Docstoc

Fort Snelling

Document Sample
Fort Snelling Powered By Docstoc
					          Hennepin County
Housing, Community Works and Transit
            Request for Proposals


                          For

         Adaptive Reuse of Historic Properties
               Fort Snelling Upper Post


                Fort Snelling State Park
  A National Register of Historic Places and a Historic
                  Landmark District
     Unincorporated Hennepin County, Minnesota


          Prepared and Released on behalf of

                 State of Minnesota
           Department of Natural Resources



                   January 30, 2013
        FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

                                             TABLE OF CONTENTS

Section                                                      Subject                                                              Page
  1.0      EXECUTIVE SUMMARY ...................................................................................4
  1.1      Objective ..................................................................................................................4
  1.2      Joint Powers Agreement ..........................................................................................4
  1.3      Historic Significance ................................................................................................4
  1.4      Project Area .............................................................................................................5
  1.5      Government..............................................................................................................6
  1.6      Development Consideration.....................................................................................6
  1.7      Historic Preservation................................................................................................6
  1.8      Existing Neighborhood ............................................................................................6
  1.9      Infrastructure ............................................................................................................6
  1.10     Environmental Conditions .......................................................................................6
  1.11     Municipal Services...................................................................................................6
  1.12     Plan Review .............................................................................................................7
  1.13     Lease Payments ........................................................................................................7
  1.14     Taxes ........................................................................................................................7
  1.15     Common Area ..........................................................................................................7
  1.16     Insurance ..................................................................................................................7
  1.17     Respondent Due Diligence ......................................................................................7
  1.18     Submission Renovation Scope.................................................................................8
  1.19     Timeline ...................................................................................................................8

  2.0      BACKGROUND ....................................................................................................9

  3.0      OBJECTIVE ..........................................................................................................9

  4.0      HISTORIC SIGNIFICANCE ...............................................................................9

  5.0      PROJECT AREA...................................................................................................9
  5.1      Building Condition.................................................................................................12

  6.0      HISTORIC PRESERVATION ...........................................................................12

  7.0      EXISTING NEIGHBORHOOD .........................................................................13

  8.0      GOVERNMENT ..................................................................................................14

  9.0      JOINT POWERS AGREEMENT ......................................................................14

  10.0     INFRASTRUCTURE ..........................................................................................14
  10.1     Roads......................................................................................................................15
  10.2     Sidewalks ...............................................................................................................15
  10.3     Transit ....................................................................................................................15
  10.4     Water ......................................................................................................................15

                                                        Page 1 of 38
     FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

                                           TABLE OF CONTENTS

Section                                                    Subject                                                            Page
  10.5    Sanitary Sewer .......................................................................................................16
  10.6    Storm Sewer System ..............................................................................................16
  10.7    Private Utilities ......................................................................................................16

  11.0    BUILDING CONDITIONS ................................................................................16
  11.1    Available Upper Post Building Plans ....................................................................16
  11.2    Environmental Reports ..........................................................................................17

  12.0    USE RESTRICTIONS.........................................................................................17

  13.0    GOVERNMENT AND APPROVALS ...............................................................17
  13.1    Municipal Services.................................................................................................17
  13.2    Joint Powers Agreement ........................................................................................17
  13.3    Plan Review ...........................................................................................................17

  14.0    LEASE PAYMENTS ...........................................................................................18

  15.0    TAXES ..................................................................................................................18

  16.0    COMMON AREA ................................................................................................19

  17.0    INSURANCE ........................................................................................................19
  17.1    Development Coverages ........................................................................................19
  17.2    Operating Coverages ..............................................................................................20

  18.0    RESPONDENT DUE DILIGENCE ...................................................................21

  19.0    SUBMISSION RENOVATION SCOPE............................................................21
  19.1    Development Strategy............................................................................................21
  19.2    Design Concept: Plans and Design Analyses ........................................................22
  19.3    Financial Proposal and Documents ........................................................................23
  19.4    Construction Plan ...................................................................................................24
  19.5    Management and Operations Approach.................................................................24
  19.6    Qualifications and Track Record ...........................................................................25

  20.0    TIMELINE ...........................................................................................................26
  20.1    Schedule .................................................................................................................26
  20.2    Due Date ................................................................................................................26
  20.3    Pre-Proposal Conference and Upper Post Site Visit ..............................................27
  20.4    Questions and Clarifications ..................................................................................27




                                                      Page 2 of 38
     FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

                                           TABLE OF CONTENTS

Section                                                     Subject                                                             Page
  21.0    SUBMISSION OF PROPOSALS .......................................................................28
  21.1    Proposal Format .....................................................................................................28
  21.2    Additional Information Requests ...........................................................................29

  22.0    SELECTION PROCESS .....................................................................................29
  22.1    Evaluation Criteria .................................................................................................29
  22.2    Initial Review .........................................................................................................30
  22.3    Interview Schedule.................................................................................................30
  22.4    Formal Presentations ..............................................................................................30
  22.5    Selected Respondents.............................................................................................30
  22.6    Non-Refundable Deposit .......................................................................................30

  23.0    PROCESS FOLLOWING CONDITIONAL SELECTION ............................31
  23.1    Successful Respondent/Respondent Team’s Responsibilities ...............................31

  24.0    RESPONDENT COST REIMBURSEMENT OBLIGATION ........................32

  25.0    NO LIABILITY ...................................................................................................32

  26.0    PROPOSAL TERMS...........................................................................................34
  26.1    Proposal Status .......................................................................................................34
  26.2    Economy of Preparation ........................................................................................34
  26.3    Proposal Signature .................................................................................................34
  26.4    Modification or Withdrawal of Proposal ...............................................................34
  26.5    Extension of Time ..................................................................................................35
  26.6    Addenda .................................................................................................................35
  26.7    Right to Withdraw RFP .........................................................................................35
  26.8    Interpretation of Documents ..................................................................................35
  26.9    Errors......................................................................................................................35
 26.10    Public Record .........................................................................................................35
 26.11    Ownership of Materials Submitted ........................................................................36
 26.12    Respondents’ Costs ................................................................................................36
 26.13    Non-Discrimination and Affirmative Action Policy..............................................36

  27.0    GENERAL CONDITIONS OF RFP..................................................................36

  28.0    CONCLUSION ....................................................................................................37

          APPENDICES ......................................................................................................38




                                                      Page 3 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

1.0    EXECUTIVE SUMMARY
Hennepin County Housing, Community Works and Transit is issuing this Request for Proposals
(“RFP”), on behalf of the State of Minnesota Department of Natural Resources and the other
Joint Powers agencies including National Park Service, Minnesota Historical Society, and
Minneapolis Park and Recreation Board, for properties at the Fort Snelling Upper Post, Fort
Snelling State Park in Minnesota. This RFP seeks to lease these properties to qualified
respondents for adaptive reuse of the historic buildings.

The Upper Post consists of 141 acres with historic buildings that were constructed from about
1879 to 1939. The Upper Post area was transferred to the State of Minnesota in 1971 under the
Land to Parks Program with the stipulation that it could only be used for non-profit recreational
purposes. To encourage broader utilization, including for-profit enterprises, the Upper Post will
be transferred to the U.S. Department of the Interior’s Historic Surplus Property Program. The
State of Minnesota will continue to own the Upper Post properties.

1.1    Objective
The Department of Natural Resources is soliciting proposals to rehabilitate several historic
buildings consistent with the Department of Natural Resources’ Strategic Conservation Agenda,
2009-2013 (Appendix 1) to provide outdoor education and connect people to the outdoors. This
would include activities and programs related to energy and the environment, or development of
institutions that focus on environmental education, sustainable agriculture; food supply; science,
as it relates to the environment, water quality, climate change, and sustainable energy; or uses
that support historic preservation and interpretation, outdoor recreation, cultural resources, tribal
relationships, natural resource management and environmental research.

1.2    Joint Powers Agreement
A Joint Powers Agreement has been executed by State of Minnesota Department of Natural
Resources, Hennepin County, National Park Service, Minnesota Historical Society, and
Minneapolis Park and Recreation Board to establish an interim organization to preserve and
enhance the Fort Snelling Upper Post area for public benefit. The Joint Powers Agreement
extends from August 1, 2012 to December 31, 2015 (Appendix 2).

A primary objective of the Joint Powers Agreement is to establish a permanent governance
organization in the Fort Snelling Upper Post area. Minnesota Department of Natural Resources
is the lead agency providing staffing and support resources. Hennepin County is providing
economic development and redevelopment support.

1.3    Historic Significance
The Upper Post is a National Historic Landmark District (the highest level of designation)
located in a National Register of Historic Places District within a Minnesota State Park and the
National Park Service Mississippi National River and Recreation Area. Preserving the historic
character of the Fort Snelling Upper Post is critical to both the Federal Government and the State
of Minnesota. The historic buildings are to be redeveloped in a manner consistent with the Fort
Snelling Upper Post Program of Preservation and Utilization (“PPU”) (Appendix 3). All
properties and buildings are located within unincorporated Hennepin County.


                                           Page 4 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

1.4    Project Area
Historic buildings subject to this RFP are located within three development zones: Zone B-1
“Officers Row,” and Zones C-1 and C-2, as depicted in Figure 1. The Upper Post area west of
Taylor Avenue contains 13 historic buildings. The area east of Taylor Avenue, approximately 32
acres, contains the historic former barracks buildings, administrative buildings, hospital, and
gymnasium. These historic buildings are unused and remain vacant, boarded up, and secured.
Responses will be accepted only for complete redevelopment of one or more buildings.
Respondents that apply for two or more buildings will be given additional consideration.

                                           Figure 1




                                         Page 5 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

1.5    Government
The Upper Post area is located in an unincorporated area of Hennepin County. Limited
municipal services are provided by Hennepin County, Department of Natural Resources, and
City of Minneapolis. In the future, a wider range of municipal services may be provided by the
Joint Powers organization, a non-profit management organization, or a local government entity.

1.6    Development Considerations
In considering submitting a proposal to lease and redevelop one or more buildings, the applicant
should consider that adaptive reuse proposals for leased land and buildings may be affected by
the federal and state laws and regulations listed in Section 6.0.

