HomeMy WebLinkAbout6A6 Approve Request for Proposal (Main Street Housing) - SignedSouth Bend Redevelopment Commission
227 West Jefferson Boulevard, Room 1308, South Bend, Indiana
Redevelopment Commission Agenda Item
DATE : 1/6/25
FROM: Joseph Molnar, Assistant Director of
Growth & Opportunity
SUBJECT: Approval of Main Street Housing RFP
Funding Source* (circle) River West; River East; South Side; Douglas Road; West Washington; RDC General; Riv. East Res.
* Funds are subject to the City Controller's determination of availability; if funds are unavailable, as solely determined by the City Controller, then the
authorization of the expenditure of such funds shall be void and of no effect.
PURPOSE OF REQUEST: Approval of the Request for Proposals for the land located adjacent to the Morris PAC
SPECIFICS: The attached Request for Proposals (“RFP”) is soliciting proposals from interested developers for a
new housing project in downtown South Bend.
The Raclin Murphy Encore Center is currently under construction adjacent to the Morris Performing Arts Center
(the “Morris”). The Raclin Murphy Encore Center will be a 20,000-square-foot expansion of the Morris. The
Encore Center is Phase II of The Neverending Encore which was the culmination of the 100th anniversary of the
Morris following Phase I which totaled $10 million in improvements to the Morris. The final Phase III of The
Neverending Encore is an envisioned to be an attached parking garage.
This garage will be constructed in the surface parking lot on Main Street. The attached RFP envisions enhancing
the parking garage with a housing development that can bring additional vitality downtown. The housing
development contemplated includes placing units on top of the “L” shaped garage (Option A) or constructing the
housing development as a separate building, adjacent to the parking garage (Option B). The RFP does not
envision the Redevelopment Commission selling land to a developer but rather entering into a long-term lease
agreement. The RFP sets out clear project requirements, submission requirements, evaluation criteria, and the
process for evaluation.
Staff recommend the approval of the RFP.
_________________________Pres/V-Pres
ATTEST: __________________Vice President
Date: ____________________
APPROVED Not Approved
SOUTH BEND REDEVELOPMENT COMMISSION
January 9, 2025
County-City Building
227 W Jefferson Blvd, Suite 1400 S
South Bend, IN 46601
James Mueller, Mayor
Phone
Email
Website
311 inside City limits
311@southbendin.gov
Southbendin.gov
City of South Bend
Department of Community Investment
CITY OF SOUTH BEND
REDEVELOPMENT COMMISSION
DEVELOPER REQUEST FOR PROPOSALS – MAIN STREET HOUSING
Introduction
The Redevelopment Commission is pleased to present this Request for Proposals for the
downtown housing development associated with the Morris Performing Arts Center (PAC). The City
of South Bend is requesting proposals for the creative inclusion of housing in conjunction with a
new downtown parking garage constructed by the City.
We are excited to identify a partner who can collaborate with the City to achieve this important
residential development. With the recent expansion of the Morris PAC proceeding towards
construction, the time is right to now turn attention to supporting this important cultural asset with
connected parking while also continuing to bring more residents to our downtown.
Project Description
The City of South Bend is soliciting proposals from interested and experienced developers for a new
housing project associated with the Morris Performing Arts Center (PAC). The City of South Bend is
embarking on an enhancement project for the Morris PAC. This will include a new expansion to the
Morris PAC which will complete the street scape along Michigan Street between the existing Morris
PAC and the La Salle Apartments. This new expansion will be a two-level building with a footprint of
approximately 8,500 GSF. (Reference attached renderings of the Morris PAC expansion.)
The City will also be constructing a new parking garage to support the Morris PAC. This garage will
be constructed in the surface parking lot on Main Street, west of this new Morris PAC expansion and
above its existing loading dock. (Reference the attached site plan and concept floor plans.) The
City is contemplating two configurations for the parking garage:
Option A) An “L” shaped garage that covers the surface parking lot and spans over the truck
access to the loading dock, or
City of South Bend Community Investment
Option B) A simple two -bayed parking garage which is constructed directly west of the PAC
expansion only.
