residentstounderstandhowthecommunitysgoalscanbemetintheRespondentsresponses.TheANC2Cissueda
Resolution on 10 February, 2012 (reference Appendix A) discussing their vision of what they would like to see
developedonParcel42. Responsesmustconsiderandincorporatestakeholderandcommunitypreferences,tothe
extentfeasible
and
practical.
GreenBuildingRequirement
The Development Parcels shall be developed in compliance with the District of Columbias Green Building Act of
2006,DCOfficialCode61451.01etseq.(2008Repl.)andRespondentsresponsesshallcontemplatethesame.
FirstSource
PursuanttoMayorsOrder83265,DCLaw593,asamended,andDCLaw1424,Respondentsrecognizethatoneof
theprimarygoalsoftheDistrictofColumbiagovernmentisthecreationofjobopportunitiesforDistrictofColumbia
residents. Accordingly,theRespondentselectedbytheDistricttonegotiateadispositionagreementshallenterinto
a First Source Agreement, prior to execution of a disposition agreement, with the Department of Employment
Services(DOES)thatshall,amongotherthings,requiretheRespondentto:(i)usediligenteffortstohireanduse
diligentefforts
to
require
its
architects,
engineers,
consultants,
contractors,
and
subcontractors
to
hire
at
least
fifty
one percent (51%) District of Columbia residents for all newjobs created by the development project, all in
accordancewithsuchFirstSourceEmploymentAgreementand(ii)usediligenteffortstoensurethatDMPED'sgoal
ofatleastfiftyonepercent(51%)ofapprenticesandtraineesemployedareresidentsoftheDistrictofColumbiaand
areregisteredinapprenticeshipprogramsapprovedbytheDCApprenticeshipCouncil. Respondentsmustcomplete
theFormofAcknowledgementattachedasAppendixBandsubmitthisformwiththeirproposal. Pleaserefertothe
following website to find a copy of the First Source Agreement:
http://www.does.dc.gov/does/cwp/view,a,1232,q,537680.asp . Please contact DeCarlo Washington, Contract
ComplianceMonitor,atDOESat202.698.5772,[email protected],formoreinformation.
CertifiedBusinessEnterprises
TheRespondentselectedbytheDistricttonegotiateadispositionagreementshallenter intoaCertifiedBusiness
Enterprise (CBE)Agreementwith theDistrictsDepartmentofSmallandLocalBusinessDevelopment (DSLBD)
prior
to
execution
of
a
disposition
agreement
and
closing.
The
CBE
Agreement
shall
include
a
requirement
to
contractwithCBEs foratleast35%oftheadjusteddevelopmentbudgetoftheprojectaswellasmaintainatleast
20%CBEequityand20%CBEdevelopmentparticipation.RespondentsareencouragedtoexceedtheDistrictsCBE
participationrequirements.RespondentsmustcompletetheFormofAcknowledgementattachedasAppendixCand
submitthisformwiththeirproposal. PleasecontactTabithaMcQueen,DSLBDsGeneralCounsel,at202.727.3900,
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LocalHiring&BusinessOpportunities
Respondents are encouraged to incorporate the following in their responses: (1) Employment and business
opportunitiesforlocalresidentsandbusinesses;and(2)OpportunitiesforDistrictneighborhoodbasedbusinessto
participateintheproject.
DevelopmentProgramandAffordableHousingGoalsandObjectives
DMPEDseeksproposalstobuildamixedusedevelopmentwithgroundfloorretailandamixed incomeresidential
rentalcomponentmaximizingthenumberofaffordablehousingunits atorbelow80%AreaMedianIncome(AMI)
forthe
Washington
DC
Metropolitan
Statistical
Area
(MSA).
DMPED
will
accept
all
proposals
that
can
be
developed
as a matter of right under the current zoning designation and/or proposals that maximize development density
throughaPUD.BasedonthefeedbackfromtheAdvisoryNeighborhoodCommission2C,DMPEDurgesRespondents
toconsidersubmittingproposals thatmaximizesdevelopmentdensity througha PUD. Additional informationon
District regulations pertaining to affordable housing can be found at the District Housing and Community
Development (DHCD) website: http://dhcd.dc.gov/ and/or by contacting Gilles Stucker at DHCD at 202.442.4569,
DMPEDencouragesproposalsubmissionsthatincludethefollowing:
I. Highqualityand innovativearchitecturaldesign.Proposalsshould incorporateanarchitectural imagethatcomplements the neighborhood character while accommodating necessary uses. Design layouts should
produceavariedand interestingpedestrianenvironmentbywhichtoenhancethe livelinessofthepublic
sidewalknexttothesite.
II. Mixedusedevelopment, includingretailuse,whichwouldservetheneighborhoodandthebroaderareas.Proposals which include preferences for Districtbased businesses, and/or businesses that hire District
residents,arestronglyencouraged.Additionally,proposalsareencouragedtoincludesomeretailspacefor
localandemergingbusinesses.
III. The residential rental, mixed income component should maximize affordability beyond the DistrictsInclusionaryZoningrequirements,provideamixtureofunittypesandsizesacrossmultipleAMIlevels,and
shouldbecomparabletothemarketrateunitsintheproposal. Affordablehousingrentcalculationsshould
include all rent payments and utilities utilizing the most uptodate Department of Housing and Urban
Development (HUD) uncapped AMI data (reference Figure 3) and utilities data for high rise apartments
(reference Appendix D). While Figure 3 presents the most current data, new AMI data is published
annually,
andall
RFEI's
must
reflect
the
most
current
data.
The
rent
calculation
formula
is
provided
in
Figure4,andtheOccupancyStandardFactorisprovidedinFigure5. Respondentswillbegivenadditional
points or preference for maximizing affordability across multiple income levels. All affordable rent
paymentscollected by the future propertyowner from the tenants or thirdparties on behalfof tenants
maynotexceedtheMaximumAllowableRentforanaffordableunit(referenceFigure4). Theaffordable
housingtermwillbesubjecttotherequirementsofthefinancialsourcesutilized,howevertheaffordable
termshallbenotbelessthan30years.
IV. Thephysicalplacementoftheaffordableunitswithinthebuildingmustbeproportionaltotheplacementofthemarket rateunits,so that affordable unitsarenotclustered inoneportionof thedevelopment. All
affordable units will have set terms of affordability to be agreed upon by the District and selected
Respondentinthedispositionagreement,andotheragreementsasapplicable.
V. Respondents shall describe the strategy for marketing, operation and administration of their affordablehousing units. Partnering with an organization that has demonstrated expertise in the administration,
operationandmanagementofaffordablehousingisencouraged,ifRespondentdoesnotalreadyhavethis
expertise.
VI. Proposalsareencouragedtoincludeanappropriateamountofparkingthatreflectstheproject'sadjacencytotheShaw/HowardMetroStation. Allprojectamenities,includinganyrentalofparkingspaces,shouldbe
offeredtoaffordablehousingunitsonthesametermsasofferedtothemarketratehousingunits.
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1.2.3.4.5.
Figure3:AMIforWashingtonDCMSAasofDecember2011
Figure4:AffordableHousingRentCalculationtoIncludeMonthlyUtilities
Figure5:OccupancyStandardFactorforAffordableHousingCalculations
PublicSpace
Inpartnership
with
the
District
Department
of
Transportation
(DDOT),
OP
works
to
ensure
the
design
of
public
space
is of high quality and meets minimum requirements. To this end, the District has in place streetscape standards,
guidelines, and policies to guide changes to public space. Uses that impact the character of public space include
sidewalk cafes, vending, street festivals, and other impermanent activities. Physical features that impact the
character of public space can include sidewalk paving material, fences and retaining walls, street trees and their
spacing,vaultspaces,otherinfrastructurelikestreetlightsorcurbandgutters,andanybuildingencroachmentsinto
the public space. Existing curb cuts may or may not be permitted to be retained and reused; access to onsite
parkingandloadingisnormallyexpectedtobefromthealley.
DavisBacon
To the extent applicable, the selected Respondents shall be required to develop the Development Parcels in
compliance with the provisions of the DavisBacon Act, 40 U.S.C. 276(a), and the regulations promulgated
therewith.
