RFP-Mulberry Street Properties

REQUEST FOR PROPOSAL
MULBERRY STREET
PROPERTIES
BALTIMORE, MARYLAND 21201
Issue Date: May 23, 2008

Proposals Due: 12:00 noon (EST) September 22, 2008
Issued by the City of Baltimore Development Corporation
On behalf of the Mayor and City Council of Baltimore
City of Baltimore Development Corporation
Mulberry Street Properties - Request for Proposal
Issue Dates: May 23, 2008
Official copies of this Request for Proposal (RFP) are available on the BDC web site at
www.baltimoredevelopment.com. Prospective Respondents who have received this RFP
from the BDC web site or any other source should immediately contact the BDC and
provide their name, mailing and e-mail addresses in order that amendments to the RFP or
other communications may be sent to them. Any prospective Respondent who fails to
notify BDC with this information assumes complete responsibility in the event that they do
not receive communications from BDC prior to the RFP due date.
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Table of Contents
Page
Introduction………………………………………………………. 4
I. Site Description............................................................................... 6
II. Intent of Offering ............................................................................ 7
III. Standards and Controls ................................................................... 9
IV. Proposal Content............................................................................. 10
V. Submission Requirements............................................................... 14
VI. Award Procedures........................................................................... 16
VII. Evaluation Criteria .......................................................................... 17
VIII. Schedule of Events.......................................................................... 18
IX. Rights Reserved and Administrative Information .......................... 18
X. Exhibits .......................................................................................... 21
Exhibit A Site Location Map
Exhibit B Vicinity Map
Exhibit C Westside Progress Status Map
Exhibit D 410 and 422 W. Mulberry St.: Block Plat, Real Property
Data and Photos
Exhibit E 213 W. Mulberry St and 210 W. Pleasant St.: Block Plat,
Real Property Data and Photos
Exhibit F Capitol Investment in Project Area
Exhibit G Market Center Urban Renewal Plan
Exhibit H Memorandum of Agreement for the WestSide
Exhibit I Commitment to Comply Form: MBE/WBE Program
Exhibit J Baltimore City Residents’ First Hiring Agreement
Exhibit K Development Budget Example
Exhibit L Sources and Uses Statement
Exhibit M 10-Year Operating Proforma
Exhibit N Disclosures
Exhibit O Certifications Forms
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INTRODUCTION AND BACKGROUND
In 1999, the Baltimore Development Corporation (BDC) commissioned a study of the

downtown’s Westside, the former retail heart of the City (Refer to Exhibit A). Convinced that
the area, surrounded by vital urban neighborhoods and districts, such as the University of
Maryland and Medical System campus, and Seton Hill, Mount Vernon, the Central Business
District (CBD), Charles Center and the major sports complex including M & T Stadium (Ravens
Football) and Camden Yards Stadium (Orioles Baseball), was poised for a return from over
twenty years of disinvestment, a major rebirth of urban vitality was predicted.
The result of the 2000 study, The Westside Strategic Plan, was the formulation of a new vision,
named The Westside Initiative. This vision included an urban, mixed-use neighborhood core
containing ample opportunities for residential and business uses. The value of many historically
important structures as well as opportunities for new creative development is recognized in the
Plan. The Westside Initiative is a major redevelopment project that will bring over $1 billion in
private and public investment to revitalize this once thriving retail district into a mixed-use
community of residential, office, retail, institutional, and cultural uses.
Since the inception of the Westside Initiative, significant projects (Refer to Exhibit C) have been
developed including: The France-Merrick Performing Arts Center, including restoration of the
historic Hippodrome Theater; Centerpoint, a one square-block mixed-use development,
incorporating historic restoration and new infill development with market rate apartments and
first floor retail space; Camden Court Apartments, a 221-unit market rate building; The Atrium
at Market Center; a former Hecht’s Department Store apartment conversion; and The Barenburg
Building, a historic rehabilitation with first floor retail space; The former Stewart’s Department
Store; a historic rehabilitation, world headquarters for Catholic Relief Services. Recently
completed projects in the Westside include; The Zenith, a 191-unit luxury residential tower; The
Abell Building, a 35-unit historic restoration; and The Rombro Building, 17-unit condominium
conversion, the Hilton Baltimore Convention Center Hotel (756 rooms) is scheduled for
completion in August 2008.
In the center of the excitement and energy generated by the Westside Initiative, the world
renowned Lexington Market serves as a strong anchor. In existence for 226 years, Lexington
Market has adapted to the changes around it, not only surviving, but thriving in this new
neighborhood.
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The City of Baltimore, the State of Maryland, Bank of America, the University of Maryland,
Baltimore (UMB), the University of Maryland Medical System (UMMS), the Harry and Jennette
Weinberg Foundation, and many private sector companies and individuals committed significant
resources towards continued progress of the Westside Initiative. Among those investments is the
State, City and private partnership that completed the renovation of the historic Hippodrome
Theater as a world-class performing arts venue.
UMB is continuing its expansion and investment in new facilities including their new
Administration Building, while UMMS continues construction on the Ambulatory Care Facility-
-together they form University Center at the western boundary of the Westside Initiative.
The Market Center Urban Renewal Area is within the geographic area described as the Westside
Initiative, an area roughly bounded Chase Street to the north; Cathedral and Liberty Streets to the
east; Pratt and Camden Streets to the south; Martin Luther King Jr. Boulevard to the west.
The objectives of the Market Center Urban Renewal Plan (Refer to Exhibit I) are as follows: 1)
to make possible public and private partnerships; 2) to maximize the public transportation
system; 3) to acquire certain properties for assemblage as feasible redevelopment parcels; 4) to
remove blighting influences, uses, or development in non-compliance of the Renewal Plan; 5) to
assure consistent harmonious development; 6) to identify parcels of land which are available for
redevelopment and to provide standards and controls for their redevelopment; 7) to establish a
positive and identifiable image for the Project Area; 8) to encourage private investment, and to
increase the stability of property values; 9) to provide for adequate vehicular and pedestrian
circulation, public transportation and parking; 10) to enhance the environment with public
improvements; 11) to encourage the preservation of existing historic and/or architecturally
significant buildings and streetscapes; and 12) to encourage small, diverse, locally-owned
businesses.
The Sites offered for redevelopment under this Request for Proposal (RFP) are within the Market
Center Urban Renewal Area and in the immediate proximity of noteworthy developments,
planned, already under construction, or completed. The Sites offered, therefore, provide a
special opportunity for developers to participate in one of downtown Baltimore’s most
significant revitalization efforts.
The redevelopment site is adjacent to two nationally recognized historical districts: Seton Hill to
the north and Mount Vernon to the east.
Seton Hill is an urban, mixed-income, neighborhood well-known for its quiet and intimate
characteristics. Because of the limited commercial amenities and traffic throughout the
neighborhood, Seton Hill presents a safe, desirable, and attractive neighborhood for its residents.
It is a predominately residential area signified with pedestrian-scaled rowhomes and short
pedestrian-friendly blocks. Seton Hill is anchored to the south by Saint Mary’s Seminal Chapel,
the first significant Gothic Revival church in the United States and Seton Park, an urban park
currently being updated through a master planning process. In order to maintain its identifying
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character, Seton Hill will be preserved and strengthened as a quiet, intimate, and low-density
neighborhood.
Like Seton Hill, Mount Vernon is also an historical residential, urban neighborhood identified
architecturally as having an eclectic type of building styles and uses throughout the entire
district. Mount Vernon has numerous cultural institutions, pedestrian-scaled rowhomes and
short pedestrian-friendly blocks. Mount Vernon is also well-known for its classical public
squares in Mount Vernon Place, recognized by its classical design anchored by the nation’s first
monument to George Washington. This cultural district shows the cohesive interaction of
commercial, institutional, residential and religious and historic uses which provide special
character to this neighborhood.
I. SITE DESCRIPTION
The subject Sites (Refer to Exhibits D and E) offered under this Request for Proposal (RFP)
consists of disposition lots and portions of disposition lots as defined by the Market Center
Urban Renewal Plan as follows:
Site A – Portion of Disposition Lot #9 and Disposition Lot #10 includes:
• 422 W. Mulberry Street, Ward 17, Section 08, Block 561, Lots 04-11 (Refer to
Exhibit D). Property land area = ± 6,972 SF on a 56’ x 124’-6” site, Zoned B-5-1,
improved by a paved surface parking lot [this parcel is surface parking currently
leased by PMS Parking, Inc].
The City acquired the Property through a tax inquisition in May, 1990 for $12,000.
The property was appraised by Concord Appraisal Company in April 2008 for
$570,000 and by Woodley Appraisal Group in March, 2008 for $380,000. The
appraisals will be available for review, but not distribution.
This property is subject to the decision making process in the Westside Strategic Plan
and is not subject to the review of the Maryland Historical Trust.
• 410 W. Mulberry Street, Ward 17, Section 08, Block 561, Lots 1-3 (Refer to Exhibit
D). Property land area = ± 12,588 SF site, Zoned B-4-2, improved by a paved surface
parking lot [This parcel is surface parking currently leased by PMS Parking, Inc].
The City acquired the Property through a tax inquisition in May, 1990 for $145,000.
The property was appraised by Concord Appraisal Company in April 2008 for
$818,000 and by Woodley Appraisal Group in March, 2008 for $690,000. The
appraisals will be available for review, but not distribution.
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Site B – Portion of Disposition Lot #22 includes:
• 213 W. Mulberry Street, Ward 04, Section 02, Block 578, Lot 29 (Refer to Exhibit
E). Property land area = ± 1,080 SF on a 15’-6” x 70’ site, Zoned B-4-2, unimproved.
The City acquired leasehold interest in the Property in a tax sale in July 2005. The
Property is subject to an annual ground rent; $75 payable April 1st and October 1st.
• 210 W. Pleasant Street, Ward 04, Section 02, Block 578, Lot 58 (Refer to Exhibit
E). Property land area = ± 403 SF on a 15’-6” x 26’ site, Zoned B-4-2, unimproved.
The City acquired leasehold interest in the Property in a tax sale in September 2005.
The Property is subject to an annual ground rent; $75 payable April 1st and October
1st. This property is subject to the decision making process in the Westside Strategic
Plan and is not subject to the review of the Maryland Historical Trust.
213 W. Mulberry Street and 210 W. Pleasant Street were appraised by Colliers Pinkard in
July, 2006 for $30,000 (for both lots) and by Woodley Appraisal Group in May, 2006 for
$58,000.
In addition to Disposition Lots 9, 10 and 22 noted above, Developer may include adjacent,
privately acquired parcels in their proposal response, if the project will be enhanced. The
Developer should not expect the City to acquire any additional properties, if included in the
proposal response.
II. INTENT OF OFFERING