Both garages are anticipated to include 400 +/- spaces with vehicular ingress and egress off of Main
Street. Access to the Morris PAC loading dock will remain on Main Street. The parking garage levels
will all be constructed above grade.
The City is desiring to enhance the parking garage with a housing development that can bring
additional vitality to the downtown. The housing development contemplated includes placing units
on top of the “L” shaped garage (Option A) or constructing the housing development as a separate
building, adjacent to the parking garage (Option B) which will necessitate the housing spanning over
the loading dock access. The construction of the parking garage will be either a cast-in-place
concrete structure or a precast structure. This decision will be based on construction cost and
compatibility with the proposed housing development.
Additionally for both options, the City’s Municipal Utilities Office, located at the northeast corner of
Colfax and Main Streets, will be demolished allowing this parcel to be included with the housing
development. This will allow the housing development to have street presence and pedestrian
access at this corner. The housing development on this site can then span the alley to the north and
connect to the remainder of the housing placed on top of the “L” shaped garage (Option A) or
connect with the housing placed over the loading dock access (Option B). The housing
development for both options is anticipated to include 60 – 90 housing units, depending on the mix
of unit types.
The parking garage will be a shared garage for use by the tenants of the housing development and
the public, including patrons of the Morris PAC for scheduled events. It is anticipated that 90 – 135
spaces will be made available for the housing development depending on the final number of units
constructed. The remaining balance of the spaces will be available as public parking spaces. It is
anticipated that the housing spaces will be nested / separated on the upper floors of the parking
garage for both the LaSalle Apartments, the Hoffman Apartments, and the new housing.
The architectural character of the proposed development (reference attached renderings) suggests
a cohesively designed development consistent with downtown urban design. The City will provide
an architectural façade for the parking garage for either option. The housing development’s exterior
will complement the parking garage facade design to create a cohesive look to the overall
development. Collaboration with the design of both components will be needed to accomplish a
successful result.
Developer Qualifications / Incentives / Development Framework
This Request for Proposals (RFP) is directed to interested developers who have demonstrated
experience with urban housing developments that include parking garages. These housing
developments need to have either integrated garages with the housing (similar to Option A) or
stand-alone garages adjacent and connected to the housing (similar to Option B). The developer
will need to have been in the urban housing development business for a minimum of 10 years.
Familiarity with the City of South Bend’s on-going downtown revitalization, demographics, and
overall housing market will be beneficial.
City of South Bend Community Investment
The developer will need to specify in their submittal any incentives (City, Federal, or otherwise) and
the amounts thereof that is anticipated to be included in the project capital stack and provide
information regarding the process and timeline for securing these. It is expected that the City of
South Bend will own the Parking Garage and the land the housing development is built on and lease
the land to the developer of the housing development via an indefinite long-term ground lease.
The site is zoned DT Downtown which is the appropriate zoning classification for this scale and type
of project. Developers should be familiar with the zoning requirements and proposed projects
which meet the intent of the South Bend zoning ordinance.
Submission
The submission requirements will be as follows:
Cover Letter including:
o Organization Name
o Address
o Phone & Email
Team Organization:
o Description of Team
o Organizational Chart with Individuals
o Key Staff
o Description of Roles (including percentage of each team members time devoted to
the project)
o Resumes
Proposal for Housing Development:
o Outline of development and financial terms (Pro Forma expected later)
o Any or all proposed lease payment or terms to the Redevelopment Commission
o Projected overall construction costs and other private investment
o Proposed project schedule
o Details regarding unit affordability, including percentage of proposed affordable
units
o Details regarding incentives developer is requesting
o Project exterior renderings and diagrammatic floor plans
Description of the proposed Developer and Operator:
o Identify other firms co -submitting the proposal and their relationship to the
developer, and involvement in the project
o Description of developer’s in-house capabilities
o Number of years in business
o Documentation of financial ability to complete the project
Examples of Prior Relevant Experience:
o Number of Projects
o Location of Projects
o Number of Units
o Total Project Cost
o Imagery of Completed Examples
City of South Bend Community Investment
All exhibits, drawings, renderings, and other material included in the submission, in addition to the
sealed bid, will be retained by the Redevelopment Commission. The Redevelopment Commission
reserves the right to accept, reject, or table any and / or all offers for any / all reasons.
