REQUEST FOR PROPOSALS
811 W. Lanvale Street
Historic Upton
811 W. Lanvale Street
Baltimore, MD 21217
Block Lot - 0411 022
Release Date: Tuesday, April 16, 2019
RFP Response Deadline: Thursday, June 20, 2019
Deadline Extension: Tuesday, July 23, 2019
Responses are to be sent to the following address:
Development Division
Department of Housing & Community Development
417 E. Fayette Street, Room 1001
Baltimore, Maryland 21202
Attn: Teresa Stephens
REQUEST FOR PROPOSALS
Baltimore City
Department of Housing and Community Development
Part 1. Application for Purchase
Introduction ................................................................ 2
Neighborhood Description and Features .................... 2
Site Description ........................................................... 3
Community Vision and Participation ........................... 6
Intent of Offering ......................................................... 6
Schedule of Events ...................................................... 7
Standards and Controls ............................................... 7
Submission Requirements ........................................... 8
Evaluation Criteria ....................................................... 12
Award Procedures ....................................................... 13
Negotiations and Sales Process ................................... 14
Rights Reserved ........................................................... 15
Administrative Information ......................................... 16
Exhibits
Exhibit A. Developer Information ................................ 18
Exhibit B. Site Map and Addresses .............................. 22
Exhibit C. Financial ....................................................... 23
Exhibit D. Property Disclosure ..................................... 25
Part 2. Application for Lease
The Baltimore City Department of Housing
& Community Development (“DHCD”),
acting on behalf of the Mayor and City
Council of Baltimore, is issuing this Request
for Proposals (“RFP”) in search of a
developer for 811 W. Lanvale Street.
Located in Historic Upton, this property
offers an estimated 10,000 square feet of
development space.
IMPORTANT NOTICE: Only not-for-profit
organizations are eligible to submit the
Application for Lease.
Not-for-profit applicants must complete
the entire application if applying for a
municipal lease award.
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PROJECT DESCRIPTION
Introduction
The Baltimore City Department of Housing & Community Development (“DHCD”), acting on behalf of the
Mayor and City Council of Baltimore, is issuing this Request for Proposals (“RFP”) in search of interested
development teams to act as the developer for 811 W. Lanvale Street. The available site, a two-story
building, is formerly the Upton Mansion and is a historic treasure with an amazing view of Downtown
Baltimore. Originally built as a dwelling, this building was later adapted for school use in the late 1950s.
Located within the Old West Baltimore National Register Historic District, this site is a registered local
landmark. Exterior changes require approval from the Baltimore City Commission for Historical and
Architectural Preservation (CHAP). This building offers more than 10,000 square feet of developable space
and is nestled on a lot size of more than 35,000 square feet.
The City of Baltimore is seeking a qualified developer or development team that:
• Possesses significant experience in urban revitalization initiatives.
• Has a track record of community partnerships and leveraging homeownership programs and incentives.
• Demonstrates capacity and experience with development. The successful respondents must have the
financial and organizational capacity to successfully implement and complete the project within a timely
period.
Neighborhood Description and Features
Historic Upton has all of the ingredients to be a thriving, successful neighborhood. It features great housing
stock, livable streets, proximity to employment, cultural centers, and quick access to five train stations within
a short walk or drive. Upton, a neighborhood of approximately 60 square blocks, is located in central west
Baltimore bounded by the neighborhoods of Madison Park, Druid Heights, Sandtown-Winchester, Harlem
Park, Heritage Crossing, and Seton Hill. Its northernmost boundary is Bloom Street, easternmost boundary is
Madison Avenue, southernmost boundary is George Street, and western boundary is N. Fremont
Avenue. The neighborhood has diverse housing options that include two and three-story brick rowhomes,
three-story apartment complexes, and high-rise apartment buildings. Upton has several recreation amenities
such as Upton Boxing Center, Robert C. Marshall Park, and Shake & Bake Family Fun Center. Residents of the
Upton neighborhood have fairly easy access to public transit options including the Upton Metro Station at the
southern corner of Laurens Street and Pennsylvania Avenue. There is also convenient access to I-83 to the
north and I-95 to the south.
Emergency stabilization was performed in 2019 on 811 W. Lanvale. The following work was
performed: Point up chimneys on roof, rebuild interior stairs to chimney, repair roof, secure retaining
wall, remove trees from site, point up bricks on carriage house, and shore-up beams.
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811 W. Lanvale Street
Site Description
Constructed in 1838, the Upton Mansion, located at 811 West Lanvale Street, is a significant piece of
architecture as it is a rare surviving 19th century Greek Revival country house. The mansion, which is two
blocks east of historic Lafayette Square in West Baltimore, is a contributing structure in the Old West
Baltimore National Register Historic District. It was added to the City’s historic landmark list in 2008, and was
included in the 2009 list of the most endangered buildings in the State by Maryland Magazine and
Preservation Maryland. This property contributes to the Old West Baltimore National Register Historic District
and may be eligible for a Baltimore City Historic Tax Credit; Maryland Sustainable Community Rehabilitation
Tax Credit; and Federal Rehabilitation Tax Credit.
