Township of Lower Merion
75 E Lancaster Avenue
Ardmore, PA 19003-2376
www.lowermerion.org
610-645-6117
This Request for Proposals solicits proposals from developers for the creation of a viable development plan for the revitalization of the Ardmore Business District (“ABD”) in furtherance of the goals outlined in Section 1.1 of this RFP. The successful developer will work closely with the Township of Lower Merion, the Ardmore business and residential communities, SEPTA, and Amtrak to transform the developer’s concepts into acceptable and feasible development plans.
The developer(s) chosen by the Township Board of Commissioners will be required to comply with the Brooks Act, 40 U.S.C.A. § 1101, et seq., in executing the development scheme as it relates to the selection of architects and engineers for any project utilizing federal funds.
For accepted and approved projects not using any federal funds, the developer will be responsible for construction and project management oversight of all development components.
Additional information on the developer’s role will be found in Section 7.0.
This Ardmore Transit Center and Business District Revitalization Request for Proposals (“RFP”) is the result of more than four years of planning and preliminary implementation efforts by the Township of Lower Merion (“Township”), Montgomery County, PA to improve transportation facilities, to revitalize the Ardmore Business District (“ABD”), and to develop transit supportive uses around the Ardmore train station. The ABD is located on the historic “Main Line,” just west of Philadelphia. ABD is on the south side of the railroad tracks, directly across from Suburban Square on the north side, one of America's oldest shopping centers and one that continues to be a regional retail destination. Included within the ABD is the Ardmore Commercial Historic District (“Historic District”) created by Township ordinance in 1993 (Appendix 5.3). Most of the properties in the Historic District were built between 1900 and 1950 and give downtown Ardmore its traditional “Main Street” charm and help sustain a “walkable” pedestrian scaled neighborhood/community. In recognition of their importance, the properties within the Historic District are subject to exterior plan reviews by the Township Historical Architectural Review Board (“HARB”).
Through a grant received in 2002 from the Delaware Valley Regional Planning Commission (“DVRPC”), combined with federal Community Development Block Grant funds, the Township engaged a team of consultants to evaluate multi-modal transit, transportation and parking inefficiencies, and economic revitalization needs in Ardmore. The result was the Ardmore Transit Center Plan (Appendix 2.1), a conceptual plan designed to address the concerns and issues expressed by stakeholders and the public at a series of public meetings. While the goals for the Ardmore Transit Center and other development in the ABD continue today (See Section 1.1 “Goals”), the Township is seeking proposals that build on the ideas generated by the planning process and are creative in their approach to the development of available public and transit-owned properties for transit and other development opportunities.
In fall 2003, given concerns with outdated transit facilities and limited commuter and business parking to support the ABD, Township staff and consultants began work on phase two – planning for implementation of projects suggested in the Ardmore Transit Center Plan. The Ardmore Transit Center was determined to be the priority project for implementation. In 2004, the Township, in conjunction with the Southeastern Pennsylvania Transportation Authority (“SEPTA”), secured a $5.8 million federal appropriation to support multi-modal bus and rail improvements to the station facilities and platforms. Public funding is envisioned as a catalyst for private investment in the ABD and throughout downtown Ardmore.
In September 2004, an Urban Land Institute Advisory Panel (ULI) visited Ardmore to conduct interviews and workshops, and recommended strategies for revitalizing the ABD that were favorably received by some members of the community. The ULI Report is included in the appendices (Appendix 2.8).
Since then, the Township has enacted a Mixed-Use Special Transit Overlay (“MUST”) zoning ordinance (Appendix 1.4) to encourage development to proceed in the ABD, and has advanced several projects related to revitalization including intersection realignment, railroad underpass improvements and a major bridge reconstruction. “Ardmore Storefront Design Guidelines” have been developed for the ABD (Appendix 2.5) and the Township has hired a Retail Marketing Coordinator to implement the Ardmore Retail Strategy completed in 2006 (Appendix 2.4). Additionally, in April 2006, the Township Board of Commissioners adopted a resolution stating that eminent domain will not be used in Ardmore for the purpose of private enterprise, development and gain.