Submission Instructions
Questions shall be submitted to Joseph R. Molnar no later than 5:00pm local time March 27, 2025.
The Redevelopment Commission intends to respond in writing or email to all questions that will be
an addendum to the RFP, and such information will be provided to all respondents receiving a
packet via email. All such addenda shall become a part of the RFP, and all respondents shall be
bound by such addenda, whether or not received by the submitter.
Respondents shall submit their responses electronically to jrmolnar@southbendin.gov and should
reference this proposal in both the subject line of the email and in the proposed document. All
response files should be in PDF format, with individual file sizes limited to 20MB. All responses
must be received by 12:00pm local time, March 27, 2025. Hard copies may be required at a later
date.
Timeline
o RFP Released January 9, 2025
o Questions Due March 27, 2025
o Offering Sheet and Question Responses Provided April 10, 2025
o Proposals Due April 24, 2025
o Redevelopment Commission Proposal Opening May 8, 2025
o Interviews May 15, 2025 – June 12, 2025
o Staff Recommendation to Redevelopment Commission July 10, 2025
.
Option Agreement & Project Agreement
In order to ensure timely commencement of the site development, within 90 days of notification of
selection, the selected developer may be required to enter into a written agreement pertaining to
the eventual lease of the site. Upon notification of selection, the developer will concurrently
proceed with due diligence, pre-development activities, requests for incentives, and pursuit of real
estate entitlements, while also working with the City to negotiate a required Project Agreement for
the ground lease.
Appendix
Site Plan
Diagrammatic Floor Plans
Axonometric Massing Studies
Renderings
PURPOSE +
OVERVIEW
The City of South Bend is soliciting proposals
from interested and experienced developers for
a new housing project associated with the
Morris Performing Arts Center (PAC).
The City will be constructing a new parking
garage to support the Morris PAC. This garage
will be constructed in the surface parking lot on
Main Street, west of this new Morris PAC
expansion and above its existing loading dock.
•Option A) An “L” shaped garage that
covers the surface parking lot and spans
over the truck access to the loading dock,
or
•Option B) A simple two-bay parking
garage which is constructed directly west
of the PAC expansion only.
The City is desiring to enhance the parking
garage with a housing development that can
bring additional vitality to the downtown. The
housing development contemplated includes
placing units on top of the “L” shaped garage
(Option A) or constructing the housing
development as a separate building, adjacent
to the parking garage (Option B) which will
necessitate the housing spanning over the
loading dock access.
This RFP does not commit the Commission
to award a contract or pay costs incurred in
preparation of a proposal responding to this
request. For questions or clarifications, please
contact Joseph Molnar at:
jrmolnar@southbendin.gov.
PROJECT REQUIREMENTS
Adhere to Option A or B for the
Housing Development placement;
Meet zoning ordinance requirements;
Be urban in building design and site
layout;
Exterior of Housing Development
complement the facade of the
parking garage for either option
Reflect the architectural character of
surrounding properties and South
Bend’s architectural history; and
Feature a variety of housing options
(size and price points)
AT A GLANCE
0.84 ACRES
ADJACENT TO THE MORRIS
PERFORMING ARTS CENTER AND
LOCATED IN DTSB
DEVELOPER REQUIREMENTS
Applicants must have experience with urban
housing developments that include parking
garages, either integrated or adjacent to the
housing.
Applicants must have a minimum of 10 years of
experience in the urban housing development
business.