Currently, the building is Zoned R-8 which is meant to accommodate single-family units in both detached and
semidetached dwellings, rowhouse developments, and multi-family developments of a moderate density.
For more information, see the zoning code.
Upton Mansion photographed in September 1936, courtesy of LOC/HABS
Photo Courtesy: Baltimore Heritage, Inc.
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811 W. Lanvale Street
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
Community Vision and Participation
In 2018, the Upton Planning Committee, Inc. updated its neighborhood Master Plan. The plan lays out a
vision and intent for various sections of the neighborhood, including this site. The 2026 Upton Master Plan
proposes specific goals, objectives, and strategies across the seven core components of community economic
development that emerged from discussions with residents, businesses, and stakeholders, and conversations
with local government agencies. Learn more about the Upton Master Plan.
Intent of Offering
DHCD is seeking Respondents who are willing to purchase and develop the Site in accordance with the goals
stated herein and in a way that complements and adds value to the community. The goals of the City in
seeking redevelopment proposals for the Site include, but are not limited to the following:
A. Achieving a high quality development that complements neighboring homes, existing assets, and
enhances the surrounding community.
B. Incorporating a marketing plan and capitalizing on existing homeownership incentives and financial
products applicable to the neighborhood.
C. Ensuring that sound market understanding and financial development principles are applied.
D. Providing financial returns to the City including, but not limited to, proceeds of sales, incremental tax
revenues, and secondary financial impacts.
E. Offering opportunities for community input and participation.
F. Creating opportunities for Minority- and Women-Owned Business Enterprise.
G. Implementing the development concept with no or minimal City subsidy.
H. Providing community and public space improvements and activities that enhance the project site and the
community.
I. Serving as a catalyst to spur further investment.
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Schedule of Events
EVENT
DATE
LOCATION
DETAILS
RFP Release Date
04/16/2019
DHCD
Pre-Proposal Conference
04/30/2019
DHCD
417 E. Fayette Street
3rd Floor
Baltimore, MD 21202
Q&A opportunity and
project overview
Submission Deadline
06/20/2019 @ 4 p.m.
DHCD
417 E. Fayette Street
10
th
Floor
Baltimore, MD 21202
All copies must be
complete
Community Presentation
TBD
TBD
Standards and Controls
i. Site Conditions and Terms
• The properties are offered in as-is condition. The Site may or may not contain environmental
hazards that may need remediation by the Respondent prior to redevelopment. DHCD has
not conducted environmental testing of the Site and does not make any representation,
guaranty, or warranty concerning any Site conditions, including possible presence of
hazardous materials.
• The City will bear no responsibility or expense in removal or treatments of asbestos, lead or
other hazardous materials. Respondents shall indemnify and hold the City and DHCD
harmless from claims or damages arising out of, or in connection with, the presence of or
removal of such materials.
ii. Zoning and Land Use Regulations
• The current zoning and other governing regulations shall control the future use of this
property. The Zoning Code of Baltimore City is available at https://zoning.baltimorecity.gov/.
Proposals that contemplate a variance or change in Zoning may be acceptable provided that
the issue is addressed appropriately in Submission Requirements. DHCD cannot guarantee
approval of any requested regulatory changes.
iii. MBE Participation
• It is the policy of the City that minority- and women-owned businesses should have
maximum opportunity to participate in any and all components of the Project. In
consideration for receiving the Developer Agreement, the Developer agrees to comply with
Article 5, Subtitle 28 of the Baltimore City Code (2007 Edition) regarding participation by
Minority Business Enterprises (MBE) and Women’s Business Enterprises (WBE) in the
development of the project during design and construction. The Developer covenants and
agrees to use all reasonable good-faith efforts to meet the MBE and WBE participation goals
for the Project and to execute a “Commitment to Comply” Agreement. Minority- and
women-owned businesses must be certified by the City for their participation to count
toward achieving the goals.
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• The City’s Minority and Women’s Business Opportunity Office (MWBOO) is designated to
monitor MBE and WBE participation on this project. Developer shall comply with the rules
and regulations of the MWBOO in meeting the MBE and WBE requirements. For more details
on meeting MBE and WBE requirements, or for information regarding enterprises certified by
the City, please contact:
City Law Department
Baltimore City Hall
100 North Holliday Street
Baltimore, Maryland 21202
(410) 396-4355
iv. Employ Baltimore
Employ Baltimore is designed to create opportunities that receive municipal contracts to access
qualified City residents to meet their workforce needs. The initiative will also ensure that City
dollars contribute to the local economy and improve the lives of employable Baltimoreans. All
vendors responding to this solicitation shall complete the Certification Statement that is included
as an attachment of this RFP. The selected contractor must contact the Mayor’s Office of
Employment Development (OED) within two (2) weeks of receiving the award and shall be
expected to comply with the reporting requirements. For additional information, please contact
OED on 443-984-3014.
Submission Requirements
The Respondent must be in good standing with the State of Maryland, City of Baltimore, and the U.S.