1ProvidedbyDHCD1December2011
2ProvidedbyDHCD29February2012
3ProvidedbyDHCD29February2012
HouseholdSize1 120%AMI 100%AMI 80%AMI 60%AMI 50%AMI 30%AMI
1 $90,300 $ 75,250 $60,200 $45,150 $37,625 $22,575
2 $103,200 $86,000 $68,800 $51,600 $43,000 $25,800
3 $116,100 $ 96,750 $77,400 $58,050 $48,375 $29,025
4 $129,000 $ 107,500 $86,000 $64,500 $53,750 $32,250
5 $141,900 $ 118,250 $94,600 $70,950 $59,125 $35,475
6 $154,800 $ 129,000 $103,200 $77,400 $64,500 $38,700
AffordableHousingRentCalculationtoIncludeMonthlyUtilities2
MAR=(AMI*DAL*OSF*30%)/12MU
MAR MaximumAllowableRent AMI AverageMedianIncomeat100%
DAL DesignatedAffordabilityLevel OSF OccupancyStandardFactor(referenceFigure5)
MU MonthlyUtilities(referenceAppendixD)
OccupancyStandardFactor3
SizeofAffordableUnit
OccupancyPricingStandard
(AvgOccupancyperUnit) OccupancyStandardFactor
Efficiency/Studio 1 .7
1Bedroom 2 .8
2Bedroom 3 .9
3Bedroom 5 1.1
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RESPONSEREQUIREMENTS&SELECTIONPROCESS
ReleaseofRFEI
IssuanceofRFEI
DMPED isreleasingtheRFEItosolicitproposalsfordevelopmentoftheparcels. TheRFEI ispostedontheDMPED
website:http://dcbiz.dc.gov/.
PreResponseConference
ApreresponseconferencewillbeheldattheWalthaTDanielLibrary,16307thStNWWashingtonDC20001,on
May9,2012at2pmEasternTime.
RFEIProposalSubmissionDeadlineandSubmissionRequirements
ProposalsaredueonJuly26,2012by3:00PMEasternTime.TheDistrictwilldetermine,initssolediscretion,whethereach
responsereceivedinreplytotheRFEIisresponsiveandacceptable. ThedecisionoftheDistrictinthisregardisfinalandany
determinationonnonresponsivenesswillbeexplainedtotheapplicableRespondent(s)uponrequest.Responsesthatdonot
meet
the
following
requirements
will
be
deemed
Non
Responsive
and
will
not
be
considered
for
selection.
Format
Allresponsesmustmeetthefollowingformatrequirements:
I. Responses shall be prepared on 8 x 11 lettersize paper, bound lengthwise,with tabs to separatesections.
II. ResponsesmustrespondtoeachRFEIitemintheorderoutlinedbelowintheResponseContentssection.Eachsubsectionmustbeseparatedbytabswithsubsectionheadings.
III. Responsesmustnotexceedtwentyfive(25)pages,excludingappendices.ResponseContents
ExecutiveSummary
RespondentsshallprovideanExecutiveSummaryoftheirresponse. TheExecutiveSummaryshouldhighlightkey
componentsof
the
Respondents
response.
In
particular
it
should
(1)
articulate
the
vision
for
the
Development
Parcels; (2) discuss how theDistrict and surrounding neighborhoodwill benefit from the proposed project (i.e.,
economic impact, job creation, etc.); and (3) describe how the proposed project fits within the existing
neighborhoodfabric. Thesummaryshouldnotexceedtwo(2)8.5x11pages.
RespondentTeamIdentities&Details
Respondentsshallidentifythefollowingkeyteamentities:
DevelopmentPartners Identify any and all developmentpartnersfor theproject. Please identify (a) the
decision making individualfor the entity and, if different, (b) the daytoday lead
individualwhowillbeavailabletorespondtoquestionsorrequestsforadditional
information.
CapitalSources If applicable, construction andpermanent lenders, major investors, andother key
consultants,ifany,
included
in
the
financing
plan.
DesignTeam If applicable, any architects, engineers, consultants, etc. included aspart of the
proposedteam.
Otherrelevantteam
members
Ifapplicable,pleaseidentify.
TeamMemberDetails
Foreachteamentityidentifiedinthesectionabove,Respondentsshallidentifythefollowingforthepointofcontact
ateachentity:
Name Firstandlastname
1 2 3 4 5
1 2 3 4 5
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Address Businessaddress
TelephoneNumber Businesstelephonenumber
EmailAddress Businessemailaddress
Title Businesstitle
StatementRegardingDebarments,Suspensions,Bankruptcy,orLoanDefaults
Respondentsshallprovideastatementregardinganydebarments,suspensions,bankruptcy,orloandefaultsonreal
estatedevelopmentprojectsand/orgovernmentcontractsofanyofthebiddingteamsentitiesoraffiliates(listed
abovein
Respondent
Team
Identities
&
Details).
EvidenceRegardingTaxLiabilities
Respondentsshallprovideastatementregardinganytax liabilitiesandothergovernment impositionsthatarenot
currentforanyofthebiddingteamsentities(listedaboveinRespondentTeamIdentities&Details).
EvidenceRegardingLitigation
Respondentsshallprovideastatement regardinganyongoing orknowledgeof threatened litigation inwhich the
Districtisapartythatrelatestoanyteammember,affiliateortoanyotherentityorindividualhavingacontrolling
interestintheentity(orentities)thatcompriseRespondents. Ifsuchlitigationexists,Respondentsshallprovidethe
nameandcivilorcriminalactionnumberofsuchlitigationandadescriptionofthesubjectmatterofsuchlitigation.
Organization
Status
Respondents shall provide the status of their organization (whether a corporation, a nonprofit or charitable
institution,apartnership,a limited liabilitycorporation,abusinessassociation,jointventure,faithbasedorother)
indicating under which laws it is organized and operating, including a brief history of the organization and its
principals. For any entity required to file reports in thejurisdiction of its formation, include a certificate of good
standingforsuchjurisdictionandacertificateofgoodstandingshowingthatitisregisteredintheDistrict.
OrganizationalChartandBios
Provide an organizational chart of the development team and brief commentary, clearly illustrating the project
ownership.Additionallyprovideacomplete,detailednarrativeclearlyidentifyingeachprincipal,partnerand/orco
venturerproposing to participate in theproject including ownershippercentages. Foreach principal, partner, co
venturerorknownmajorsubcontractor,pleaseidentifydisciplineorspecialty(e.g.,communityplanning,A/Edesign,
development, construction and property management). Respondents shall provide brief bios of all the key
personnelfrom
the
Respondents
Team
who
will
be
working
on
the
project
and
outlining
relevant
experience.
EvidenceRegardingCreationofRespondent
Respondentsshallprovideacopyofanywrittenagreementsordocuments(e.g.articlesofincorporation,operating
documents, etc.) evidencing the creation of Respondents entity; however, it is not necessary to have a project
specificlegalentityformed inadvanceofsubmittingaresponse.Theprincipals,partners,orjointventurepartners
whoarepartofRespondentsteamsmustbeeligibletotransactbusinesswiththeDistrictandintheDistrict.
QualificationsandExperience
Respondentshallidentifythree(3)urbaninfilldevelopmentprojectscomparabletoRespondentsproposedproject,
andwithwhichRespondentortheirkeypersonnelhavehadprimaryinvolvement.Respondentshouldincludepast
projectsthathaveacomparableaffordablehousingcomponent.Foreachrelevantproject,Respondentshallidentify
the
following:
I. DevelopmentTeamname;II. Projectnameortitle;
III. Locationoraddressofproject;IV. Thenamesandcontactinformationforteammembersinvolvedintheproject,alongwithadescriptionof
eachpartysroleintheproject;
V. Descriptionofproject,includinguse(s),totalsquarefootageandnumberofunits,keys,etc.(ifapplicable);VI. Periodofperformance;
VII. Estimated total development costs, if project is not yet complete, OR actual total development costs, ifprojectiscomplete;
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VIII. Projectedgroundbreakingandcompletiondate, ifproject isnotyetcomplete,ORactualgroundbreakingandcompletiondate,ifprojectiscomplete;
IX. ProposedORactualfinancingstructureoftheproject;X. IllustrativematerialsthatwillhelptheDistrictevaluatethecaliber, innovationandrelevantexperienceof
theDevelopmentTeam;and
XI. References (at least one per project), including names, mailing addresses, email addresses, telephonenumbers,anda letterauthorizingeach referenceto respond to inquiriesregardingthedesign, financing,
development,disposition,ormanagementofpriorprojects.
DesignVision
DMPEDseekshighqualityarchitecture forthisdevelopment. Responsesareexpectedtohaveasignaturedesign,
which complements the neighborhood character, and creates a pedestrian friendly environment. DMPED will
reviewa narrative (no more than2 pages), which describes the rationale for theparticular architectural solution
proposedincluding:
I. Buildingplacement/siteplanning;II. Buildingconfigurationandactivestreetfrontages;
III. Elevationswithadescriptionofthematerials;andIV. Buildingmass/volume.
ProjectConcept
Respondentsshall
describe,
in
detail:
I. TheoverallconceptandvisionfortheDevelopmentParcels;anddescribehowthevisionwillintegratewithandenhancethesurroundingcommunitythatborderstheDevelopmentParcels;
II. Developmentplans(RespondentsarestronglyencouragedtoprovideconceptualdesigndrawingsthataresufficientindetailtobeeasilyevaluatedbytheDistrict,includingelevationsandprojectrenderings);
III. EvidenceofmarketdemandforRespondentsproposeduses;IV. Respondentspropertyrightsinotherparcels,ifany,thatmaybeaccretivetotheproject;andV. Ifapplicable,detailedphasingplanthatdescribesRespondentsstrategyandtiming fordeliveringvarious
componentsoftheproject.