1.7    Historic Preservation
The Upper Post land and buildings offered in the RFP are significant historic assets. The
Department of Natural Resources will require that all Respondents recognize and work to protect
and restore the Upper Post’s historic character. All proposed treatments to the land and historic
structures must comply with the PPU under Section 106 of the National Historic Preservation
Act, as amended. The PPU requires that all treatments meet the Secretary of the Interior’s
Standards for the Treatment of Historic Properties. Adaptive reuse proposals for leased land and
buildings may be affected by other local, state, and federal laws, regulations, policy, and
guidelines identified in Section 6.0.

1.8    Existing Neighborhood
The State of Minnesota owns the entire 141-acre Upper Post area which includes the buildings
and area subject to this RFP. Other Fort Snelling property owners include the Minneapolis Park
and Recreation Board, Northstar Council of the Boy Scouts of America, U.S. Department of
Veterans Affairs, Metro Transit, General Service Administration, Minnesota Department of
Transportation, and the U.S. Navy Reserve. Minneapolis-St. Paul International Airport borders
the Upper Post on the south.

1.9    Infrastructure
Existing infrastructure in the Upper Post area consists of streets, sidewalks, water mains, and
sanitary and storm sewers. Private utilities have been abandoned and will need to be installed.
The status and condition of infrastructure is described in Section 10.0.

1.10   Environmental Conditions
Phase 1 Environmental Site Assessment, Fort Snelling Upper Bluff Site, 2005 was conducted by
Tetra Tech EM Inc. Existing reports on environmental conditions in Buildings 65 and 67
indicate that hazardous materials may exist in the historic buildings and grounds.

1.11   Municipal Services
Limited municipal services have been provided by Hennepin County, Department of Natural
Resources, Minneapolis, and Metropolitan Airports Commission. In the future, a wider range of
municipal services may be provided by the Joint Powers organization or a similar entity. Land


                                          Page 6 of 38
        FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

and building lessees will be required to pay municipal property taxes or similar fees for
government services.

1.12   Plan Review
Since the Upper Post area is unincorporated, there are no governmental land use and
development regulations (zoning, subdivision, etc.) nor is there a development review approval
authority. Construction work to date in the Upper Post has been reviewed by State of Minnesota
Code Officials because it’s state property. Until a responsible municipal entity is established,
State of Minnesota Code Officials will be responsible for plan review, issuing building permits,
inspection, and occupancy certificates. Provisions of the State Building Code will apply to
developments.

1.13   Lease Payments
Lessees of Upper Post property (land and building) will be required to provide the State of
Minnesota with fair monetary lease consideration as approved by the Department of Natural
Resources Commissioner. The Commissioner must find that the Upper Post sites provide fair
monetary consideration to the State of Minnesota.

1.14   Taxes
During the property lease term, the respondent will be subject to any and all applicable state and
local taxes, fees, assessments, and special assessments legally chargeable to property in the
Upper Post, the Respondent’s leasehold interest and the Respondent’s improvements.

1.15   Common Area
The Upper Post contains significant areas of open space, common area, and public right-of-way
(“ROW”) that will need to be maintained. The common area will be maintained by the
Department of Natural Resources or an entity designated by the Department of Natural
Resources with common area maintenance costs assessed back to the building lessees on a gross
building area per square foot basis.

1.16   Insurance
Selected Respondents will be required to procure and maintain insurance during the development
period and throughout the master tenant and subtenant lease terms including all renewal periods.
The coverage limits to be determined by the Department of Natural Resources at its sole
discretion. Insurance requirements are described in Section 17.0.

1.17   Respondent Due Diligence
The respondent is responsible for conducting its own due diligence regarding the various Upper
Post sites including, without limitation, whether a) the development of the Upper Post site(s), as
contemplated by the proposal, can be accomplished in compliance with applicable federal, state,
and local requirements (including fire, life safety, accessibility, state and local building codes,
and other local land use restrictions); b) the condition of the Upper Post site(s) is suitable for the
Respondent’s contemplated use; c) the necessary permits, variances, special exceptions, and
other governmental actions or approvals required for the contemplated development(s) can be


                                            Page 7 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

reasonably obtained (at no cost or expense to the Department of Natural Resources); and d) the
contemplated use(s) is otherwise practical and economically feasible.

1.18   Submission Renovation Scope
This RFP requests that the Respondents describe their approach to, and plan for, the
rehabilitation, redevelopment, beautification, and operation of the land and buildings that is
contained in their proposal. The Department of Natural Resources is issuing this RFP in order to
solicit and select exceptional redevelopment proposals for Upper Post properties and buildings
from highly motivated and qualified individuals, teams, corporations, and/or organizations.
Department of Natural Resources is seeking developers, operators, and tenants (collectively
“Respondents” or “Respondent Teams”) who appreciate the uniqueness and importance of Fort
Snelling and the Upper Post area, have experience taking development ideas from concept to
completion, and/or have for-profit or not-for-profit establishments looking to conduct operations
on the Upper Post. Submission requirements are described in Section 19.0.

1.19   Timeline
The timeline and procedures for submitting a proposal are described in Sections 20 and 21. The
selection process is described in Section 22. To be considered, the proposals must be received
by Hennepin County no later than 4:00 PM CDT on April 1, 2013.




                                          Page 8 of 38
        FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

2.0    BACKGROUND
The Upper Post area of Fort Snelling is owned by the State of Minnesota. The Upper Post area
was transferred to the State of Minnesota in 1971 under the Land to Parks Program with the
stipulation that it could only be used for non-profit recreational purposes. The Upper Post
consists of 141 acres with historic buildings that were constructed from about 1879 to 1939. To
encourage broader utilization, including for-profit enterprises, the Upper Post will be transferred
to the U.S. Department of the Interior’s Historic Surplus Property Program. The State of
Minnesota will continue to own the Upper Post properties.

3.0    OBJECTIVE
The Department of Natural Resources is soliciting proposals to rehabilitate several historic
buildings consistent with the Department of Natural Resources’ Strategic Conservation Agenda
to provide outdoor education and connect people to the outdoors. This would include activities
and programs related to energy and the environment, or development of institutions that focus on
environmental education; sustainable agriculture; food supply; science, as it relates to the
environment, water quality, climate change, and sustainable energy; or uses that support historic
preservation and interpretation, outdoor recreation, cultural resources, tribal relationships, natural
resource management, and environmental research.

4.0    HISTORIC SIGNIFICANCE
The Upper Post is a National Historic Landmark District (the highest level of designation)
located in a National Register of Historic Places District within a Minnesota State Park and the
National Park Service Mississippi National River and Recreation Area.

Preserving the historic character of the Fort Snelling Upper Post is critical to both the Federal
Government and the State of Minnesota. Federal and state laws and policies emphasize the
preservation of significant historic sites. Historic properties transferred under the Historic
Surplus Property Program, the National Park Service, stresses are, “physical reminders of our
nation’s diverse heritage and reflect our Federal history…” Minnesota Statute 138.5 states that
“It is in the public interest to provide for the preservation of historic sites, buildings, structures,
and antiquities of state and national significance for the inspiration, use, and benefit of the people
of the state.”

5.0    PROJECT AREA
The Upper Post area is divided into zones in the Fort Snelling Light Rail Transit and Upper Post
Master Plan (“Master Plan”) (Appendix 4), shown in Figure 1. The Master Plan established
guidelines for rehabilitation and development. Buildings located in Zone B-1 “Officers Row,”
and Zones C-1 and C-2 are included in this RFP, and are guided for historic rehabilitation with
limited areas allocated to new development adjacent to the historic structures. Zone A, currently
part of the Minneapolis Park and Recreation Board golf course, is guided for new development.
Zones D and E are guided for public park. Zone D is currently occupied by ball fields and soccer
fields operated by the Minneapolis Park and Recreation Board, and Zone E is the northern



                                            Page 9 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

portion of the golf course. The area between buildings and Taylor Avenue in Zones B, C-1, and
C-2 are historic open space.

                                          Figure 2




                                       Page 10 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Historic buildings subject to this RFP are contained in three zones bounded by red lines in Figure
2. Zone B-1 consists of Officers Row and Bachelor Officers Quarters. Zone C-1 consists of six
buildings including Gymnasium, Post Hospital, Morgue, Band Barracks, and Stewards Quarters.
Zone C-2 includes the Post Headquarters, Guard House, three Barracks, and four other buildings.
The Post Hospital, Post Headquarters, and Guard House are subject to use limitations due to
General Obligation Bond financing. The buildings subject to this RFP are listed in Table 1 along
with the approximate gross building area and the amount of additional space that can be added to
each building, subject to the PPU.

                                                        Table 1

                         FORT SNELLING UPPER POST HISTORIC BUILDINGS
                           EXISTING AND POTENTIAL NEW ADDITIONS
                                                  (Gross Building Area)


                                                                                   Potential
                                                                          Square     New
          Zone/Building                     Building                       Feet    Additions   Total
         Zone B-1
            151                Bachelor Officers Quarters                 13,600     12,372    25,972
            152                Officers Quarters                           2,800      1,400     4,200
            153                Officers Quarters                           2,800      1,400     4,200
            154                Officers Quarters                           3,200      1,400     4,600
            155                Officers Quarters                           2,880      1,400     4,280
            156                Officers Quarters                           2,880      1,400     4,280
            157                Officers Quarters                           6,700      2,800     9,500
            158                Officers Quarters                           3,200      1,400     4,600
            159                Officers Quarters                           2,800      1,400     4,200
            160                Officers Quarters                           3,200      1,400     4,600
            161                Officers Quarters                           2,800      1,400     4,200
         Zone C-1
            53                 Gymnasium                                  10,500               10,500
            54                 M edical Detachment Barracks               11,800               11,800
            55                 Post Hospital                              29,150               29,150
            56                 Hospital Stewards Quarters                  1,800                1,800
            57                 Band Barracks                               5,600                5,600
            62                 Dead House (M orgue)                        1,600                1,600
         Zone C-2
            64                 Fire Station House                          3,600                3,600
            65                 Post Guard House (Prison)                   8,500                8,500
            66                 Telephone Exchange                          4,900                4,900
            67                 Post Headquarters                          12,600               12,600
            101                Barracks                                   29,200               29,200
            102                Barracks                                   29,200               29,200
            103                Barracks                                   29,200               29,200
            76                 Civilian Employees Quarters                 5,900                5,900
            112                Post Bakery                                 1,900                1,900
         Source: Miller Dunwiddie Architecture.