Department of Housing and Urban Development (HUD). The following provides guidance on what the
response must contain and how it must be organized. The purpose of this information is to establish the
requirements, order and format for responses, and to ensure the proposals are complete, include essential
information and can be fairly evaluated. Respondents are requested to avoid duplicative materials and
redundancies in the response.
i. Letter of Interest
The cover letter must list the development team members and identify the primary contact person.
Please include a phone number and e-mail address. The letter must be signed by an authorized
principal of the Respondent’s firm and include a statement that the proposal will remain valid for not
less than 180 days from the date of the approval of the selection of the Respondent.
ii. Project Description
Respondents must provide a preliminary conceptual vision for how they would approach the
redevelopment of the property. The response can be in narrative form and can include preliminary
illustrations or plans.
iii. Budget and Financing
• Fund Pre-Development Costs. The Development Team will be expected to identify and secure all
necessary pre-development financing. There should be no expectations that the City will provide
pre-development financing or subsidy.
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• Produce a Financing Plan: The Developer will be required to provide a financial analysis and plan
of the costs required to undertake development, as well as potential sources and uses and
recommendations to leverage funds. The plan is expected to be developed in conjunction with
the Development Plan and market analysis. The financing plan must demonstrate a sensitivity
and approach in using public funds and resources in the most efficient manner.
• Prepare Budgets and Pro-Formas: Provide estimated development budgets including hard costs,
soft costs and contingencies for the overall development. Delineate any escalation factors that
may be required.
• Prepare Financing Application(s): Prepare all applications necessary and use best efforts to obtain
all financing necessary to implement the Development Plan in a timely fashion, which may
include, but not be limited to, various tax credits, tax-exempt bonds, state and local funds, and
private debt.
• Leverage Public and Private Resources: The selected Developer will be responsible for securing
federal, state, local and private financing necessary to implement the project and for maximizing
these resources through a variety of partners and partnerships.
• Guarantees: The Respondent will be required to provide all necessary operating and financing
guarantees.
• Accounting/Financing: Maintain accounting records and ensure project financing is available at
the appropriate times and utilized in the appropriate manner.
• Describe how the Respondent will pursue financing for the redevelopment effort and leverage
resources.
• Provide a development budget indicating the estimated costs of redevelopment of the Site (See
Exhibit C.1). This budget should include the purchase offer to the City as well as the estimated
“hard” and “soft” costs for the actual project. Provide a summary of the assumptions on which
these estimates are based, such as previous comparable projects or estimates provided by
contractors.
• Provide a Sources and Uses Statement identifying the estimated amount of debt and equity
financing by source, acquisition price, and “hard” and “soft” costs. (See Exhibit C.2). Disclosures
of terms and sources for all debt must be included. A commitment letter may be required from a
lending institution. If the project anticipates such sources of funding as foundation grants,
corporate gifts, or governmental program funds, provide a summary of the source funds that
includes a timetable of when applications are available and when awards are made. In addition,
describe the applicability of the project to the goals of the funding source. Please note that
Baltimore City is not likely to provide cash subsidies.
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• Provide a project timeline. Be sure to indicate any revisions to existing governing regulations for
the Site, such as zoning that would be required to carry out the proposed development. Please
include the time required to seek such amendments in the design portion of the timeline.
iv. Developer Capacity
• Each proposal must include the completed Respondent Information form (See Exhibit A.1). List
one reliable and easy-to-reach contact for the development team. Please note that the form
must also be signed by an officer who is authorized to make a binding contractual commitment
on behalf of the development team.
• List names of your development team and describe the role, experience, and capacity of each
(including architects, contractors, construction managers, real estate brokers, marketing, etc.).
Briefly describe the staff positions and qualifications of those individuals who would carry out the
redevelopment. Describe any existing commitments that would impact your ability to implement
the project immediately.
• Description of the firm size, number of employees, and a description of type, location, scheduled
completion, and dollar value of the projects in the pipeline.
• Provide an organization chart of the Development Team. All entities that comprise the team must
be identified including consultants, contractors, and attorneys, indicating their specialization(s),
specific contribution to the team, and whether they are an M/WBE business. Please provide
information on the development team’s prior experience working together.
• Provide resumes of the project team including, if applicable, architect, engineers of all
appropriate disciplines, contractor and/or construction manager, marketing agent and property
management firm. Resumes should include a description of experience and completed projects
that the reviewers may visit.
• Indicate whether the Respondent or any team member has ever been terminated from a contract
and, if so, describe the circumstances and outcome.
• Indicate whether the Respondent or any team member has ever sued or been sued by a city and,
if so, describe the circumstances and outcome.
• Indicate whether the Respondent has ever been debarred by any local, state, or federal agency,
and if so, describe the circumstances and outcome.
