REQUEST FOR QUALIFIED SUBMISSIONS (RFQS)

DEVELOPMENT OF STEELTON FRONT STREET REVITALIZATION PROJECT

May 21, 2018

Attention Respondents:

Responses are solicited to the Dauphin County Redevelopment Authority (hereinafter

“Dauphin County RDA”) Request for Qualified Submissions (“RFQS”) for the Steelton Front
Street Revitalization Project (hereinafter “Project”) described within. A successful Respondent
(or Respondent Team) will be selected by a committee jointly appointed by the Dauphin County
RDA and the Borough of Steelton as a result of this process.

All questions related to this RFQS must be submitted in writing to Mr. George Connor,
Executive Director of the Dauphin County RDA, by email at gconnor@dauphinc.org. The
deadline for receiving written inquiries shall be on or before July 6, 2018.

A mandatory pre-submittal walk-through meeting will be held at the Project site located at
102 – 230 North Front Street, Steelton, Pennsylvania 17113, with two dates available. The first
on Friday, June 22, 2018 from 2:00 p.m. until 4:00 p.m. and the second on Monday, June 25, 2018
from 9:00 a.m. until 11:00 a.m. The purpose of this mandatory pre-submittal meeting is to provide
potential respondents with detailed information regarding the Project and to solicit questions and
concerns. At least one person from each submitting Respondent must attend.

One (1) original, one (1) electronic, and twelve (12) copies of your submission (with all
attachments) must be received by the Dauphin County RDA at the following address on or before
4:30 p.m. on July 27, 2018. Telecopied/faxed proposals will not be accepted.

George Connor, Executive Director

Dauphin County Office of Community & Economic Development
112 Market Street, 7th Floor
Harrisburg, PA 17101

The joint Borough of Steelton and Dauphin County RDA review committee will make the
final selection of the developer selected for this Project. The Dauphin County RDA reserves the
right to cancel any and all solicitations and to accept or reject, in whole or in part, any and all
proposals as it determines in the best interest of the Dauphin County RDA and the Borough of
Steelton.

Addendums to this RFQS, outlining additional development opportunities that will be

components of or complementary to the Project and clarifying any questions, will be forwarded to
all potential respondents via e-mail. To ensure receipt of all addendums to this RFQS, respondents
must register an email address with George Connor, Executive Director of the Dauphin County
Office of Community & Economic Development at gconnor@dauphinc.org and the information
will be added to the appropriate distribution list.

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INTRODUCTION

The Dauphin County RDA is requesting qualified submissions from experienced

developers for the redevelopment of 102 – 230 North Front Street, Steelton, Pennsylvania, an
approximately 5.89 acre site.

ABOUT THE SITE

The site is a 5.89 acre collection of parcels located in the heart of Steelton’s Main Street
Corridor. The site includes substantial frontage along Route 230 between North Front and Pine
Streets and North Front and Trewick Streets. It also includes a 3.81 acre open space in the rear for
parking or larger anchor buildings. An overhead view of the site is attached hereto as Exhibit A

The Steelton Front Street Redevelopment Site is ripe for development. The site sits in a
LERTA zone subject to the maximum ten-year, 100 percent tax abatement on new construction
and improvements with no strings attached. Steelton also has free public parking, providing
incentive for the over 12,000 daily commuters that use Route 230 to visit and stay. The site is
zoned in Steelton’s most flexible “C-1 Town Center” district and is suited for mixed-use
development that can include commercial, retail, flex, office and multi-family residential. The site
can fit both large single-tenant commercial spaces and multi-tenant mixed-use buildings. It is also
located in close proximity to the only medical marijuana dispensary in Dauphin County.