Redevelopment of the Upper Post buildings and permitted new additions are governed by the
National Park Service and the Minnesota State Historic Preservation Office. The permitted
building area for building additions are shown in Figure 1, adapted from the Master Plan. The

                                                   Page 11 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

area shown in orange is guided for new buildings or expansion of historic buildings and the
yellow area is guided for open space, parking allowed. The amount of building additions and
new construction that can be constructed is suggested in the Master Plan subject to the PPU.
New construction will only be considered as part of a comprehensive renovation for several
buildings. The maximum permitted gross building area of new additions to historic buildings
and new construction is shown in Table 1.

5.1    Building Condition
The Upper Post buildings have been vacant for years. As a result, they range from poor to fair
condition. All have experienced varying degrees of deterioration, with the worst case
represented by the collapse of Building 63.

A detailed analysis of the condition of each building’s exterior, interior, and key structural
elements is provided in the Fort Snelling ‘Upper Bluff’ Reuse Study, Thomas R. Zahn &
Associates and Miller Dunwiddie Architecture (1998). This report was updated in 2006 by
Miller Dunwiddie Architecture. This update also provides details on the key architectural
elements for the Upper Post overall and for individual buildings. This study, including all its
appendices, is contained in Appendix 5.

Since 2006, the Department of Natural Resources has used Sentence to Serve (STS) work crews
to stabilize and mothball the buildings. This initiative has been financially supported by
Hennepin County, state bond funds, and a National Park Service Save America’s Treasures
Grant, as well as by Department of Natural Resources funds. The Department of Natural
Resources and Hennepin County make no representations as to the accuracy of the above report
or to the actual condition of each building.

6.0    HISTORIC PRESERVATION
The Upper Post land and buildings offered in the RFP are significant historic assets. The
Department of Natural Resources will require that all Respondents recognize and work to protect
and restore the Upper Post’s historic character. All proposed treatments to the land and historic
structures must comply with the Fort Snelling Upper Post Program of Preservation and
Utilization (PPU) under Section 106 of the National Historic Preservation Act, as amended
(Appendix 6). The PPU requires that all treatments meet the Secretary of the Interior’s
Standards for the Treatment of Historic Properties (Secretary’s Standards) (Appendix 7). The
PPU attached as Appendix 2 is a final draft pending approval.

Rehabilitation and new development in the Upper Post area is guided by the Preservation Plan
contained in the PPU. The related documents include: the Fort Snelling Upper Post Open Space
and Landscape Development Guidelines (Summer 2008) (Appendix 8), Fort Snelling Light Rail
Transit and Upper Post Master Plan (February 2011), Fort Snelling State Park Area J and
Officers Row Development Design Guidelines (Winter 2003) (Appendix 9), and Fort Snelling
Upper Post Interpretive Plan (November 2006) (Appendix 10)

These guideline documents were developed in consultation with the State Historic Preservation
Office and a team of professionals trained and experienced in the restoration, rehabilitation, and
reuse of historically significant structures and landscapes.


                                          Page 12 of 38
          FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Adaptive reuse proposals for leased land and buildings may be affected by other local, state, and
federal laws, regulations, policies, and guidelines including, but not necessarily limited to the
following:

      •   All requirements imposed by or pursuant to the regulations of the U.S. Department of the
          Interior (43 C.F.R. Part 17)
      •   National Environmental Policy Act as amended
      •   Title VI of the Civil Rights Act of 1964
      •   The Age Discrimination Act of 1975 as amended
      •   Section 504 of the Rehabilitation Act of 1973 as amended
      •   The Architectural Barriers Act of 1968 as amended
      •   The Americans with Disabilities Act of 1990
      •   Energy Conservation and Sustainable Design
      •   Minneapolis-St. Paul International Airport Zoning
      •   Federal Aviation Administration
      •   Minnesota Environmental Review Program

7.0       EXISTING NEIGHBORHOOD
The State of Minnesota owns the entire 141-acre Upper Post area, which includes the buildings
and areas subject to this RFP. The State leases the areas that were formally the polo grounds,
parade grounds, and golf course to the Minneapolis Park and Recreation Board for recreational
purposes. There are about 19 years left on this lease. The Minneapolis Parks and Recreation
Board owns other properties including the Fred Wells Tennis and Education Center (which
operates on land leased from the State) and properties used temporarily for a wood chipping
operation.

The Northstar Council of the Boy Scouts of America has recently renovated the former Cavalry
Drill Hall into the Margret A. Cargill Park and Robert S. Davis Base Camp. They have plans to
add a new 46,000 square foot office building in the future. They own their six-acre site.

U.S. Department of Veterans Affairs owns several historic buildings and properties in the West
District using them primarily for storage. Five of these buildings will soon undergo
rehabilitation for supportive housing by the Veterans Administration.

Metro Transit owns the light rail station and transit corridor. Metro Transit also has a
“permanent easement” from the U.S. Department of Veterans Affairs for land on which they
have developed two large park-n-ride lots totaling 7.3 acres.

The General Services Administration (GSA) owns and manages the Bishop Henry Whipple
building, which houses 39 different federal agencies. The seven-story main building is
undergoing full repair and rehabilitation including a new geothermal heating and cooling system
and is scheduled to be reoccupied in 2014. A smaller building is being constructed on the site to
serve a new user--the Federal Immigration and Customs Enforcement (ICE) agency.




                                           Page 13 of 38
          FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Minnesota Department of Transportation owns and operates the central services building (a
maintenance facility) on a 7.7-acre site adjacent to the LRT track corridor.

The U.S. Navy Reserve owns and operates the Naval and Marine Corp Center, a training facility.
Exploratory studies are underway by the U.S. Navy Reserve to possibly expand their operations
at this location, which may involve building and site expansions.

Minneapolis-St. Paul International Airport borders the Upper Post on the south and is operated
by the Metropolitan Airports Commission.

8.0       GOVERNMENT
The Upper Post area is located in an unincorporated area of Hennepin County. Limited
municipal services are provided by Hennepin County, Department of Natural Resources, and
City of Minneapolis. In the future, a wider range of municipal services may be provided by the
Joint Powers organization, a non-profit management organization, or a local government entity.
Land and building lessees will be required to pay municipal property taxes or similar fees for
government services.

9.0       JOINT POWERS AGREEMENT
A Joint Powers Agreement (Appendix 2) has been executed by several participating agencies to
establish an interim organization to preserve and enhance the Fort Snelling Upper Post area for
public benefit. Each of the Joint Powers Agreement entities own land or has an oversight role
for land at Fort Snelling. The participating agencies are:

      •   State of Minnesota Department of Natural Resources
      •   Hennepin County
      •   National Park Service
      •   Minnesota Historical Society
      •   Minneapolis Park and Recreation Board

The U. S. Department of Veterans Affairs is a proposed member of the Joint Powers Agreement,
but as of January 21, 2013, has not executed the agreement.

A primary objective of the Joint Powers Agreement is to establish a permanent governance
organization in the Fort Snelling Upper Post area.

Minnesota Department of Natural Resources is the lead agency providing staffing and support
resources. Hennepin County is providing economic development and redevelopment support.
The Joint Powers Agreement extends from August 1, 2012 to December 31, 2015.

10.0 INFRASTRUCTURE
Existing infrastructure in the Upper Post area consists of streets, sidewalks, water mains, sanitary
sewer, and storm sewers. Private utilities have been abandoned and will need to be installed.



                                          Page 14 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

10.1   Roads
The Upper Post area contains four streets. Bloomington Road is owned by Hennepin County and
extends south from the interchange with TH-55 to the airport boundary. Minnehaha Avenue
extends from Bloomington Road to Taylor Avenue. (Minnehaha Avenue is currently signed as
Colville Avenue.) The portion of Bloomington Road from TH-55 to Minnehaha Avenue and
Minnehaha Avenue east of Bloomington Road is County Road 204. Taylor Avenue extends
north/south from the Minnesota Department of Transportation ROW to the airport boundary.
Leavenworth Avenue extends west from Taylor Avenue to the Bachelor Officers Quarters and
golf course club houses. Officers Lane extends south from Leavenworth Avenue to the airport
boundary providing access to Officers Row. Sibley Avenue extends from the north end of
Taylor Avenue through Zone C-1 to the Post Guard House. Ramsey Avenue extends south from
the Post Guard House to the southern edge of the Upper Post. All of these roads, with the
exception of the northern portion of Taylor Avenue north of Colville Avenue, are in need of
some repair. The Master Plan recommends reconstruction of the following roadway connections
in accordance with access requirements of new developments:

   •   Bloomington Road
   •   Minnehaha Avenue from Taylor Avenue to Bloomington Road
   •   Taylor Avenue
   •   Leavenworth Avenue west of Taylor Avenue

The Master Plan recommends that Bloomington Road, Minnehaha Avenue, and Taylor Avenue
should be historically reconstructed as two-way, two lane roads with parallel parking on each
side for a total width of 40 feet in a 60 foot ROW. Officers Lane and Leavenworth Avenue will
need improvements. There is currently no funding for the reconstruction of these roads. Sibley
and Ramsey Avenues ROW provide access to the rear of buildings along Taylor Avenue and
must be retained as a view corridor.

10.2   Sidewalks
Historic sidewalks in the Upper Post area are in poor condition and should be replaced in their
current locations. The Master Plan recommends that 10-foot boulevards along the streets should
be designed to accommodate pedestrians and improve the circulation through the area. The
Master Plan proposes improved pedestrian and bicycle access and circulation with improvements
to the internal street network. There is no funding for these improvements.

10.3   Transit
The Hiawatha LRT line provides service to Fort Snelling and will be an important service to
Upper Post tenants and clients. Currently, there is no sidewalk connecting the LRT station to
Taylor Avenue. There are no recognizable pedestrian paths through the Metro Transit parking
lot.

10.4   Water
The water system at Fort Snelling is owned and maintained by the City of Minneapolis Water
Department. Water is supplied by a complete 12-inch loop through the site. The condition of
water line service to the individual buildings is unknown.