• Provide a narrative statement describing the previous experience of the Respondent and
development team. Provide specific information on projects that are similar in scale and
character to the proposed development including the nature and dollar value of each project, the
project manager’s name and contact information from at least one participating lending
institution. Emphasize any exceptional or unique qualifications of the Respondent. (See Exhibit
D.2)
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• Attach the three most recent years’ audited or certified public accountant (“CPA”) prepared
financial statements from each member of the Development Team who will be providing
guarantees in connection with the development and operation of the project. The financial
statements must include the most current year for which audited or CPA prepared financial
statements are available. The statements must include an income statement as well as a balance
sheet showing assets, liabilities and net worth of the entity. Financial statements and bank
references may be placed in a separate sealed envelope marked “confidential.” Additionally,
submit one bank reference for the Respondent.
• Provide a statement indicating how the Respondent will honor all financial guarantees, should
the need arise.
• Provide evidence of insurability. The developer shall maintain for the duration of the contract(s),
at its cost and expense, insurance against claims for injuries to persons or damages to property,
including contractual liability which may arise from or in connection with the performance of the
work by the vendor, its agents, employees, representatives, assigns, or subcontractors. This
insurance shall cover such claims as may be caused by any negligent act or omission. Please
provide a bank or similar type of reference showing all insurance to be written up for the
following limits of liability:
a) Bodily Injury Liability Insurance: $1,000,000 each person, $1,000,000 each occurrence;
b) Property Damage Liability Insurance: $1,000,000 each person, $1,000,000 each occurrence;
c) Professional Liability: $1,000,000;
d) Worker’s Compensation: $250,000.
• In addition to the bank reference, five (5) references must be submitted for the Respondent.
References that are relevant to the scope of work as anticipated in this RFP including one from a
public sector entity and four from among the following entities are required:
a) Construction and Permanent Lenders,
b) LIHTC, New Markets or Comparable Investor,
c) General Contractor on a comparable development,
d) State Housing Finance Agency, if available, or
e) Community Group that worked with the Respondent on a specific project.
• Complete the Owned Property Disclosure form (See Exhibit D.1). Include all properties owned or
managed by the development entity and any principal with at least a 10 percent interest in the
development entity.
v. Community and Economic Inclusion
• Please summarize any local hiring activities that may lead to workforce opportunities for at-risk
city residents
• Minority and Business Enterprise Participation
a) Indicate the minority- and women-owned business participation in the development
team. Include the percentage of ownership of the final development by such firms.
Indicate whether such firms are currently registered with the City as Minority- and
Women-Owned Business Enterprises (MWOBE) or will be seeking registration.
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b) Provide a list of minority- and women-owned businesses and contractors who will be
asked to participate in this work. Indicate whether such firms are currently registered
with the City as Minority- and Women-Owned Business Enterprises or will be seeking
registration.
c) Indicate any additional steps that will be taken by the development team to maximize
minority participation in the various stages of development, operations and employment
when the project is completed.
d) Provide the name and contact information of the individual responsible for adherence to
MWOBE participation goals.
• Community Participation
Describe how the team will involve the Upton community in the planning and
implementation of redevelopment activities. The response must include a discussion of the
approach and methods your team will utilize to assure meaningful participation by the
residents of the neighborhood, community stakeholders, and local government entities in the
planning and implementation of the project.
Evaluation Criteria
The DHCD Review Panel will review and rank proposals based on a scale of 100 points. DHCD may select one
of the proposals at its sole discretion. Criteria used in evaluation of proposals include, but are not limited to,
the following:
A. Quality of Development Concept (30 Points)
1. Overall scope and quality of the proposed development.
2. Quality of the construction proposed.
3. Quality of the design of the proposed development, as well as its compatibility with the surrounding
neighborhood.
4. Quality of the interior design and aesthetics.
B. Project Feasibility (20 Points)
1. Project is economically sound and based on established financial principles and supported market
assumptions.
2. Project may be accomplished in a timely manner.
3. Project does not face insurmountable regulatory hurdles or constraints.
4. Project includes sound financing approach, including incorporating flexible, innovative and new
approaches that lower risks to successful outcomes, increase benefits to the City or Community,
accelerate completion or are otherwise advantageous to the project
C. Developer Capacity and Experience (20 Points)
1. The development team has a satisfactory record of past performance as demonstrated by the
2. Respondent’s experience in planning, financing, constructing, marketing, and managing projects
similar in size and scope to the proposed project.
3. The Respondent has a track record of successful negotiations with governmental entities and/or
community members on completed development projects.
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4. The Respondent has the ability to provide or obtain sufficient financial resources to successfully
negotiate a Land Disposition Agreement with DHCD and to start and complete the project in a timely
manner.
D. Benefits to the City (10 Points)
1. Direct financial benefits to the City of Baltimore that include, but are not limited to payments for
acquisition of the Site, incremental tax revenues; and, secondary financial impacts. Proposals that
limit the costs and subsidies from the City will be viewed more favorably.
2. Contributions to the economic growth of the City that include, but are not limited, to increased
jobs for City residents, meeting the demand for quality housing and other positive contributions
to long-term economic growth of the City.
3. Meeting of a citywide service need such as affordable housing, recreation, educational
opportunities, or job training.
E. Benefits to the Community (10 Points)
1. This includes, but is not limited to, the ability to support and enhance ongoing revitalization efforts
and sustain residential values.
