Loading...
01-17-2017 Workshop (Joint Session with the CRA)City of Delray Beach 100 NW 1st Avenue - Delray Beach, Florida 33444 Phone: (561) 243-7000 - Fax: (561) 243-3774 www.mydelraybeach.com • Workshop Meeting Joint Session with the CRA at 4:30 PM Tuesday, January 17, 2017 Delray Beach City Hall - 1st Floor Conference Room City Commission Mayor Cary Glickstein Vice Mayor Jordana Jarjura Deputy Vice Mayor Mitchell Katz Commissioner Shelly Petrolia City of Delray Beach 100 NW 1st Avenue - Delray Beach, Florida 33444 Phone: (561) 243-7000 - Fax: (561) 243-3774 www.mydelraybeach.com Regular Commission Meeting Tuesday, July 12, 2016 Public Hearings 7:00 p.m. Commission Chambers Delray Beach City Hall City Commission Mayor Cary Glickstein Commissioner Shelly Petrolia Vice Mayor Al Jacquet Deputy Vice Mayor Jordana Jarjura Commissioner Mitchell Katz RULES FOR PUBLIC PARTICIPATION PUBLIC COMMENT: City Commission meetings are business meetings and the right to limit discussion rests with the Commission. Generally, remarks by an individual will be limited to three minutes or less. The Mayor, presiding officer or a consensus of the City Commission has discretion to adjust the amount of time allocated. Public comment shall be allowed as follows: A. Comments and Inquiries on Non -Agenda and Agenda Items (excluding public hearing or quasi-judicial hearing items) from the Public: Any citizen is entitled to be heard concerning any matter within the scope of jurisdiction of the Commission under this section. The Commission may withhold comment or direct the City Manager to take action on requests or comments. B. Public Hearings/Quasi-Judicial Hearings: Any citizen is entitled to speak on items under these sections at the time these items are heard by the Commission. C. All persons desiring to do a presentation on agenda or non -agenda items that are on a portable flash drive device or a CD/DVD, must provide their media to the City Clerk no later than 12:00 p.m. one day prior to the meeting where they wish to present. SIGN IN SHEET: Prior to the start of the Commission Meeting, individuals wishing to address the Commission should sign in on the sheet located on the right side of the dais. If you are not able to do so prior to the start of the meeting, you may still address the Commission. The primary purpose of the sign -in sheet is to assist staff with record keeping. Therefore, when you come up to the to speak, please complete the sign -in sheet if you have not already done so. ADDRESSING THE COMMISSION: At the appropriate time, please step up to the lectern and state your name and address for the record. All comments must be addressed to the Commission as a body and not to individuals. Any person making impertinent or slanderous remarks or who becomes boisterous while addressing the Commission shall be barred by the presiding officer from speaking further, unless permission to continue or again address the Commission is granted by a majority vote of the Commission members present. APPELLATE PROCEDURES Please be advised that if a person decides to appeal any decision made by the City Commission with respect to any matter considered at this meeting, such person will need to ensure that a verbatim record includes the testimony and evidence upon which the appeal is based. The City neither provides nor prepares such record. City Commission Regular Commission Meeting July 12, 2016 WS.1 POTENTIAL CRA FUNDING ITEMS IN FY 2016-2017 FOR CITY PROJECTS/PROGRAMS Sponsors: Community Redevelopment Agency WS.2 CAPITAL IMPROVEMENT PROGRAM FISCAL YEAR 16/17 & CRA FUNDED PROJECTS Sponsors: Community Redevelopment Agency City of Delray Beach Page 3 Printed on 7/8/2016 ��. FINANCE DEPARTMENT MEMORANDUM TO: Donald B Cooper, City Manager FROM: Jack Warner, Chief Financial Officer DATE: July 12, 2016 SUBJECT: Review of CRA pre -meeting material re: sed FY2017 City support You have asked me to provide context for the attached material receivedrday from the CRA by answering two specific questions: (1) what, percentage of total CFiAsp=ing is represented by the CRA support to the City; and, (2) how well does the CRA s correspond to the City's objectives. The proposed CRA FY2017 support 6f-$ 6.8 million represents 33 percent of the CRAB proposed FY2017 operational spending (excludes administration and debt service). Projects in this program were developed cooperatively between th�City and CRA staffs, and in some cases are carryovers that were initiated in prior years. Thus the definition of "City initiated projects" is at best a judgment. 