                                        Page 15 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

10.5   Sanitary Sewer
The sanitary sewer system in the Upper Post area is owned, but not maintained, by the State of
Minnesota. The sanitary sewer system has the capacity to serve the Fort Snelling Upper Post
area, but requires repair and rehabilitation. The Upper Post area is served by a 15-inch and an
18-inch trunk sanitary sewer that runs along the southern boundary. This trunk line sanitary
sewer is maintained by Metropolitan Airports Commission, but ownership is not clear. The
Metropolitan Airports Commission owns and maintains a 24-inch trunk sanitary sewer that runs
along Bloomington Road and a 15- and 18-inch trunk sanitary sewer that runs along TH-5. The
Upper Post area is served by the Fort Snelling interceptor, which was recently transferred from
the Metropolitan Airports Commission to the City of Minneapolis for ownership and
maintenance. The interceptor has significant capacity to serve the Upper Post. These systems
are discussed in Fort Snelling Upper Post Utility Assessment, 2010; WSB (Appendix 11).

10.6   Storm Sewer System
The storm sewer in Bloomington Road is owned and maintained by Hennepin County. The
storm sewer serving the Upper Post area is owned, but not maintained, by the State of
Minnesota.

The Upper Post area drains to two storm sewer systems that out fall into the TH-5 ROW to the
south. The storm sewer system in the Upper Post area is in poor condition and severely under-
sized to accommodate redevelopment. A new storm sewer system is recommended that is
adequately sized for future redevelopment and meets the current requirements of the Lower
Minnesota River Watershed District and National Pollution Discharge Elimination System
guidelines.

10.7   Private Utilities
Xcel Energy and CenterPoint Energy provide electric and gas service, respectively, to the area.
Electrical, gas, and telephone service has been disconnected in the Upper Post area and will need
to be reinstalled. Underground utility service should be provided in the ROW north of
Minnehaha Avenue between Bloomington Road and Taylor Avenue.

Infrastructure needs of the Upper Post will depend on the ultimate type and scale of development
on the Upper Post. Upon selection of the successful Respondents, Department of Natural
Resources will determine how best to accomplish the infrastructure upgrades necessary to
support the long range development of the Upper Post.

11.0 BUILDING CONDITIONS
11.1   Available Upper Post Building Plans
Plans are available for some Upper Post historic buildings including buildings 53-55, 57, 65, 67,
101-103, 151, 154, and 157, and are contained in Appendix 12. Plans for Buildings 67 and 101,
prepared by Collaborative Design Group, Inc, are contained in Appendix 13. Field reports on
Buildings 53-57, 62, 64-67, 76, 101-103, 112, and 151-161 are contained in Appendix 14. No
representations are made as to the accuracy of these plans or field reports. Photographs of
Buildings 53-57, 62, 64-67, 76, 101-103, 112, 151, and 152-161 are contained in Appendix 15.



                                         Page 16 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

11.2   Environmental Reports
The use of the Upper Post area as a military base is cause to suspect that environmental impacts
are possible. Several environmental reports have been prepared in the past and are attached as
appendices. Limited Scope Environmental Survey Report, Fort Snelling State Park, 1998,
conducted by Angstrom Analytical Inc. (Appendix 16). Phase 1 Environmental Site Assessment,
Fort Snelling Upper Bluff Site, 2005, was conducted by Tetra Tech EM Inc. (Appendix 17).
Existing reports on environmental conditions in Buildings 55, 65, and 67 are available in
Appendices 18, 19, and 20, respectively.

These reports speak for themselves and neither the Department of Natural Resources nor
Hennepin County provides any assurance as to their accuracy.

Respondents will be responsible for complying with regulatory requirements for the removal of
any asbestos and/or lead-containing material or other hazardous substances. All required
environmental studies, reports, site assessments, and any required or appropriate remediation or
abatement, as well as compliance with all applicable environmental laws, will be the
responsibility of the respondent.

12.0 USE RESTRICTIONS
Stabilization repairs to Buildings 55, 65, and 67 were financed in whole or in part with proceeds
of General Obligation Bonds issued by the State of Minnesota. Lessees of these buildings must
comply with the provisions of the Fourth Order Amending Order of Commissioner of Finance
Relating to Use and Sale of Bond Financed Property. This order is attached as Appendix 21 and
generally provides that the building lessee or user must be a public purpose.

13.0 GOVERNMENT AND APPROVALS

13.1   Municipal Services
The Upper Post area is located in an unincorporated area of Hennepin County and is owned by
the State of Minnesota. Limited municipal services have been provided by Hennepin County,
Department of Natural Resources, Minneapolis, and Metropolitan Airports Commission. For
example, both the Minneapolis and Metropolitan Airports Commission fire departments respond
to emergencies in the Upper Post area. Hennepin County maintains Bloomington Road and
Minnehaha Avenue, and sheriff deputies provide police services. Infrastructure services are
described in Section 10.0.

13.2   Joint Powers Agreement
In the future, a wider range of municipal services may be provided by the Joint Powers
organization or a similar entity. This may be a non-profit management company, a local
government entity, or some other organization. Land and building lessees will be required to pay
municipal property taxes or similar fees for government services. The Joint Powers Agreement
is summarized in Section 9.0.

13.3   Plan Review



                                         Page 17 of 38
        FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Since the Upper Post area is unincorporated, there are no governmental land use and
development regulations (zoning, subdivision, etc.), nor is there a development review and
approval authority. Construction work to date in the Upper Post has been reviewed by State of
Minnesota Code Officials because it’s state property.

Until a responsible municipal entity is established, State of Minnesota Code Officials will be
responsible for plan review, issuing building permits, inspections, and occupancy certificates.
Provisions of the State Building Code will apply to developments.

14.0 LEASE PAYMENTS
In exchange for the State of Minnesota entering into the contemplated lease of Upper Post
property (land and buildings), the respondent will be required to provide the State of Minnesota
with fair monetary lease consideration (i.e. rent) as approved by the Department of Natural
Resources Commissioner. The Commissioner must find that the Upper Post sites provide fair
consideration to the State of Minnesota. Such consideration may include monetary and/or in
kind, which may include provision of goods or services as benefit to the State of Minnesota
including development, operation, construction, repair, remodeling, maintenance, and other
physical improvements of State of Minnesota property. Leases must comply with Minnesota
Statutes: 16B.24 Operation and Maintenance of Buildings; and 85.34 Fort Snelling Lease
(Appendices 22 and 23, respectively).

The respondent will be responsible for maintaining the land and building(s) consistent with their
historic status. The standard to be applied is that commonly required of a Class A office building
in Hennepin County. If the property is not maintained to a Class A standard, the State of
Minnesota, or its agents will have the right and obligation to conduct the needed maintenance
activities and charge the cost to the lessee.

15.0 TAXES
During the property lease term, the respondent will be subject to any and all applicable state and
local taxes, fees, assessments, and special assessments legally chargeable to property in the
Upper Post, the Respondent’s leasehold interest and the Respondent’s underlying improvements.
However, neither the State of Minnesota’s interest in the Upper Post sites nor the State of
Minnesota’s fee interest in the underlying real property or personal property shall be subject,
directly or indirectly, to any state or local laws or liens relative to taxation, fees, assessments, or
special assessments.

At the present time, there is no taxable property at the Upper Post. In the future, privately owned
property interests will be subject to the State of Minnesota Real and Personal Property Tax Laws
and Regulations.

The Upper Post is currently unorganized territory in Hennepin County and there are no
municipal property tax levies. It is likely that municipal property taxes, special assessments, or
other fees permitted by law may be assessed against property interests in the Upper Post.




                                            Page 18 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

The Upper Post is not part of a school district at this time. There is no assurance that the Upper
Post will not be incorporated in a district in the future.

It is anticipated that property located on the Upper Post will pay property taxes levied by the
State of Minnesota, Hennepin County, Metropolitan Council, and other minor taxing
jurisdictions.

16.0 COMMON AREA
The Upper Post contains significant areas of open space, common area, and public ROW that
will have to be maintained. Much of the open space is public park leased to the Minneapolis
Park and Recreation Board, which it maintains. At the present time, there is no grounds
maintenance conducted for the historic open space along Taylor Avenue. To maintain a uniform
appearance of the historic open space and the adjacent leasehold land area, the Department of
Natural Resources will be responsible for maintaining the common area elements that they own.

On the Upper Post, all real property is owned by the State of Minnesota and the only private
property will be the leasehold interest of the lessees of the historic structures. The common area
and the land included within each leasehold (excluding the leasehold building footprint) will be
maintained by the Department of Natural Resources with the common area maintenance costs
assessed back to the building lessees on a gross building area per square foot basis. The
Department of Natural Resources or some other organization designated by the Department of
Natural Resources will be responsible for performing all operating and maintenance functions
including: management and administration, legal, security, and common area maintenance,
which includes, but is not limited to: roads, parking lots, sidewalks, landscaping, sweeping, snow
removal, striping, lighting, refuse collection, water, and sanitary and storm sewer systems.

Large lessees with numerous contiguous building leasehold interests may request permission
from the Department of Natural Resources to maintain their common areas and adjacent historic
open space. Approval for such maintenance activities will be granted at the Department of
Natural Resources’ sole discretion.

17.0 INSURANCE
Selected Respondents will be required to procure and maintain the following types of insurance
during the development period and throughout the tenant lease term including all renewal
periods. The coverage limits of all insurance to be determined by the Department of Natural
Resources at its sole discretion.

17.1   Development Coverages
During the development period, the land and building lessee developer shall procure and
maintain the insurance shown below and shall be responsible for procuring or having their
subcontractors procure the required insurances in the same coverages and amounts as their his
own insurances from an insurance company or companies properly licensed and satisfactory to
the Department of Natural Resources.




                                          Page 19 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   •   Commercial General Liability Insurance with the amount to be determined based on
       project phasing and the number of structures under construction at any time under one
       contract.
   •   Workers Compensation Insurance in accordance with federal and state regulations.
   •   Professional Liability Insurance for all design and engineering consultants.
   •   Builders Risk Insurance for the face amount of each construction contract including on-
       site hard costs, off-site improvements (if any), and contractor’s overhead and profit.
   •   Umbrella Insurance with the amount of insurance coverage to be determined by the
       Department of Natural Resources.
   •   Automobile Insurance on all contractor-owned or leased vehicles, all employee vehicles
       serving the contractor and developer, and all subcontractor owned and employee
       vehicles.