In issuing this RFP, the Township is seeking creative development and revitalization ideas for the Transit Center and the broader ABD. The Township will work closely with the selected developer(s) and the other public partners throughout the development process to ensure that all components of development are of high quality design in every aspect, are architecturally significant, while at the same time sensitive to the historic character of the area, business district and surrounding residential communities. Moreover, the Township expects the selected developer to propose a financially viable Transit Center project and possibly other development projects that will help spur the revitalization of downtown Ardmore.
This RFP seeks proposals consistent with the goals developed during the Ardmore Transit Center planning process and recently updated. Those goals, in no particular order, are as follows.
Goals
The Township’s intent is to further the revitalization of the downtown ABD through significant new private investment in residential, retail, and parking development, as well as in public infrastructure, transit, and traffic improvements.
In keeping with the above goals, the Ardmore Transit Center is conceptualized as a mixed-use development presumably on land assembled from National Railroad Passenger Corporation (“Amtrak”) property and facilities, and publicly owned parking areas (Township and Amtrak). Amtrak owns the Ardmore Train Station, which it leases to SEPTA pursuant to an agreement and lease dated July 25, 1991. Amtrak and the Federal Transit Administration (“FTA”) are also working in conjunction with the Township and SEPTA to improve the transit facilities in Ardmore. This RFP encourages innovative development ideas that will not only achieve the goal of the needed Transit Center, but also contribute to the overall revitalization of Ardmore.
The following programmatic components for the Ardmore Transit Center are proposed:
To facilitate revitalization of the ABD and to stimulate additional private development in downtown Ardmore, the Township Board of Commissioners adopted revised zoning code amendments – the Mixed Use Special Transit (“MUST”) zoning overlay ordinance (Appendix 1.4). The MUST zoning applies to commercially zoned properties within 1,500 linear feet of the Ardmore Train Station and encourages the development of mixed-use buildings with density incentives for shared and underground parking and affordable housing units. It encourages pedestrian oriented street fronts, public gathering spaces, and below market rate/affordable housing. The MUST zoning is a “work-in-progress.” Amendments to refine this zoning overlay continue to be considered by the Township.
The planning process suggested a number of traffic improvements designed to relieve congestion, improve pedestrian crossings, and increase operational efficiency at key intersections. Two of these projects are underway with a combination of grants from DVRPC/PennDOT and the Montgomery County Community Revitalization Program matched by Township Capital Improvement funds. The first project is the reconfiguration of the Lancaster Avenue and Ardmore Avenue intersection to align it with the driveway across from the intersection that leads to public parking adjoining the railroad tracks, the addition of turning lanes to allow for vehicle queuing, reduced signal phasing and improved pedestrian crossing. The second project is the Anderson Avenue Underpass Improvements that will clean the walls and underside of the railroad bridge structure, reduce and redirect dripping, and provide new sidewalks, decorative lighting, signage, painting and crosswalks. In addition, the long-anticipated reconstruction of the Church Road Bridge over the railroad began in 2006 and is scheduled for completion in 2008. The Township has also identified the intersections of Montgomery Avenue with Anderson Avenue and Mill Creek Road as an area that must be addressed to eliminate one of the two traffic signals on Montgomery Avenue to improve traffic flow.
Proposals for the Ardmore Transit Center must address commuter drop-off and pick-up, accessible pedestrian approaches, and bus connections.
All development must consider traffic mitigation to be a high priority both in the commercial district and through surrounding residential neighborhoods. Any additional density to the ADB may necessitate appropriate traffic measures to address quality of life and public safety issues. All proposals should explain the expected traffic impacts of any proposed projects, using as a resource the 2004 Gannett Fleming Traffic Study (see Appendices 6.1 – 6.2).