2. Support by the immediate and surrounding communities.
3. Quality of green and recreation space proposed.
4. Promotion of homeownership.
F. Economic and Community Inclusion (10 Points)
1. Indicate the minority- and women-owned businesses participation in the proposed site development,
if applicable.
2. Provide a list of minority- and women-owned businesses, consultants, financial institutions, and
employees who will be asked to participate in this work, if applicable.
3. Indicate any additional steps that will be taken to maximize the participation of women and
minorities in the development and operations of the development site.
4. Opportunities for community input and participation.
Award Procedures
A. Eligibility for Award
In the event that DHCD determines that it has received one or more proposals which, at the sole
determination of DHCD, are deemed feasible, DHCD may make an award for the property under the
terms of this RFP. In this event, the selected Respondent may be awarded the opportunity to enter into
an Exclusive Negotiating Privilege with the City. In order to be eligible for such an award, the proposal
must be responsive to the RFP. Responsive proposals follow all guidelines established herein for
preparation and submission and achieve goals stated within this RFP.
B. Community Presentations
Respondents selected by the review panel may be asked to make a community wide presentation. DHCD
will work collaboratively with the Department of Planning and all of the affected community groups to
organize the logistics and format of this presentation. DHCD will conduct a survey of community
stakeholders to provide input for the RFP panel review. Impacted community association(s) may, at
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its/their sole discretion, governed by its/their own rules and by-laws if any and in any format of its/their
choosing, provide DHCD with a recommendation regarding the award of the Site.
C. Review Panel
DHCD may designate a Review Panel for evaluating the proposals. The size and composition of the
Review Panel is the sole responsibility of DHCD. The Review Panel shall have the opportunity to review all
written materials and may request additional written materials or oral presentations from any or all
Respondents. Local community associations and other parties may be asked to provide their
recommendations to the Review Panel. The Review Panel will recommend a selected respondent to the
Commissioner of the Department of Housing & Community Development. The Housing Commissioner
makes the final decision regarding the award of the project.
D. Finalist Round
The City may, at its sole discretion and as part of the evaluation process, enter into negotiations with
highest ranked proposers and invite “best and final offers” as deemed in the best interest of the City. The
City may ask the proposers to respond to additional questions and provide additional
information. However, the City is not obligated to negotiate, and may make the award based on the
initial evaluation or negotiated “best and final offers” as determined by and at the City’s sole discretion as
in the City’s best interest. Proposers are advised not to prepare their proposal on any assumption that
negotiations will take place. Proposers are advised to respond full at the time of proposal submission.”
E. Notification
Official notice of award will be sent by U.S. Mail to the address and contact person listed (See
Exhibit A.1). Respondents who are not selected will be similarly notified by U.S. Mail after a selected
Respondent has been offered and accepted the Exclusive Negotiating Privilege for the Site.
Negotiations and Sale Process
A. Exclusive Negotiating Privilege
Upon selection, DHCD may issue an Exclusive Negotiating Privilege (ENP) for a period of ninety (90) days
to the selected Respondent setting out specific requirements and deadlines for fulfilling the requirements
of this RFP. During this period, all capital for this project should be determined. The selected Respondent
will have seven (7) days in which to return the signed ENP and provide a non-refundable fee of $1,000 in
the form of a certified check made payable to ‘Director of Finance.’ If negotiations have not been
completed within ninety (90) days of executing the ENP, the ENP may expire. DHCD may choose to
extend that time period if, in the view of DHCD, negotiations are proceeding satisfactorily. Should the
parties fail to agree upon a contract within the time frames established by the ENP, DHCD, at its sole
discretion, may cancel negotiations with the selected Respondent. DHCD may choose to enter into
negotiations with another Respondent, accept new proposals, or cancel the RFP.
B. Right-of-Entry
Upon selection, DHCD may issue a Right-of-Entry to the selected Respondent. Under the Right-of- Entry
the selected Respondent, its employees, agents, and representatives may enter the Property for the
purposes of carrying out environmental baseline analysis for hazardous materials, site surveys, plats and
re-subdivisions as applicable, soil boring data and analysis, analysis of the structure, architectural and
engineering studies for proposed rehabilitation, and other relevant activities. Prior to the execution of
the Right-of-Entry the Respondent will be required to provide evidence of insurance coverage.
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C. Land Disposition Agreement and Board of Estimates Approval
Within ninety (90) days following the successful conclusion of negotiations under the ENP, the City may
enter into a Land Disposition Agreement (LDA) setting forth the terms and conditions of sale or lease and
development of the Site, including construction timeline. The final acceptance of any proposal and
disposition of the property through a Land Disposition Agreement is subject to the approval of the Board
of Estimates of Baltimore City. DHCD and the developer can proceed to settlement only after approval of
the LDA by the Board of Estimates. The LDA will contain provisions whereby the City has the right to
intervene in the event the developer does not satisfy terms of the agreement including reversions of the
title of property to the City.