The City of Baltimore Development Corporation (BDC), on behalf of the Mayor and City
Council of Baltimore (the “City”), is seeking proposals from qualified developers for new
construction in; Offering #1, Portion of Disposition Lots #9 and Disposition Lot #10 and
Offering #2, a portion of Disposition Lot #22. The City seeks proposals for mixed-use
projects in accordance with objectives and goals as stated herein, as well as the rules and
regulations for standards and controls established by the City. (See Standards and Controls,
Section III.)
The goals of the City in offering these Sites for sale include, but are not limited to, the
following:
• The Site is offered in “as-is” condition.

• The City is seeking a fee simple or leasehold interest (as applicable) sale of the Site(s) to
the developer(s).
• Respondents may submit proposals for a single Site or both Sites indicated below;
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O Site A – 410 and 422 W. Mulberry Street

O Site B – 213 W. Mulberry Street and 210 W. Pleasant Street
• Uses which include, or are supportive of, the Westside Strategic Plan are encouraged.
• The City anticipates completion of redevelopment of the Site(s) within twenty-four (24)
months following disposition of the property(ies).
• Reliance on public funds is discouraged and subsidies by the City should not be
anticipated.
MBE/WBE Participation
It is the policy of the City that minority and women individuals and minority and women
business enterprises should have maximum opportunity to participate in any and all
components of the development, including but not limited to ownership, financing, design,
construction, management, operations, and employment after project completion.
In consideration for receiving fiscal assistance from or through the City of Baltimore, a
developer or business covenants and agrees to comply with Article 5, Subtitle 28 of the
Baltimore city Code (2000 Edition) regarding participation by Minority Business Enterprises
(MBE) and Women’s Business Enterprises (WBE) in its development of a project.
Purchaser covenants and agrees to use all reasonable good faith efforts to meet the MBE and
WBE participation goals for this project.
Please see Exhibit I, the “Commitment to Comply” Form. Minority and women’s business
enterprises must be certified by the City of Baltimore. This certification is done by:
Mr. Thomas B. Corey, Chief

Minority and Women’s Business Opportunity Office
City Law Department
Room 101, City Hall
100 North Holliday Street
Baltimore, Maryland 21202
(410) 396-4354
Inclusionary Housing
It is the policy of the City that all individuals should have opportunity to participate in housing
within the City. The City of Baltimore seeks to promote and encourage construction of
housing units that provide affordable ownership and/or affordable rents.
In consideration of receiving public subsidy towards the development of housing on the offered
sites, a developer may be required to provide a portion of housing units complying with Article
13, Subtitle 2B Inclusionary Housing Requirements of the Baltimore City Code, the text of
which can be found at:
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http://cityservices.baltimorecity.gov/charterandcodes/Code/Art%2013%20-%20Housing.pdf
III. STANDARDS AND CONTROLS