'On this basis, the ,6.8, million of proposed CRA FY2017 r support, $4.8 million ',(71 percent) supports on= carryover projects, either directly or by paying debt service on hypothetical bond financing i These responses are qualified by the "work in prog ess" nature of both the CRA and City budgets. City and CRA staffs are continuing to wofk cooperatively to refine the list of supported projectsand amounts, in preparation for final budget approval in September. The work in progress status is illustrated by the comments from City ESD shown at page 2 of the attached wor et. For these'rns I am maintaining the "draft" label on this memo. I am als hing the orl material from CRA. SERVICE * PERFORMANCE " INTEGRITY * RESPONSIBLE * INNOVATIVE " TEAMWORK � ( CRA Proposed Funding 0712 16 (3) DRAFT ( Spending Category Operating (1) Capital - Carryover Projects (2) SW 6th, 7th 8th & 9th Ave Improvements Sidewalks Swinton & Atlantic intersection (4) Blk 63 Alley - between SW2nd and 3rd Sts and Swinton and SW 1st Ave Parking Management Plan implementation (E Atlantic crosswalk; Venetian and Gleason St intersections (5)(6) SW Neighborhood Alleys NW 5th Ave alleys Capital -City Projects (2) OSS Campus/ Park upgrades (7) Veterans Park Hilltopper stadium Total CRA capital support Financing - City Projects (2) Roadway reconstruction (SW Neighborhood SW4th ST, SW 6th St and 7th Ave) (8) Pompey Park Master Plan NE 3rd / NE 3rd Alley improvements - East of Pineapple Grove Wayfrom 3rd St to NE 4th St Total Financing support (capital amount) FY2017 debt service spending (3) Total FY2017 Spending Spending $3,969,435 $3,969,435 $100,000 $300,000 $300,000 $100,000 $310,000 $550,000 $325,000 $ $400,000 $150,000 $115,000 $665,000 $2,650,000 $517,703 $1,600,000 $2,917,703 $150,000.00 $150,000.00 Total CRA FY2017 City support spending y� I (/ 5 5 37S"T $6,769,43 Total CRA FY2017 City support spending (ex carryover projects) $4,784,43 g )Jq $5 City support ex. Carryover as % of total City support 6q� 71% CRA budget ( (/S, 3/,STo _ total I(o� `1©S� 2(e7 CI (1' ( lo/ q05,-, zd'7$24,808,983 admin �p9 % ($2,146,100 debt service ($2,151,388)✓ Operating spending $20,511,495 �dtysupport as % of CRA operating spending 33% Page 1 of 2 1-1 RULES FOR PUBLIC PARTICIPATION PUBLIC COMMENT: City Commission meetings are business meetings and the right to limit discussion rests with the Commission. Generally, remarks by an individual will be limited to three minutes or less. The Mayor, presiding officer or a consensus of the City Commission has discretion to adjust the amount of time allocated. Public comment shall be allowed as follows: A. Comments and Inquiries on Non -Agenda and Agenda Items (excluding public hearing or quasi-judicial hearing items) from the Public: Any citizen is entitled to be heard concerning any matter within the scope of jurisdiction of the Commission under this section. The Commission may withhold comment or direct the City Manager to take action on requests or comments. B. Public Hearings/Quasi-Judicial Hearings: Any citizen is entitled to speak on items under these sections at the time these items are heard by the Commission. C. All persons desiring to do a presentation on agenda or non -agenda items that are on a portable flash drive device or a CD/DVD, must provide their media to the City Clerk no later than 12:00 p.m. one day prior to the meeting where they wish to present. SIGN IN SHEET: Prior to the start of the Commission Meeting, individuals wishing to address the Commission should sign in on the sheet located on the right side of the dais. If you are not able to do so prior to the start of the meeting, you may still address the Commission. The primary purpose of the sign -in sheet is to assist staff with record keeping. Therefore, when you come up to the to speak, please complete the sign -in sheet if you have not already done so. ADDRESSING THE COMMISSION: At the appropriate time, please step up to the lectern and state your name and address for the record. All comments must be addressed to