In an effort to quantify the demand for retail and commercial uses in Ardmore and to determine a program for such uses, the Township engaged Economics Research Associates/Downtown Works, Inc., to analyze ABD’s market position and assets, opportunities and challenges. The resulting Ardmore Merchandise Mix and Retail Strategy (Appendix 2.4) was completed in early 2006. Its recommendations have been endorsed by Ardmore Initiative (the Ardmore Business District Authority), the Ardmore Business Association and the Township Board of Commissioners. These recommendations support, and are consistent with, the goals developed during the planning process. Ardmore Initiative’s Executive Director and the Township’s Retail Coordinator have been actively working with the commercial property owners and business owners to implement the strategies of this plan. Following up on one of the recommendations of the Ardmore Retail Strategy, the Township engaged Kiku Obata & Company to develop Ardmore Storefront Design Guidelines which are now in use in the ABD (Appendix 2.5).
The federal grant of $5.8 million has been appropriated for the transit-related elements of the Ardmore revitalization. This grant is funded through the FTA and administered by SEPTA. The continuing availability of the grant is subject to its reappropriation in the federal FY 2007-2008 budget. A request for reappropriation has been submitted. The Township is optimistic that the federal grant will be reappropriated. A Funding Agreement between the Township and SEPTA was executed on May 8, 2006 (Appendix 3.1). This agreement provides for the appropriate use of pre-award funding for an environmental assessment and preliminary engineering. The required federal National Environmental Policy Act (“NEPA”) study and public participation process, including Section 106 of the National Historic Preservation Act and Section 4f of the U.S. Department of Transportation Act of 1966, has commenced (Appendix 5). Once the parameters for the Transit Center project are determined, the NEPA study and process can be completed. This will include reaching agreement with identified “Consulting” (selected groups and individuals potentially impacted as defined by Federal law) and other interested parties and securing approval from the FTA to proceed with final design, engineering, bidding and construction.
All facilities will conform to the requirements of the Americans with Disabilities Act (“ADA”). All facilities planned, designed and/or constructed using federal funds must meet the procurement requirements of the Brooks Act for the selection of architects and engineers. All facilities to be constructed with any public funds must comply with the Pennsylvania Separations Act requiring multiple prime contractors for various trades. All development structures shall conform to the most current Township adopted version of PA’s (Act 45) Uniform Construction Code (UCC), plus all other federal, state and local laws and ordinances.
In April 2006, the Township Board of Commissioners adopted a resolution stating “...that neither the Township of Lower Merion nor its agents shall exercise the power of eminent domain to acquire by way of a total taking those properties presently identified by Plan B of the Ardmore Transit Center Project solely for the purpose of private enterprise, development and gain.” To the extent necessary for required traffic or public improvements, the Township may acquire limited private property in accordance with state law.
With this RFP, the Township is seeking an experienced, financially strong, technically capable developer(s) or development team(s) that can work with the Township, SEPTA, Amtrak, the FTA and other interested parties to propose a financially viable development plan that meets the public goals outlined in Section 1.1, including a mixed use transit center, parking, retail, commercial and residential uses.
Several assets owned by the Township and other public entities may be available as potential project sites. Developers are free to be creative and suggest additional projects or ideas for the improvement of the commercial district, transit infrastructure, pedestrian and vehicular flow, and parking inventory.
It is highly desirable for responses to this RFP to include a conceptual proposal for the Ardmore Transit Center. The Township is looking for innovative approaches for development that address Ardmore’s transit-related needs while revitalizing the retail and residential environment.
The Transit Center is central to the revitalization of Ardmore. A new train station to replace the existing 1950s “temporary” box station servicing the Amtrak Harrisburg and SEPTA R-5 rail lines along with associated high level platforms, bus and multi-modal facilities, and commuter and public parking is required. The Township will facilitate assembly of land currently owned by Amtrak, and long-term leased by SEPTA, and land owned by the Township based on the selected development proposal. Potential parcels include:
Another parking lot that is used by commuters based on an easement to Amtrak from Suburban Square is the Coulter Avenue parking lot on the north side of the railroad tracks. If this commuter parking (approximately 100 spaces) could be relocated elsewhere (and comply with all legal requirements), the land would be free for development by Suburban Square.
The aforementioned federal appropriation is available for the Transit Project. Of the $5.8 million, $5.6 million remains as of issuance of this RFP along with a $1.35 million Township match.
