If you have any questions about the request for proposal, please contact me by at

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1 Cuyahoga County Land Reutilization Corp. 323 W. Lakeside Avenue, Suite 160 Cleveland, Ohio Tel (216) Fax (216) October 23, 2017 RE: Request for Development Proposals Kinsman Road, Cleveland, Ohio The Cuyahoga County Land Reutilization Corporation (CCLRC) is inviting your real estate team to consider the development site it owns at Kinsman Road, Cleveland, Ohio. The CCLRC is in the process of assembling vacant land in the Mount Pleasant neighborhood for future development along Kinsman Road and the connecting residential streets. Attached is the request for proposals that outlines our vision and goals for the development site. We are encouraged by the growth and interest in this neighborhood and trust you will find the possibilities of this site for a profitable investment. If you have any questions about the request for proposal, please contact me by at gfrangos@cuyahogalandbank.org Sincerely, Gus Frangos, President and General Counsel GF/jmk

REQUEST FOR DEVELOPMENT PROPOSALS For Cuyahoga Land Bank Owned Property At 14501 Kinsman

2 REQUEST FOR DEVELOPMENT PROPOSALS For Cuyahoga Land Bank Owned Property At Kinsman Road Cleveland, Ohio October 2017 RFP Issued By: Cuyahoga County Land Reutilization Corporation 323 W. Lakeside Ave, Suite 160 Cleveland, Ohio Contact: Gus Frangos, President and General Counsel at for issues specific to this RFP

INTRODUCTION The Cuyahoga County Land Reutilization Corporation (Cuyahoga Land Bank) is issuing a Request for Proposals for a development site it owns on Kinsman Road in the City of Cleveland s Mt.

Recent neighborhood investment includes the AJ Rickoff Elementary School, the Murtis Taylor Multi-Service Center, and the Cuyahoga County Division of Senior and Adult Services facility.

3 INTRODUCTION The Cuyahoga County Land Reutilization Corporation (Cuyahoga Land Bank) is issuing a Request for Proposals for a development site it owns on Kinsman Road in the City of Cleveland s Mt. Pleasant neighborhood. Recent neighborhood investment includes the AJ Rickoff Elementary School, the Murtis Taylor Multi-Service Center, and the Cuyahoga County Division of Senior and Adult Services facility. The Cuyahoga Land Bank is in the process of assembling vacant land in the area for future development and housing renovations along the arteries connected with Kinsman Avenue. The parcel is a twenty-minute drive from the city s center, and a fifteen-minute drive from the employment hubs of the Cleveland Clinic and University Circle. The site is approximately one mile from the Shaker Heights border at Lee Road to the east. The Mt. Pleasant neighborhood is noted as a target redevelopment area with the hopes of creating a seamless border between Cleveland and Shaker Heights. The Mt. Pleasant neighborhood s most significant assets are The historic Martin Luther King Blvd. residential district along the neighborhood s western edge The Kinsman Road neighborhood retail district. Luke Easter park, the City s largest neighborhood park, and the contemporary Zelma George Recreation Center, both located immediately west of Mt. Pleasant. The new AJ Rickoff Elementary School, opened in 2005 at East 147th and Kinsman. The Mt. Pleasant Neighborhood Family Service Center at East 139th and Kinsman. 1

4 VISION The Cuyahoga Land Bank s development goals for this site include: Maximizing the site s development potential and contributing to the vibrancy of the Mount Pleasant neighborhood with a well-designed development that will bring employees and residents to the area, and provide residential and retail opportunities along the well-traveled Kinsman corridor. 1. BACKGROUND INFORMATION The Cuyahoga Land Bank acquired this property in mid-2015 after it fell into tax foreclosure and subsequently forfeited to the State of Ohio. The site contained three buildings; a two-family house, a warehouse, and a single-story laundromat. Understanding the potential for redevelopment along Kinsman Road, all three buildings were subsequently demolished and the site graded and seeded. A. Location and description of parcel Kinsman Road is located on the block between E. 145th and E 146th. The parcel is about 1.12 acres and is roughly 267 feet x 190 feet. 2