A. Proposed development must respect the character of the WestSide neighborhood as a
mixed-use neighborhood with an emerging residential and cultural use identity.
Sensitivity to adjacent residential blocks is expected. Development must comply with the
Market Center Urban Renewal Area Plan as amended.
B. The Site may contain environmental hazards that will need to be remediated by the
developer prior to redevelopment. Neither BDC nor the City makes any representation,
guaranty, or warranty concerning any site conditions, including the possible presence of
environmental hazardous materials. All properties will be offered in “as is” condition.
C. Off-street parking must be provided or identified for the project in sufficient amount to at
least adequately support the proposed uses and will need to be addressed with sensitivity
to the existing buildings and to the surrounding neighborhood. The design/layout of any
off-street parking areas, driveways, or entrances/exits shall be reviewed by the Planning
Department, Site Plan Review Committee and approved by BDC.
D. The Sites are located; in a B-5-1 (422 W. Mulberry) and in a B-4-2 (410 W. Mulberry St.,
213 W. Mulberry St., and 210 W. Pleasant St.) Zoning Districts. Any proposed uses that
are not permitted in these zoning categories would require approval from the Mayor and
City Council of Baltimore.
E. Any loading and maneuvering of service vehicles and all other related service activities
necessary to the development shall be accommodated within lot lines. Any lane closures
necessary for staging or hoisting shall be done according to City of Baltimore regulations.
All service areas shall be adequately screened from view at street level and from residential
units.
F. All mechanical equipment (including those on rooftops), television antennas, satellite

dishes, or other communications antennas visible from site-adjacent streets shall be
screened from view.
G. No exterior public pay telephones shall be installed on any portion of the Sites without
prior approval by BDC.
H. No storage of materials, refuse, garbage, unlicensed vehicles, etc., shall be permitted to

remain outside structures, except as allowed by Baltimore City Regulations. All dumpsters
shall be screened from view at all times.
I. All land not covered by structures shall be landscaped with lawn, ground cover, shrubs,
trees, paving or appropriate pedestrian walkways and/or amenities.
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J. If applicable, exterior building materials should be compatible with and reflect the
characteristic materials and features of surrounding buildings and as required by the Market
Center Urban Renewal Area Plan. Materials conveying permanence, such as, masonry, are
strongly encouraged.
K. Building design must adhere to all Federal, State and local ordinances and the Americans
with Disabilities Act, as modified from time to time. Developers shall comply with all
applicable zoning and building codes now in effect.
L. No buildings, structures or parking areas shall be constructed over an easement within the
Site without the prior written consent of BDC, the Director of Planning and the Director of
Public Works.
M. All plans and specifications for alteration must be submitted to and approved by BDC prior
to submission to the City for permit.
N. The selected developer(s) shall be responsible for obtaining at its sole cost, all permits,
zoning appeals, subdivisions, approvals, engineering and environmental studies as required.
Any costs of appraisals, surveys, legal descriptions and any other typical development “soft
costs” shall be borne by the Developer(s).
IV. PROPOSAL CONTENT

Proposals should provide a clear and concise demonstration of the respondent’s capability
to satisfy the requirements and objectives of this RFP. Proposals should not be elaborate or
costly, but should be prepared in a professional manner. Unique capabilities or advantages
of the respondents should be clearly stated in the proposal. Proposals may include any
background or other supporting information that the respondent feels necessary, and must
include at a minimum the response requirements listed in this RFP.
BDC will not be limited solely to the information provided by the respondent. Additional
information or modifications to proposals may be requested from any prospective developer.
Respondents are required to submit a separate proposal for each of the two offerings
they wish to acquire, with the following information in sufficient detail to enable BDC to
give consideration to the proposal. Each proposal will be reviewed based on the merit
of the individual proposal. Such information should include, but not necessarily be
limited to:
A. Table of Contents. Proposals must include a table of contents referencing each of the
sections listed below. All sections must be tabbed for quick reference.
B. Executive Summary. The proposal must begin with a two-page maximum executive
summary which clearly and concisely summarizes the content of the proposal;
including project name; name(s) of proposed owner(s) and proposed ownership
structure; names of all project team members and expertise of the team, management
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structure, specific recommendations for the Site including project description (i.e.,
office, residential, parking, hotel, mixed-use; build-to-suit, speculative or pre-leasing
commitments; size/density; project phasing).
C. Project Team /Corporate Information.
1. Organizational Chart. An organizational chart of the potential respondent’s team

is to be submitted, including a) the names and roles of all participating firms; b)
names and roles of all key personnel within each firm; and c) how the firms relate to
one another.
2. Company Profile: The potential respondent will submit a general company profile
of each firm on its team. Information provided should include, but not be limited
to, number of years in business, principals of the firm, number of employees, a brief
history of the firm, and target markets. The respondent must be licensed and
registered as required by the Laws of the State of Maryland and shall submit proof
of current licensing and/or registration, upon request.
3. Key Personnel. Resumes of the project team, including the developer, architect,
engineers of all appropriate disciplines, general contractor and/or construction
manager and real estate professionals, environmental consultants and other
professional consultants. Resumes should include a description of experience. Do
not provide resumes of all employees, but rather those key people who will be
intimately involved with the project such as: Principal in Charge, Project Architect,
Project Manager, Design Engineers, Field Superintendent, etc.
4. Minority and Women Participation. Statement describing the minority and

women participation in the development team and a list of minority and women
owned businesses and contractors who will be requested to bid on this work.
Indicate the individual responsible for adherence to MBE/WBE goals. Refer to Intent
of Offering, Section II: MBE/WBE Participation of the RFP for details. Submit the
Commitment to Comply with the City of Baltimore’s Minority and Women’s
Business Enterprise Program (See Exhibit I, Commitment to Comply).
5. Baltimore City Residents’ First. Submit the Baltimore City Residents’ First
Hiring Agreement Certification Statement (see Exhibit J, Baltimore City Residents’
First Hiring Agreement).
6. Relevant Project Experience. Detailed narrative statement describing the previous

experience of the respondent and project team, especially with regard to projects that
are relevant to the development proposed and emphasizing aspects in which the
developer’s qualifications are believed to be exceptional or unique.
7. Project Examples. A list of examples of relevant projects undertaken by respondent,

including dollar value of the development, the project manager’s name, address and
telephone number.
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8. References. Provide a minimum of 3 references – including the name, address, and

current telephone number of the responsible person who may be contacted.
References must be provided for each project listed in the proposal; other references
may also be submitted.
9. Workload. Provide a brief summary of current and projected workload for the
duration of the proposed project.
10. Financial Capabilities. Respondents must provide documentation of their financial

capabilities to complete the project. Non-publicly traded companies or entities must
submit audited financial statements for the most recent fiscal year end.
If the proposal is submitted by an active business, financial statements for the

business should be submitted. If the creation of a new business is proposed,
financial statements are required from any persons or business entities being relied
upon to provide funds or guarantees for the project, whether as investments or
loans, should be provided. If BDC requires additional financial information in
order to evaluate a proposal, the respondent will be contacted.
Note: Due to the sensitive nature of financial statements, it is sufficient to provide

one copy only in the original proposal. BDC will keep these confidential to the
extent permitted by law.
D. Proof of Insurance. Submit proof of current insurance coverage. Selected developers