D. Development Oversight
The selected Respondent must agree to the review and guidance of DHCD and the Department of
Planning in the preparation of plans for rehabilitation in conformance with this RFP, the Zoning Ordinance
standards as applicable, and other applicable codes and ordinances of the City of Baltimore.
Rights Reserved
A. DHCD reserves the right in its sole discretion to recommend the award related to this RFP based upon the
written proposals received by DHCD without prior discussion or negotiation with respect to those
proposals. All portions of this RFP will be considered to be part of the LDA and will be incorporated by
reference. Any LDA awarded in connection with the RFP will be subject to approvals as required by the
City Law Department, including final approval by the Board of Estimates of Baltimore City.
B. As part of the evaluation process, DHCD specifically reserves the right to review and approve the
drawings, plans, and specifications for redevelopment with respect to their conformance with the goals
and requirements of this RFP.
C. DHCD also reserves the right to refuse to approve any such drawings, plans, or specifications that are not
suitable or desirable, in its opinion, for aesthetic or functional reasons in so passing upon such drawings,
plans, and specifications, it shall have the right to take into consideration, but shall not be limited to, the
suitability of the Site plan, architectural treatment, building plans and elevations, materials and color,
construction details, access, parking, loading, landscaping, identification signs, exterior lighting, refuse
collection details, street, sidewalks, and the harmony of the plan with the surroundings.
D. DHCD reserves the right, (at its sole discretion,) to accept or reject any and all proposals received as a
result of this RFP, to waive minor irregularities, and to conduct discussions with all responsible
Respondents in any manner necessary to serve the best interest of DHCD and the City of Baltimore.
E. DHCD reserves the right to request additional information from any or all Respondents if necessary to
clarify statements or data contained in the proposals.
F. DHCD reserves the right to reject any proposal as a result of misrepresentation of any information
contained in the proposal including but not limited to representations made in Exhibit B.
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Administrative Information
The issue date of this RFP is April 12, 2019.
Issuing Officer
This RFP is issued by:
The Department of Housing and Community Development
Department of Development
Attn: Teresa Stephens
417 East Fayette Street, Room 1037
Baltimore, Maryland 21202
*This RFP is issued on behalf of the Mayor and City Council of Baltimore.
• Obtaining RFP
The RFP will be made available free of charge. The RFP may be picked up at 417 E. Fayette
Street, 10th floor, Baltimore, Maryland 21202 weekdays, 9 a.m.-4 p.m. Eastern
Standard Time (EST). The RFP can also be obtained from DHCD’s website at:
www.dhcd.baltimorecity.gov
• Site Inspections
The Site is open for inspection and on Tuesday, May 14, 2019 Wednesday, June 12, 2019, 10-11 a.m.
(EST) we will have team members available at the site. If access to the site is required, please contact
Howard Tutman at 410-396-4111.
• Pre-Proposal Conference
An RFP Conference will be held on Tuesday, April 30, 2019, at 3 p.m. (EST) in the 3rd Floor
Conference Room, 417 East Fayette Street. If special accommodations are required to participate in
the Conference, please contact Teresa Stephens at (410) 396-4111 at least two (2) business days in
advance.
• Questions and Inquiries
Written questions and inquiries will be accepted from Respondents but must be submitted by
Thursday, May 9, 2019, at 3 p.m. (EST). Please direct questions to
teresa.stephens@baltimorecity.gov.
• Revisions and Addenda
Should it become necessary to revise any part of this RFP or provide additional information necessary
to adequately interpret the provisions and requirements of this RFP, an Addendum to the RFP shall
be provided to all Respondents who picked up the RFP in person and provided their contact
information. DHCD will also appropriately update the web version of the RFP should any such revision
or addenda be necessary. Because DHCD may not have contact information for Respondents who
choose to acquire the RFP from the DHCD website, it is recommended that such entities review
subsequent postings periodically to maintain current information about the offering.
• Deadline
The deadline for receipt of proposals is 4 p.m. (EST) on Tuesday, July 23. Proposals will be dated and
time stamped upon submission and a receipt will be provided. DHCD will not accept proposals after
the deadline. Use of the U.S. Postal Service, private delivery companies or courier services is
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
undertaken at the sole risk of the Respondent. It is the Respondent’s sole responsibility to ensure
that the proposal is in the possession of the issuing office by the deadline.
• Submitting Responses to RFP
All proposals must be delivered with the accompanying $250 fee made payable to the Director of
Finance to:
Department of Development
Department of Housing & Community Development
417 East Fayette Street, Room 1001
Baltimore, Maryland 21202
ONE (1) ORIGINAL PLUS EIGHT (8) COPIES TOTALING NINE (9) SUBMISSIONS OF EACH PROPOSAL
(BOUND IN A LOOSE-LEAF NOTEBOOK TO LIE FLAT WHEN READ. PLEASE INCLUDE A CD with the
entire proposal scanned. ALL PROPOSALS MUST HAVE A TABLE OF CONTENTS AND EACH SECTION
TABBED.
• Incurring Expenses
The City of Baltimore shall not be responsible or pay for any cost(s) incurred by any Respondent in
preparing and submitting a proposal or requested supplemental information in response to the
RFP.