5 B. Development Goals/Vision The City of Cleveland s vision is for a vibrant Kinsman Road retail district, creating a seamless border between Cleveland and Shaker Heights. Among the development opportunities and initiatives proposed for Mt. Pleasant are infill retail development along Kinsman Road. The Cuyahoga Land Bank desires a mixed-use building footprint that utilizes most of the parcel, with the understanding that parking is required for this type of use. Ground floor active uses are important along Kinsman Road. Active uses are commercial uses such as a restaurant, breakfast place, coffee shop, food-related retail such as a deli or bakery, and/or neighborhood services. A wide range of uses are possible above street-level, including office or residential. Residential uses may be rental and may be directed to the general market or targeted to a specific segment such as seniors or artists. The goal is to achieve a redeveloped block that is pedestrian-friendly and active with people, and that supports additional development in the adjacent area. We request that developers be mindful of the City s zoning requirements, as this is in a LR-C1 Local Business Retail District. The Cuyahoga Land Bank encourages developers to be creative with this location in terms of density and design. The 2010 Census Statistical Planning Area confirmed a total population of 17, % of the population had obtained a high school degree, and 7% had obtained a bachelor s degree. The median household income $23,646 with most persons employed in the education, health care or social assistance industries. The Ohio Department of Transportation provided an average daily traffic count (24-hour) of 19,949 cars for this intersection. C. Environmental Prior to demolition, the Cuyahoga Land Bank obtained a Phase I Environmental Site Assessment. The Phase I study is available upon request. Any potential developer may also reasonably conduct its own environmental testing of the property, providing the required insurance coverage. The undertaking of a Limited Phase II Investigation is negotiable, to ensure that the site is environmentally suitable for commercial and residential use. 2. LAND SALE TERMS The Cuyahoga Land Bank expects that the parcel will be sold for fair market value. Proposals submitted must include a proposed price. If the submitted price is less that fair market value, the developer must demonstrate the necessity for the lower offer. Projects which include service to special populations (seniors, disabled, veterans, re-entry, etc.) or social enterprises will be given higher priority for price reduction consideration. 3. PROPOSAL SUBMISSION Proposers must submit copies of their proposals as follows: five bound copies and one electronic version in PDF format on CD or USB drive. Proposals must be on standard 8 ½ by 11 paper. Proposals must be submitted in a sealed envelope labeled Kinsman Road Parcel Development. Faxed proposals will not be accepted. Submissions will not be returned. 3

6 Proposals shall be delivered to the Cuyahoga Land Bank on or before: Friday, December 15th, 2017, Noon To: Cuyahoga County Land Reutilization Corporation 323 W. Lakeside Avenue, Suite 160 Cleveland, Ohio Attention: Gus Frangos, President Proposals received after the deadline will not be accepted. A. Proposal Content The information being requested through this RFP is necessary for the Cuyahoga Land Bank to adequately evaluate proposals. Cuyahoga Land Bank is not responsible for the costs incurred by the proposers in connections with the RFP process. Proposals must include the following: 1. A cover page that includes the following information: a. Developer s name and mailing address b. Developer s current legal status: corporation, partnership, sole proprietor, etc. c. Contact person s name, title, phone number, fax number and address d. Signature of the authorized corporate officer 2. A description of the proposed development including the nature of the improvements and how it would bring active public uses to the block. If residential or mixed-use development is proposed, the proposal should include tentative information about the bedroom compositions, rents and amenities. If commercial development is proposed, information should be included about the anticipated type of tenants, proposed rents and public amenities, if any. 3. An identification of the entities involved and a description of the entities experience in developing similar projects must be included including location, type of development, proposer s role, cost of project, and funding sources, (firm resumes; sources and uses documentation). Identify the principal person who will speak for the development team and other key persons who will be involved in negotiating the project terms. 4. A preliminary capital proforma showing the sources and uses of funds (debt, equity, other) to acquire the parcel and construct the development. Information as to the status of securing those funds should be included. 5. A proposed time frame for development, including identification of any conditions that must be met before the proposal can become a reality. The schedule should include the time needed to obtain financing, conduct due diligence, complete design and secure permits and approvals, prepare the site, start and complete construction, and start and complete lease-up. 6. Any other information that would help Cuyahoga Land Bank staff understand and evaluate the concept. 4

7 B. Evaluation criteria In reviewing potential development concepts, the following criteria are among these that will be considered: The experience and the financial and organizational capacity of the developer in successfully planning and completing development projects of similar type and sale, on time and within budget. The extent to which the proposed development meets the goals and requirements outlined in the RFP, and meets the intent of the City of Cleveland Zoning and Planning Codes. The existence of committed building tenant(s) if a commercial or office user is proposal. The land price and whether any public investment would be needed to make the project feasible.overall quality of the submission. The Cuyahoga Land Bank may, in its sole discretion, expand or reduce the criteria upon which it bases its final decisions regarding selection of the developer for this parcel. Extent to which the project promotes traditional social causes and special populations. C. Selection Process Cuyahoga Land Bank staff will review proposals received by the due date. Cuyahoga Land Bank reserves the right to reject any or all proposals or part of proposals, to negotiate modifications of proposals submitted and to negotiate specific work elements with a proposer. 5

8 APPENDIX City of Cleveland Zoning Map 6

Request for Qualifications (RFQ)

Request for Qualifications (RFQ) City of Brunswick, Georgia (Stage One of Two-Stage RFQ/RFP Qualifications-Based Competitive Process) Submit your Qualifications to: City of Brunswick Attn: Arne Glaeser