All policies to be written on an “occurrence” basis.

17.2   Operating Coverages
During the building operation period, the master lessee shall procure and maintain during the life
of the lease and all renewal periods the insurance shown below:

   •   Building Property and Liability Insurance with a face amount for the building(s) at a level
       required to replace the structure and any owner contents with the premium paid by the
       master tenant.
   •   Master Lessee Liability and Contents at an amount sufficient to replace the master
       lessee’s improvements and contents, and liability.
   •   The master lessee will require separate liability and contents policy(ies) for each sub-
       lessee in an amount sufficient to replace sub-lessee improvements and contents, and
       liability coverage in an amount acceptable to both the Department of Natural Resources
       and master lessee.
   •   Umbrella Insurance in an amount sufficient to protect the financial strength of the master
       lessee.
   •   Automobile Insurance providing coverage on master lessee owned or leased vehicles.

All policies to be written on an “occurrence” basis. The amount of insurance coverage to be
adjusted upward at appropriate periods during the lease term and renewal lease terms to reflect
inflation.

Each insurer will provide an endorsement that the insurer agrees to waive all rights of
subrogation against the State of Minnesota and Hennepin County and their agents, officers,
directors, and employees. Each insurer will list the State of Minnesota and Hennepin County
and their agents, officers, directors, and employees as additional insureds.

Each insurance policy shall be endorsed to state that coverage shall not be suspended, voided,
canceled, or non-renewed, except after thirty days’ prior written notice (ten days notice for

                                          Page 20 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

cancellation due to non-payment of premium) has been given to the Department of Natural
Resources.

Insurance is to be placed with insurers with Best’s rating of no less than A:VII.

18.0 RESPONDENT DUE DILIGENCE
The respondent is responsible for conducting its own due diligence regarding the various Upper
Post site(s) including, without limitation, whether a) the development of the Upper Post site(s),
as contemplated by the proposal, can be accomplished in compliance with applicable federal,
state, and local requirements (including fire, life safety, accessibility, state and local building
codes, and other local land use restrictions); b) the condition of the Upper Post site(s) is suitable
for the Respondent’s contemplated use; c) the necessary permits, variances, special exceptions,
and other governmental actions or approvals required for the contemplated development(s) can
be reasonably obtained (at no cost or expense to the Department of Natural Resources); and d)
the contemplated use(s) is otherwise practical and economically feasible.

19.0 SUBMISSION RENOVATION SCOPE
This RFP requests that the respondent describe their approach to, and plan for, the rehabilitation,
redevelopment, beautification, and operation of the land and buildings that is contained in their
proposal. The Department of Natural Resources is issuing this RFP in order to solicit and select
exceptional redevelopment proposals for Upper Post properties and buildings from highly
motivated and qualified individuals, teams, corporations, and/or organizations. The Department
of Natural Resources is seeking developers, operators, and tenants who appreciate the uniqueness
and importance of Fort Snelling and the Upper Post area, have experience taking development
ideas from concept to completion and/or have for-profit or not-for-profit establishments looking
to conduct operations on the Upper Post.

Respondents are also requested to provide detail on their relevant experience and any prior
collaboration with members of their team. Additionally, this RFP requests that Respondents
explain their management control, financial and other decision making processes, and their
approach to the financial structure, timing, and operating aspects of their proposal.

19.1   Development Strategy
Respondents should submit a narrative description that addresses the items detailed in the
following outline. The narrative will help the Department of Natural Resources to understand
the proposal, the economic feasibility of the proposed uses, and how they fit with the overall
Upper Post PPU.

   19.11       Overall Approach
   Describe your understanding of and response to the overall goals of the Upper Post PPU,
   constraints, and the proposed redevelopment in enhancing the Fort Snelling area. Indicate
   how your proposal furthers the Department of Natural Resources’ objectives referenced in
   Section 3.0 above.

   19.12       Buildings and Proposed Uses

                                           Page 21 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   Identify the building(s) by number included in your plan and the proposed use for each
   building.

   19.13      Renovation Plan for Each Building
   Describe in detail your proposed renovation plan for each building (including square footage)
   and any new additions (including square footage). For any new buildings, describe its use
   and how it is consistent with the PPU. Provide floor plans for each renovated building and
   addition, if applicable, and any proposed new building.

   19.14      Market Feasibility
   Address the market feasibility of the proposal. What market(s) are you appealing to? Who is
   the competition? What are the economic keys to success for your proposal? How does a
   location on the Upper Post enhance your business prospects?

   19.15      Site Plan
   Provide site plans showing all buildings included in your proposal and other features
   included, but not limited to: parking, roads and driveways, sidewalks, and landscaping. If
   your proposal is for Zones C-1 or C-2, describe how Ramsey and Sibley Avenues,
   respectively, are incorporated in your plan.

   19.16      Renovation Schedule
   Provided a detailed renovation and construction schedule for each building and site area.

   19.17      Landscape Plan
   Provide a preliminary landscape plan including notations of key view corridors, landscape
   materials, and any special landscape features.

   19.18      New Buildings
   Provide preliminary conceptual floor plans of each floor of any new buildings to be
   constructed. New buildings are permitted only as part of a proposal to redevelop existing
   buildings.

   19.19      Team Approach
   Provide information regarding your team approach, in collaboration with Department of
   Natural Resources, to redevelopment of the Upper Post.

19.2   Design Concept: Plans and Design Analyses
All Respondents are encouraged to respond with as much detail as possible to explain their
design analyses and vision for their proposal, specific buildings, and/or landscapes.

   19.21      Design Narrative
   Provide a brief narrative description of your buildings and spaces occupied (including a
   complete list of all relevant buildings by number and name), landscape, and the relationship
   between the built form and open spaces on the Upper Post.


                                         Page 22 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   19.22       Precedents
   For all proposals, identify the key precedents (historic, economic, design, or other) that are
   relevant to your proposal.

   19.23       Sustainable Design
   Identify and describe sustainable design features and provide design objectives with respect
   to energy sources and consumption, waste management, and building redevelopment.

19.3   Financial Proposal and Documents
Department of Natural Resources’ financial objectives include that the Upper Post area be
financially self-sustaining and provide the maximum net return to the State of Minnesota, taking
into account all payments to the State of Minnesota. This will require a viable program for the
Upper Post area that will attract private investment.

All pro forma financial models should substantively reflect the cash flow analysis requirements
described below. Financial proposals should clearly explain the sources, types, and terms of
anticipated financing, both construction and permanent, debt, and the amount and timing of all
revenue sources, expenses, and cash flow distributions. Letters from lenders, and if applicable,
equity investors, expressing an interest to provide funding for the project should also be included
in the RFP proposal.

The net financial return to the State of Minnesota and the goal of financial self sustainability for
the Upper Post area are, along with the other goals and selection criteria articulated in this RFP,
highly important to the State of Minnesota. As such, Respondents are urged to submit proposals
that achieve economic feasibility. Although a minimum contribution to the State of Minnesota
has not been established, proposals will be evaluated, in part, on the level of financial benefits
delivered to the State of Minnesota.

To provide Department of Natural Resources with insight into the proposal’s financial feasibility
and attractiveness of the proposal, Respondents must submit a financial summary sheet as well
as a detailed cash flow pro forma model including a statement of assumptions. The financial
plan should include the following at a minimum.

   19.31       Renovation and Development Costs
   Projected renovation and development costs should be identified including, but not limited
   to: on-site and off-site hard costs by division, contractor fee and insurance, all soft costs, and
   all financing costs. This information should be provided for each month of the
   redevelopment period with annual totals.

   19.32       Sources of Financing and Equity
   All sources of financing and equity should be identified including all terms and conditions.
   The Department of Natural Resources’ ownership interest in the historic land and building
   will not be subordinated to any financing for rehabilitation of structures or land for new
   buildings. Letters from lenders, and if applicable, equity investors, expressing an interest to
   provide funding for the project should also be included in the RFP proposal.


                                          Page 23 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   19.33       Pro Forma Cash Flow and Income Statement
   A pro forma cash flow and income statement for a 20-year period for the entity that will be
   leasing the historic lands and buildings from the State of Minnesota should be provided. This
   pro forma shall include all revenues, expense reimbursement, operating expenses,
   management fees, reserves, or any other cash or non-cash expense, debt service, or any
   preferred return commitments.

   19.34       Sources and Uses of Funds
   A sources and uses of funds should be submitted that itemizes all sources and uses of funds
   for the development period and 20 years of operation for the lessee of the historic land and
   buildings.

In addition to submitting the above financial information, Respondents should identify the
proposed capital structure and sources of capital for the development phase of the proposal,
including individual uses as well as infrastructure. Explain your proposed deal structure
including the anticipated developer profit and return to the State of Minnesota.

19.4   Construction Plan
Provide the following information on the construction period activities:

   19.41       Construction Management Process
   Provide information regarding the construction management team approach you are
   proposing.

   19.42       Construction Coordination
   Describe, conceptually, coordination of building construction with existing operations and
   infrastructure construction activities on the Upper Post.

   19.43       Staging and Phasing Plan
   Describe your conceptual plan for staging and phasing the work.

19.5   Management and Operations Approach
This section provides an opportunity for Respondents to describe their approach to the task of
managing the development process, and delivering a high quality project. Respondents should
provide examples of dealing with similar issues, particularly in partnership with the public
sector.

   19.51       Development Process Description
   Describe the development process including a description of phasing and critical milestones
   anticipated through the completion of construction of all aspects of your proposal.

   19.52       Timeline
   Include a detailed timeline covering programming, planning, design, permitting, and
   construction including phasing.

                                          Page 24 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   19.53      Securing Tenants/Operators
   Indicate approach to securing subleases (tenants) and operators, if any, and describe potential
   deal structures.

19.6   Qualifications and Track Record
Respondents and Respondent Teams should provide information clearly indicating their
capability to successfully complete their proposals. Respondents must submit the following
materials in accordance with the requirements of this RFP.