The Township’s Cricket Avenue municipal parking lot #4 (currently a metered surface parking lot located south of Lancaster Avenue) has been proposed as a potential mixed-use residential development with first floor retail and parking to the rear to accommodate the residential units and area retail and restaurants.
The Township will consider proposals that include the “Bernicker” parcel located immediately east of the Township Administration Building. Any proposal for this lot must include replacement parking of at least 100 parking spaces for Township employee and visitor parking. (A majority of these spaces are available to the public during evenings and on weekends.)
The Schauffele Plaza, encompassing municipal parking lot #6, is located on the south side of Lancaster Avenue. The planning process has envisioned this lot as a community-oriented park and public green space, possibly with some retained surface and/or new underground parking, but the Township will consider other suggested uses. The Township has secured a $200,000 grant from the Montgomery County Community Revitalization Program for redevelopment of this public area.
The Township anticipates that a developer may be interested in developing multiple projects in response to this RFP. However, it is anticipated that a Transit Center must be undertaken first in order to ensure the timely and appropriate use of the federal funds available. (See Section 1.7) Because this particular project will utilize the federal appropriation, its execution is subject to the Brooks Act for the selection of architectural and engineering services. The Township reserves the right to select only those projects that it believes are in the best interest of the Ardmore revitalization efforts.
Developers are invited to suggest other proposed revitalization improvements including mixed-use, parking, transit, pedestrian, traffic, public spaces, etc., in responding to this RFP. See Section 2.1 for a list of potential parcels that may be considered for use for other improvements. Parcels owned by the developer(s) may also be considered.
The Pennsylvania Separations Act effectively prohibits a design/build public project delivery system and requires that public entities solicit separate bids and award separate contracts (multiple prime contracts) for plumbing, heating, electrical and ventilating work that is part of a public construction project of this magnitude.
Interim commuter, business, and municipal government parking solutions (during Project construction) will be necessary and must be agreed upon by Amtrak, SEPTA and the Township once final site(s), project scope, and construction sequencing has been established. Construction must be staged in ways that will have the least impact on traffic, parking, access to commercial businesses and/or residential neighborhoods.
All federal National Environmental Policy Act (NEPA) requirements, including Section 106 of the National Historic Preservation Act and Section 4f of the U.S. Department of Transportation Act of 1966, must be satisfied for any development in the Historic District that uses federal funds (Appendix 5). An environmental and historic review has commenced based on the preliminary site and will be completed once a final footprint and site plan for the Transit Center has been designated.
The Township’s HARB will also review any proposed projects within the boundaries of the Ardmore Historic District, in accordance with Lower Merion Township Code Chapter 88.
There are a number of specific program requirements that the selected developer must provide. These requirements are discussed below.
The Ardmore Transit Center is funded, in part, with FTA inter-modal funds. These funds are required to be used to improve transit facilities, including the Ardmore Train Station, bus-train connections on both sides of the tracks, pedestrian access to transit facilities, and commuter and public parking. By way of this RFP, the Township is seeking a developer(s) to provide significant improvements to the Ardmore Train Station.
Elements of the transit improvements must include:
Developers are encouraged to propose additional programmatic elements that will contribute to the revitalization of the ABD in addition to the Transit Center. Desirable elements are described in 4.2.1 through 4.2.5.
The Township is seeking additional retail development in the ABD. The retail development should be consistent with the Ardmore Retail Strategy developed by ERA/Downtown Works, Inc. (Appendix 2.4). It should be noted that all retail space developed must satisfy associated parking required by zoning. The developer is free to propose alternative approaches to the amount, location and manner of providing retail development. The Township has a strong desire for development that is high quality and will enhance the attractiveness of downtown Ardmore as a pedestrian-oriented shopping area.
