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Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
Request for Proposals
South Queen Street Gateway Center Redevelopment City of Lancaster, Pennsylvania
Release Date: March 1, 2016
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
Table of Contents
Section One – Overview of Development Opportunity ................................................................................................ 3
Section Two – History and Context ........................................................................................................................... 16
2.01 About the City of Lancaster ...................................................................................................................................... 16
2.02 State of the City ........................................................................................................................................................ 17
2.03 Building on Strength: Economic Development Strategic Plan for the City of Lancaster .......................................... 17
2.04 Convention Sports & Leisure Market Study ............................................................................................................. 18
Section Three – Submission Instructions & Information ............................................................................................ 19
3.04 Contact Information ................................................................................................................................................. 20
3.05 LCA Not Responsible for Preparation Costs ............................................................................................................. 20
Section Four – Selection Criteria & Process ............................................................................................................... 20
Section Five – About Lancaster City Alliance ............................................................................................................. 21
Exhibits A – D........................................................................................................................................................... 22
Exhibit A – Map of Site Context ..................................................................................................................
Exhibit B – Site Assessment Information .....................................................................................................
Exhibit C – 100 S. Queen Street Floor Plans .................................................................................................
Exhibit D – Swan Hotel Site Historical Information and Survey ....................................................................
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
Section One Overview of Development Opportunity
Downtown Lancaster, PA
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
S. Queen Street toward Downtown S. Queen Street/ Vine Street Intersection looking South
1.01 Invitation
Lancaster City Alliance (LCA), in partnership with the City of Lancaster, Pennsylvania, Lancaster County Convention
Center Authority and LNP Media Group, Inc. (Property Owners), is inviting development teams with experience in
urban mixed-use real estate development to submit proposals for the redevelopment of three major properties at a
key intersection in Downtown Lancaster, Pennsylvania. At the southern edge of a our vibrant Downtown Center and
adjacent to our six-year old convention center and Marriott Hotel, LCA and the Property Owners see this as a unique
opportunity to create a catalytic redevelopment project to support and expand our growing city core, augment the
Convention Center development and serve to create a connection from Downtown to the southern half of the City.
LCA will manage the RFP process on behalf of the Property Owners.
Lancaster City is proud of its rich architectural heritage while welcoming complementary yet new and innovative
thinking as the City continues to evolve. The sites under consideration offer both adaptive reuse opportunities of
significant historic structures and a rare opportunity to develop a catalytic new construction project in a very dense
urban environment.
Development proposals will be considered for each property individually, but development interests are encouraged to
consider all properties together as one comprehensive project - even if phased.
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
1.02 Vision
Current Sites Vision
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Lancaster City Alliance
The intersection of Queen Street and Vine Street as well as the 100 block of South Queen Street has long been considered a great opportunity to bridge the gap between the Downtown Core and the southern half of Lancaster City. Queen Street serves as the main north corridor through the City and thus is the gateway into Downtown.
The northeast corner of the important intersection of Queen and Vine Streets is anchored by the Lancaster County Convention Center and Lancaster Marriott at Penn Square. Approaching seven years old, this convention center boasts 94,000 SF of meeting space and a 300 room flagship hotel. Recently a 105 room addition to the hotel has been announced. Sharing this corner is the former home of abolishionist and Lancaster native, Thaddeus Stevens, and his Kleiss Tavern. Recently the facades were beautifully restored as well as over 100,000 compelling pieces of archeological evidence unearthed, many pointing to possible Underground Railroad activity. Under the direction of LancasterHistory.org, by the year 2020, this important anchor of Lancaster and national history will be completely transformed and open to the public. Three major sites occupy the remaining corners and all have recently become available for redevelopment creating a unique and exciting opportunity for the City and the appropriate development team(s). While each site is owned separately, the owners share the same vision for this critical section of Downtown and the City; a vibrant mixed-use development with active first floor uses are key in the goal of expanding Downtown to the south.
With the recent availability of the former production facility owned by LNP Media Group, Inc., there is a unique opportunity for larger scale catalytic development on a site that could accommodate any number of uses as outlined in the City’s Economic Development Strategy (see section 2.03). This could include a hotel and additional meeting space to complement the Lancaster County Convention Center as well as office uses and/or residential. This site also enjoys several historic buildings with rich character that offer unique opportunities. The newer printer facility is of a solid foundation that could support several stories of redevelopment. This site also includes an open lot prime for additional new construction.
The Southern Market Center, owned by the City of Lancaster, is a historic gem that while divided into several office uses over the last decades presents a great opportunity to be brought back to its original “open plan.” Formally a public market, this building could accommodate exciting uses including entertainment, retail, restaurant and offices. Ideally the first floor would be activated with retail, restaurant or other public uses.