VI. Theprojectszoningstrategies, includingadetailedexplanationandjustification foranyproposedzoningvarianceorPUD.Ifapplicable,Respondentsshouldprovideaschedulethatfullydescribeseachstepinthe
approvalprocessnecessaryforentitlementsassumedintheresponse.Theaffordabilitycomponentofthe
projectshould
meet
or
exceed
the
affordability
requirements
of
the
Districts
Inclusionary
Zoning
program.
VII. The projects transportation and parking strategy, taking into account the Development Parcels' locationclosetoaMetrostation,multiplebusstops,bikeroute,andmajortransportationcorridor.
RespondentsmaysubmitmorethanoneprojectconceptandvisionfortheDevelopmentParcels.
DevelopmentProgram
Respondents shall identify and describe in detail the elements of their proposed development. The Respondent
mustsubmitatleastonedevelopmentprogramalongwiththeconstructionscheduleandtheprimarySourcesand
Uses Statement. This development scenario (or an alternate scenario if provided) will serve as the basis for
evaluation.Respondentsareencouragedtodescribeindetailhowtheybelievethedevelopmentprogrammeetsor
exceedsthedevelopmentprogramandaffordablehousinggoalsandobjectives,includingthefollowing:
I. Provideaprojectnarrativeindicatingthescopeofwork,scaleandcharacteroftheproject.II. Theestimatedachievablegrossfloorareabelowandabovegrade(onsiteFAR).
III. Provide a visual representation of the proposed development and provide schematic plans that includebasementplan,groundfloorplan,typicalfloorplanandroofplan,elevationsoffront,sideandrearviews.
Suchvisualrepresentationneednotbeelaborateorcostly,butshouldofferDMPEDaclearpictureofthe
proposed end result. If possible, provide color renderings or three dimensional graphics for better
understandingortheproject.
IV. Providethetotalnumberofresidentialunitsbyunitmix,affordability,unitsize,andtheaveragenetsquarefootageforeachunittype.
V. Providerentprojectionsforeachtypeofprogramuse.
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VI. Grosssquare footage foralldifferenttypesofprogramuses includingallaboveandbelowgradeparkingspace. For retail space, total gross square footage, the number of bays and the intended type of retail
tenantmustbespecified.
VII. Landscape plan showing the typical landscape materials planned to be used on the property and in thepublicrealm,includingstreetfurnishings,lighting,landscapeandstreetscapeelements.
VIII. Provideaproposedprojecttimelineforthedesign,constructionandoccupancyperiods.IX. Proposed development schedule (see Reservation of Rights & Miscellaneous provisions) and related
contingencies,ifany,givenDMPEDsstateddesiretodeliveraqualityprojectwithintheshortestamountof
time.
X. Forproposedrentalhousingand/orcommercialspace,amanagementplanmustbeincluded. Providethenameofthemanagementcompany,acompanyprofileandadescriptionofservices,toincludeexperience
inaffordablehousing.
XI. Descriptionofanyproposedadditionalprojectorneighborhoodrelatedamenities.AffordableHousing
Respondentsshallprovideadescriptionofthefollowing:
I. TheprojectsimpactontheDistrict'saffordablehousinggoalsandothereconomicdevelopmentobjectives.II. Howtheprojectaddressesthecommunityneeds,asstatedbytheANC.
III. How the project integrates affordable housing units within their proposed design and plans. Affordablehousingunitsmustbedispersed,notclustered, throughouttheresidentialcomponent(s)andmixedwith
marketrateunits.
Affordablehousing
units
the
number
and
total
percentage
of
affordable
housing
units
by
type,
the
amount
and percentage of square footage devoted to affordable housing, the income level(s) at which the
affordableunitswillbeaimed.
IV. Provide rent projections for each type of affordable housing unit type. All affordable rent paymentscollected by the future property owner from the tenants or third parties on behalf of tenants may not
exceedtheMaximumAllowableRentforanaffordableunit.
V. The Respondents proposed strategy for the marketing, operation and administration of affordableresidentialunitsintheproject.
Allproposedaffordableunitsshallbeprovidedinaccordancewithanaffordabilitycovenanttobeenteredintowith
theDistrictalongwiththeotherdispositionagreementsandcovenants. Respondentsshouldusethemostupto
dateAMIdataintheirresponses.
ProjectImplementation
Respondentsshallidentifyanddescribethefollowing:
I. Theamountofsponsorequity immediatelyavailabletobecommittedtopredevelopmentactivitiesuponselection (Respondentsareherebyputonnoticethatallpredevelopmentexpensesandcostsareatthe
soleriskoftheRespondentsandundernocircumstancesshalltheDistrictberesponsibletoreimbursethe
same);
II. Thedesignandconstructiontimetableandmilestonesthroughprojectcompletion.Respondentisrequiredto complete and submit with the response the Schedule of Performance attached in Appendix F. The
ScheduleofPerformanceshould listeachstep intheredevelopmentprocessthroughprojectcompletion
andoperation.
Community&StakeholderBenefits&Outreach
TheDistrict
is
committed
to
maximizing
community
benefits
for
its
residents
and
expects
Respondents
to
consider
andincorporatestakeholderandcommunitypreferencesintotheirprojectproposal,totheextentpractical.Inview
ofthiscommitment,Respondentsmustpresent:
I. AdetaileddescriptionoftheactivitiesandstrategiescompletedtodatethatdemonstratetheRespondentseffortstoworkwiththe localcommunityandstakeholderstoensuretheirmeaningful involvement inthe
submittedresponse;
II. Letters of support for the submitted proposal from Council Members (if available), local AdvisoryNeighborhoodCommission,communityorganizationsandcommunityresidents;and
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III. Adetaileddescriptionofthepostawardapproachandstrategiestoworkingwiththelocalcommunityandstakeholderstoensuretheirmeaningfulinvolvementinthedevelopmentprocess.
EconomicandPublicBenefitsAnalysis
Respondents must provide a detailed, but concise, overall description as to how their proposal will benefit the
economy of the District of Columbia. In particular, new construction and permanentjobs to be created for the
Districtresidents,allnewtaxrevenuetobegeneratedonannualbasisuponstabilization(e.g.constructionperiod
taxes,propertytaxes,salestaxes,etc.)andcontractingopportunitiesforCBEbusiness. Listthenumberoffulltime
jobsand
full
time
equivalent
jobs
by
type.
And
any
additional
community
benefits
the
proposal
offers.
FirstSource
As part of their proposals, Respondents must complete and deliver the Form of Acknowledgement attached as
AppendixB,hereto. PleaserefertotheDistrictofColumbiaPolicyGoals&RequirementssectionofthisRFEIfor
detailsregardingtheFirstSourceAgreementthattheselectedDevelopmentTeamRespondentshallenterintowith
theDistrict.
CertifiedBusinessEnterprises
Asapartoftheirproposals,RespondentsmustcompletetheFormofAcknowledgementattachedasAppendixC,
hereto. Please refer to the District of Columbia Policy Goals & Requirements section of this RFEI for details
regardingtheCertifiedBusinessEnterpriseAgreementthattheselectedDevelopmentTeamRespondentshallenter
intowiththeDistrict.
LocalHiring&Opportunities
Respondentsareencouragedtoincorporateintheirresponsesthefollowing:
I. Employmentandbusinessopportunitiesforlocalresidentsandbusinesses: Ifincluded,RespondentsareaskedtosubmitdetailedplansforapprenticeshipprogramsthatfacilitateplacingexistingDistrictresidents
into employment opportunities within the project. The commitment and strategy to develop and
implementalocalapprenticeshipprogramshallbeinaccordancewithDCOfficialCode321401etseq.
For more information on the Districts DOES apprenticeship program, please visit the following website:
www.does.dc.gov/does/cwp/view,a,1232,q,618747.asp. Please contact DOES at 202.698.5099 for more
information.
II. Opportunities for District neighborhoodbased businesses to participate in the project: If included,evidenceoftheinclusionofsuchbusinessesshouldbesubmittedintheformofwrittenconfirmationfrom
such
neighborhoodbased
businesses
and
shall
include
the
scope
and
details
of
the
said
businesses
involvementintheproject.
StatementofMinimumTerms,GroundLease&FeeSimpleOption
RespondentsshallexecutethenonbindingStatementofMinimumTermsattachedasAppendixG,andsubmitthis
nonbinding Statement of Minimum Terms with their proposal. The nonbinding Statement of Minimum Terms
shall serve as the basis, but not be a limitation of, negotiations of a disposition agreement with the selected
DevelopmentTeam Respondent. Under the DMPED preferredground lease option, at Closing per thedisposition
agreement,theDistrictandtheselectedDevelopmentTeamRespondentwillenterintoalongtermgroundleasefor
theDevelopmentParcels,andanyimprovementsandspacerelatedtoitsuses,fornolessthena50yearterm. The
Districtwillseek$1.00perannumingroundleasepaymentspayabletotheDistrictwhichisfurtherdescribedinthe
attached Statement of Minimum Terms. Under the fee simple option the purchase price for the Development
Parcelsshallbe$1.00.