The Township views quality residential development as a key element to revitalizing Ardmore. The Township seeks to increase the number of market-rate housing units on or near Lancaster Avenue. Development projects in the ABD represent an opportunity to address this goal. Downtown Ardmore is a convenient, transit friendly location for people working in Lower Merion, suburban employment centers such as Radnor and King of Prussia, Center City, University City, and because of the Amtrak service, even Princeton, New York, Washington and Harrisburg. Moreover, the location offers desirable amenities such as shopping in downtown Ardmore and Suburban Square. It is believed there will be a strong market demand for any new residential units.
The Township’s Mixed Use Special Transit (MUST) zoning overlay district allows for increased building height and shared parking near the train station (Appendix 1.4). Proposals should include residential units in the upper stories consistent with Township zoning. The developer is encouraged to provide innovative solutions to delivering new residential units. Any new residential should be complimentary to other housing stock in Ardmore.
The Township has no preference regarding whether the proposed units are rental units or condominiums; moreover, the Township understands that the size of the units best suited to the market will affect the number of units that can be developed. The inclusion of some affordable/below market rate units is strongly desired and encouraged. Affordable units are eligible for incentives under MUST zoning.
Office use is discouraged as a first floor use by MUST zoning. However, this does not preclude developers from proposing projects with office use if deemed to be market feasible and consistent with zoning requirements.
The ABD is currently served by a combination of off-street public parking lots, private parking lots and on-street parking spaces. In recent years, parking studies indicate some underutilization at peak periods, with the implication that some existing parking spaces may be reallocated to serve unmet needs. The analysis notes, however, that the vacant spaces are not evenly distributed relative to current and future unmet parking needs and new facilities will be required. In addition, projections indicate that with the anticipated success of the transit center and commercial revitalization initiatives, expansion in the number of parking spaces will be required in the ABD by the year 2016.
Parking studies conducted in 2003 examining the projected needs for downtown Ardmore for the year 2016 concluded that an additional 400 non-commuter parking spaces are required to meet current and future needs. However, these numbers do not include any additional parking requirements that may be related to new retail or residential development.
The total number of new parking spaces required will depend, in part, on the extent and uses of the new development. However, there are certain base requirements for new public parking independent of that required for possible new residential and retail development. These requirements include (1) additional spaces for public parking, (2) replacement of any spaces lost to development and (3) new spaces required by new retail or residential development.
Existing parking spaces on municipal and other lots that may be developed include:
The satisfaction of parking needs is one of the most crucial and challenging aspects – economically, physically, and organizationally – of development. The Township is looking for the selected developer(s) to provide innovative approaches to balanced long and short-term parking, while providing sufficient parking spaces to meet the existing, projected future and new development requirements.
The Township is looking for the selected developer(s) to provide innovative approaches to balanced long and short-term parking.
The Township has undertaken numerous public infrastructure improvements in Ardmore designed to improve traffic flow and the pedestrian environment. Development proposals must be viable in light of the proposed changes in traffic, signalization and pedestrian patterns. A closed-loop traffic signalization project on Lancaster Avenue was completed by PennDOT in 2003. Additional improvements already in the design or construction phase are noted in Section 1.4 of this RFP. The anticipated traffic and pedestrian improvements are documented in Appendix 2.1, though it is acknowledged that alternative proposals may result in the redesign of the planned public improvements. Note that proposals that require changes to these planned public improvements must suggest prudent and feasible alternatives for improving traffic and pedestrian conditions especially in the Transit Center area.
Proposals should be consistent with:
As noted, the Township and SEPTA have secured a federal appropriation to support the public transportation elements of the Transit Center. In addition, the Township has undertaken significant investment in public outreach, research and analysis, preliminary design, and development, environmental and historic review. The Township is seeking a substantial level of private investment to complement the significant public investment in the ABD. At the same time, the Township is seeking proposals that maximize the total value of the development to the Township and the Ardmore community.
The Township has the following financial interests:
The Township does not intend to provide any subsidies to the residential or retail components, and expects compensation for any required public property assembled.
The Township is seeking a developer(s) to: (1) design, finance, construct, manage, and market all proposed private development, and (2) within the limits of public procurement regulations, design and assist with the public elements, such as traffic and transit improvements. Public elements will be managed or overseen by the Township and/or SEPTA and/or Amtrak, although the developer(s) may propose alternatives. Throughout, the selected developer(s) will interact with public agencies according to the terms set forth in the agreements between the Township and SEPTA, and the Township and Amtrak.