Familiarity with the City of South Bend's on-going
downtown revitalization, demographics, and overall
housing market will be beneficial
Applicants must comply with City of South Bend
ordinances and all other federal, state, and
local laws and regulations.
Applicants must agree to hold the South Bend
Redevelopment Commission harmless and to
indemnify it and the City of South Bend for any
damages or costs related to any claim, suit, or
demand related to any action occurring as a result
of the Applicant’s proposal.
The Commission reserves the right to reject
proposals submitted by Applicants who are not
current on property taxes or utility payments for any
properties currently owned, or for any other reason
deemed to be in the best interest of City.
SUBMISSION REQUIREMENTS
All proposals must be submitted using the legal name
of the organization with whom a contract would
be executed and must be signed by an authorized
representative. An electronic copy of the submittal, in a
single PDF document, no larger than 20MB, shall be
submitted to jrmolnar@ southbendin.gov with subject
line of “Bid: Main Street Housing” and include each of
the following:
COVER LETTER
Provide a brief cover letter including an overview of
the Applicant’s organization,, address, phone number
and email
ORGANIZATIONAL INFORMATION
Description of team, organizational chart with
individuals, key staff, description of roles, and
resumes
PROPOSAL FOR HOUSING DEVELOPMENT
•Outline of development and financial terms (Pro
Forma expected later)
•Any or all proposed lease payment and terms
•Projected overall construction costs
•Proposed project schedule
•Details regarding unit affordability, including
percentage of proposed affordable units
•Details regarding incentives developer is requesting
•Project exterior renderings and diagrammatic floor
plans
DESCRIPTION OF THE PROPOSED DEVELOPER &
OPERATOR
•Identify other firms, their relationship to the
developer, and involvement in the project
•Description of developer’s in-house capabilities
•Number of years in business
•Documentation of financial ability to complete the
project
EXAMPLES OF PRIOR RELEVANT EXPERIENCE
•Number of Projects
•Number of Units
•Total Project Cost
•Imagery of Completed Examples
EVALUATION CRITERIA
PROCESS FOR EVALUATION
The staff of the South Bend Redevelopment
Commission will review all submittals to determine
whether they are complete and responsive to this RFP.
Only submittals that are complete, responsive, and
meet all requirements of this RFP will be evaluated.
Complete and responsive submittals from qualified
applicants will be reviewed in detail as they are
submitted. If warranted, the Commission reserves the
right to request clarification or additional information
from individual applicants. If a bid is accepted, the bid
will be publicly recommended at a meeting of the
South Bend Redevelopment Commission.
RESOURCES
South Bend Zoning
Ordinance
TIF Districts River West
Development Plan
RFP REQUIREMENTS
Proposal is complete and meets or exceeds the requirements
of this request for proposals.
DESIGN
The size and character of the proposed development fits the
general design principles for the site. Specifically, the building
type(s), design, site layout, number of units, materials, and
similar considerations will be evaluated. Special attention
should be given to connecting the site to Downtown South
Bend and the Morris Performing Arts Center.
EXPERIENCE
Applicant has sufficient experience and a successful track
record of projects of similar type, size, and complexity and has
a minimum of 10 years of experience in the urban housing
development business
FINANCIAL RESPONSIBILITY
The Applicant demonstrates the ability to finance and
complete the Proposal in the time frames stated.
SUSTAINABILITY
The degree to which sustainability features are incorporated
beyond building code requirements.
PROPOSED LEASE TERMS
Any or all proposed lease payment or terms to the
Redevelopment Commission.
PROJECT SCOPE
Construction of a mixed use building that contains a
minimum of (60) units and ground floor retail.
Any other factors which will assure the Commission that the
proposal will best serve the interest of the community, both
from the standpoint of human and economic welfare and
public funds expended.