RespondentsFinancialCapacityandCapability
The District seeks to evaluate Respondents ability and willingness to invest sponsor equity and selffund project
predevelopmentcosts. Therefore,regardlessofthestatusoftheRespondentsorganization(whetheracorporation,
a nonprofit or charitable institution, a partnership, a limited liability corporation, a business association,joint
venture,faithbasedorother),theyshouldincludethefollowingitems:
I. Provideanarrativeortabularstatement identifyingtheRespondent's members,team, shareholders,orpartners ability and commitment to invest equity capital into the proposed project. Additionally, the
Respondentshallshowhowfinancialcapabilitiesaredistributedamongkeyparticipatingentities.
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II. EvidenceofthefinancialcapacityofRespondentsmembers,team,shareholders,orpartnersbyprovidingthe lastthree (3)yearsofaudited (stronglypreferred)orunauditedfinancialstatements,annualreports,
balance sheets, profit and loss statements, evidence of lines of credit and uncommitted discretionary
sourcesofequity,and/oranyothermaterialfinancialinformation;and
III. Newlyformedentities,partnershipsandjointventuresshouldprovidedeliverablesfromsubparagraphs IandIIforeachoftheirentitiesmembers.
Respondents should reference the Reservation of Rights & Miscellaneous Provisions Section regarding
Confidential&
Disclosure
Guidance.
EquityFinancing
Respondentsshouldincludethefollowing:
i. Identificationofallthevarioussourcesoftheequitycommittedtotheprojectandthetiming/disbursementofthatcommitment;and
ii. Providealetterofcommitment(s)fromeachequityinvestorsfortheirproposal,statingthefulltermsandconditionsunderwhichsuchamountswillbeprovidedtotheProject.Theschedulefortheprovisionofthe
equityshallbeconsistentwiththeBiddersrequirementforconstructionandpermanentfinancing.
Respondents are hereby put on notice that all sponsor equity and selffund project predevelopment
money expended is at the sole risk of the Development Team and under no circumstances shall the
Districtberesponsibletoreimbursethesame.
DebtFinancing
RespondentsshallsubmitaLetterof Interest(s) from theproposed lendersevidencingareviewof the termsand
conditionsoftheRFEI.Inaddition,thisnonbindinglettershallincludeastatementthattheRespondentslenderis
highlyconfidentthattheRespondentcanfinancetheproposedproject.Ifothermethodsoffinancingareintended,
theRespondentshallprovideappropriateevidencetosupportavailabilityoffundsforconstruction.Inaddition,the
Respondent shall submit the intended methodof construction financing and if a construction loan is intended,a
letter from theconstruction lenderstating that theproposedconstruction lenderhas reviewed theRespondents
conceptandsolicitationdocuments.Thenonbindingfinancingcommitmentlettershallalsoprovidethefollowing:
I. AmountoftheloanII. Interestrate
III. PointsandfeesIV. ContingenciesV. RequireddebtcoverageratioVI. Loanmaturityandloanamortizationperiod(permanentloanonly)
ProposedFinancingStrategy
TheDistrictintendstocontributethevalueoftheDevelopmentParcelsviaa longtermground leaseorfeesimple
disposition, inexchangefordevelopmentprogramswhichmaximizethetotalnumberofaffordablerentalunits in
theproject. Indeterminingeconomicfeasibility,Respondentsshouldtake intoaccountthebenefitofthevalueof
thelandandallavailablenonDistrictsourcesoffinancing(e.g.,lowincomehousingtaxcredits,etc.)orotherprivate
orfederalassistancethatmaybenefittheproject.RespondentsshouldnotrelyontheDistricttoprovideanypublic
subsidy or abatement of any kind to fill any funding gaps or shortfalls. Respondents proposing a project that
maximizesthenumberofaffordablehousingunitswithoutseekinganyDistrictsubsidywillbegivenpreferenceand
additionalconsideration. Respondentsshouldidentifyhowrespectivefinancialofferssatisfy,andpreferablyexceed,
the30
year
affordability
term.
ProjectFinancingInformation
Respondentsshouldprovide:
I. Respondent ProFormas Respondents should provide a narrative statement explaining the economicfeasibility of the proposed development. Additionally, they should provide full development proformas
describing estimated development costs and projected project income. For rental units, retail and office
space, the submission should include at a minimum fifteen (15) year operating proforma analysis
demonstratingtheprojectsoperatingcosts,includingnetoperatingincome,debtservicerequirementsand
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related coverage ratios. For residential, retail, and office units, the submission should include a leaseup
scheduleidentifyingtheestimatedabsorptiontime.
II. Development Budget Respondents should provide a comprehensive development budget showing theproject's total development costs, and itemizing the assumed value of the site, construction costs,
architectural,engineeringandrelated fees.TheRespondentshallsubmittotalprojectcostsandtheprice
persquarefoot.Thesubmittalshallincludebutisnotlimitedto:
hardandsoftcostsidentifiedindetail(itemized)basedonindustrystandards alldeveloperfees,generalcontractorfeesandoverheadcostsseparatelyidentified,indetail demonstration of how the equity contribution and the first and second mortgage debt or other
methodsoffinancingfullyfundthisproject
detailedoperatingexpensesanalysis,detailedaffordablehousingrentcalculationbrokendownbyunittype,familysize,andanyotherprojectspecificreturnmetrics
includealltheassumptionsusedinthefinancialmodelIII. SourcesandUsesStatement Respondentsshouldsubmitat leastoneSourcesandUsesStatement.The
sourcesstatementshoulddescribetheexpectedequitysources,theanticipatedsourcesofworkingcapital,
mezzanine debt financing (if applicable), and construction debt financing for the project. Respondents
shouldalsosubmitadetailedplanfortheuseofthosefunds.
IV.
Return
Analysis
Respondents
should
submit
a
return
analysis
detailing
the
projects
Internal
Rate
of
Return(IRR),returnoncost,returnonequity(leveredandunlevered),adetailedwaterfallofprofitstoall
capitalaccounts,andanyotherprojectspecificreturnmetrics.
V. Detaileddescriptionofwhich,ifany,federalgovernmentfundingsourcestheRespondentintendstoattractto the project and detailed description of an alternate financing arrangement in the event the federal
fundingsourcedoesnotmaterialize.
VI. All financial models and proformas must be fully functional with active formulas in Microsoft Excelmodeledouttofifteen(15)yearsorlonger(ifneeded).
Respondents should reference the Reservation of Rights & Miscellaneous Provisions Section regarding
Confidential&DisclosureGuidance.
ResponseSummaryforDistributiontotheCommunity
Respondents shall provide a summary of their response that may be shared with the local community and
stakeholders. The summary should not exceed two (2) 8.5x11 pages and should include at a minimum, but not
limitedto,thefollowing:
Developmentteammembersintroduction Developmentvision Developmentprogram Affordablehousingbreakdown Targetlevelsofaffordabilityintheproject Othercommunitybenefitsformtheproposedproject
DevelopmentRFEI
Deposit
Amount: $50,000
Format: Standby,irrevocableletterofcredit(SeeAppendixHforform.)
DueAt: RFEIProposalsubmission
Conditions: IfaRespondentsresponseisnotselected,theletterofcreditshallbereturnedtotheRespondent.
If a Respondents response is selected, the letter of credit will be returned upon project
stabilization.
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SubmissionDirections
Ten(10)hardcopiesandtwo(2)electronicversionsonCDROMinPDFandfullyfunctionalMicrosoftExcelformats,
of the response identifiedbyParcel42DevelopmentTeamRFEIon theenvelope,mustbe submitted toand
receivedby5:00P.M.EasternTimeonThursday,July26,2012.Suchresponsesmustbedeliveredtothefollowing
address:
OfficeoftheDeputyMayorforPlanningandEconomicDevelopment
TheJohnA.WilsonBuilding
1350PennsylvaniaAvenue,NW
Suite317
Washington,DC 20004
Attn:IvanMatthews,ProjectManager
SelectionProcess
SelectionRecommendation Panel
AmultiagencySelectionRecommendation Panel(Panel)maybeestablishedtoreviewandevaluatetheresponses
atDMPEDssoleandabsolutediscretion.Ifestablished,thecompositionofthePanelwillbedeterminedbyDMPED,
initssoleandabsolutediscretion.DMPEDand/orthePanelmayconsultwithprofessionalconsultants,advisors,and
other stakeholders for technical assistance. DMPED and/or the Panel will evaluate each response, taking into
accountthe
information
provided
in
response
to
the
RFEI
and
the
best
interests
of
the
District.