Because of the complex nature of anticipated development, the Township has not predetermined the structure of ownership and management. The developer is free to propose:
Although architects and engineers may be a necessary component to creating a viable development plan, this RFP is not intended to solicit architectural or engineering designs for project components that will use federal funds. Rather, this RFP seeks developers who can provide a comprehensive development scheme in furtherance of the goals outlined in Section 1.1. The developer(s) chosen by the Township Board of Commissioners will be required to comply with the Brooks Act, 40 U.S.C.A. § 1101, et seq., in executing the development scheme as it relates to the selection of architects and engineers for any project utilizing federal funds.
Developers are also advised that the construction of any public facilities portion of the project requires compliance with what is commonly referred to as the Separations Act, which requires the preparation of separate specifications and contracts for the plumbing, heating, ventilating and electrical work and the awarding of that work to the lowest responsible bidder.
Proposing developers are requested to submit development plans that are consistent with the goals of this RFP and zoning requirements. The approval process for all projects will satisfy the requirements of the Township Subdivision and Land Development Tentative Sketch Plan review process. Preliminary Plan Review, approvals and permits will follow the normal regulatory process.
The proposal must provide detailed information as follows:
The proposal should include an appropriate Cover Letter from the lead contact for the developer(s) and a sufficiently brief but clear Executive Summary of the developer’s proposal.
The proposal should include:
Proposals should include financial statements of the lead firm and the partners in a joint venture. The information should include:
The developer(s) must provide information that clearly demonstrates that the development team has the experience to design, secure governmental approvals for, build, market, and operate the development proposed. The developer should provide a case study showing proven success in the development of a mixed-use or similar project, completed within the past 10 years, on a complex site that met or exceeded the financial expectations of its owners and/or investors and met or exceeded municipal design guidelines. Team experience in federal contracting, mass transit projects and or infill development in established communities is preferable. Information on public/private partnerships should also be provided. If possible, the case study should address the following elements:
In narrative fashion, the developer(s) must describe the proposed development, including the:
The proposing team should supplement the narrative by providing illustrations such as aerial photos, maps, site plans, massing plans, elevations, line drawings, and renderings that clearly explain the location, appearance, and scale of all proposed development. Proposal submissions and presentations will be made available to the public.
The Proposal should directly address the ownership structure for each element, including residential, retail and parking elements.
The developer must provide sufficient information to evaluate the market feasibility of all proposed development. This should include the following:
The total development budget should include all hard and soft costs, including, but not limited to, construction costs, demolition and infrastructure costs, design, engineering, consultant and legal fees, financing transaction fees, interest reserves and commissions. A detailed statement of sources and uses of funds must be provided.
Payments to the Township and Amtrak for use of their properties and expected public funds to be expended must be clearly delineated and explained. Specific attention should be paid to the financial structure of any parking facility.
The proposal must describe how each project component will be financed, including assumptions for the amount of equity committed and debt required, sources of project funds and financing, source and strength of payment and performance guarantees, and payments to Amtrak, SEPTA, and the Township. The developer may determine that it is in its best interest to utilize various types of public and/or public-private financial options, including tax-exempt financing and direct grants. If so, the developer should identify such financing methods as part of the economic pro forma.
The Township recognizes that the selected developer will not be responsible for the architectural or engineering design work associated with facilities using federal funding.
However, the developer(s) is expected to provide a pro forma cash flow statement for each project component with documentation of assumptions for the development period and for an operating period of 10 years. The developer should include an elaboration of all operating assumptions, payments to Amtrak, SEPTA and the Township. This analysis should also provide an estimate of the increase (or decrease) in taxable property in the Township.