   19.61      Contact Information
   Submit the name, address, telephone number, fax number, and e-mail address of the
   individual who will be or whose organization will be the managing entity authorized to act
   on behalf of the respondent and who is available to answer questions or requests for
   additional information.

   19.62      Team Member Information
   Identify all members of the Respondent Team, including the name, address, telephone
   number, fax number, and e-mail address of the principal(s) or partner(s) participating in the
   submission. Identify the individuals who will be the Respondent Team’s lead negotiators
   and those who will have day-to-day responsibility for carrying out the proposal (collectively,
   “Key Personnel”) and additional personnel from each organization who will participate in
   project design, planning and development. Identify projects where members of the
   Respondent or the Respondent Team (entities and Key Personnel) have worked in
   conjunction with other Respondent Team members. Provide resumes for Key Personnel. At
   least one architect with major project responsibility shall meet the National Park Service’s
   Professional Qualification Standard (36 CFR Part 61) for Historic Architecture, as part of the
   Secretary of the Interior’s Standards for the Treatment of Historic Properties, and such
   designation shall be listed in his/her resume. Developer Respondents are asked to identify
   their choice of legal counsel for their proposals.

   19.63      Decision-Making Structure
   For Respondent Teams, please specify an organization and decision-making structure,
   identify lead entity and lead negotiators, and define the roles and responsibilities of each
   Respondent Team member.

   19.64      Legal Structure
   Illuminate the nature of the legal entity of the Respondent, all Respondent Team members,
   developer, master lessee, and any sub-lessees including a brief narrative description of the
   structure of each such entity, the year it was legally established, prior collaborative
   experience, and relationship between the managing entity and other members of the
   Respondent Team.

   19.65      Qualifications by Relevant Projects




                                         Page 25 of 38
         FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

   Name and describe briefly comparable or relevant projects completed by the Respondent or
   the Respondent Team’s developer(s) in the last ten (10) years and indicate team/lead entity
   with respect to each such project. Please provide a reference and photograph for each listed
   project. Specifically identify projects associated with buildings or sites listed on the National
   Register of Historic Places or as National Landmarks.

   19.66        Financial Capability
   Provide evidence of financial capability for the development entity, lessee of historic land
   and buildings, and any sub-lessees.

   19.67        Lawsuit History
   Indicate any lawsuits between the Respondent or any of the Respondent Team member(s)
   and public agencies related to a proposed development opportunity, selection procedure, or
   an existing development contract and explain the circumstances surrounding the outcome or
   status of the lawsuit. For each developer, design and construction entity on the Respondent
   Team, if any, and for all Key Personnel, identify any past pending legal or arbitration
   proceedings with public agencies that resulted from professional actions or omissions, and
   any motion to ban that firm (or any individual proposed as a team participant) from working
   for a public agency. Provide details concerning affirmative response.

   19.68        Conflicts of Interest
   Identify for each entity comprising part of the Respondent or the Respondent Team for all
   Key Personnel any conflict of interest resulting from an elected, appointed, or employed
   capacity with the State, or any other Minnesota governmental entity and describe the conflict.

20.0 TIMELINE
20.1     Schedule
The tentative timeline for the Respondent(s) selection process is as follows:

                               Activity                                    Date
       RFP Issued                                             January 30, 2013
       Site Visit Notification                                February 12, 2013
       Pre-Proposal Conference and Site and Building Visits   February 19, 2013
       Proposal Questions Due                                 February 22, 2013
       Responses to Questions                                 March 4, 2013
       Notice of Intent to Propose Due                        March 15, 2013
       Proposals Due                                          April 1, 2013
       Interviews with Selected Respondents                   April 8-11, 2013
       Developer Conditional Selection and Notice to          May 1, 2013
       Negotiate Development Agreement

20.2     Due Date
To be considered, the proposal(s) must be received by Hennepin County no later than 4:00 PM
CDT on April 1, 2013.


                                          Page 26 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

20.3   Pre-Proposal Conference and Upper Post Site Visit
Hennepin County and the Department of Natural Resources will conduct a pre-proposal
conference for all prospective Respondents on February 19, 2013 at 9:00 AM CST at the Robert
S. Davis Base Camp at Fort Snelling. Prospective Respondents are strongly encouraged to
attend.

A site visit to selected Upper Post buildings is scheduled for 10:00 AM to NOON, February 19,
2013. The site visit will begin at the Robert S. Davis Base Camp at Fort Snelling following the
Pre-Proposal Conference.

Respondents wishing to attend the Upper Post site visit are required to notify Hennepin County a
week in advance via email to Patrick.Connoy@co.hennepin.mn.us and in the subject line list
“Site Visit Notification.” Include in the email the name of the Respondent or Respondent
Team’s primary contact person, email address, phone number, mailing address, and the names of
all Respondent Team members wishing to attend. No phone calls please.

Respondents wishing to attend the site visit and/or tour a building must sign a release form that
will be available at the Robert S. Davis Base Camp on February 19, 2013.

The site visit date is subject to change at Hennepin County’s discretion and Respondents should
check the Hennepin County website for notices of changes. The following buildings will be
open for visits: 53, 54, 64, 65, 66, 67, 103, 151, and an Officers Row building. Please refer to
Figure 2 for building number(s) and name(s). Some buildings may not be available for interior
viewing due to safety concerns.

The Upper Post buildings are unheated, have been vacant for over 40 years, are in deteriorated
condition, and have years of accumulated dirt and debris. Building visitors are encouraged to
wear appropriate clothing and sturdy footwear.

Each of the buildings will be staffed and open for visits between 10:00 AM and NOON.
Respondents can visit any building they choose between those hours.

After the building tour, from 12:00 PM to 1:00 PM, Respondents are invited to attend a question
and answer session concerning the site visits with representatives of Hennepin County and the
Department of Natural Resources.

If a Respondent or Respondent Team has a request to tour a particular building beyond the
buildings listed above, the Respondent should submit an email request by February 12, 2013 to
Patrick.Connoy@co.hennepin.mn.us. The email should contain “Building Tour Request” in the
subject line and specify the building(s) to which access is being requested. Hennepin County
and the Department of Natural Resources will consider all of the requests and accommodate
them to the extent feasible. Hennepin County and the Department of Natural Resources will be
able to accommodate individual requests for visits to particular buildings beyond the above dates
and buildings listed above for short-listed Respondents.

20.4   Questions and Clarifications


                                         Page 27 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Questions regarding the RFP must be received via email to Patrick.Connoy@co.hennepin.mn.us
by 4:00 PM CST on February 22, 2013. Notice of intent to propose is due via email to
Patrick.Connoy@co.hennepin.mn.us by 4:00 PM CDT on March 15, 2013. It is requested that
all prospective Respondents provide email address contact information to Hennepin County as
the preferred means of communications for expediency during the proposal process.

Hennepin County reserves the right to include any clarifications/revisions to the RFP content in
correlation with the question and response process. If necessary, an addendum will be sent out
and posted on the Hennepin County website at http://www.hennepin.us/fortsnelling.

Consultants may not contact any Hennepin County Board or Staff Member, any other
organization associated with this RFP, or others serving on the consultant selection committee
regarding this RFP beyond the inquiry process described above.

21.0 SUBMISSION OF PROPOSALS
All proposals must be addressed as follows:

       Hennepin County Housing, Community Works and Transit
       Attn: Patrick Connoy
       701 Fourth Avenue South
       Suite 400
       Minneapolis, MN 55415-1843
       Re: Fort Snelling Proposal
       (612) 348-9260 (for express delivery use only – no questions)

Proposals must be physically delivered to the office of Hennepin County Housing, Community
Works and Transit at the above address no later than 4:00 PM CDT on April 1, 2013. Proposals
received after the specified time and date may not be considered.

The County will not accept proposals submitted by electronic mail, telegraph, or facsimile
(FAX). The County is not responsible for delays or losses caused by the U.S. Postal Service or
any other carrier or delivery service. The County reserves the right to accept proposals after the
date specified above.

21.1   Proposal Format
Proposals must be submitted on 8-1/2” x 11” size paper and should be typed using a minimum
12-point standard font. Graphic illustrations may be shown on 11” x 17” size paper and will be
considered as one page. The Department of Natural Resources encourages Respondents to be
concise in responding to the RFP and also provide adequate information to evaluate the
redevelopment proposal(s). Respondent proposals should be presented as follows. Respondent
proposal narratives should be divided into sections such as 19.1, 19.2, 19.4, 19.5, and 19.6 and
should not exceed thirty (30) pages in length, including a cover letter signed by a principal of the
Respondent firm or another person who is fully authorized to act on behalf of the Respondent.

Respondent financial proposals and building renovation plans are not included in the above page
limitation. Respondent financial proposals (Section 19.3) should contain the requested financial


                                          Page 28 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

models, spreadsheets, assumptions, and descriptive text to fully describe the financial structure
and annual revenues and expenses.

Respondent renovation plans for each building (Section 19.13) should be limited to ten (10)
pages for building proposed for redevelopment including descriptive text, elevations, floor plans,
and renderings.

An appendix describing your team member firms and their experience should not exceed eight
(8) pages per firm.

The proposal narrative and appendix should be submitted in separate bound submittals. One (1)
original, eleven (11) photocopies, and one (1) CD in PDF format of the proposal are required.
The attached proposal transmittal sheet (Appendix 24) should be placed before the cover on each
proposal.

All information included in the submitted proposal will be classified in accordance with Section
13.591 of Minnesota Statutes governing data practices.

21.2    Additional Information Requests
The Department of Natural Resources reserves the right to request additional information from
Respondents during any phase of the proposal evaluation process. During the evaluation and
selection process, the Department of Natural Resources may require the presence of Respondent
representatives to make presentations and answer specific questions. Notification of any such
requirements will be given as necessary.

The Department of Natural Resources reserves the right to accept or reject any or all proposals
without penalty, to waive informalities or irregularities, and to contract as to the best interest of
the State.

22.0 SELECTION PROCESS
Following the RFP submission deadline, Department of Natural Resources will initially review
all submissions for completeness and adherence to the requirements and conditions set out in this
RFP. Selection of the successful Respondents will follow these steps:

   •   Submission of proposals to Department of Natural Resources
   •   Interview with selected Respondents
   •   Developer selection and notice to negotiate

The Department of Natural Resources reserves the right to shorten or reduce the steps in the
selection process depending on the number of proposals received.