EvaluationCriteria
Amongotherfactors,responseswillbeevaluatedforcompleteness,marketfeasibility,innovativeideas,strengthof
community benefits, affordable housing, and the strength of the financial response. The basis upon which
Respondentswillbemeasuredincludes,butisnotlimitedto,thefollowing:
AttainmentofDistrictPolicyGoals
Respondentswhoseresponsessatisfythefollowingcriteriamaybeeligibleforhigherratingsby:
I. Maximizingaffordablehousingunitstoindividualsandfamiliesatavarietyofincome levels,atandbelow80%AMI
II. Promotingavibrant,walkable,mixedusecommunityIII. ImprovingthequalityoflifeforthesurroundingneighborhoodIV. ProvidingemploymentopportunitiesforlocalresidentsandbusinessesV. ContractingopportunitiesfortheCBEcertifiedbusinessesVI. Allowingretailopportunitiesforlocalandemergingbusiness
DevelopmentVision
Respondents should propose innovative, marketviable ideas for redevelopment of the Development Parcels,
incorporatingtheDistrictspolicygoalsanddevelopmentprogram.
QualificationsandExperienceofRespondents
Respondentswhoseresponsessatisfythefollowingcriteriamaybeeligibleforhigherratingsby:
i. Demonstrating,throughentityexperienceandexpertiseofproposedkeypersonnel,theyarequalifiedtoexecutetheproposeddevelopmentplan;
ii.
Having
successfully
served
in
lead
developer
roles
for
completed
projects
of
a
similar
scale
and
scope
(to
includeaffordablehousing)totheprojectproposedbyRespondents;and
iii. Providing evidence of sufficient organizational and financial capability to ensure successful and timelydeliveryoftheproject.
ProjectFinancialFeasibilityandDevelopmentTeamFinancialCapacity
Respondentswhosatisfythefollowingcriteriamaybeeligibleforhigherratingsby:
i. Demonstratingthattheypossessthefinancialresourcestodeveloptheproposedprojectii. Pursuingthegroundleaseoptioniii. UtilizingnoDistrictsubsidies
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iv. ExhibitingawillingnesstoprovidetheDistrictwithameaningfulguaranteeregardingprojectcompletion,andperformanceandpaymentbondsthroughfinalprojectcompletion.
DMPEDreservestheright,atitssoleandabsolutediscretion,torejectanyproposalitdeemsincompleteorunresponsiveto
thesubmissionrequirements.DMPEDalsoreservestheright,at itssoleandabsolutediscretion,torejectallproposalsand
readvertiseatalaterdate.Ifasubmissionisdeemedincomplete,thatRespondentsletterofcreditwillbereturned.Inthe
eventthatDMPEDdeterminethatitshouldrejectallsubmissions,alldepositswillberefunded.
DMPEDreserves
the
right
to
make
the
final
development
selection
on
the
basis
of
initial
RFEI
proposals
without
discussions
withtheRespondents.Accordingly,Respondents initialRFEIproposalsshouldcontaintheirbesttermsfromthestandpoint
oftheevaluationfactorsidentifiedinthisRFEI.However,DMPEDalsoreservestheright,initssoleandabsolutediscretion,to
conductdiscussionswithall,orsome,oftheRespondentsandsolicitrevisedproposaland"BestandFinal"offersinorderto
makethefinalselectiononthebasisofsuchrevisedRFEIproposals.
Community Presentation & Short List and/or Best and Final Offer
Submission(IfNeeded)
Announcement ofShortList(IfNeeded)
DMPEDreservestherighttonarrowthenumberofRespondentsinthecompetitiverangeforreasonsofefficiency
orto
exclude
Respondents
whose
proposals
are
not
among
the
most
highly
ranked.
DMPED
may
down
select
to
a
smallergroupofRespondentsintoashortlistandhasthesoleandabsolutediscretiontoconductdiscussionswith
all,orsome,oftheRespondentsontheshortlistviaBestandFinalOffersubmissions.Uponreviewoftheinitial
RFEIproposals,DMPEDmayidentifyashort listofDevelopmentTeamRespondentsthatwillbeconsideredforthe
finalselectionandadvancetothenextlevel.DMPEDwillcontactallRespondentsandinformthemoftheresults.
CommunityPresentationbyDevelopmentTeamRespondents
Upon receipt of proposals from the Respondents,DMPEDwill hold a communitymeeting to obtain input from
AdvisoryNeighborhoodCommission2C,localcitizensandorganizations,inwhichonlytheresponsiveRespondents
willbeaskedtopresenttheirproposaltothecommunityatlarge. Ifrespondentsarenonresponsive,theywillnot
beinvitedtopresenttothecommunity.
BestandFinalOfferSubmission(IfNeeded)
IfRespondents
are
asked
to
submit
aBest
and
Final
Offer,
Respondents
are
expected
to
adhere
to
the
additional
guidanceprovidedbyDMPEDandsubmitafinalrevisedproposalforDMPEDsfinalconsideration.Uponreceiving
the Bestand FinalOfferDMPED reserves the right tohaveadditional roundsof requests for information, and
conductfurtherdiscussionsandnegotiationsiftheBestandFinalOfferslackadequateinformationtoreachafinal
selection. AtDMPED'ssolediscretion,theshort listofDevelopmentTeamRespondentsmaybeaskedtopresent
their"BestandFinalOffers"tothecommunitytogainadditionalcommunityfeedback.
FinalSelectionofDevelopmentTeam
DMPEDwillselectthemostoutstandingdevelopmentproposal,taking intoaccounttheProposalSubmissionRequirements
andEvaluation
Criteria
set
forth
in
this
RFEI.
The
evaluation
criteria
and
areas
of
emphasis
described
above
in
the
RFEI
are
intended as a guide to the DMPEDs discretion in identifying a selected Respondent, but DMPED retains the ultimate
discretionto identifyandselectthe finaldevelopment teamrespondent thatoffers themostoutstandingproposal, taking
intoaccountthegoals,objectivesandrequirementssetforthinthisRFEI.
FinalSelection&Notice
Followingreceiptofallproposalsandanyadditional information, ifrequested,DMPEDwillsubmit, in itssoleand
absolutediscretion,oneormore responses, asmodified through anyoffer submissionsandnegotiations, to the
Mayor as a recommendation. TheMayor, in his absolute discretion,may accept the recommendation. Upon
acceptanceofarecommendationbytheMayor,DMPEDshallnotifytheselectedrespondent(s),ifany. Ultimately,
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theMayorwillsubmittheproposedtransactiontotheCounciloftheDistrictofColumbia(Council)foritsapproval
inaccordancewithapplicableDistrictlaw(seetheDispositionAgreement&ApprovalsectioninthisRFEIformore
details).
PostSelectionDueDiligence
Following receiptofnotification fromDMPED of theselection, theselectedDevelopmentTeamRespondentshall
executea rightofentryagreementwiththeDistricttoallowtheselectedRespondenttobeginduediligenceand
studiesontheDevelopmentParcels.
DispositionAgreement&Approval
If one Respondent is thereby chosen for commencement of negotiations, the selected Respondent may be
requested by the District to proceed to negotiate a disposition agreement, ground lease, and related legal
documents.IftheDistrictandselectedRespondentareunabletoreachanagreementonallthebusinesstermsand
negotiateadispositionagreement,ground lease,andrelated legaldocuments in itsfinalformwithinonehundred
and twenty (120) days from the selection date, the District, in absolute and sole discretion, may terminate
negotiations and select the next preferred Respondent who responded to the RFEI; reissue the RFEI; issue a
modifiedRFEI,ortakesuchothermeasuresasitdeemsreasonable,appropriate,ornecessary. Allcostsincurredby
the Respondents in responding to this RFEI, during the disposition negotiation period, in performance of due
diligence and predevelopment work shall be at Respondents sole cost and expense. Under no circumstances
shalltheDistrictberesponsibleforthereimbursementofanysuchcosts.
The District, through DMPED, and the selected Respondent will negotiate a disposition agreement that will
incorporatetherequirementscontained inthisRFEI,theStatementofMinimumTerms,andsubjecttosuchother
termsasmayberequiredbyDMPEDormaybeagreedtobyDMPEDandtheselectedRespondent.Uponcompletion
ofthepartiesnegotiation,DMPEDwillrecommendtheRespondentandproposedbusinesstermstotheMayor. If
the Mayor agrees with DMPEDs recommendation, then the Mayor will submit the proposed transaction to the
Council of the District of Columbia (Council) for its approval of the disposition of the Development Parcels in
accordancewithDCOfficialCode10801(2011Supp).InaccordancewithDCOfficialCode10801,theDistrictis
notauthorizedtoconveyorgroundleasetheDevelopmentParcelsunlessanduntilauthorizedbytheCouncil.
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TRANSACTIONTERMS
DevelopmentParcelsCondition
AsIsCondition
The Development Parcels shall be conveyed or leased in asis condition, without warranty by the District as to
physicalconditionofthelandoranyexistingstructures.