at its sole cost and expense shall procure and maintain Commercial General Liability
Insurance in an amount of not less than One Million and 00/100 Dollars ($1,000,000)
combined single limit per occurrence and Three Million and 00/100 Dollars
($3,000,000) in the aggregate. The insurer shall have an A.M. Best’s rating of A: VII,
or if not rated with Best, an insurer with minimum surpluses the equivalent of Best’s
size VII, and licensed/approved to do business in the State of Maryland.
During the Right-of-Entry Agreement term, the insurance shall protect the developer
and City against any and all claims. Such insurance shall name the “City, its elected
and appointed officials, its municipal agencies and departments, its employees,” as
additional insured. The developer shall furnish the City with a Certificate of Insurance
and with a copy of the additional insured endorsement affecting coverage required
prior to the issuance of the Agreement. Additional insurance requirements are also
provided in the Agreement.
E. Development Plan. The respondent shall state, in a clear concise manner, its
approach for development of the Site(s) including, but not limited to, the following:
1. Schematic Plans, including a site plan showing location of structures, public use
space, ingress and egress, parking, service areas, etc. In addition, typical floor
plan(s) and front, side and rear elevations of structures should be included.
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2. Proposed Marketing Plan for the office, residential, restaurant, retail space, etc.
If there are potential tenants, provide names with supporting letters, if available.
3. Comment on obstacles, concerns and issues the team sees that may arise during
design and development and recommendations for handling such obstacles,
concerns, and issues.
F. Development Schedule for completing the entire development process (financing,

design and construction period), proposed phasing plan and anticipated occupancy
date. This should be provided in a graphic or chart format.
G. Financial Information for the entire develop of the Site(s); a complete development
budget, a pro-forma showing all revenues, expenses, and debt service related to the
operation of the Site(s); and projected annual return to the Developer. Respondents
must disclose whether they are developing for a fee with the intent of conveying the
finished project to a third party owner or whether the developer will hold the property
for income purposes.
If the proposed development is for a fee, the third party owner must be identified. In
either event, all associated fees paid to the developer must be disclosed.
If applicable, respondents must disclose all fees for management of the completed
project components and the entity to whom those fees are paid.
Financial information must be provided in the following format:
• Development Budget inclusive of all hard and soft costs. (Refer to Exhibit K)
• Sources and Uses Statement clearly identifying the amount and terms of debt and
equity financing by funding source. If applicable, disclose any sale or “take-out” of
the project by a third party prior to year ten and terms of that sale. (Refer to Exhibit
L).
• 10-Year Operating Proforma, if applicable showing all revenue sources, expense

line items, deductions from revenue such as vacancy and collection losses, and debt
service. Include all assumptions for revenue and expense increases (Refer to
Exhibit M).
H. Statement of Financial Feasibility. A narrative statement explaining why the proposed

use is economically feasible, including the market assumptions that support revenue
projections.
I. Economic Benefits. Provide a detailed, but concise, overall description as to how the
award of the Site will benefit the economy of the City of Baltimore and the Westside.
In particular, jobs to be created for City residents, City tax dollars to be generated and
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contracting opportunities for City businesses. List the number of full-time jobs and full-
time equivalent jobs by type (such as, construction, office workers, restaurant, sales,
management, maintenance, etc.) with estimated annual salaries.
J. Evidence of Financing. Evidence of financing and/or explanation of intended

financing which supports the Sources and Uses Statement. Term sheets or commitment
letters from funding sources should be included, if available.
K. Purchase Terms/Land Value. A detailed narrative clearly indicating the proposed

purchase price terms, and any and all conditions thereon. Proposals which indicate a
purchase price less than the lowest appraised value of each property must provide
justification of how the land value was derived and the assumptions underlying the
value.
L. Litigation and Outstanding Liabilities. The proposal must include a section that lists
all current litigation, if any, for all firms on the team in addition to any outstanding
liabilities that might affect the development of the proposed project. Please indicate
any litigation, past or present, with the City of Baltimore (Refer to Exhibit N).
M. Developer Default, Bankruptcy, Criminal Indictments. Provide a list of any project

on which the respondent, and its parent company or any member of its team has
defaulted or declared bankruptcy and an explanation of each given detailed
information regarding any criminal indictments or felony convictions (Refer to Exhibit
N).
N. Addenda. Provide copies of all addenda indicating receipt by signature and date.
V. SUBMISSION REQUIREMENTS & PROPOSAL ACCEPTANCE/REJECTION

BDC will not be limited solely to the information provided by the respondent, but may
utilize other sources of information useful in evaluating the capabilities of the respondent.
A. Closing Date
The closing date for receipt of proposals is 12:00 noon (EST) on September 22,
2008. Respondents who submit their proposals by mail or delivery service should
allow sufficient mailing and delivery time to ensure receipt by the Issuing Officer by
the time and date stated above. Submissions received after the submission date and
time will be marked “rejected” and will not be reviewed.
B. Original and Number of Copies.
Submit one (1) original plus nine (9) copies totaling ten (10) submissions of each
proposal. The original must be marked on the front cover. All submissions must be
bound to lay flat when read and binders may not exceed 2 ½”.
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Provide individual or corporate financial information in the original copy only.
NOTE: Please provide both a hard copy and electronic copy on disk for all financial
information including Development Budget, Sources and Uses Statement, and 10-Year
Operating Proforma in Excel format.
C. Where to Submit Proposals
All proposals, whether mailed or hand delivered, must be received by the Baltimore
Development Corporation by the submission date.
Each submission must include a $250 non-refundable fee payable to the City of
Baltimore Development Corporation. Submissions which do not include the fee
will be returned and marked “rejected”. Proposals should be mailed or submitted
to:
M. J. Brodie, President
c/o Kathy A. L. Robertson, Director of the Westside Initiative
36 South Charles Street, Suite 1600
Baltimore, MD 21201
D. Proposal Acceptance
• Proposals must be submitted to the Issuing Officer in sealed envelopes or

packages and clearly marked as to their contents.
• To be considered, respondents shall submit a complete, written response to this

RFP, including any addenda issued in response to questions and inquiries.
Responsive Proposals are those which comply with all aspects of the RFP
regarding the method and timeliness of submission, proposal content,
conformance to the requirements of the RFP and program goals, and the ability of
the respondent to achieve those goals.
• Oral, fax, telegraphic, electronic mail or mail-gram proposals will not be

accepted.
• Proposals or unsolicited amendments to proposals arriving after the closing date

and time will not be accepted.
• Failure to submit the proposals in the manner described above will result in the
proposal being rejected as unresponsive.
• Each Site submission will be evaluated separately from any other submission by
the same respondent.
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VI. AWARD PROCEDURES
• Community Participation. Respondents may be required to make a presentation at a

mutually convenient time to groups representing communities adjacent to the Site to
obtain the community’s comments prior to final approval by the Baltimore
Development Corporation. Presentation meetings will be arranged by the Baltimore
Development Corporation. The respective community associations and stakeholders
may submit for consideration written comments regarding the proposed developments
to the Baltimore Development Corporation within 10 working days after review of the
proposals.
• Advisory Panel. BDC may convene an advisory panel to evaluate the proposals. The
panel could include members of the BDC Board of Directors and staff, representatives
from other city and state agencies, community representatives, and subject experts.
• Oral Presentations. Developers submitting proposals may be required to make oral