the Commission as a body and not to individuals. Any person making impertinent or slanderous remarks or who becomes boisterous while addressing the Commission shall be barred by the presiding officer from speaking further, unless permission to continue or again address the Commission is granted by a majority vote of the Commission members present. APPELLATE PROCEDURES Please be advised that if a person decides to appeal any decision made by the City Commission with respect to any matter considered at this meeting, such person will need to ensure that a verbatim record includes the testimony and evidence upon which the appeal is based. The City neither provides nor prepares such record. City Commission Workshop Meeting January 17, 2017 W.S.1 JOINT SESSION WITH COMMUNITY REDEVELOPMENT AGENCY (CRA) TO DISCUSS THE STATUS OF CAPITAL IMPROVEMENT PROJECTS FUNDED BY THE CRA IN FY 2016-2017 AND THE WEST ATLANTIC PROJECT UPDATE Sponsors: Community Redevelopment Agency Attachments: CC -CRA Joint Meeting Documents CRA -City FY2016-17 Prosect status & Map 1-17-17 CC -CRA joint work session 9A Direction W Atlantic Properties RFP Please be advised that if a person decides to appeal any decision made by the City Commission with respect to any matter considered at this meeting, such person will need to ensure that a verbatim record includes the testimony and evidence upon which the appeal is based. The City neither provides nor prepares such record. City of Delray Beach Page 3 Printed on 111212017 File #: 17-083, Version: 1 City of Delray Beach Legislation Text 100 N.W. 1 st Avenue Delray Beach, FL 33444 TO: Mayor and Commissioners FROM: Jeff Costello, Executive Director of the Community Redevelopment Agency THROUGH: Chief Neal de Jesus, Interim City Manager DATE: January 17, 2017 JOINT SESSION WITH COMMUNITY REDEVELOPMENT AGENCY (CRA) TO DISCUSS THE STATUS OF CAPITAL IMPROVEMENT PROJECTS FUNDED BY THE CRA IN FY 2016-2017 AND THE WEST ATLANTIC PROJECT UPDATE City of Delray Beach Page 1 of 1 Printed on 1/12/2017 powered by LegistarTM CITY/CRA FISCAL YEAR 2016-2017 PROJECTS STATUS January 17, 2017 City Commission/CRA Board Joint Work Session MAP ID PROJECT NAME PHASE AMOUNT STATUS 1 SW 6th, 7th, 8th & 9th Ave Improvements Design $ 100,000.00 Project on hold, pending redevelopment project 2 Sidewalks - NW/SW Neighborhoods Construction $ 630,000.00 Consultant: Kimley Horn - 100% plan submittal and updated probable cost estimate anticipated by the end of March 2017. 3* SW 4th St, SW 6th St, and 7th Ave Design $ 580,700.00 RFQ to be issued by the Purchasing Department in Reconstruction January/February 2017. 4 Swinton & Atlantic Intersection Design $ 300,000.00 ESD staff developing Scope of Work for City consultant's Service Authorization. 5 Old School Square Campus/Park Upgrades Design $ 500,000.00 CRA executed an agreement with Currie Sowards Aguila Architects for the project master plan development ($90,000) on 10-20-16. Public engagement will be incorporated in process. The first public meeting will be held at the Fairfield Inn on 1-18-17 at 6:00 PM. Remaining $400,000 for construction (lighting, sidewalks, landscaping, signage, etc.). 6** Block 63 Alley (Between SW 2nd and 3rd Construction $ 225,000.00 Consultant: Wantman Group - 100% plan and Streets and Swinton and SW 1st Ave) probable cost estimates ($239,547) was reviewed by City. Consultant addressing City comments. An amendment to the ILA for construction & professional services (FY16/17) to increase the project budget (for design and construction) to replace sewer service lines. 7** Parking Management Plan Construction $ 350,000.00 Consultant: Kimley Horn - Plans at 90%. New Service Implementation (E. Atlantic Crosswalk - Authorization to complete design work and FDOT Venetian Dr & Gleason Street permit is pending an amendment to the ILA for Intersections) professional services (FY16/17) to increase project budget for additional design services ($15,643). 8 SW Neighborhood Alleys (5 Alleys) Construction $ 800,000.00 Consultant: Calvin Giordano & Associates - Plans at 30%. 100% plan submittal anticipated by the end of June 2017. 9* Pompey Park Master Plan Design $ 800,000.00 ESD to coordinate with Parks & Recreation Department to develop RFQ. City to seek funding through Florida House Appropriations request. 