22.1   Evaluation Criteria
The Department of Natural Resources is looking for extraordinary proposals that are worthy of
the potential of the Upper Post properties. The responses will be evaluated on the basis of the
following criteria.


                                           Page 29 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

                                                Criteria
            1.   Compatibility with Department of Natural Resources’ Strategic
                 Conservation Agenda: “Conservation That Works”
            2.   Qualifications, past experience, and financial capability
            3.   Compatibility with Fort Snelling Upper Post PPU and related
                 documents
            4.   Long-term management plan for historic properties
            5.   Implementation plan
            6.   Financial attractiveness to the State of Minnesota

22.2   Initial Review
Following the RFP submission deadline, a selection committee selected by the Joint Powers
members will review all proposals based on the selection criteria and other factors deemed
appropriate and will identify the short-listed Respondents. The selection committee may, at any
point in the RFP process, request additional information, or clarification from any Respondent or
Respondent Team. The selection committee may provide each short-listed Respondent with a
list of additional information required.

22.3   Interview Schedule
Respondents may be requested to give a formal presentation to the selection committee at a
location to be determined in the Twin Cities. No expenses for travel will be reimbursed and such
a request for an oral presentation shall not constitute selection of a Respondent or Respondent
Team. The selection committee expects to conduct initial interviews of short-listed Respondents
between April 8, 2013 and April 11, 2013.

22.4   Formal Presentations
Respondents whose submissions are found to be worthy of consideration, at the selection
committee’s sole discretion, will be invited to make a formal presentation to the selection
committee. If a presentation is required, notice will be provided to those Respondents asked to
make a presentation and the details regarding that presentation (i.e., length of presentation, etc.)
will be provided in the notice.

The selection committee may, at its sole discretion, identify short-listed Respondents and request
a second interview for the Respondent to address additional questions from the selection
committee.

22.5   Selected Respondents
Following the interviews, the selection committee will recommend selected finalists to the
Department of Natural Resources Commissioner. The Commissioner, at his sole discretion, will
select the successful Respondents. Each of the successful Respondents will be given a letter of
conditional selection, which will describe and provide the terms under which the successful
Respondents will negotiate with the Department of Natural Resources to lease and redevelop
land and existing building. Final lease executions will occur following the negotiation of
binding documents between Department of Natural Resources and the successful Respondents,
completion and affirmation of the general project plan, and completion of environmental review.


                                          Page 30 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

22.6   Non-Refundable Deposit
Upon selection, the successful Respondent(s) will be required to make a non-refundable deposit.
The amount of such deposit(s) will be commensurate with the nature and scale of the proposed
development. The purpose of this deposit is to reimburse the Department of Natural Resources
for out-of-pocket costs and expenses related to the process and will be more fully described in
materials provided to the short-listed Respondents. Following selection, each successful
Respondent agrees to pay for Department of Natural Resources out-of-pocket costs and expenses
related to pre-development negotiation as specified in Section 24.

23.0 PROCESS FOLLOWING CONDITIONAL SELECTION
Following the selection process described above, Hennepin County, the Department of Natural
Resources, and the successful Respondent(s) will work together to more specifically define the
project program and finalize the business terms for a development agreement under which
Department of Natural Resources will lease Upper Post property to the successful Respondent.
Leases for development will take the form of long-term ground leases, subject to provisions of
Minnesota Statutes with Department of Natural Resources retaining ownership of all Upper Post
real estate. In addition, Hennepin County and the Department of Natural Resources and the
successful Respondent(s) will determine the role of each party in the ongoing maintenance of the
Upper Post.

23.1   Successful Respondent/Respondent Team’s Responsibilities
After the conditional selection phase, Department of Natural Resources anticipates that it will
enter into development agreement(s) and long-term ground lease(s) and operating agreement(s)
with the successful Respondent(s). A separate structure or mechanism will be established by the
Department of Natural Resources to equitably and properly allocate ongoing common area
maintenance and other charges among all tenants and users on the Upper Post. The agreements
will likely provide that, in addition to other items and under Department of Natural Resources
direction:

       a) Successful Respondents will be required, commensurate with the nature and scale of
          the proposed development, to:
              i. Participate in the design, construction, funding, and operation of all
                 transportation and utility infrastructure not otherwise provided by the
                 Department of Natural Resources.
              ii. Participate in the design, construction, funding, and operation of public open
                  space. As currently envisioned, design would be the responsibility of the
                  Department of Natural Resources with input from the successful
                  Respondent(s), development management and construction would likely be
                  the responsibility of the successful Respondent(s), and funding would come
                  from multiple sources to be determined. Ongoing operational management
                  would likely be a public responsibility.

       b) All successful Respondents will be required to:



                                         Page 31 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

               Participate in the funding, administration, and management of Upper Post
               operations, including transportation, public open space, infrastructure, and
               common area maintenance, as well as leasing, potentially in collaboration with
               the Department of Natural Resources, for a minimum specified number of years
               to be determined later.

The documents will permit the independent sale or financing of leasehold positions, reasonable
portions of the improved portions and/or direct subleasing thereof with Department of Natural
Resources approval which will not be unreasonable withheld.

24.0 RESPONDENT COST REIMBURSEMENT OBLIGATION
The selected Respondent(s) will be required to pay all out-of-pocket costs and expenses incurred
by the Department of Natural Resources (or on behalf of the Department of Natural Resources
by another public-sector entity involved in the project) accruing from and after the date of
conditional selection in connection with any amendments and affirmation of the Department of
Natural Resources, the preparation of all project development and related documents with or
involving the project-related activities of the selected Respondent(s) including, without
limitation, all memoranda of understanding, agreements, leases and licenses (collectively,
“project costs”). Project costs shall include, without limitation, the fees (at normal, undiscounted
hourly rates) and expenses of outside counsel, consultants, surveyors, title companies,
environmental consultants and all public hearing expenses including facility, stenographic,
publication and transcription fees and expenses. In addition, selected Respondent(s) will be
required to pay costs incurred by the Department of Natural Resources in connection with the
preparation and negotiation of the conditional selection letter(s) and any environmental work or
analysis performed prior to execution of the conditional selection letter(s) (“pre-selection costs”).

Upon executing the conditional selection(s) with Department of Natural Resources, the selected
Respondent(s) will be required to (1) reimburse Department of Natural Resources for all pre-
selection costs, and (2) establish, with a deposit to an account to be maintained by and under the
control of the Department of Natural Resources, an imprest account for the payment of all further
project costs following conditional selection. When the imprest account falls below a specified
minimum, the selected Respondent(s) will be required to replenish the imprest account to the full
amount of the initial deposit until all project costs have been paid. If there are multiple selected
Respondents, their respective shares of the project costs and pre-selection costs incurred by
Department of Natural Resources shall be commensurate with the nature and scale of projects set
forth in their respective proposals.

25.0 NO LIABILITY
Hennepin County and the Department of Natural Resources believes that the information in this
RFP is accurate, but Hennepin County and the Department of Natural Resources and their
officers, agents, and employees make no representations or warranties to such accuracy and
assume no responsibility for errors and omissions contained herein.

The Department of Natural Resources shall be the sole decision maker of whether a proposal
complies with the requirements of this RFP and whether proposals have merit.


                                           Page 32 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Notwithstanding anything to the contrary contained in this RFP, the Department of Natural
Resources reserves the right (in its sole and absolute discretion and for no other reason) (i) to
waive, modify, or deviate from any of the terms, conditions, criteria, or procedures set forth in
this RFP with respect to any one or more Respondents (including waiving any deficiency or
other irregularity in any proposal submitted in connection with this RFP); (ii) to negotiate with
one or more of the Respondents (whether or not at the same time), including requesting
modifications to any proposal to this RFP; (iii) to establish additional terms and conditions with
respect to this RFP or any proposal thereto; (iv) to encourage Respondents to work together; (v)
to reject any proposal to this RFP (whether or not it is the highest or best proposal economically
or otherwise); (vi) to request additional materials or clarifications from any Respondent; (vii) to
refuse to review or consider any proposals to this RFP (including any proposal that does not fully
comply with all of the terms and conditions of this RFP), and/or to elect not to proceed with the
retention of selected Respondent(s).

The Department of Natural Resources and Hennepin County assume no responsibility and no
liability for costs incurred by any Respondent prior to or following selection. A Respondent’s
submission of a proposal to this RFP constitutes such party’s express and irrevocable
acknowledgement and agreement (i) that this RFP does not constitute an offer of any nature and
does not obligate the Department of Natural Resources to take any action whatsoever in
connection with the project; (ii) that in no event shall the Department of Natural Resources and
Hennepin County (or their employees, officers, or agents) have any obligations or liabilities to
such Respondent in connection with the RFP or the transactions contemplated hereby, unless and
until such time (if ever) as a definitive agreement(s) with such Respondent with respect thereto
(containing detailed terms, conditions, and covenants satisfactory to Department of Natural
Resources in its sole discretion) have been executed and unconditionally delivered by
Department of Natural Resources (and then only to the extent expressly set forth in such
agreement); and (iii) to indemnify and hold harmless Department of Natural Resources and
Hennepin County (and their employees, officers, and agents) from and against any claim for a
finder’s fee, commission, or other compensation (including all costs and expenses associated
with such claims, such as reasonable attorney’s fees) made by a finder, broker, or other person or
entity with whom such Respondent has dealt in connection with this RFP or the transactions
contemplated hereby.

Nothing contained in this RFP shall limit the Department of Natural Resources in its selection of
firm(s) to be invited to respond to future development and other solicitations for future projects.
Submission of a proposal to this RFP by any Respondent constitutes Respondent’s permission
and consent to the Department of Natural Resources inquiries concerning the Respondent and its
ability to effectuate its proposal, including checking references, credit checks, and similar
investigations.

Nothing contained in this RFP or in the selection of a Respondent(s) pursuant to this RFP shall
limit the Department of Natural Resources in their selection of firm(s) to be issued RFP’s for any
project or programs in the future.

Respondents shall conform to and be subject to all applicable laws, regulations, ordinances,
policies, procedures, and executive orders of all federal, state, and local authorities having
jurisdiction, as the same may be amended from time to time.