presentations to the Advisory Panel, BDC staff and/or BDC Board of Directors (or any
Committee thereof) for purposes of clarifying their proposal. Oral presentations will be
held at the BDC offices. Only those respondents who are short listed, based on the
initial proposal evaluation, will be requested to attend an Oral Presentation.
• Exclusive Negotiating Privilege Agreement. The Mayor and City Council, acting
through BDC, will issue an Exclusive Negotiating Privilege (ENP) to the selected
respondent setting out specific requirements and deadlines for fulfilling said
requirements of this RFP. A minimum $500 fee (based on total building square feet)
will be charged at execution of this Agreement. If negotiations have not been
completed within one hundred eighty (180) days of the effective date, then the ENP
shall expire; provided, however, that BDC may extend that time period if both parties
find that negotiations are proceeding satisfactorily. Should the parties fail to agree upon
a contract within a reasonable time, BDC, at its sole discretion, may cancel negotiations
with the first selected respondent and proceed with the next acceptable respondent, re-
solicit for new proposals, or abandon the RFP process.
• Right-of-Entry Agreement. BDC may issue a Right-of-Entry Agreement (ROE) to the

selected respondent setting out specific requirements and deadlines for fulfilling said
requirements of this RFP. within thirty (30) working days following the date of the
written notice of the award. A $200 fee will be charged at execution of this
Agreement for each ninety (90) day term, for the right of the selected developer, its
employees, agents, and representatives, entry into and upon the Property for the
purposes of generating information on the Property to include, but not be limited to:
• Environmental Baseline Analysis of the Property for hazardous materials

• Site surveys, plats and re-subdivisions, as applicable
• Soil boring data and analysis
• A/E studies for proposed rehabilitation and/or new construction
16
• Land Disposition Agreement (LDA) and Board of Estimates Approval. After

successful completion of the ENP period, the City will enter into a disposition
agreement setting forth the terms and conditions of the sale and development. Final
acceptance of any proposal and disposition of the property is subject to the approval of
the Board of Estimates of Baltimore City.
• Development Oversight. The selected Developer must agree to the review and
guidance of BDC and the Department of Planning in the preparation of plans for
renovations and/or new construction in conformance with the Zoning Ordinance,
Market Center Urban Renewal Plan, subdivision requirements, and other applicable
codes and ordinances of the City of Baltimore.
VII. EVALUATION CRITERIA

1. Degree to which the proposal addresses the RFP’s Intent of Offering, Submission
Requirements, and Standards and Controls.
2. Scope and quality of the development in terms of design, construction, timing, and
impact on the surrounding community.
3. Financial benefits to the City and State, including but not limited to the purchase price
or lease terms, jobs retained and created, incremental tax revenues, and the degree to
which the project will stimulate additional development.
4. The developer’s experience in planning, financing, constructing, marketing and

managing projects similar in size and scope to the proposed project, along with a
satisfactory record of past performance of the Development Team. The necessary
technical capability, training and experience of staff assigned to performing all aspects
of the RFP and contract requirements.
5. The developer’s ability to provide or obtain sufficient financial resources to start and
complete the project in accordance with the proposed development schedule.
6. Inclusiveness and participation by MBE/WBE (Minority Business Enterprises/Women

Business Enterprises) firms in any and all components of the development, including but
not limited to ownership, financing, pre-development, construction, management, and
operations. Commitment to comply with Article 5, Subtitle 28, 2000 Baltimore City
Code – Baltimore City’s Minority and Women’s Business Enterprise Program.
17
VIII. SCHEDULE OF EVENTS:

Date of Issue: May 23, 2008
RSVP due for Pre-Proposal Conference: June 9, 2008
Pre-Proposal Conference: [at Sites] June 13, 2008
• 410-422 W. Mulberry Street: 1:30 p.m.

• 213 W. Mulberry Street and 210 W. Pleasant Street: 2:15 p.m.
BDC response to Pre-Proposal Conference questions: June 20, 2008

Due date for all written questions: July 21, 2008
BDC response to written questions: August 4, 2008
Proposals Due: September 22, 2008, 12:00 noon
Developer Oral Presentations (if applicable): November, 2008
Selection of Developer: January, 2009
Please note above dates and times are subject to change.
IX. RIGHTS RESERVED AND ADMINISTRATIVE INFORMATION
A. Rights Reserved By BDC
• Should it become necessary to revise any part of this RFP, provide additional
information necessary to adequately interpret provisions and requirements of this RFP,
or respond to written inquiries concerning the RFP, BDC reserves the right to issue an
Addendum to the RFP to all respondents who received the initial RFP.
• BDC reserves the right to extend the Submission Date by a reasonable time.
• BDC reserves the right in its sole discretion to recommend the award of contract(s)
related to this RFP based upon the written proposals received by BDC without prior
discussion or negotiation with respect to those proposals. All portions of this RFP will
be considered to be part of the contract and will be incorporated by reference. Any
contract awarded in connection with the RFP will be subject to approvals as required by
City law, including the final approval by the Board of Estimates of Baltimore City.
• As part of the evaluation process, BDC 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.
• BDC 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
18
reasons; and 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.
• BDC reserves the right to accept or reject any and all proposals, at its sole discretion,
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 BDC and the City of Baltimore.
• BDC reserves the right to request additional information from any or all prospective
developers, if necessary, to clarify that which is contained in the proposals.
B. Administrative Information
• Issuing Office. This RFP is issued by the City of Baltimore Development

Corporation (BDC) on behalf of the Mayor and City Council of Baltimore.
• Pre-Proposal Conference. A Pre-Proposal Conference will be held on June 13,

2008 starting at 1:30 p.m. in accordance with the schedule indicated in Section
VIII: Schedule of Events. Attendance is not mandatory. However, information
presented may be valuable in the preparation of proposals, and all interested
Respondents are urged to attend. Respondents are limited to no more than three (3)
representatives per team. If you plan to attend, you must notify BDC before 12:00
PM (noon) on June 9, 2008
• Questions and Inquiries. Questions and Inquiries, both verbal and written, will be
accepted from Respondents attending the Pre-Proposal Conference. Responses to all
substantive questions at the Pre-Proposal Conference will be distributed to all
recipients of the RFP on or before June 20, 2008.
Questions apart from the Pre-Proposal conference must be in writing. A summary of

all substantive questions and answers will be distributed to all Respondents receiving
the RFP and indicated in the RFP Log Book. Questions and inquiries should be
directed to Kathy A. L. Robertson with the Issuing Office. The closing date for
submitting written questions is 4:00 p.m. on July 21, 2008. Responses to all
written questions received will be distributed to all recipients of the RFP on or
before August 4, 2008.
19
• Public Opening of Proposals. Proposals will not be opened publicly.
• Incurring Expenses. Neither the City of Baltimore nor BDC shall be responsible for
any cost incurred by any respondent in preparing and submitting a proposal or
requested supplemental information in response to the RFP.
• 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 and the contract.
20
X. EXHIBITS
Exhibits follow. These exhibits are for information purposes only and bind neither the City
nor BDC.
Exhibit A Site Location Map