• Public Information Act Notice
DHCD commits to handling all information regarding financial assets and holdings of Respondents in
strictest confidence. Respondents should give specific attention to identifying any additional portions
of their proposals that they deem to be confidential, proprietary or trade secrets and provide any
justification why such material should not be disclosed by DHCD under the Maryland Public
Information Act SS 1-601 et seq. of the State Government Article, Annotated Code of Maryland upon
request by the public.
• Compliance with the Law
By submitting an offer in response to this RFP, the Respondent selected for award agrees that it will
comply with all Federal, State, and City laws, rules, regulations and ordinances applicable to its
activities and obligations under this RFP.
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
EXHIBIT A – DEVELOPER INFORMATION
A.1 RESPONDENT INFORMATION
Name of Respondent:
Address:
Contact Person:
Telephone Number:
Fax Number:
Please be advised that The Department of Housing and Community Development will use the above
contact information to keep the Respondent informed about the RFP process, to schedule oral
presentations to the Review Panel or community groups, to make any requests for additional information
and notifications regarding selection.
A.2 TYPE OF ORGANIZATION
Type of Organization (i.e. partnership, joint
venture, corporation, limited liability company,
not-for-profit organization, etc.)
A.3 PRINCIPALS
If entity is a joint venture please provide principals for each entity. If entity is a not-for-profit organization
please provide a list of the officers of the Board of Directors. Use other sheets as necessary.
Principal Name Title/Position Home Address % Interest
Principal Name
Title/Position
Home Address
% Interest
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811 W. Lanvale Street
A.4 DEVELOPMENT TEAM MEMBERS AND CONSULTANTS
Please provide name, address, telephone and fax. If not yet selected or not applicable, mark “N/A.”
Architect:
Marketing Agent:
Engineer:
Legal:
General Contractor:
Other:
A.5 DISCLOSURES
Please identify any business entity or organization in which the Respondent is or was formerly a principal
partner, managing member or otherwise owned or controlled more than 50% of the shares or assets of
such entity/organization and which has owned or operated residential property in the last five years in
Baltimore City and elsewhere.
BUSINESS ENTITY NAME
RESPONDENT’S ROLE or POSITION
Check the boxes below regarding each individual and/or business entity buyer and any of the business
entities listed above:
1. Party in a pending lawsuit. Yes No
2. Conviction or pending case for fraud, bribery or grand larceny. Yes No
3. Conviction or pending case for arson. Yes No
4. Indicted for or convicted of any felony within the past 10 years. Yes No
5. Adjudged bankrupt, either voluntary or involuntary, within the past 10 years. Yes No
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
6. Unpaid delinquent taxes, municipal liens, and/or outstanding judgments. Yes No
7. Declared in default of a loan or failed to complete a development project. Yes No
8. Failed to complete or currently in violation of a Land Disposition Agreement or other agreement
involving the City of Baltimore. Yes No
9. Own a property which currently has a Vacant House Notice or other housing code violation in
Baltimore City or elsewhere. Yes No
10. Failed to obtain required building permit for work performed. Yes No
11. Failed to register a currently owned, non-owner occupied dwelling unit in Baltimore City as required
by Baltimore City Code Art. 13 § 4. Yes No
12. Failed to comply with inspection and/or registration requirements under the Maryland Lead Law.
(Maryland Code: Environment § 6-801 - 6-852; Article 48A §734-737; Real Property § 8 - 208.2) Yes
No
If the answer to any of the above is yes, please provide a full explanation including as appropriate for each
case (1) date, (2) charge, (3) place, (4) court, (5) action taken and (6) current disposition. Attach
documentation, as necessary.
A.6 CERTIFICATION
Please note: If the Respondent is a joint venture, this certification form A.6 must be signed by an officer of
each entity composing the joint venture.
I ____________________________________________________________________ am an officer
authorized to make a binding contractual commitment for the Respondent. I have received, read and
understand the provisions of this Request for Proposals (RFP). I acknowledge that failure to disclose a
material fact or to misrepresent a fact can result in disqualification of the development proposal from
further consideration. I certify that all information contained in this response to the RFP, including but not
limited to, the disclosure information above is true and correct to the best of my knowledge and belief.
I understand by signing this form in conjunction with a response to this RFP, that the City may, at its
choosing, conduct a check with Dun and Bradstreet and other credit verification or similar agencies.
I understand that the City is not obligated to pay, nor will it in fact pay, any costs or losses incurred by the
Respondent at any time, including, but not limited to, the cost of: (1) any prior actions by the Respondent
in order to respond to the RFP, and/or (2) any future actions by the Respondent in connection with any
negotiations between the Respondent and the City, including, but not limited to, actions to comply with
requirements of The Department of Housing & Community Development, the City or any applicable laws.