SoilorSubsurfaceConditions
Notwithstanding prior studies available for Respondents review, the District makes no representations regarding
the character or extent of soil or subsurface conditions or the conditions and existence of utilities that may be
encounteredduringthecourseofanywork,development,constructionoroccupancyoftheDevelopmentParcels.
EnvironmentalRemediation
Respondents will be responsible at their sole cost and liability for any environmental remediation that may be
associatedwithremovalordisturbanceofexistingimprovementsorotherpreparationoftheDevelopmentParcels.
PredevelopmentandDevelopmentCosts
Respondentsshoulddraw independentconclusionsconcerningconditions thatmayaffectthemethodsorcostof
development.
I. Respondents shall be solely responsible for all predevelopment (including demolition of existingimprovements
and
due
diligence
studies
such
as
traffic,
geotechnical,
storm
water
management
and
otherDevelopmentParcelspreparations)andprojectdevelopmentcosts.
II. Respondents shall be solely responsible for all costs related to obtaining necessary permits, approvals,clearances,andlicensesattheappropriatetime.DistrictwillnotwaiveorabateanyDistrictfees.
TheDistrictexpectsRespondentstoproceedimmediatelywithpredevelopmentworkuponselection,inorderto
meet the dates in Appendix E (Schedule of Performance). All funds expended on due diligence and
predevelopment work during negotiation with the District by Respondent shall be at their sole risk; under no
circumstancesshalltheDistrictberesponsibleforthereimbursementofanysuchcostseveniftheDistrictandthe
Respondent is unable to reach an agreement on the terms of the Disposition Agreement, ground lease, and
relatedlegaldocumentsoriftheprojectisnotsuccessfullycompletedduetonofaultofRespondent.
RESERVATIONOFRIGHTS&MISCELLANEOUSPROVISIONS
ReservationofRights
The District reserves the right, in its sole and absolute discretion and as it may deem necessary, appropriate, or
beneficialtotheDistrictwithrespecttotheRFEI,to:
I. Cancel,withdrawormodifytheRFEIpriortooraftertheresponsedeadline;II. ModifyorissueclarificationstotheRFEIpriortotheresponsedeadline;IntheeventtheRFEIismodifiedit
will be posted on DMPEDs website and all Respondents will be provided with a chance to modify their
proposals;
III. Afterreviewofoneormoreresponses,theDistrictmayrequestsubmissionofadditionalinformationfromsomeorallRespondents;
IV.
The
District
may
request
one
or
more
Respondents
to
modify
its/their
response(s),
provide
additional
information,orprovideaBestandFinalOfferfortheDistrictsreview;
V. Enter intonegotiationswithoneormoreRespondentsbasedonresponsessubmitted inresponse totheRFEI;
VI. Begin negotiations with the next preferred Respondent, If the business terms and the dispositionagreement,ground leaseandrelated legaldocumentsarenotnegotiatedtofinalformwithintheallotted
periodoftimefornegotiationswiththeselectedRespondent
VII. Make and memorialize modifications to any response in the form of a Memorandum of UnderstandingbetweentheDistrictandRespondentsduringthecourseofbestandfinalnegotiationsbetweentheDistrict
andtheRespondents;
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VIII. RejectanyresponsesitdeemsincompleteorunresponsivetotheRFEIrequirements;IX. RejectallresponsesthataresubmittedundertheRFEI;X. Terminate, in its sole and absolute discretion, negotiations with any Respondents if such Respondents
introduce comments or changes to a development agreement that are inconsistent with its previously
submittedresponsematerials;
XI. Modifythedeadlineforresponsesorotheractions;andXII. (i)ReissuetheoriginalRFEI,(ii)issueamodifiedRFEI,or(iii)issueanewRFEI,whetherornotanyresponses
havebeenreceivedinresponsetotheinitialRFEI.
XIII. DMPED may mandate an alternative financial/transaction/disposition strategy or structure than thestructure contemplated in this RFEI. In the event that such alternative structure is proposed, each
Respondentwillbeprovidedachancetomodifytheirproposalasappropriate.
XIV. DMPED at any time, for any reason whatsoever, may restructure the proposed development as ajointventurearrangement, inwhichDistrictcontributestheDevelopmentParcelstoapartnership inexchange
for an ownership share. Under this scenario, Respondents will be provided a chance to modify their
proposaltoreflecttheirdevelopmentasajointventure.
ConflictsofInterest
Disclosure
RespondentsmustrepresentandwarrantthefollowingtotheDistrict:
I. The compensation to be requested, offered, paid or received in connection with this RFEI has beendevelopedandprovidedindependentlyandwithoutconsultation,communication, orotherinteractionwith
anyother
competitor
for
the
purpose
of
restricting
competition
related
to
this
RFEI
or
otherwise;
II. NopersonorentityemployedbytheDistrictorotherwiseinvolvedinpreparingthisRFEIonbehalfoftheDistrict: (i) has provided any information to Respondents that was not also available to all entities
responding to theRFEI; (ii) isaffiliatedwithoremployedbyRespondentsorhasany financial interest in
Respondents;(iii)hasprovidedanyassistancetoRespondentsinrespondingtotheRFEI;or(iv)willbenefit
financiallyifRespondentsareselectedinresponsetotheRFEI;and
III. RespondentshavenotofferedorgiventoanyDistrictofficeroremployeeanygratuityoranythingofvalueintended to obtain favorable treatment under the RFEI or any other RFEI, RFEI or other contract, and
Respondentshavenot takenanyaction to induceanyDistrictofficeroremployee toviolate the rulesof
ethicsgoverningtheDistrictanditsemployees. Respondentshavenotandshallnotoffer,give,oragreeto
give anything of value either to the District or any of its employees, agents,job shoppers, consultants,
managers,orotherpersonorfirmrepresentingtheDistrict,ortoamemberoftheimmediatefamily(i.e.,a
spouse,
child,
parent,
brother,
or
sister)
of
any
of
the
foregoing.
Any
such
conduct
shall
be
deemed
aviolationofthisRFEI. Asusedherein,anythingofvalueshallincludebutnotbelimitedtoany(a)favors,
suchasmeals,entertainment,andtransportation(otherthanthatcontemplatedbythisRFEI,ifany,orany
othercontractwiththeDistrict)whichmighttendtoobligateaDistrictemployeetoRespondent,and(b)
gift, gratuity, money, goods, equipment, services, lodging, discounts not available to the general public,
offersorpromisesofemployment, loansor the cancellation thereof, preferential treatment, or business
opportunity. Such term shall not include work or services rendered pursuant to any other valid District
contract.
OngoingReporting
RespondentsshallreporttotheDistrictdirectlyandwithoutunduedelayanyinformationconcerningconductwhich
mayinvolve:(a)corruption,criminalactivity,conflictofinterest,grossmismanagementorabuseofauthority;or(b)
anysolicitationofmoney,goods,requestsforfutureemploymentorbenefitofthingofvalue,byoronbehalfofany
governmentemployee,
officer
or
public
official,
any
Respondents
employee,
officer,
agent,
subcontractor,
labor
official,orotherpersonforanypurposewhichmayberelatedtotheprocurementoftheRFEIbyRespondents,or
whichmayaffectperformanceinresponsetotheRFEIinanyway.
MiscellaneousProvisions
NoticeofModifications
DMPED will post on its website (http://dcbiz.dc.gov/) any notices or information regarding cancellations,
withdrawals,modificationstodeadlines,andothermodificationstothisRFEI.Respondentsshallhaveanobligation
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to check the website for any such notices and information, and the District shall have no duty to provide direct
noticetoRespondents.
ChangeinRespondentsInformation
If after Respondent has provided a response to the District, information provided in a response changes (e.g.,
deletionormodification toanyofRespondents teammembersornew financial information),Respondentsmust
notifytheDistrictinwritingandprovideupdatedinformationinthesameformatfortheappropriatesectionofthe
RFEI. The District reserves the right to evaluate the modified response, eliminate Respondents from further
consideration,or
take
other
action
as
the
District
may
deem
appropriate.
The
District
will
require
similar
notification
andapprovalrightsofanychangetoRespondentsresponseorDevelopmentTeamfollowingaward,ifany.
OwnershipandUseofResponses
AllresponsesshallbethepropertyoftheDistrict.TheDistrictmayuseanyandall ideasandmaterials included in
anyresponse,whethertheresponseisselectedorrejected.
RestrictedCommunications
UponreleaseofthisRFEIanduntilfinalselection,RespondentsshallnotcommunicatewithDMPEDorDistrictstaff
abouttheRFEIorissuesrelatedtotheRFEIexceptaspermittedunderthisRFEI.