The Lancaster County Convention Center Authority (LCCCA) owns the long vacant historic Swan Hotel with adjacent parking lot and carriage house. The first floor of the Swan Hotel has long been envisioned as a restaurant and the parking lot is ideal for new infill construction that could also incorporate the upper floors of the Swan and the carriage house.
Lancaster County Convention Center Thaddeus Stevens Home/Kleiss Tavern
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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1.03 Description of Properties
All properties are located in the CB1 – Central Business Core District, as defined in the Lancaster City Zoning
Ordinance. Further information concerning the zoning of the Property can be obtained from the City of Lancaster
Zoning Officer at (717) 291-4736. Further information related to land development issues can be obtained from
the City of Lancaster’s Planning Office (717) 291-4759.
Parking is not a requirement in the Central Business District, but it is suggested that parking considerations in
support of any proposed development be incorporated into the response. Additional information regarding
the state of parking in Downtown Lancaster can be found at the Lancaster Parking Authority’s website at
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Site B – Southern Market Center (100 South Queen Street)
Ownership: City of Lancaster
Description: Built in 1888 in the Queen Anne Style, this building displays ornamental terra cotta and decorative
brickwork, and is anchored by two pyramidal towers. The building was designed by Lancaster architect C. Emlen Urban.
It closed as a market in 1986 and after significant interior alterations was adapted to office uses including the Chamber
of Commerce. Until recently, the building also housed several City of Lancaster departments and was the home of City
Council Chambers.
Year Built: 1888
Total Site area: .52 acres includes 13 parking spaces
Building Footprint: 22,500 SF
Building Total SF: 44,258 SF above grade (33,596 considered leasable)
Levels: Basement - 4,470 SF
1s – 20,944 SF
2n – 20,944 SF
3rd – 2,370 SF
Current Uses: Office/Vacant
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Property Value/Price Considerations
100 S. Queen Street is currently assessed at $836,900 and the City of Lancaster’s asking price is $1,200,000. Please
note that while the property is owned by the City of Lancaster, the property will be transferred to the City’s
Redevelopment Authority for sale to the selected Development Team. The City of Lancaster is not interested in equity
partnerships and prefers to sell only.
See Exhibit C for available floor plans
Site C – Swan Hotel Site (see Exhibit C)
Ownership: Lancaster County Convention Center Authority
Description: Located directly across the street from the 6 year old Lancaster County Convention Center and
beautifully restored facades of Thaddeus Stevens’ and Lydia Hamilton’s homes, the Swan was constructed as a private
hospital and tavern in 1824 by Dr. Clarkson Freeman who lived next door. By the 1840s, the individual rooms made for
an easy conversion of the building into a hotel and tavern. It remained in use as a bar until 1995. The building has been
vacant since awaiting the right redevelopment opportunity to complement the Convention Center and history of the
area. The site also includes the roofless remnants of a historic carriage house, actually two small buildings, separated
from the hotel by a small parking lot.
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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Structure A: Swan Hotel (101 South Queen Street)
Year Built: 1824
Building Footprint: 1,610 SF
Building Total SF: 6000 SF
Levels: Basement – 1,610 SF
1s - 1,610 SF
2n - 1,610 SF
3rd – 1,200 SF (approx.)
Current Uses: Vacant
Structure B: Carriage House
Year Built: 1867
Building Footprint: 3,000 SF (2 structures)
Building Total SF: 3,000 SF
Levels: 1st – 3,000 SF
Current Uses: Vacant
Property Value/Purchase Considerations
The properties are assessed at $147,700 and the Lancaster County Convention Center Authority (LCCCA) will entertain
purchase offers as well as consider equity partnerships in the right development scenario.
The Swan Hotel site will only be considered as a single development opportunity. Subdivision of the property will not
be considered.
Ownership remains interested in the development of additional convention quality hotel rooms to support the
Lancaster County Convention Center on this site or within close proximity to the Center and the ability to develop this
site hinges on the development of additional hotel rooms. If no hotel rooms are proposed for the other sites under
this RFP, then ownership has the expectation that at least 100 convention quality rooms be incorporated into the
response for the Swan site. Ownership would look more favorably on a larger number of proposed rooms, but that
would likely require the incorporation of adjacent properties not covered in this RFP. See section 2.04 for information
regarding a recent LCCCA market study produced by Convention Sports & Leisure in support of additional hotel rooms.