The analysis should include annual gross revenue, total development costs, absorption analysis, operations costs, net revenue, financing enhancements and cash flow. The analysis also should consider financing options, ownership structures and revenue-sharing options. The developer should specify what financing, if any, it will seek from various entities for infrastructure improvements related to the Project. The amounts must be included in the pro forma. The developer should provide its assumptions regarding revenue, amounts, terms and conditions of financing, and the developer's equity; and a breakdown of uses of funds including an itemized list of all costs associated with the improvements of all project sites. The developer should explain any assumptions necessary for clearly understanding the pro forma. The pro forma is to be prepared as a self-explaining document capable of being understood without reference to additional material. Financial pro forma data must be submitted in electronic format and must include formulae so that the submitted information can be effectively evaluated. All financial spreadsheets must be submitted in a format compatible with Microsoft Excel 2000.
The developer(s) must provide a project completion schedule for the full development of all proposed projects from developer selection to issuance of a certificate of occupancy for the final component of the development. The developer must identify each component or building that will be constructed, and time intervals for approvals, marketing, and construction. The developer(s) must specifically identify important benchmark dates or hurdles that control the development progression, and illustrate phasing of each project. The schedule should address the following elements:
There are a number of steps in the process of selection of the winning proposal. These steps, and their anticipated timing, are outlined below:
The RFP is being distributed widely to local, regional and national developers. In addition, the RFP is available on the Township website at www.lowermerion.org.
On Thursday, July 12, 2007 at 2:00 p.m. EST at the Township Administration Building, the Township will conduct a pre-proposal conference at which Township staff and other agency representatives will answer questions regarding the RFP. Answers to questions that cannot be properly addressed at the time of the conference will be provided in writing to all proposing developers. Attendance at the pre-proposal conference will be mandatory for a developer’s proposal to be considered.
Twelve (12) hard copies and an electronic copy of the Proposal are due at 4:00 p.m. on Wednesday, August 22, 2007. Proposals are to be sent to:
Mr. Bo Tymkiw
Purchasing Agent
Township of Lower Merion
75 East Lancaster Avenue
Ardmore, PA 19003
Questions should be directed to Angela Murray, Assistant Director of Building and Planning, at 610-645-6117.
The Township will establish an eight member Technical Evaluation Committee (“TEC”). The TEC’s function will be to rank the proposals based on the criteria listed in Section 10 of the RFP. Each member of the TEC will individually score each proposal. The TEC will consist of one (total) member from each of the following affiliation groupings:
The TEC will be supported by representatives of the Township staff, Amtrak, SEPTA, and others as deemed necessary. Except for SEPTA and Amtrak, the members of the TEC will be approved by the President of the Township Board of Commissioners.
The TEC will evaluate the strengths and weaknesses of all proposals and provide its ranked evaluation of all proposals to the Selection Committee (see below). After the composite scoring and rankings are provided, the TEC’s role will be complete.
The Township Economic Revitalization Committee of the Board of Commissioners (a Committee-of-the-Whole) will serve as the Selection Committee, receiving the technical evaluations from the TEC, and select a short list of development teams for interviews and public presentation of proposals. It is anticipated that the short list of developers will be chosen within six weeks of the RFP submission deadline.
Each of the developers making the short list will be interviewed by the Selection Committee. Because the Ardmore Transit Center and other development proposals in the ABD will be highly visible developments for the Township and the Ardmore community, short listed developers will be required to make presentations of their proposed concept to the Board of Commissioners in open public sessions. The interviews and public presentations are expected to occur within six weeks from the time the short list is announced.
Following the completion of the interviews and the public presentations, the Township Board of Commissioners will choose a development team(s) with which to enter into negotiations for a final development contract(s) between the Township and the development team(s).
The TEC will use the criteria and weighting factors established below to evaluate and rank the proposals.
Proposal must meet the program requirements for the Ardmore Transit Center as presented in this RFP. In addition, proposals should be consistent with the goals outlined in this RFP for development in the ABD. The Township is seeking not only successful development, but also for that development to help spur revitalization of the ABD.
The Township is interested only in proposals that significantly enhance the overall quality of the physical environment in Ardmore. Therefore, the Township is seeking proposals that create excellent public spaces, use high quality materials and construction, exhibit quality architectural design, and sensitivity to Ardmore’s unique, historic character, and are consistent with the requirements of the RFP.