The site is located 0.3 miles south of Harrisburg and is close in proximity to Routes 283,
83, 81, 322, and the Pennsylvania Turnpike. Steelton Borough seeks a qualified developer to
deliver a quality mixed-use development in this prime location. Uses to consider include:

1. Encourage infill and adaptive reuse in the core downtown to accommodate:

a. commercial uses
b. small to mid-sized professional offices
c. flex space
d. anchor store in the form of a grocery market
2. Engage the community through:
a. coordinated web presence
b. diverse promotional activities
c. organized volunteerism
d. diverse special event calendar
3. Enhance the Rockwell-ian charm and ambiance by:
a. embracing public art
b. expanding branding throughout the core
c. curating all visual design elements

VISIONS AND CONCEPTS

Respondents are encouraged to be creative in their response while taking into consideration
the surrounding land uses, and the vision of Downtown Steelton. In addition, candidates should
give consideration to the following elements when developing their submission:

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 • Consistency with the Borough’s Comprehensive Plan, Zoning Ordinance, planning and
permitting documentation, and Subdivision and Land Development Plan Ordinance
(Exhibit B)
• The redevelopment should be market-driven and sustainable
• Desired development is of a commercial nature made up of offices, flex space, and an
anchor store providing groceries and other common household items.
• Complementary with the existing architecture, scale, buildings, and neighborhoods
• Provide connectivity to the surrounding neighborhoods
• Provide flexibility to meet parking needs
• Demonstrate a strong ability and commitment to invest the necessary capital and deliver
financing for the Project from design through completion
• Provide sidewalk and streetscaping improvements that complement the design and scale of
the site and neighborhood
• Stormwater Management: Site development will ensure positive drainage away from
buildings for all natural and paved areas. Best management practices noted in the
Borough’s ordinance as well as in the Pennsylvania Department of Environmental
Protection’s (PA DEP) regulations should be utilized to ensure the management of
stormwater on the redevelopment site in the most effective and environmentally cautious
manner.

SELECTION OF DEVELOPER OR DEVELOPMENT TEAM

The purpose of this RFQS is to identify, select, and engage a qualified and capable
developer or team of developers to provide the implementation of the Project through site master
planning, preliminary and final design, and construction of the development.

This RFQS provides information necessary for developers and subconsultants (if required)
to develop qualified submissions for the design of a master concept plan involving real estate
development and necessary parking accommodation within the geographic limitations of the Site.
The objective of this RFQS is to select a real estate developer or development team (including
subconsultants, if required) that is most qualified to plan, design and execute the Project with
consideration of the overall project goals. The selected firm will be required to prepare and
complete a comprehensive set of documents for approval by the Dauphin County RDA.

The successful respondent will demonstrate the ability to complete the Developer
Responsibilities, outlined in Exhibit C (attached), in a manner acceptable to the Dauphin County
RDA. This involves demonstration of the ability to plan, finance and develop the Project. This
Dauphin County RDA is open to creative suggestions for how to achieve its reuse planning goals.

The Dauphin County RDA and the Borough of Steelton value diversity and are committed
to providing employment opportunities for local workers. To that end, respondents should
demonstrate the ways in which, if selected, they will ensure minority participation in the Project,
employ residents of Steelton Borough, and rely on workers that are graduates of an apprenticeship
and training program. Submissions should state how the respondent will measure and account for
these factors if selected.

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 The Dauphin County RDA will rank the respondents and attempt to negotiate a binding
contract for the Developer Responsibilities with the top-ranked respondent promptly after the
proposal submittal date. If an agreement cannot be reached, the Dauphin County RDA will attempt
to negotiate with the next-highest-ranked respondent. This process will continue until a respondent
has been selected and a binding contract for the Developer Responsibilities has been successfully
negotiated. It is anticipated that the contract will include an agreed-upon date of delivery by the
Dauphin County RDA and the selected developer.

SUBMISSION REQUIREMENTS

MINIMUM BID

The minimum bid for the Site shall be $350,000.00 (Three Hundred and Fifty Thousand
Dollars).

DEADLINE

One (1) original, one (1) electronic, and twelve (12) copies of the submission (with all
attachments) must be received by the Dauphin County RDA at the following address on or before
4:30 p.m. on July 27, 2018. Telecopied/faxed proposals will not be accepted.

George Connor, Executive Director

Dauphin County Office of Community and Economic Development
112 Market Street, 7th Floor
Harrisburg, PA 17101

SELECTION PROCESS TIME

Solicitation Issue Date: May 22, 2018

Mandatory Pre-Submittal June 22, 2018 from 2:00 pm to 4:00 pm

Meeting either: June 25, 2018 from 9:00 am to 11:00 am

Deadline for Questions: July 6, 2018

Submission Deadline: July 27, 2018 at 4:30 p.m.