10* NE 3rd St/Ave Streetscape/Sewer & Alley Construction $1,600,000.00 Consultant: Calvin Giordano & Associates - Plans at Improvements — East of Pineapple Grove 96%. 100% plan submittal anticipated by the end of Way, From NE 3rd St to NE 4th St February 2017. ESD to lead public outreach to community. 11 Hilltopper Stadium Elevator Construction $ 115,000.00 City to issue PO to Mowrey Elevator to rehab elevator. 12 NW 5th Ave Alleys (3 Alleys) Construction $ 400,000.00 Consultant: Wantman Group - 90% plans and probable cost estimate submittal is anticipated by the end of January 2017. 13** Blocks 8 and 20 Alleys Construction $ 275,000.00 Award of the project to the contractor ($302,920.00) is pending an amendment to the ILA for professional services (FY16/17) to increase project budget. CC action to occur in February. 14 SW 2nd St Beautification (Phase II) Construction $ 210,000.00 Contract award to DP Development in an amount not to exceed $210,000 was approved at the 12-13-16 CC meeting. City negotiating and finalizing construction contract with contractor. 15 SE 2nd Ave/St/Alley/Parking Lot (Osceola Construction $1,900,000.00 Contract award to Foster Marine for $1,664,396 Business Area) anticipated at 1-10-17 CC meeting. 16* Osceola Park Neighborhood Design $ 837,870.00 RFQ to be issued by the Purchasing Department in Improvements January/February 2017. 17 S. Swinton Ave & SW/SE 1st St (Mast Arm Construction $ 250,000.00 Palm Beach County is responsible for project Traffic Signal) construction and oversight. The project was released to the contractor on August 15, 2016. Anticipated construction start is February 2017. Target activation date is late March 2017. * Project may to be financed by the City with debt service to be paid by the CRA annually ** Project subject to Amendment to ILA for Construction and Professional Services scheduled for 1-26-17 CRA Board Meeting NORTH 2 MAP la PROJECT NAME PHASE AMOUNT 1 Stier 61h, 71h, Sth & 91h Aire Improvements Design 100,000.00 2 Sidewalks - NW/sW NW/sNeighborhoods Constru c lon 630,000.00 Y SW 4th St, SW Gth St, and 71h Ave Reconstruct ion Design 530r700�00 4 S%-viinton & At lant is Intersection Design 300,000.00 6 Old School Square Campus/":)ark Upgrades Des ign 500,000.00 6 Bl63 Alley � Bet�r�aeen SW and 3rd Street and Swinton and SW 1st Ave) Construct ion 225,000.00 7 Parking Management Plan Implementation � E Atlantic Crossv alk - Venetian Dr & Gleason Street Intersection Construction 350,000.00 0 SW Neighborhood Alleys (5 Alleys) Construction 300,000.00 9k Pompey Farb Master Plan Design 300,000.00 1011- NE 3rd St/Ave Streetscape/Sewer & Alley Improvements — East of aineapple Grove Way. From NE 3rd St to NE 41h St Construct ion I,600pi)00.00 11 H lltopper Stadium Elevator Construction 115,000.00 12 NW 5th Ave Alleys (3 Alleys) Construction 400,000.00 13 Blocks Sand 20 Alleys Construction $ 276.000.00 14 SW 2nd St Beautification (Phase Ila Construction $ 210.000.00 15 SE E 2nd Ave/St/Alley/Parking Lot C Osceola Business Area) $ 1,900,000-00 115* Osceola Park Neighborhood Improvements assign S 037.070.00 17 S Swinton Ave & SW/SE Ist St ( Mast Arra Traffic P ignala construction 250,000.00 'Trcje t mai tc be financed by the Clr vl,ith d'etat sery ice tc be paid b� the CR annually 1 2 2 WA 8 2 2 8 E C. i 701 E 16 Design 2018/Construction 2019-2020 Design 2019/Construction 2020-2021 Design 2020/Construction 2021-2022 Design 2017/Construction 2018-2019 FY 16-17 Projects DATE: 1/17/2017 CITY OF DELRAY BEACH CRA/CITY FISCAL YEAR 2016-2017 PROJECTS ENVIRONMENTAL SERVICES DEPARTMENT 434 SOUTH SWINTON AVENUE DELRAY BEACH, FL 33444 Document Path: S:\EngCADD\GIS\Projects\Carhuamaca\OCI 40-100\OCI 50-70_WITHIN_CRA_BOUNDRYmxd �yE Rop, Agenda Item # 9 Pr January 12, 2016 1'13E 20 N. Swinton Avenue _ Delray Beach, FL 33444 CRA BOARD SUMMARY DIRECTION -WEST ATLANTIC AVENUE PROJECT On December 8, 2016, the CRA terminated the purchase and sale agreement between the CRA and Equity Delray, LLC in accordance with Paragraph 10, TERMINATION, in the original purchase and sale agreement dated June 12, 2014. At the same meeting, the CRA Attorney stated that he would look into the need to reissue the RFP with the idea of trying to expedite the process, and that some options will be brought to the Board at the