Riverfront Development

To view the RFP for Developer Qualifications, please click here.

 

Questions regarding this RFP should be submitted in writing to Harry Schmidt, via email to hschmidt@cityofpascagoula.com, by June 8, 2012, no later than 4:00pm CDT.  All questions and responses will be listed below.

 

Click here to view a survey of the “Platt” portion of the Redevelopment site.

 
 
 

Question 1:

 

Please more fully describe the space requirements of the potential anchor tenant.

 

Answer 1:

 

  • Office space for 600 professional “business office” employees at approximately 175 square feet per person
  • Multiple conference room facilities with varying seating capacity, ranging from 6 to 50 people.  50 person conference room would be 1 per building.
  • Lobby area at entrance level only
  • Multiple hard wall offices and cubicle workstations with a 10:1 cubicle to office ratio
  • Sheetrock interior walls, suspended ceilings, solid core doors, carpet, and tile
  • Most offices will range in size from 140 to 150 square feet
  • Cubes will generally measure 6 feet by 8.5 feet
  • Executive offices for one to two Vice Presidents at approximately 250 to 300 square feet
  • Complete IT infrastructure with multiple data rooms on opposite ends of the floor
  • Two data outlets per cubicle and two data outlets per office
  • Multiple “break rooms” – space to house microwaves, refrigerators, coffee pots, and vending machines
  • Access to freight elevator and loading dock with levelers, overhead doors, and dock bumpers

 
 
 

Question 2:

 

What is city/Mississippi Gulf Coast Regional Wasterwater Authority’s future stategy for the wastewater treatment plant?

 
Answer 2:
 
The wastewater facility is owned and operated by the Jackson County Utility Authority.  The Authority is currently taking steps to assess any impact on the neighboring properties and is developing strategies to minimize and mitigate any possible effects towards neighboring properties.  The facility is also currently assessing the long-term viability of the existing site.  If a treatment plant is constructed on a new site, some type of lift station would remain on the existing property.
 
 
 
Question 3:
 
How will the city owned garage function within the proposed development?
 
Answer 3:
 
The City owned garage was built to support the Riverfront Development project.  There are no current long-term use commitments in place on the garage.
 
 
 
Question 4:
 
How is garage use designated? Can it be subdivided/secured? Who will own new spaces contemplated to be added by the development?
 
Answer 4:
 
The existing garage will be free public parking as required by the grant which paid for its construction.  Additional floors constructed would likely be owned by the City of Pascagoula.
 
 
 
Question 5:
 
What entities comprise Front Street Properties, LLC?
 
Answer 5:
 
Front Street Properties, LLC is comprised of two local businessmen, James Platt and Marshall Smith.
 
 
 
Question 6:
 
What parcels of land are owned by COP and FSP?
 
Answer 6:
 
The property delineations are illustrated on page 3 of the RFP, in Attachment B, and on the survey of the “Platt portion of the Redevelopment site” linked at www.cityofpascagoula.com/riverdevelopment.
 
 
 
Question 7:
 
What is the intent of the phrase (Implementation paragraph page 10) “without limitation…. assisting individual tenants in securing financing”?
 
Answer 7:
 
The Authority is merely stating that the developer will own the building and be responsible for the use of the building, including securing tenants.  The developer will not be xclusively responsible for securing financing for tenants.
 
 
 
Question 8:
 
What site assessments, i.e., wetlands delineation, environmental, etc., have been completed?
 
Answer 8:
 
A complete Phase 1, Phase 2, and Phase 3 Environmental process was completed on the City of Pascagoula portion of the site.
 
 
 
Question 9:
 
What does the Management paragraph (page 11) contemplate regarding the existing infrastructure installed by the COP and any new infrastructure added as apart of the new development? Will all be maintained by the COP?
 
Answer 9:
 
Existing infrastructure such as roads, sewer, water, and stormwater will be maintained by the City.  Additional such infrastructure, if included in a dedicated public right-of-way, would typically be maintained by the City.
 
 
 
Question 10:
 
What are the expectations for financial capacity and liquidity in order to be considered a qualified proposer?  A qualified developer must demonstrate the ability to secure comprehensive financing from a first tier lender both for construction and initial operating expenses.
 
Answer 10:
 
What if audited financial statements are not available for the proposer/submission? We will accept the financial statement submitted, and lean more heavily on information from
the construction and initial operating financing source and the terms of same.
 
 
 
Question 11:
 
How will the confidentiality of the financial statements and the other proprietary information, e.g. sources of debt and equity, be maintained?
 
Answer 11:
 
A comprehensive confidentiality agreement stating: (1) the names of individuals who would have access to review the information; (2) the method in which the information will be maintained and distributed; and (3) that we will either return the financial documents or have them destroyed (at the discretion of the proposer), will be executed by the Chairman of the Pascagoula Redevelopment Authority prior to the opening of the proposals.  A copy of this executed document will be furnished to the proposer upon request.  Only two members of the board will be designated to review the financial data, and they will provide a summary assessment to the entire board and staff.
 
 
 
Question 12:
 
Is the second deposit requirement of $50K refundable if the tenant leases are available but the market studies and financial underwriting prevent the necessary financing strategy from being achieved?
 
Answer 12:
 
Yes
 
 
 
Question 13:
 
If selected, can the initial $50K deposit be carried over as the deposit for the MOU stage?
 
Answer 13:
 
No
 
 
 
Question 14:
 
How will the third tier deposit ($450K) be calculated?
 
Answer 14:
 
The third tier deposit is 40% of 6% of the cost of construction less deposits paid to date.
 
 
 
Question 15:
 
Can the third tier deposit be paid at closing of the ADC loan?
 
Answer 15:
 
That may be negotiated.
 
 
 
Question 16:
 
What if the bridging documents are not necessary or if the scope of architectural services required for the developer to complete necessary design transition can be minimized such that the cost for architectural “bridging” activity would be less than the calculation shown?
 
Answer 16:
 
That may be negotiated.  A successful proposal will contemplate a vibrant riverfront area, consisting of a large office site and mixed use development, containing residential, retail, and dining options.

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