SelectionNonBinding
TheselectionbytheDistrictofaRespondent indicatesonlytheDistricts intenttonegotiatewiththeRespondent,
andthe
selection
does
not
constitute
acommitment
by
the
District
to
execute
afinal
agreement
or
contract
with
the
Respondent. Respondents therefore agree and acknowledge that they are barred from claiming to have
detrimentallyreliedontheDistrictforanycostsorliabilitiesincurredasaresultofrespondingtothisRFEI.
Confidentiality
ResponsesandallotherinformationanddocumentssubmittedinresponsetothisRFEIaresubjecttotheDistricts
FreedomofInformationAct(DCOfficialCode2531etseq.)(FOIA),whichgenerallymandatesthedisclosureof
documentsinthepossessionoftheDistrictupontherequestofanyperson,unlessthecontentofthedocumentfalls
within a specific exemption category (e.g., trade secrets and commercial or financial information obtained from
outsidethegovernment,totheextentthatdisclosurewouldresultinsubstantialharmtothecompetitivepositionof
thepersonfromwhomtheinformationwasobtained).
IfRespondents
provide
information
that
they
believe
is
exempt
from
mandatory
disclosure
under
FOIA
(exempt
information),Respondentsshallincludethefollowinglegendonthetitlepageoftheresponse:
THIS RESPONSE CONTAINS INFORMATION THAT IS EXEMPT FROM MANDATORY DISCLOSURE UNDER
THEDISTRICTSFREEDOMOFINFORMATIONACT.
Inaddition,oneachpagethatcontainsinformationthatRespondentsbelieveisexemptfrommandatorydisclosure
underFOIA,Respondentsshallincludethefollowingseparatelegend:
THIS PAGE CONTAINS INFORMATION THAT IS EXEMPT FROM MANDATORY DISCLOSURE UNDER THE
DISTRICTSFREEDOMOFINFORMATIONACT.
Oneachsuchpage,Respondentsshallalsospecifytheexempt informationandshallstatetheexemptioncategory
withinwhichitisbelievedtheinformationfalls.
Although
DMPED
will
generally
endeavor
not
to
disclose
information
designated
by
Respondents
as
exempt
information,DMPEDwill independentlydeterminewhetherthe informationdesignatedbyRespondents isexempt
from mandatory disclosure. Moreover, exempt information may be disclosed by DMPED, at its discretion, unless
otherwiseprohibitedbylaw,andtheDistrictshallhavenoliabilityrelatedtosuchdisclosure.
NonLiability
By participating in the RFEI process, Respondents agree to hold the District, its officers, employees, agents,
representatives,andconsultantsharmlessfromallclaims,liabilities,andcostsrelatedtoallaspectsofthisRFEI.
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OtherLimitingConditions
Withdrawal&Cancellation
IfatanytimeaftertheDistrictselectsaspecificRespondentandexecutesadispositionagreementwiththe
Respondent,andtheRespondentdoesnotproceedwiththeproject,thentheRespondentmustnotifythe
District inwritingandprovidereasonsfor itsdecision.TheselectedRespondentwishingtowithdrawmay
be subject to the loss of part or all of any deposits previously provided to the District and may be
responsibleforcertaincostspreviouslywaivedbytheDistrict,inadditiontoanyotherremediesavailableto
theDistrictunderthedispositionagreement,orbylaw. IftheDistrictisunabletodelivertheDevelopment
and/orDevelopment
Parcels,
all
deposits
(minus
the
RFEI
Deposit)
will
be
returned
to
the
Respondent
and
theDistrictshallbereleasedfromanyandallfurtherliability.
StandAloneProjects
The development of the Development Parcels is expected to be a stand alone project, in that
RespondentsareprohibitedfromcrosscollateralizingandcrossdefaultingtheDevelopmentParcels,orany
portion thereof, with any other assets. Moreover, Respondents are prohibited from assigning, pledging,
hypothecating,orotherwisetransferringitsinterestinthenetcashflowsorownershipintheDevelopment
Parcelsandproject inpart,or inwhole,withoutpriorDistrictapproval.Anyadditionaldebtshallrequire
priorwrittenDistrictapproval. Thislimitationshallapplyuntilfinalcompletionoftheproject.
DisclosureofFees
Respondents shall disclose all development management fees, general contracting fees, construction
managementfees,
property
management
fees,
and
other
fees
that
are
paid
to
Respondents
or
affiliated
partiesduringthe lifeoftheproject.Failuretodosomayresult intheDistrictterminating, in itssoleand
absolutediscretion,negotiationswithaRespondentorterminatingtheproject.
Restrictions
The District is subject to various laws, rules, policies and agreements that impose legal and ethical
constraintsuponcurrentandformerDistrictemployeesandconsultantswithregardto postemployment
restrictions visavis such employees or consultants involvement in Districtled projects. In particular,
restrictionsincludebutarenotlimitedtothefollowingguidelines:
I. All Respondents, its members, agents, or employees, are prohibited from: (i) making offers ofemployment,(ii)conductinganynegotiationsforemployment,(iii)employingor,(iv)enteringinto
contractsofanysort,withcurrentemployees,consultants,orcontractorstotheDistrictwhoare
personallyand
substantially
involved
in
any
aspect
of
this
RFEI;
II. Respondentsmustdiscloseintheirinitialresponsesthenamesofanymember,employee,oragentwho within three (3) years prior to the publication of this RFEI were District employees,
consultants,orcontractorstotheDistrict. Onacontinuingbasis,Respondentswillberequiredto
provide the District with regular and periodic notices of any and all new hires of employees,
contractedagents,orconsultantswithinfive(5)daysofanysuchhire;
III. This provision shall apply to all Respondents during the conduct of this competition, and willsubsequently apply to the selected Respondent until such time as final completion of the
developmentoftheproject;
IV. Requireddisclosuresandnoticesnotwithstanding,failuretocomplywithanyobligationdescribedin this provision may result, in the Districts sole and absolute discretion, in Respondents
disqualificationfromconsiderationunderthisRFEI,therescissionofaRespondentsaward,and/or
terminationofanyagreementbetweenanRespondentandtheDistrict.
QUESTIONSAnyquestionsregardingthisRFEIshouldbesubmittedviaemailonlytoIvan.Matthews@dc.gov. Respondents
shall not direct questions to any other person within the District except as allowed elsewhere in this RFEI.
Responses to Respondent questions will be aggregated and posted on the DMPED website:
http://dcbiz.dc.gov/.
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APPENDIXA | ANCRESOLUTION
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APPENDIXB | FORMOFACKNOWLEDGEMENT
Pursuant toMayorsOrder83265,DCLaw593, asamended, andDC Law1424,Respondents recognize thatoneof the
primarygoalsoftheDistrictofColumbiagovernmentisthecreationofjobopportunitiesforDistrictofColumbiaresidents.
Accordingly, the Respondent selected by the District to negotiate a disposition agreement shall enter into a First Source
Agreement,priortoexecutionofadispositionagreement,withtheDepartmentofEmploymentServices(DOES)thatshall,
amongother
things,
require
the
Respondent
to:
(i)
use
diligent
efforts
to
hire
and
use
diligent
efforts
to
require
its
architects,
engineers,consultants,contractors,andsubcontractorstohireatleastfiftyonepercent(51%)DistrictofColumbiaresidents
forallnewjobscreatedbytheProject,allinaccordancewithsuchFirstSourceEmploymentAgreementand(ii)usediligent
effortstoensurethatDMPED'sgoalofatleastfiftyonepercent(51%)ofapprenticesandtraineesemployedareresidentsof
the District of Columbia and are registered in apprenticeship programs approved by the DC Apprenticeship Council.
Respondents must complete the Form of Acknowledgement attached as Appendix B and submit this form with their
proposal. Please refer to the following website to find a copy of the First Source Agreement:
http://www.does.dc.gov/does/cwp/view,a,1232,q,537680.asp .
Respondentherebyacknowledges that, ifselectedby theDistricttoenter intoadispositionagreement,ground leaseand
relatedlegaldocuments,RespondentwillenterintoaFirstSourceEmploymentAgreementwiththeDistrictsDepartmentof
EmploymentServices(DOES),pursuanttoDCOfficialCode10801(b)(7).
Date:
Signature:
PrintName:
Affiliation:
PhoneNumber:
EmailAddress:
BusinessAddress:
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APPENDIXC | FORMOFACKNOWLEDGEMENT
Respondentherebyacknowledgesthat,ifselectedbytheDistrict,theRespondentwillneedtoenterintoaCertifiedBusiness
Enterprise (CBE)Agreementwith theDistrictsDepartment ofSmallandLocalBusinessDevelopment (DSLBD)prior to
executionofadispositionagreementandClosing. TheCBEAgreementshallincludearequirementtocontractwithCBEs for
at least35%oftheadjusteddevelopmentbudgetoftheprojectaswellasmaintainat least20%CBEequityand20%CBE
developmentparticipation.RespondentsareencouragedtoexceedtheDistrictsCBEparticipationrequirements.