Exhibit B Vicinity Map
Exhibit C Westside Progress Status Map
Exhibit D 410 and 422 W. Mulberry St.: Block Plat, Real Property Data and Photos
Exhibit E 213 W. Mulberry St and 210 W. Pleasant St.: Block Plat, Real Property
Data and Photos
Exhibit F Capitol Investment in Project Area
Exhibit G Market Center Urban Renewal Plan
Exhibit H Memorandum of Agreement for the WestSide
Exhibit I Commitment to Comply Form: MBE/WBE Program
Exhibit J Baltimore City Residents’ First Hiring Agreement
Exhibit K Development Budget Example
Exhibit L Sources and Uses Statement
Exhibit M 10-Year Operating Proforma
Exhibit N Disclosures
Exhibit O Certifications Forms
The Westside Strategic Plan is a separate document which may be obtained on the BDC
website at www.baltimoredevelopment.com.
END OF RFP TEXT
G:\WPDOCS\John.Thompson\N Howard St-West\W Mulberry St 410-422\RFP\Mulberry St Properties RFP 080523.doc
21
Mulberry Street Properties – Request for Proposal
Exhibit A
22
G:\WPDOCS\John.Thompson\N Howard St-West\W Mulberry St 410-422\RFP\Mulberry Street Properties RFP Final\Mulberry St Properties RFP
FINAL Exhibits A-C 080523.doc
Site Location Map

23
Exhibit B
24
Vicinity Map
25
Exhibit C
26
Westside Progress Status Map
27
Exhibit D
28
FINAL Exhibits D-F 080523.doc
Site A: 410 and 422 W. Mulberry Street
29
30
31
410 W. Mulberry Street SITE CONDITIONS viewed from south side of Mulberry Street
410 W. Mulberry Street SITE CONDITIONS viewed from east side of Eutaw Street
32
422 W. Mulberry Street SITE CONDITIONS viewed from south side of Mulberry Street
422 W. Mulberry Street SITE CONDITIONS viewed from Jasper Street
33
Exhibit E
34
Site B: 213 W. Mulberry Street and 210 W. Pleasant Street
35
36
37
213 W. Mulberry Street (unpaved)
38
Exhibit F
39
Existing Capital Investment in the Project Area
St. James Place

Renaissance Place, LLC rehabilitated
422-424 N. Howard St., a contributing
historic building in the Market Center
Historic District in accordance with
National Park Service Standards with
approximately 1,900 square feet of first
floor retail space and twenty-five (25)
market rate apartments.
The non-contributing building at 418-

420 N. Howard Street was demolished
and replaced with a landscaped
courtyard as an amenity for the adjacent
residential units and retail space.
Phase One of the $7.28 million project completed construction in December 2007 and is
currently leasing at a rate above proforma.
Phase Two of the project will include new construction at 418-420 N. Howard Street which will
be redeveloped as approximately 16-24 residential units and 2,000 square feet of first floor retail
space. The rear courtyard will remain assessible to both buildings.
40
The Congress Apartments
The developer, Struever Brothers Eccles and Rouse,

describes the former Congress Hotel as the once
grande dame of Baltimore. Today the property has
been developed into 36 one- and two-bedroom
market-rate apartments and 8,500 square feet of
office/retail space. Funding for the $50 million
project was provided, in part, by the Downtown
Partnership of Baltimore, the Maryland Historical
Trust and through the use of Historic Tax Credits.
The structure, circa 1905, has been nominated for

designation as an historic place with the Baltimore
City Commission for Historical and Architectural
Preservation (CHAP) and with the National
Register. The project was completed in March 2003.
39 West Lexington
Southern Management
Corporation converted the
BG&E headquarters at 39 W.
Lexington Street into a luxury
residential building,
welcoming tenants in early
2008 to the 181 apartments.
Ranging from Studio to 2-
bedroom lofts, the
neoclassical 22 story building
is finished with a marble clad
two-story entry lobby, and a
24-hour front desk and
concierge. Amenities include
business center, lounge and
limousine available for tenant
use.
41
Additional Private Market Investment in the Westside
Through the efforts of The Mayor and City Council of Baltimore, significant private
investment is being brought to the 400 and 500 Blocks of N. Howard Street. On behalf of
The Mayor and City Council, BDC has entered into Exclusive Negotiating Privilege with
two development teams,
The 400 Block of N. Howard Street
400 and 402 N. Howard Street
400 and 402 N. Howard Street will be developed by P & D Realty beginning construction in
2008, with retail on street level and apartments on upper floors.
42
408 through 416 N. Howard Street, existing conditions
408 through 416 N. Howard Street will be developed by

the Mayfair Development Group, LLC
with retail at street level and apartments on upper levels.
43
300 W. Franklin St. and 506 N. Howard (Mayfair Theater)

Existing conditions
Archive photo, corner of Franklin and Howard Streets

Source: Baltimore Then and Now, Alexander D. Mitchell IV, Thunder Bay Press 2002
44
300 W. Franklin St. and 506 N. Howard (former Mayfair Theater).

Mayfair Development Group will renovate the three structures to restore vibrancy to
the corner of Franklin and Howard Streets.
45
Exhibit G
46
FINAL Exhibits G-J 080523.doc
EXHIBIT G
MARKET CENTER URBAN RENEWAL PLAN
The Market Center Urban Renewal Plan text is available as a

download from The Baltimore Development Corp. website, at
http://www.baltimoredevelopment.com/files/pdf/MktCntrURP_rev.pdf
47
48
49
50
Exhibit H
51
MEMORANDUM OF AGREEMENT FOR THE WEST SIDE
52
53
54
55
56
57
58
Exhibit I
59
60
COMMITMENT TO COMPLY
WITH THE
MINORITY AND WOMEN'S BUSINESS ENTERPRISE PROGRAM
OF THE CITY OF BALTIMORE
In consideration for receiving fiscal assistance from or through the City of Baltimore, the Developer
covenants and 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 its development of the project known as __________________________________________. Developer
covenants and agrees to use all reasonable good faith efforts to meet the overall MBE participation goal and
the overall WBE participation goal for the project. The dollar amounts of the overall MBE goal and the
overall WBE goal will be calculated using the following percentages:
MBE 27%
WBE 10%
Prior to the commencement of construction, Developer agrees to submit to the City written documentation,
including executed contracts, service agreements, or utilization commitment forms which shall identify the
particular minority and women's business enterprises (i) contracting directly with the Developer, or (ii)
subcontracting with prime contractors who have contracted directly with the Developer. The executed
contracts, service agreements, or utilization commitment forms submitted to the City shall specify the dollar
value of the participation, the type of work to be performed, and such other information as may be
reasonably required by the City.
In the event that after reasonable and good faith efforts to meet the goals, Developer is able to demonstrate
to the satisfaction of the City that sufficient qualified and willing MBE's and WBE's are unavailable in the
market area of the project as defined by City law, then the Developer may request a waiver or reduction of
the MBE and/or WBE goals.
61
The City's Minority and Women's Business Opportunity Office (MWBOO), or its successor, is designated
to administer the provisions of the law on behalf of the City. Developer shall comply with the rules and
regulations of the MWBOO or its successor in meeting the requirements of the law.
THE UNDERSIGNED DO SOLEMNLY DECLARE AND AFFIRM THAT THEY ARE AUTHORIZED
TO MAKE THIS COMMITMENT.
FOR: ___________________________________
BY: ____________________________________
BY: ____________________________________
DATE: _________________________________
________________________________________________
Chief, Minority and Women's Business Opportunity Office
Anticipated Starting Date of Construction
Date: _______________________________
Revised 2/05
62
Exhibit J
63
Exhibit J
BALTIMORE CITY RESIDENTS’ FIRST HIRING AGREEMENT
Baltimore City Residents’ First
Baltimore City Residents’ First is designed to create opportunities for businesses that receive municipal contracts to
access qualified City job seekers to meet their workforce needs. The initiative will also ensure that City dollars
contribute to the local economy and improve the lives of employable City Residents’.
Baltimore City Residents’ First meets business development needs by helping employers save time and money in the
recruitment process. This service also offers businesses customized training resources that build worker pipelines for
hard-to-fill job vacancies, and provides easy access to tax credit programs that supports investments in the City’s
growth. Every year, hundreds of area employers tap the Mayor’s Office of Employment Development’s resources to
assist their expansion efforts. We look forward to serving you as well.
Instruction Sheet
1. Complete the Baltimore City Residents’ First Certification Statement contained below and submit it with your
Proposal.
2. Contact the Mayor’s Office of Employment Development (MOED) at the contact below, immediately after being
awarded a Contract to schedule a meeting. MOED will assist you with your employment plan, discuss other services
provided by MOED, and explain the employment report requirements. You will not receive payment under the
Contract until MOED verifies that the meeting has been scheduled.
Rosalind Howard or Susan Tagliaferro