MAIN STREET HOUSING RFP TIMELINE
RFP Released
January 9, 2025 March 27, 2025
Questions Due
April 10, 2025
Offering Sheet & Question
Responses Provided
April 24, 2025
Proposals Due
May 8, 2025
Redevelopment
Commission Proposal
Opening
May 15, 2025 - June 12, 2025
Interviews
July 10, 2025
Staff Recommendation to
Redevelopment
Commission
MORRIS PERFORMING ARTS CENTER
MORRIS PAC ADDITION
(CONSTRUCTION START 2024)
115-121 W COLFAX AVE
(TO REMAIN)
DEVELOPABLE PARCEL
W COLFAX AVE
W LASALLE AVE
N DOCTOR MLK JR BLVDN MAIN STMORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
(TO REMAIN)
SITE PLAN
STRUCTURED PARKING
APPROX. 400 CARS
RETAIL OPPORTUNITY
MORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
RETAIL OPPORTUNITY
60-90 RESIDENTIAL UNITS
APPROX 26,000 SF / FLOOR
DEVELOPMENT POTENTIAL A
MORRIS PAC ADDITION
STRUCTURED PARKING
APPROX. 400 CARS
(ROOFTOP AMENITY OPPORTUNITY)
60-90 RESIDENTIAL UNITS
APPROX 26,000 SF / FLOOR
DEVELOPMENT POTENTIAL A
RETAIL OPPORTUNITY
60-90 RESIDENTIAL UNITS
APPROX 26,000 SF / FLOOR
RETAIL OPPORTUNITYMORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
STRUCTURED PARKING
APPROX. 400 CARS
DEVELOPMENT POTENTIAL A
GROUND LEVEL PLAN
RETAIL
OPPORTUNITY
MORRIS PERFORMING ARTS CENTER
MORRIS PAC
ADDITION
115-121 W COLFAX
RETAIL
OPPORTUNITY
PARKING
RESIDENTIAL
LOBBY
MORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
DEVELOPMENT POTENTIAL A
PARKING LEVEL PLAN
MORRIS PERFORMING ARTS CENTER
115-121 W COLFAX
RESIDENTIAL UNITS
(APPROX 6/FL)
MORRIS PAC
ADDITION
PARKING
DEVELOPMENT POTENTIAL A
RESIDENTIAL LEVEL PLAN
MORRIS PERFORMING ARTS CENTER
115-121 W COLFAX
RESIDENTIAL UNITS
(APPROX 28/FL)
ROOFTOP AMENITY OPPORTUNITY
MORRIS PAC
ADDITION
DEVELOPMENT POTENTIAL A
DEVELOPMENT POTENTIAL A
RETAIL OPPORTUNITY
STRUCTURED PARKING
APPROX. 400 CARS
60-90 RESIDENTIAL UNITS
APPROX 14,000 SF/FLOOR
RETAIL OPPORTUNITY
MORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
DEVELOPMENT POTENTIAL B
MORRIS PAC ADDITION
STRUCTURED PARKING
APPROX. 400 CARS
60-90 RESIDENTIAL UNITS
APPROX 26,000 SF / FLOOR
DEVELOPMENT POTENTIAL B
RETAIL OPPORTUNITY RETAIL OPPORTUNITY
STRUCTURED PARKING
APPROX. 400 CARS
60-90 RESIDENTIAL UNITS
APPROX 26,000 SF / FLOOR
MORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
DEVELOPMENT POTENTIAL B
GROUND LEVEL PLAN
MORRIS PERFORMING ARTS CENTER
MORRIS PAC
ADDITION
115-121 W COLFAX
RETAIL
OPPORTUNITY
PARKING
RESIDENTIAL
LOBBY
RETAIL
OPPORTUNITY
MORRIS PAC DOCK /
COLFAX BUSINESS
LOADING ACCESS
DEVELOPMENT POTENTIAL B
RESIDENTIAL LEVEL PLAN
MORRIS PERFORMING ARTS CENTER
115-121 W COLFAX
RESIDENTIAL UNITS
(APPROX 14/FL)
MORRIS PAC
ADDITIONPARKING
DEVELOPMENT POTENTIAL B
DEVELOPMENT POTENTIAL B