TheselectedRespondentshallenter intoa legallybindingLetterofIntent(LOI)orcomparable legallybindingagreement
between the master developer and the CBE partners that demonstrate that the CBE partners meet or exceed the 20%
participation goal established by DSLBD. The CBE partners must be certified by DSLBD and documentation showing
certificationmustbemadeavailabletotheDeputyMayorsOfficeforPlanning&EconomicDevelopmentuponrequest.LOIs
shouldincludethefollowing:
I. IdentifytheCBEpartnersII. ThepercentageofequityanddevelopmentparticipationofeachCBEpartner
III. AdescriptionoftheroleandresponsibilitiesforeachCBEpartnerIV. Adescriptionoftheantidilutionprovisions for thebenefitoftheCBEpartnersthatwillbeappliedatall
stagesoftheproject
Date:
Signature:
PrintName:
Affiliation:
PhoneNumber:
EmailAddress:
BusinessAddress:
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APPENDIXD | UTILITIESDATAFORAFFORDABLEHOUSINGHIGHRISE
APARTMENTS2012
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APPENDIXE | SCHEDULEOFPERFORMANCE
(Tobecompletedandsubmittedwithresponse)
Milestone CompletionDate PartyResponsible
SubmissiontoDMPEDofRFEIResponse&RFEIResponseDeposit July26,2012 Respondent
Finalselection
&
notice
Late
Fall
2012
DMPED
SubmissionoffinalformofDispositionAgreement,GroundLease,related
legaldocumentsandsupportingexhibits
DMPED&
Respondent
SubmissionofDispositionAgreementtoDCCouncil DMPED
Execution of Disposition Agreement, Ground Lease, related legal
documentsandsupportingexhibits
DMPED&
Respondent
ClosingandsubmissionofClosingPayment DMPED&
Respondent
PermitDrawingSubmissiontoDCRA Respondent
Buildingpermitissuance Respondent
Constructioncommences Respondent
50%constructioncompletion(onsquarefootbasis) Respondent
Substantialcompletionofconstruction Respondent
Punchlistitemcompletion Respondent
CertificateofOccupancyissued DCRA&
Respondent
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APPENDIXF | STATEMENTOFMINIMUMTERMS
GroundLeaseorFeeSimpleDispositionofLots0106and0803inSquare0442DevelopmentParcels
Lessor/Seller GovernmentoftheDistrictofColumbia,actingbyandthroughtheDeputyMayor
forPlanningandEconomicDevelopment(theDistrict)
Respondent Tobedetermined
Description
of
Real
Property
The
parcels
of
land
known
for
tax
and
assessment
purposes
as
Lot
0106
and
Lot
0803inSquare0442(theDevelopmentParcels).
Conveyance/Disposition
Structure
TheDevelopmentParcelsmaybeconveyedbytheDistricttotheRespondentvia
a ground lease term of no less then 50 years under DC Official Code 10
801(b)(8)(C), or
TheDevelopmentParcelsmaybeconveyedbytheDistricttotheRespondentin
fee(viaSpecialWarrantyDeed)pursuanttoDCCode10801(b)(8)(F).
DevelopmentProgram Respondent shall develop, finance, and construct the proposed development
program for the Development Parcels, as may be amended upon prior District
approval.
Consideration Monetary: At Districts option, a) The District may seek $1.00 per annum in
ground leasepaymentspayablebytheRespondent,orb)TheRespondentmay
purchasefeesimpletitletotheDevelopmentParcelsfor$1.00fromtheDistrict.
NonMonetary:
Production
of
the
affordable
housing
units
in
the
proposed
project in accordance with the mutually agreed terms by and between the
Respondent and the District. Additionally, construction of the project in
accordancewiththeproposeddevelopmentprogram,asmaybeamendedupon
priorDistrictapproval.
DispositionAgreement(s) Upon Council Approval, Respondent and the District will enter into either a) a
Ground Leaseand Development Agreement (GLDA), or b) a Land Disposition
and Development Agreement (LDDA) along with other exhibits and
attachments.
DevelopmentRFEIDeposit Amount:$50,000
Format:Standby,irrevocableletterofcredit
DueAt:RFEIproposalsubmissionbytheRespondent
Condition:The
letter
of
credit
will
be
returned
upon
project
stabilization.
ConditionsofClosing In addition to the other District standard conditions of Closing, the Districts
obligationtoconveythePropertyisconditionedupon:
Respondents obtaining financing and equity to fund 100% of thedevelopment,
Respondents providing the District development and completionguaranteestotheDistrictssatisfactionandinaformapprovedforlegal
sufficiencybyOAG,and
Respondentsreceiptofplannedunitdevelopmentapproval(PUD)bytheZoningCommissionorotherzoningreliefnecessarytoaccomplish
thedevelopmentoftheDevelopmentParcels.
Affordable
Housing
The
proposed
project
shall
maximize
affordability
and
provide
affordable
housing
units across multiple income levels for families with incomes at or below 80%
AMI.Andtheproposedprojectshallmeettheaffordablehousingrequirements
pursuanttoInclusionaryZoningrequirements.
GreenBuilding
Requirements
Respondent shall construct the improvements on the Development Parcels in
accordancewiththeGreenBuildingActof2006,DCOfficialCode61451.01,et
seq.(2007Supp.),asmaybeamended.Respondentshallalsoconductadesign
charrettwithin60daysoftheexecutionofeitheraGLDAoraLDDA.
FirstSourceAgreement Respondent shall enter into a First Source Agreement with DOES prior to
enteringintoeitheraGLDAoraLDDAwiththeDistrict.
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CBEAgreement
Requirements
Respondent shall enter into a CBE Agreement with Department of Small and
LocalBusinessDevelopmentpriortoenteringintoeitheraGLDAoraLDDAwith
theDistrict.
PostClosingRequirements Respondent shall be bound by the requirements of the ground lease (if
applicable), Special Warranty Deed (if applicable), the Affordable Housing
Covenant,theConstructionandUseCovenant,theFirstSourceAgreementand
theCBEAgreementtobeattachedtoeithertheGLDAortheLDDA,whichmay
beamendedwiththeapprovaloftheDistrict,andanyotherdocumentsrequired
bythe
District.
INTENTIONANDLIMITATIONSOFTHISSTATEMENTOFMINIMUMTERMS
Respondent acknowledges that all approvals required of Council will be granted or withheld in the sole and absolute
discretionofCouncilandthat,absentCouncilapprovalunderDCCode10801(2011),theDeputyMayorforPlanningand
Economic Development (DMPED) has no authority to convey the Development Parcels to Respondent. Respondent
acknowledgesthatitisenteringintothisStatementofMinimumTermspriortoobtainingallnecessaryCouncilapprovals. In
the absence of such approvals, Respondent proceeds at its sole risk and expense with no recourse whatsoever against
DMPED.
RespondentunderstandsandagreesthatuponreceiptofallnecessaryCouncilapprovalsunderDCCode10801(2011),the
Respondent and DMPED shall enter into negotiations of the disposition document(s) governing all of the terms and
conditions of the disposition of the Development Parcels. Respondent agrees and understands that unless and until the
Respondent and DMPED enter into the binding disposition agreement(s), Respondent shall have no rights to the
DevelopmentParcels.
RESPONDENT:
BY:_______________________________
Name:
Title:
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APPENDIXG | FORMIRREVOCABLELETTEROFCREDITOfficeofAttorneyGeneralfortheDistrictofColumbiaFormLetterofCredit
ISSUER: DateofIssue: [Month,day,andyearofissue]
[Nameofbank]
[Bankaddress]
IRREVOCABLESTANDBY
LETTER
OF
CREDIT
NO.
[Letter
of
credit
number]
Beneficiary Applicant
DistrictofColumbia,byandthrough [NameofRespondent]
TheOfficeofDeputyMayorfor [AddressofRespondent]
PlanningandEconomicDevelopment
1350PennsylvaniaAvenue,NW. Ste317
WashingtonDC20007
Attention:DeputyMayorforPlanning
andEconomicDevelopment
AMOUNT:
$[Letterof
credit
amount]
EXPIRYDATE: [LetterofCreditmonth,day,andyearofexpiration]subjecttorenewalprovisionsherein
PROJECT: Parcel42DevelopmentTeam
LadiesandGentlemen:
Weherebyestablishour IrrevocableStandbyLetterofCredit[Letterofcreditnumber](LetterofCredit)infavorof
BeneficiaryfortheaccountofApplicantuptoanaggregateamountof______________U.SDOLLARS(U.S.$[Letterof
creditamount])availableforpaymentwhenaccompaniedbythefollowingthreeitems:
1. Adraftatsightdrawnon[Nameofbank]dulyendorsedonitsreversethereofbyadulyauthorizedrepresentative
of
the
Beneficiary,
specifically
referencing
this
Letter
of
Credit
Number
[Letter
of
credit
number];
2. TheoriginalofthisLetterofCredit;and3. Adatedstatementissuedontheletterheado