Selection of Shortlist of
Respondents: August 7, 2018

Shortlist Interviews: August 14, 2018

Selected Developer
Announcements: September 11, 2018

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 The Dauphin County RDA reserves the right to modify this scheduled as needed. The
Dauphin County RDA reserves the right to reject all received bids. Incomplete submissions will
be automatically rejected by the Dauphin County RDA.

SUBMISSIONS

Submissions must include either one company or joint venture with a lead development
individual or entity. The consulting team must include a developer or developers who demonstrate
a strong portfolio of successfully delivered real estate projects and have thorough experience in
planning, financing, building or rehabilitating real estate development activities. Subconsultants
may be designated and utilized for work as outlined in proposals. The submission must contain
the following:

A. EXECUTIVE SUMMARY
In their submission, respondents must include an executive summary that includes a cover
letter describing the firm(s) and acknowledging interest in the project. Include a primary contact
person, address, e-mail, telephone number, and fax number.

B. SUMMARY OF EXPERIENCE AND BACKGROUND

Submissions must include a complete description of your firm and its background,
descriptions of any subconsultant firms, and your firm’s experience in managing complex infill
redevelopment projects. Submissions should include additional information that would
differentiate your firm’s unique qualifications from those of other development firms in terms of
developing creative approaches to maximizing the utilization of the site while meeting with the
Dauphin County RDA’s objectives for redevelopment

C. INTRODUCTION OF PROJECT TEAM

Respondents must include a description of the project team, highlighting key personnel and
their differentiating characteristics and experience that will lend to meeting the Dauphin County
RDA’s goals and successful project delivery

D. DESCRIPTION OF CONCEPTUAL APPROACH AND METHODOLOGY

Respondents must include an explanation of the conceptual approach and methodology
that will be utilized to carry out the project’s objectives. The description should identify the
methods and approach for engaging the community, partners, and stakeholders in the planning and
implementation of high-quality, infill development plan, while complementing adjacent
neighborhoods and businesses.

This section must also include a description of the approach for predevelopment activities
and phasing, construction, and marketing. The description should convey the firm’s understanding
of the project and should include the application process for securing the necessary permits and
development approvals including, but not limited to, the land development plan, building permits,
and other related permits and approvals.

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E. SKETCHES, RENDERINGS, AND PRELIMINARY CONCEPT PLANS
Sketches, renderings, and preliminary concept plans for the respondent’s proposed design
and facility are encouraged. These should be prepared in a way that they can provide the Dauphin
County RDA with a conceptual view of the firm’s proposed project.
Developer should also include a project budget, site plan, and description of building finish
materials.

F. FINANCIAL CAPABILITY
Respondents must demonstrate the financial capability to plan, implement, and
successfully complete the project. Respondents must provide the following:

1. The capability to secure capital for this project through internal capitalization and/or
external financing

2. Description of financial resources immediately available for negotiation of development

agreements, entitlements, and other approvals and predevelopment activities

If short-listed, respondents will be required to provide the following:

3. References and contact information from at least two commercial lenders, two financial
partners, and two major tenants

4. Separately and market confidential, current audited financial statements of the respondent
and principal participants in any business entity formed specifically for this project

5. A demonstration of the ability to provide assurance for project completion (e.g., surety
bond, letter of credit)

6. Identification and quantification of financial support required from the Dauphin County
RDA, if any

In addition, if short-listed, respondents agree to keep bids open for a period of thirty days
following short-list announcement and will be prepared to make a 10% deposit ten days after
Selected Developer Announcement.

G. TIMELINE AND SCHEDULE OF COMPLETION

A detailed timeline and schedule of completion, including any necessary studies, permits,
design, and construction phases, must be included in the submission.

H. STATUS REPORTS TO THE DAUPHIN COUNTY RDA

Respondents must include a description of how they will provide status reports and updates
to the Dauphin County RDA during the design and construction processes.

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I. DEFINITION OF THE PROPOSED OWNERSHIP STRUCTURE
Respondents shall provide a description of the proposed ownership structure for the
resultant development. This should include a description of the principal participants in the
ownership entities created for this project.