                                          Page 33 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS


26.0 PROPOSAL TERMS
26.1   Proposal Status
The issuance of this RFP constitutes only an invitation to submit proposals to the Department of
Natural Resources. It is to be distinguished from a bidding situation and is not to be construed as
an official and customary request for bids, but as a means by which the Department of Natural
Resources can facilitate the acquisition of information related the lease of real property at the
Upper Post. Any proposal submitted, as provided herein, constitutes a desire to negotiate and
recognition that the proposal is not a bid and is not being submitted as part of a bid process.

26.2   Economy of Preparation
Proposals should be prepared as simply and economically as possible while providing straight-
forward and concise delineation of the Respondent’s capabilities to satisfy the requirements of
the RFP. Fancy binding, colored displays, promotional material, etc., are neither necessary nor
desired. Technical literature about the Respondent’s experience and qualifications may be
included. However, the emphasis should be on completeness and clarity of content. In order to
expedite the evaluations, it is essential that specifications and instructions contained in this
document be followed as closely as possible.

26.3   Proposal Signature
Each proposal shall be signed by the Respondent, a principal of the Respondent firm, or another
person who is fully authorized to act on behalf of the Respondent.

26.4   Modification or Withdrawal of Proposal
Unauthorized conditions, limitations, or provisions attached to a proposal may cause its
rejection. No oral, telephonic, or FAX proposals or modifications will be considered.

A proposal may not be modified, withdrawn, or canceled by the Respondent for a period of six
(6) months following the time and date designated for receipt of proposals. Each Respondent so
agrees in submitting a proposal. Any such modification, withdrawal, or cancellation shall be
submitted in writing to the Hennepin County Housing, Community Works and Transit at the
address contained in Section 21.0 herein.

Prior to the time and date designated for receipt of proposals, no proposal may be released or
physically withdrawn, but any proposal submitted may be modified, canceled, or withdrawn by
written notice to said contact person at the place designated in Section 21.0. Such notice shall be
in writing over the signature of Respondent. If by FAX, the original over the signature of the
Respondent shall be mailed and received on or before the date and time set for receipt of
proposals. Written withdrawal or cancellation by Respondent of a proposal prior to the proposal
opening will nullify the proposal. However, the original proposal shall not be physically
returned to the Respondent until after the time for receipt of the proposals.

Withdrawn or canceled proposals may be resubmitted up to the time designated for the receipt of
proposals, provided that the resubmitted proposal is in conformance with this RFP.



                                          Page 34 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

26.5   Extension of Time
The Department of Natural Resources reserves the right to extend the proposal due date. If a
Respondent needs an extension of time to prepare the proposal a written request should be
forwarded no later than ten (10) days prior to the due date of this RFP. The request should be
directed to the address noted in Section 21.0. The granting of an extension will be based on the
number of such requests, and the reason(s) for each request. The Department of Natural
Resources reserves the right to extend the submission deadline only at the discretion of the
Department of Natural Resources and not at the mere request of the Respondent(s). In the event
of an extension, prospective Respondent(s) will be notified immediately and appropriate addenda
will be issued.

26.6   Addenda
The Department of Natural Resources reserves the right to add, change, or delete any provision
or statement in the RFP at any time prior to the proposal due date. If it becomes necessary to
revise any part of the RFP, addenda to the RFP will be provided to all Respondents who received
a copy of the RFP. It is the responsibility of each prospective Respondent to assure receipt of all
addenda. Respondents must indicate receipt of addenda by number in their proposals.

26.7   Right to Withdraw RFP
The Department of Natural Resources reserves the right to withdraw, cancel, and/or amend, in
part or entirely, this RFP for any reason and at any time with no liability to any prospective
Respondent for any costs or expenses incurred in connection with the RFP or otherwise.

26.8   Interpretation of Documents
If any Respondent contemplating submission of a proposal is in doubt as to the true meaning of
any part of the RFP, the Respondent may submit to the Department of Natural Resources and
Hennepin County, at the address noted above, a written request for an interpretation thereof.
Replies to inquiries will be published in the form of addenda to the RFP if in the sole
determination of the Department of Natural Resources that it would benefit all potential
Respondents. Respondents shall rely only on the RFP and addenda in preparing and submitting a
proposal.

26.9   Errors
Should the Respondent believe that an error appears in the RFP documents, Respondent shall
notify the County, at the address noted above, in writing no later than February 22, 2013.

26.10 Public Record
Under Minnesota law, data submitted by a business to a government entity in response to a RFP
are private and nonpublic until the responses are opened. Once the responses are opened, the
name of the Respondent becomes public. All other data in a Respondent’s response to a RFP are
private or nonpublic data until completion of the evaluation process. Completion of the
evaluation process means that the government entity has completed negotiating the contract with
the selected Respondent. After a government entity has completed the evaluation process, all
remaining data submitted by all Respondents are public with the exception of trade secret data as
defined and classified in Minnesota Statute Section 13.37. A statement by a Respondent that


                                          Page 35 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

submitted data are copyrighted or otherwise protected does not prevent public access to the data
contained in the response if such data does not qualify as trade secret data.

26.11 Ownership of Materials Submitted
All material submitted becomes the property of the Department of Natural Resources and will
not be returned.

26.12 Respondents’ Costs
The Department of Natural Resources shall not be responsible for any costs incurred by
Respondents in connection with this RFP. Respondents shall bear all costs associated with
proposal preparation, submission and attendance at presentation interviews, or any other activity
associated with this RFP or otherwise.

26.13 Non-Discrimination and Affirmative Action Policy
It is the policy of the State of Minnesota and Department of Natural Resources to comply with
all federal, state, and local laws, policies, orders, rules, and regulations which prohibit unlawful
discrimination because of race, creed, color, national origin, sex, sexual orientation, age,
disability or marital status.

27.0 GENERAL CONDITIONS OF RFP
The issuance of this RFP constitutes only an invitation to submit proposals to the Department of
Natural Resources. It is not to be construed as an official and customary request for bids, but as
a means by which the Department of Natural Resources can facilitate the redevelopment and
reuse of property. Any proposal submitted as provided herein constitutes a suggestion to
negotiate and NOT A BID.

The Department of Natural Resources reserves the right to determine, in its sole and absolute
discretion, whether any aspect of the proposal satisfactorily meets the criteria established in this
RFP, the right to seek clarification from any Respondent(s), the right to negotiate with any
Respondent(s) whether or not they submitted a proposal, the right to reject any or all proposals
with or without cause, and the right to cancel and/or amend, in part or entirely, the RFP.

The RFP does not commit the Department of Natural Resources either to award a contract or to
pay for any costs incurred in the preparation of a proposal. Submission of a proposal as provided
herein shall neither obligate nor entitle a prospective Respondent to enter into an agreement with
the Department of Natural Resources.

It is understood that any proposal received and evaluated by the Department of Natural
Resources can be used as a basis for direct negotiation of the cost and terms of a contract
between the Department of Natural Resources and the particular firm submitting such a proposal.
The Department of Natural Resources reserves the right to negotiate pertinent contract terms
concurrently with any number of firms as it deems in its best interest, whether or not such firm
has submitted a proposal. In submitting a proposal, it is understood by the Respondent that the
Department of Natural Resources reserves the right to accept any proposal, to reject any and all



                                          Page 36 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

proposals, and to waive any irregularities or informalities that the Department of Natural
Resources deems is in its best interest.

28.0 CONCLUSION
We appreciate your interest in the future of Fort Snelling Upper Post and look forward to your
proposal.




                                        Page 37 of 38
       FORT SNELLING UPPER POST REQUEST FOR PROPOSALS

Appendix
Number                                    Title/Subject
   1       A Strategic Conservation Agenda, 2009-2013; Minnesota Department of Natural
           Resources
   2       Joint Powers Agreement
   3       Fort Snelling Upper Post Program of Preservation and Utilization
   4       Fort Snelling Light Rail Transit and Upper Post Master Plan, February 2011
   5       Fort Snelling Upper Bluff Reuse Study, 2006; Thomas R. Zahn & Associates and
           Miller Dunwiddie Architecture
   6       Section 106 of the National Historic Preservation Act, as Amended
   7       Secretary of the Interior’s Standards for Treatment of Historic Properties
   8       Fort Snelling Upper Post Open Space and Landscape Development Guidelines,
           Summer 2008
   9       Fort Snelling State Park Area J and Officers Row Development Design
           Guidelines, Winter 2003
  10       Fort Snelling Upper Post Interpretive Plan, November 2006; Thomas R. Zahn &
           Associates
  11       Fort Snelling Upper Post Utility Assessment, 2010; WSB
  12       Building Plans: Buildings 53-55, 57, 65, 67, 101-103, 151, 154, and 157
  13       Building Plans: Buildings 67 and 101; Collaborative Design Group, Inc.
  14       Field Reports: Buildings 53-57, 62, 64-67, 76, 101-103, 112, and 151-161
  15       Building Photographs: Buildings 53-57, 62, 64-67, 76, 101-103, 112, 151, and
           152-161
  16       Limited Scope Environmental Survey Report, Fort Snelling State Park, 1998;
           Angstrom Analytical Inc.
  17       Phase 1 Environmental Site Assessment: Fort Snelling Upper Bluff Site, 2005;
           Tetra Tech EM Inc.
  18       Asbestos, Hazardous, and Special Waste Building Material Inspections Report:
           Post Hospital – Building 55, December 2010; Liesch Companies
  19       Asbestos, Hazardous, and Special Waste Building Material Inspections Report:
           Post Guard House – Building 65, December 2010; Liesch Companies
  20       Asbestos, Hazardous, and Special Waste Building Material Inspections Report:
           Post Headquarters – Building 67, December 2010; Liesch Companies
  21       Fourth Order Amending Order of Commissioner of Finance Relating to Use and
           Sale of Bond Financed Property
  22       Minnesota Statutes: 16B.24 Operation and Maintenance of Buildings
  23       Minnesota Statutes: 85.34 Fort Snelling Lease
  24       Proposal Transmittal Sheet

                                      Page 38 of 38

				
DOCUMENT INFO
Shared By:
Categories:
Tags:
Stats:
views:3178
posted:2/4/2013
language:English
pages:39