While the Township is seeking to obtain the highest quality development for Ardmore, it is also committed to selecting a developer(s) who will deliver the highest level of service for the lowest cost to the Township and its taxpayers. Development proposals will be evaluated, in part, based on their likely financial impact on the Township and its taxpayers.
The Township is seeking a developer(s) with significant experience in transit oriented development and mixed-use projects involving public-private partnerships. The developer should provide specific examples of projects demonstrating such expertise. In addition, the selected developer(s) will have to demonstrate that it has the internal financial resources, as well as access to capital required to undertake the approved projects.
Proposals that clearly maximize or exceed the goals established in the RFP are desirable. In acknowledgement of such achievement, bonuses will be awarded in evaluation of proposals for the following considerations (listed in no particular order):
The selected developer will enter into an agreement with the Township. The selected developer will have 60 days in which to complete negotiations on a Memorandum of Understanding (“MOU”) regarding the elements of the development. This agreement will form the basis for the development agreement. If agreement on the MOU cannot be reached, the Township reserves the right to terminate negotiations with the selected developer(s) and to proceed to open negotiations with the next preferred developer(s). The selected developer(s) and the Township shall have an additional 60 days to complete a developer agreement. The agreement must be approved by the Township Board of Commissioners.
The Township Board of Commissioners reserves the right, in consultation with the transit agencies as applicable, to waive any and all proposal irregularities as it may deem appropriate.
The Township will require the selected developer(s) to sign an MOU that sets forth the terms and conditions of a subsequent developer agreement with the Township, including deadlines that the Township will require the developer to meet for each development.
The provisions in the developer agreement will include but are not limited to:
1.1. Conceptual Development Site (pdf, 223kb)
1.2. Site Section - Existing Conditions (pdf)
1.3. Township Owned Parcels (pdf, 8mb)
1.4. MUST Zoning Ordinance (pdf, 275kb)
1.5. Tax Map of Ardmore Area (pdf, 4.1mb)
2.1. Ardmore Transit Center Final Report (September 22, 2003 - pdf, 1.8mb)
2.2. Ardmore Needs Determination Report (April 22, 2004 - pdf, 2.3mb)
2.3. Ardmore Redevelopment Area Plan (January 11, 2005 - pdf, 5mb)
2.4. Ardmore Merchandise Mix and Retail Strategy (April 11, 2006 - pdf, 9.2mb)
2.5. Ardmore Storefront Design Guidelines (December 5, 2006 - pdf, 2mb)
2.6. Preliminary Concept Plan (jpg, 790kb)
2.7. Preliminary Concept Sections (pdf, 344)
2.8. Urban Land Institute Advisory Service Panel Report, September 19-24, 2004
3.1. Funding Agreement between SEPTA and Lower Merion Township (pdf, 5.2mb)
3.2. Federal Appropriation (pdf, 370kb)
4.1. Pennsylvania Utility Commission (PUC) Railroad Clearances - Abridged (pdf, 37kb)
4.2. Pennsylvania Utility Commission (PUC) Railroad Clearances - Unabridged (pdf, 111kb)
4.3. SEPTA Station Design Criteria (pdf, 1.3mb)
4.4. SEPTA Modular High Level Platform - Photos (pdf, 2.7mb)
4.5. SEPTA Modular High Level Platform – Drawings (pdf, 67kb)
4.6. Amtrak Preliminary Engineering Agreement (pdf, 1.6mb)
5.1. Draft Preliminary Determination of Effect Report ER# 05-3231-091 (pdf, 2mb)
5.2. Historic Resource Survey Form (pdf, 10mb)
5.3. Ardmore Commercial Historic District Map (pdf, 3.7mb)
5.4. Phase 1A Archaeological Survey (pdf, 31mb)
5.5. Letters of Concurrence from PA Historical & Museum Commission (pdf, 690kb)
6.1. Ardmore Traffic Report 2004 (pdf, 270kb)
6.2. Ardmore Traffic Analysis 2004 (excel file, 55kb)