I agree that I will not enter into, execute or be a party to any Covenant, Agreement, Lease, Deed,
Assignment or Conveyance, or any other written instrument which restricts the sale, lease, use or
occupancy of the property or any part thereof, upon the basis of race, color, religion, sex, or national
origin and will comply with all Federal, State, and local laws, in effect from time to time, prohibiting
discrimination or segregation and will not discriminate by reason of race, color, religion, sex or national
origin in the sale, lease, use or occupancy of the property.
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
Dated:
______________________________________________________________________________________
Signature:
___________________________________________________________________________________
Title:
______________________________________________________________________________________
Respondent Entity:
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
EXHIBIT B – SITE MAP AND ADDRESSES
B.1 PROPERTY ADDRESSES
Parcel
Site Control
Block Lot
811 West Lanvale Street
City of Baltimore
0411 022
Lot Size – 35,000 Square Feet
B.2 SITE MAP
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
EXHIBIT C – FINANCIAL
C.1 DEVELOPMENT BUDGET
Item
Amount
Per Unit
Per Square Foot
Acquisition Costs
Acquisition
Closing Costs
Acquisition Subtotal:
Construction Costs
Demolition
Site Work
Structures
Profit and Overhead
Performance/Payment Bond
Hard Cost Contingency (10%)
Hard Cost Subtotal:
Soft Costs
Architectural Costs (Incl.
Engineer)
Architectural Construction Admin
Architectural Reimbursables
Legal
Accounting
Marketing Analysis
Appraisal
Environmental Testing
Surveys
Permit Processing Fees
Taxes/Assessments/Utilities
Title and Insurance
Security
Inspections
Soft Cost Contingency
Soft Cost Subtotal:
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811 W. Lanvale Street
Financing
Interest
Loan Origination
Financing Subtotal:
Developer Fee
Construction and Acquisition
Period Total:
C.2 SOURCES AND USES
Sources
Including, but is not limited to, all applicable items listed below:
Amount
Respondent Equity – Cash – List by source and provide terms
Respondent Equity – Other – List by source and provide terms
Private Debt - List by source and provide terms
Public Debt - List by source and provide terms
Other Public Support - List by source and provide terms
Other (Specify):
Overhead
Total
Sources
Uses
Including, but not limited to, all applicable items listed below:
Acquisition
Hard Costs
Soft Costs
Total
Uses
Net
Please provide supportive documentation for all Sources. Cost estimates should correspond with Exhibit
C.1 above.
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
EXHIBIT D – PROPERTY DISCLOSURES AND EXPERIENCE
EXHIBIT D.1 OWNED PROPERTY DISCLOSURE FORM
List all properties owned or sold within the past five years in Baltimore City and elsewhere by
Respondent and business entities identified in Exhibit A. Use additional sheets as necessary.
ADDRESS
Include Zip Code
PROPERTY OWNER'S
NAME(S)
Currently Owned? If no, enter
year sold.
Yes No
Year Sold:
Yes No
Year Sold:
Yes No
Year Sold:
Yes No
Year Sold:
Yes No
Year Sold:
Yes No
Year Sold:
EXHIBIT D.2 SUMMARY OF DEVELOPMENT EXPERIENCE
Principal Whose Experience is Described Below: _______________________________
Please describe either most recent projects, or those you feel are most comparable to the project to
which you are responding. Please use this form to describe as many projects as you wish, use additional
sheets as necessary.
Project 1
Project 2
Project 3
Project Name, if any:
Address:
Role:
(i.e. managing partner; limited partner;
LLC member; general contractor;
architect; lawyer; investor; consultant)
Type of Project:
(i.e. 1-4 family homes; multifamily
rental; coop or condo; commercial)
Number of Buildings:
Number of Residential Units:
Sq. Ft. of Commercial Space:
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
Project 1
Project 2
Project 3
Construction Cost:
Total Development Cost:
Start Date:
Completion Date (actual or estimated):
Current Status:
(i.e. predevelopment; in construction
____ % complete)
Public Sector Involvement, if any:
(Provide name of Program & Agency,
name and current phone of reference.)
Construction Lender:
(Provide name of institution and name
and current phone number of
reference.)
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REQUEST FOR PROPOSALS
811 W. Lanvale Street
Application for Lease
IMPORTANT NOTICE: Only not-for-profit organizations are eligible to submit the Application for Lease.
Not-for-profit applicants must complete the entire application if applying for a municipal lease award.
Applicants interested in a municipal lease should include ALL documents listed below:
 Federal 501C3 determination letter (IRS)
 State MD Corporate Charter filing
 State MD Good Standing Certificate
 State MD Charity Registration
 Corporate By-laws
 BOD list with bio’s
 Annual Budget (actual) listing donations, funders or grants received, any fundraising activity or earned
income and all costs including program expense, salaries, administrative costs, maintenance fees and
maintenance/facility costs
 6 months of bank records showing income & expense and any audits performed in the last 2 years
 Proof of payroll payment and payroll tax filings
 Letters of Support from partners/recipients or community stakeholders
 Copies of any licenses, certifications or accreditations currently held, or applied for, and necessary for
operation of the program – (Please list all)-
 Sustainability Plan – (Please provide detail on your organization’s plan for environmental, community and
financial sustainability.)