Submission Requirements
To be considered for selection, respondents must submit a completed response to FMA for the RFREP by 3:00 p.m. Eastern Time, February 1, 2022. Failure to provide the requested information may be grounds for rejection of the Proposal. Failure to submit all information requested may result in the respondent receiving a lowered evaluation. Submittals that are substantially incomplete or lack key information may be rejected by the FMA. Mandatory requirements are those required by law or regulation or are such that they cannot be waived and are not subject to negotiation.
Respondents must provide ONE UNBOUND ORIGINAL, TEN BOUND copies of their submittal to the FMA, and ONE electronic version on Compact Disc (CD) as a single PDF file (to the extent possible). Flash drives or other memory media are NOT acceptable as the contents may be inadvertently altered during review. Proposals may be sent via U.S. Mail, overnight delivery services, or hand delivery. Hand deliveries will be accepted by appointment only and must be scheduled by 5:00 p.m. Eastern Time, January 31, 2022. To schedule a hand delivery, please call (757) 251-2747.
Responses shall be prepared simply and economically, providing a straightforward, concise description of the proposed redevelopment(s). Emphasis should be placed on completeness and clarity of content. Each copy of the submission should be bound or contained in a single volume where practical. All pages of the submission should be numbered.
Completed and sealed proposals should be delivered to:
Attn: Director of Real Estate
Fort Monroe Authority
20 Ingalls Road
Fort Monroe, VA 23651
Evaluation Criteria
The FMA is looking for respondents with a vision that contributes to the revitalization of this historic mixed-use community through use and adaptive reuse of existing buildings and/or new construction. Although respondents are welcome to provide more information than requested below, each respondent will be evaluated on the minimum following criteria:
Statement of Interest
For the FMA to evaluate the respondent’s area of interest for the property, the submission shall provide a narrative of the respondent’s proposed use of the property and any relevant information for how the developer will incorporate the property into the historic fabric of the community.
Experience of the Respondent
Respondents may be individuals, organizations, or teams with appropriate experience in the use and adaptive reuse of historic buildings and demonstrated success in creating vibrant mixed-use communities. Respondents shall provide a brief history of each of the team members, including a listing of key personnel that will be working on the Fort Monroe opportunity. If a respondent is proposing a team, the respondent shall describe any experience with team members on other projects. Prior experience with other team members is preferred but not required as part of the evaluation.
Experience with Reuse of Historic Properties
The respondent shall provide no more than five representative projects that demonstrate the respondent’s experience with renovation and rehabilitation of historic properties, including the mitigation of any potential adverse effects to historic fabric. A brief narrative and representative photos and/or plans should be provided in each profile.
Experience with Rehabilitation Tax Credits
If the respondent intends to pursue federal and/or state rehabilitation tax credits, respondent shall provide no more than five representative projects where the respondent successfully received federal or state historic tax credits. A brief narrative and representative photos and/or plans should be provided in each profile, unless the project profiles are included as part of a previous response.
Conceptual Site Plan
The response must include a conceptual site development plan that contains sufficient detail to clearly define the scope and nature of the proposed redevelopment and reuse of the site.
Conceptual Building Designs
The response should include building sketches and conceptual building plans or other illustrative material that clearly shows the desired finished product, and the uses of the building.
CAM
The respondent must acknowledge responsibility for CAM fees established by the Declaration.
Off-Site Utility Improvements
If respondent intends to perform any off-site improvements, the scope of the offsite improvements should be detailed in the response.
Conceptual Development Schedule
Development scheduling and phases of construction including engineering, design, permitting, and rehabilitation/construction will be critical to the FMA in terms of matching various development projects on the property. The response should include a conceptual development schedule and phasing if proposed.
Estimated Construction Costs
The response should include estimated construction costs by development component and any phasing of construction, if applicable.
Preliminary Pro Forma
Responses must include preliminary pro forma that delineates, at a minimum, the intended sources of funding, and the anticipated development/construction cost. The pro-forma should evidence adequate cash-flow to establish and maintain a capital reserve fund for future investments.
SWaM Certification Information and Contractor/Supplier Diversity Plan
Respondents must provide SWaM certification information on all SWaM team members. All respondents must describe initiatives and plans to maximize the portion of development expenditures going to SWaM businesses.
Visitor Experience
Fort Monroe currently attracts thousands of visitors each year and that number is expected to increase. The Commonwealth and NPS have developed a concept entitled “One Fort Monroe” which seeks to provide a consistent visitor experience regardless of property ownership lines. The goal of the redevelopment is to improve and enhance the One Fort Monroe experience for all visitors, residents and tenants. Redevelopment proposals should state their understanding and plans to seamlessly integrate redevelopment into the existing community.
Historic Preservation
The vast majority of the buildings offered in this RFREP are listed as contributing to the NHL at Fort Monroe. The preservation and maintenance of these contributing structures and viewsheds is the highest priority of the FMA. Avoiding any adverse effect to historic elements and viewsheds is a priority and any proposed redevelopment will be evaluated for the potential adverse impact to the NHL. Respondents are encouraged to repair or restore deleted historic features or elements to the buildings. Proposals must demonstrate exemplary stewardship of historic physical and natural resources. The Design Standards provide minimums that must be reflected in any successful proposal.
Economic Sustainability
One of the principal purposes for offering properties for redevelopment is to identify developers with the passion and financial capability to assist the FMA in the financial support of the preservation and maintenance of the contributing and non-contributing buildings at Fort Monroe. If the FMA is successful in executing long-term ground leases with one or more developers, the expenses transferred to the private developers will allow the FMA to allocate resources to preserving and maintaining historic elements and providing public access to elements such as the stone fortress and the public open spaces. Lease rental payments, CAM fees and infrastructure improvements will assist in the reallocation of FMA resources to items with public enhancements for visitors, tenants and residents. Responses must clearly describe the amount and nature of property improvements, any proposed off-site improvements and any revenue payments to the FMA.
Economic Impact to the City of Hampton and Hampton Roads Region
With the decommissioning of Fort Monroe as an active Army installation in September 2011, approximately 500 jobs at Fort Monroe were permanently eliminated and 3,300 jobs were relocated to Fort Eustis and other military installations. While the majority of the jobs remained in the region, the loss of 3,800+ jobs at Fort Monroe had a significant impact on the businesses in Phoebus and the surrounding community of Hampton. The primary role of the FMA as the LRA for Fort Monroe is to reduce and eventually eliminate the adverse economic impact to the City and the surrounding region resulting from the closure of Fort Monroe. Any development proposal must contribute to the positive economic impact to the FMA, City, Hampton Roads region, and Commonwealth. Respondents are encouraged to estimate the amount of temporary and permanent direct and indirect job creation that would result from their project.
Executive Orders 24 and 45
Among the objectives listed in EO 24 was “to position the Commonwealth of Virginia to be a leader in Resilience Technology”. Redevelopment proposals must demonstrate the understanding of the requirements for development in the 100- year floodplain and demonstrate incorporation of the Governor’s goal of Virginia being a leader in resilience technology.