See Exhibit D for historical information and survey details
Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania
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1.04 Potential Financing Resources
Among other potential resources such as Historic Tax Credits and New Markets Tax Credits, all properties fall within
the following special districts:
Local Economic Revitalization Tax Assistance (LERTA)
LERTA provides exemptions of property taxes on improvements for qualifying projects for up to seven years.
City Revitalization & Improvement Zone (CRIZ)
The CRIZ Act provides that qualified state and local tax revenues may be used for payment of debt service on bonds or
loans issued for the acquisition, improvement and development of qualified capital improvements.
Additional information on the potential financing benefits of these and other programs can be obtained from the City
of Lancaster’s web site at www.cityoflancasterpa.com/business or by contacting Randy Patterson, Director,
Economic Development & Neighborhood Revitalization and Acting Executive Director of the CRIZ Authority at
717-291-4760.
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Section Two History & Context
2.01 About the City of Lancaster
Originally settled in 1718, the City of Lancaster, Pennsylvania is the oldest inland city in the Unites States. With a
historic core of four square miles (which is also the largest historic district on the National Registry in the country) and
a total of geography of 7.5 square miles when including outlying corridors later annexed.
Lancaster is very dense and compact, made up of very walkable neighborhoods boasting a diverse population of
60,000 (and growing). It is also the county seat of Lancaster County which has a total population of 525,000. It is also
home to over 200 retailers, galleries and attractions in the core Downtown and almost 100 places to eat, drink and be
entertained.
A major employment center of 40,000 workers, Lancaster City has long been the location of choice for regional and
international headquarters such as Fulton Bank, LNP Media Group, Inc., Steinman Communications and Auntie Anne’s
Pretzels. Increasingly, Lancaster is also preferred location for a growing number of smaller entrepreneurial companies
looking for a vibrant urban experience for their employees and clients.
Institutions of higher education account for over 7,000 students at Franklin and Marshall College, Pennsylvania College
of Art and Design, Millersville University - Lancaster, Thaddeus Stevens College of Technology, Pennsylvania College of
Health Sciences, Lancaster Theological Seminary and Lancaster Bible College. Just outside of the City, Harrisburg Area
Community College enrolls another 5000 students annually.
The City is very accessible as well. Home to the nation’s 22nd busiest Amtrak station (2nd busiest in Pennsylvania),
travel to and from Lancaster is easily accessible via road or rail to cities such as Washington DC, Baltimore, Philadelphia
and New York. Lancaster also enjoys its own regional airport located just five miles from the heart of the City.
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2.02 State of the City
Lancaster City has seen tremendous growth over the last decade. Not only is the population growing, but Downtown
and outlying areas have seen over $1.5 billion in public and private investment over the last eight years. This includes a
net of 160 new or expanded stores, attractions and restaurants in the central core and northern portions of the City.
Significant office and residential development continues throughout the City. Since 2013, several companies moved to
the City bringing with them over 500 new employees. In addition, existing companies and institutions have announced
expansions that will result in an additional 500 jobs.
The housing market is strong with more than 200 new market rate apartments, single family homes and condos have
coming on line since 2012 with another 300 units under development. Waiting lists for new rental product are
common as development continues in historic warehouse conversions and in new construction projects throughout
the City.
Entrepreneurial spirit is very high with many young adults setting up shop and calling Lancaster City home. Empty
nesters are also attracted to the vibrancy of the City, the strong housing stock, walkability and great cultural
attractions and restaurants.
A very strong and expanding arts community is based here with over 90 venues throughout the City which helps to
attract the one million visitors each year to our galleries, attractions, independent retailers and venues such as Clipper
Magazine Stadium and the Lancaster County Convention Center.
Lancaster City is serious about the environment and is leading the country in green infrastructure improvements and
innovative waste water management initiatives.
Visit http://www.lancastercityalliance.org/wp-content/uploads/2014/09/Final_LCA_ICSC_Handout.pdf for more
information on Lancaster’s growth.
2.03 Building on Strength; Economic Development Strategic Plan for the City of Lancaster
Culminating from over a year of planning, analysis, outreach and the participation of over 1,000 community stakeholders, LCA in partnership with the City of Lancaster recently released Building on Strength, the Economic Development Strategic Plan for the City of Lancaster that will guide the City’s economic growth over the next 15 years. The plan well documents the strong market for additional residential, hotel, office and retail projects. The plan is available at www.LancasterCityAlliance.org/building-on-strength/.
Vision Lancaster will leverage its track record of success to foster continued economic development throughout the community, cultivate an environment that attracts entrepreneurs and investors to a world class mid-sized city, and continue to lead the region and nation as a model for successful urban economic development.