Mayor’s Office of Employment Development
3001 East Madison Street
Phone 443-984-3014. • Fax 410-361-9648
rhoward@oedworks.com
stagliaferro@oedworks.com
or
BCRF@oedworks.com
3. Complete the Employment Reports as requested on June 30th and December 31st during each and every year of the
Contract and at the end of the Contract and submit to:

3001 E. Madison Street
or
BCRF@oedworks.com
4. The City will not release a final payment or any and all retainage held by the City, if applicable, until the
Employment Reports are submitted.
The Mayor’s Office of Employment Development provides businesses with a pipeline

of qualified, skilled job candidates and supports businesses in retaining and developing their employees. We offer
customized workforce solutions including outreach and recruitment, applicant prescreening, assessment and testing
services, tax credit information, human resources support and training funds for new or existing employees.
Training funds are available through several programs.
64
Customized Training is a business-driven program that helps companies train and hires people to fit their job-specific
needs. Business Services recruits and pre-screens training applicants. The available positions must be full-time and
meet minimum salary requirements. Companies accepting Customized Training grants must agree to hire successful
participants. The training can be employer-based, on-the-job, or offered by qualified vendors.
Maryland Business Works enables small businesses and/or companies in high-growth industries to upgrade the skills
of their existing employees. Businesses can access up to$25,000 to support their staff development needs. This
incumbent worker funding encourages promotion, creates additional job opportunities and improves worker retention
by increasing employee skill levels. Funding is limited and is available on a first-come, first-served basis.
MOED works closely with other local, state and federal agencies to promote the link between the city’s workforce and
economic development initiatives.
For Further Information Contact:
Rosalind Howard or Susan Tagliaferro

3001 East Madison Street
Phone 443-984-3014. • Fax 410-361-9648
rhoward@oedworks.com
stagliaferro@oedworks.com
or
BCRF@oedworks.com
65

Certification Statement
Contract Title: 410-422 W. Mulberry Street Development (or 213 W. Mulberry Street Development)
Number: N/A
Contracting Agency: Baltimore Development Corporation
Proposal Due Date: August 22, 2008
To promote the commitment to utilize Baltimore City Residents’ First to meet its employment needs, all businesses
awarded contracts, franchises and development opportunities with the City of Baltimore, shall comply with the terms
of the Executive Order as described in the Proposal. Under this agreement, Contract awardees will complete and
submit this certification statement with the Proposal.
Excluded from this Executive Order are professional service contracts, emergency contracts, and contracts for
$24,999.00 or less.
I, _______________________________, representing ___________________________

(Name/Respondent) (Company/Corporation)
Certify that this Contract representative will schedule a meeting with the Mayor’s Office of Employment Development
within two weeks of award to share the workforce plan for this Contract. In addition, if there is a need for additional
employees, I agree to interview qualified Baltimore City Residents’ First. I agree to submit an Employment Report
indicating the number of total workers and number of City Residents’ on payroll as of June 30th and December 31st
during each and every year of the Contract and at the end of the Contract as a condition of release of a final payment
or any and all retainage.
Name: ________________________________
Title:_______________________________
Signature: _____________________________ Date: ____________________
Telephone: ____________________________ Email: ____________________
66

Employment Report
(Do not submit with Proposal)
The following information is hereby submitted by the undersigned as its Employment Report for the period: (please
circle one)
December 31, 20__ June 30, 20___ End of Contract Date________________
Position City
Residents
Total
Workers
Electricians Plumbers, Pipefitters and Steamfitters
Iron Workers, Structural and Reinforcing Carpenters
Cement Masons Laborers
Power Equipment Operators Brick Masons
Cement Finishers Concrete Workers
Food Service Workers Transportation Workers
Managers Clerical
Other-Specify Other-Specify
Name_______________________________Signature:________________________
Title:_______________________________ Date:____________________________
Telephone:___________________________ Email:___________________________
67
Issue Date: May 23 2008
Exhibit K
67
FINAL Exhibit K- M 080523.doc
Exhibit K
Development Budget Example Amo Amo

unt unt
Per
Sq
Ft
Acquisition
Hard Costs/ Trade Breakdown
Including, but is not limited to, all applicable items listed below:
Demolition
Landscaping/ Site Work
Concrete
Masonry, pointing, waterproofing, cleaning
Rough Carpentry
Finished Carpentry
Roofing
Insulation
Doors, frames, hardware
Windows and glazing
Drywall and plastering
Ceramic tile
Finished Flooring
Painting
Kitchen cabinets, medicine cabinet
Appliances
Heating and ventilation
Plumbing
Electrical
Other
Subtotal
General conditions
Overhead
Contingency (Indicate Contingency as Percentage of Hard Costs
_____ %)
Total Hard Costs

Soft Costs
including, but not limited to, all applicable items listed below:
Appraisals
Surveying
Architect and Engineer
Legal and accounting
Permits and Fees
68
Promotion and advertising
Construction Interest
Construction loan closing costs
Property taxes during construction
Expenses during lease-up
Lease commissions
Permanent loan closing costs
Development fees
Other (Specify)
Contingency (Indicate Contingency as Percentage of Soft Costs
_____ %)
Total Soft Costs
Total Hard and Soft Cost
Respondent may substitute a different form or spreadsheet for this Exhibit, or reformat this document as
needed, providing that all of the above information is included.
69
Exhibit L
70
Exhibit L
Sources and Uses Statement
Sources Amo
Including, but be not limited to, all applicable items listed unt
below.
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):
Total Sources
Uses
Including, but be not limited to, all applicable items listed
below.
Acquisition
Hard Costs
Soft Costs
Total Uses
Net
71
Provide supportive documentation for all Sources including Letters of Commitment from lending
institutions, bank statements, etc.
Cost estimates should correspond with Form B above.
respondent may substitute a different form or spreadsheet for this Exhibit, or reformat this
document as needed, providing that all of the above information is included.
72
Exhibit M
73
Exhibit M
Operating Pro Forma Example
Y Y Y Y Y Y Y Y Y Y
e e e e e e e e e e
a a a a a a a a a a
r r r r r r r r r r
1 2 3 4 5 6 7 8 9 1
0
Revenue
Residential Rent
Commercial Rent
Parking Income
Other Revenue (specify):
Total Gross Revenue
Deductions from
Revenue
Vacancy Losses
Collection Losses
Other Deductions
(specify):
Total Effective
Revenue
Expenses
Real Property Taxes
Personal Property Taxes
Parking Taxes
Payroll and Fringe
Benefits
Repairs and Replacements
Management Fee
Utilities
Security
Other Mgmt Costs
(specify):
Other Expenses (specify):
Total Expenses
74
Net Operating Income

Debt Service
First Mortgage (Lender:
_____________________
__)
Second Mortgage (Lender:
_____________________
__)
Other Debt Service
(Lender:
_____________________
__)
Total Debt Service

CASH FLOW
Please provide an attachment including summary of any assumptions including rent per month per
unit size, vacant allowance, inflation rates, etc.
75
Exhibit N
76
FINAL Exhibit N-O 080523.doc
Exhibit N
DISCLOSURES
Has any principal identified in this form or any corporation or organization in which this
principal is or was formerly a principal partner, managing member or otherwise owned or
control more than 10% of the shares or assets of a corporation, been the subject to any of the
following?
1. Pending judgments, legal actions and/or orders of satisfaction? Yes No
2. Been convicted or pending case for fraud, bribery or grand larceny? Yes No
3. Been convicted or pending case for arson? Yes No
4. Adjudged bankrupt, either voluntary or involuntary, within the past 10 years? Yes
No
5. Indicted for or convicted of any felony within the past 10 years? Yes No
6. Unpaid taxes or liens? 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
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.
77
Exhibit O
78
EXHIBIT O
CERTIFICATION FORM
(two pages)
Please Note: If the bidder is a joint venture, this Certification Form 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 acknowledge that failure to disclose a material fact or to misrepresent a fact can result
in disqualification of the bid from further consideration. I certify that all information
contained in this bid, 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 this proposal, that the City of
Baltimore Development Corporation (BDC) may, at its choosing, conduct a check with
Dun and Bradstreet and other credit verification or similar agencies.
I understand the BDC is not obligated to pay, nor will it in fact pay, any costs or losses
incurred by the bidder at any time, including, but not limited to, the cost of: (1) any
prior actions by the bidder in order to make this proposal, (2) any future actions by the
bidder in connection with any negotiations between the bidder and BDC, including, but
not limited, actions to comply with requirements of BDC, 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.
79
Dated:_______________________________
Signature:_______________________________
Title:_______________________________
Respondent Entity:_______________________________
80
END OF RFP
(LEFT INTENIONALLY BLANK)
81

RFP-Mulberry Street Properties

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RFP-Mulberry Street Properties

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REQUEST FOR PROPOSAL

Issue Date: May 23, 2008

INTRODUCTION AND BACKGROUND

In 1999, the Baltimore Development Corporation (BDC) commissioned a study of the

Site A – Portion of Disposition Lot #9 and Disposition Lot #10 includes:

Site B – Portion of Disposition Lot #22 includes:

II. INTENT OF OFFERING

• The Site is offered in “as-is” condition.

O Site A – 410 and 422 W. Mulberry Street

Mr. Thomas B. Corey, Chief

III. STANDARDS AND CONTROLS

F. All mechanical equipment (including those on rooftops), television antennas, satellite

H. No storage of materials, refuse, garbage, unlicensed vehicles, etc., shall be permitted to

IV. PROPOSAL CONTENT

C. Project Team /Corporate Information.

1. Organizational Chart. An organizational chart of the potential respondent’s team

4. Minority and Women Participation. Statement describing the minority and

6. Relevant Project Experience. Detailed narrative statement describing the previous

7. Project Examples. A list of examples of relevant projects undertaken by respondent,

8. References. Provide a minimum of 3 references – including the name, address, and

10. Financial Capabilities. Respondents must provide documentation of their financial

If the proposal is submitted by an active business, financial statements for the

Note: Due to the sensitive nature of financial statements, it is sufficient to provide

D. Proof of Insurance. Submit proof of current insurance coverage. Selected developers

F. Development Schedule for completing the entire development process (financing,

Financial information must be provided in the following format:

• 10-Year Operating Proforma, if applicable showing all revenue sources, expense

H. Statement of Financial Feasibility. A narrative statement explaining why the proposed

J. Evidence of Financing. Evidence of financing and/or explanation of intended

K. Purchase Terms/Land Value. A detailed narrative clearly indicating the proposed

M. Developer Default, Bankruptcy, Criminal Indictments. Provide a list of any project

V. SUBMISSION REQUIREMENTS & PROPOSAL ACCEPTANCE/REJECTION

B. Original and Number of Copies.

Provide individual or corporate financial information in the original copy only.

C. Where to Submit Proposals

• Proposals must be submitted to the Issuing Officer in sealed envelopes or

• To be considered, respondents shall submit a complete, written response to this

• Oral, fax, telegraphic, electronic mail or mail-gram proposals will not be

• Proposals or unsolicited amendments to proposals arriving after the closing date

VI. AWARD PROCEDURES

• Community Participation. Respondents may be required to make a presentation at a

• Oral Presentations. Developers submitting proposals may be required to make oral

• Right-of-Entry Agreement. BDC may issue a Right-of-Entry Agreement (ROE) to the

• Environmental Baseline Analysis of the Property for hazardous materials

• Land Disposition Agreement (LDA) and Board of Estimates Approval. After

VII. EVALUATION CRITERIA

4. The developer’s experience in planning, financing, constructing, marketing and

6. Inclusiveness and participation by MBE/WBE (Minority Business Enterprises/Women

VIII. SCHEDULE OF EVENTS:

• 410-422 W. Mulberry Street: 1:30 p.m.

BDC response to Pre-Proposal Conference questions: June 20, 2008

Please note above dates and times are subject to change.

IX. RIGHTS RESERVED AND ADMINISTRATIVE INFORMATION

A. Rights Reserved By BDC

• Issuing Office. This RFP is issued by the City of Baltimore Development

• Pre-Proposal Conference. A Pre-Proposal Conference will be held on June 13,

Questions apart from the Pre-Proposal conference must be in writing. A summary of

• Public Opening of Proposals. Proposals will not be opened publicly.

Exhibit A Site Location Map

END OF RFP TEXT

G:\WPDOCS\John.Thompson\N Howard St-West\W Mulberry St 410-422\RFP\Mulberry St Properties RFP 080523.doc

Site Location Map

Westside Progress Status Map

Site A: 410 and 422 W. Mulberry Street

I, _____, representing _

Signature: _________ Date:

Telephone: ________ Email:

December 31, 20 June 30, 20_ End of Contract Date________________

1. Pending judgments, legal actions and/or orders of satisfaction? Yes No

3. Been convicted or pending case for arson? Yes No

6. Unpaid taxes or liens? Yes No

7. Declared in default of a loan or failed to complete a development project? Yes No