next meeting. Options: In consultation with general counsel for the CRA, the following options are presented to the Board for its consideration. A. 2013 RFP — In 2013, the CRA received three (3) responses to the West Atlantic RFP, which included the CRA -owned properties on the south side of W. Atlantic Avenue, between SW 6th and 9th Avenues (600, 700, 800 Blocks — 6.23 acres). Additional background is provided in Exhibit "A". In light of the recent termination of contract, the CRA Board may wish to direct staff to contact the remaining two (2) developers that submitted responses to the 2013 RFP and inquire if either developer is prepared and willing to allow the submitted responses to be reconsidered by the Board. It is noted that both of the respondents proposed participation by the CRA in one form or another and to utilize the CRA's Incentive Programs: Land Value Investment (LVI), Development Infrastructure Assistance (DIA), and Real Estate Development Program (REDP). For instance, one of the respondents requested a DIA incentive in the amount of $680,000. While the LVI program has been extended, the Real Estate Development Program is inactive, and the DIA has been modified to cap the amount of reimbursement available at $250,000. However, these details could be addressed as part of the negotiations with the Respondents. Given the time frame that has lapsed (3 years), it would be prudent to have one of the CRA's Consultants evaluate the legal organizational structure of the Respondents and the financial feasibility of the proposals. Since the RFP was awarded, construction costs have increased, which may make certain components of the proposals unattainable. In addition, the CRA has acquired additional property (-1 acre) adjacent to the properties associated with the original RFP that could be included to improve the project (Refer to Exhibit "B" — Property Map). Also, the market has improved since issuance of the proposal in 2013, which may afford additional responses. As the property is currently entitled, potential respondents have some certainty as to the redevelopment potential of the property. Any modifications to the conditional use and site plan approvals will require City approval. This option would be subject to the notice requirement contained in Section 163.380 of Florida Statutes. B. Issue a New Request for Proposal — As stated above, since the issuance of the RFP in 2013, the CRA has acquired additional land within the three (3) blocks that could be included in the RFP. Given the existing entitlements on the site there may be more interest from other developers. It is noted, the entitled project includes two (2) additional lots that were included as part of a subsequent RFP issued in 2014. Alternatively, a new RFP could be crafted to specifically indicate which block would be most suitable for a grocery store. Any RFP issued by the CRA could also allow the flexibility to include a response to one specific block or all blocks, and also indicate the preference for redevelopment of the properties in a single -phased project as contained in the original RFP. This would leave the option to the respondents. Attached is the current CRA RFP Process (Exhibit C). Recommended Action: Consideration of the options and provide direction to the CRA staff on how to proceed. Submitted By: Jeffrey A. Costello, Executive Director Attachment(s): Background - Exhibit "A"; West Atlantic Property Map - Exhibit "B" ; CRA RFP Process — Exhibit "C" EXHIBIT "A" Background; On August 13, 2013, the CRA received three distinct proposals in response to the West Atlantic RFP: 1. Equity Enterprises USA — a mixed-use project encompassing all parcels offered in the RFP. The project included: 43,638 square feet of retail space; 34,000 square feet of Class A office space; 129 units of rental residential units; and 457 parking spaces in a combination of surface parking and a parking garage. The proposal offered a purchase price of $1,000,000.00, with a six year payment plan, and no additional proposed incentives to be provided by the CRA. 2. Jones/New Urban — a mixed-use project encompassing all parcels offered in the RFP. The project included: 21,200 square feet of retail space; 1,500 square feet of restaurant space; 17,300 square feet of Class A office space; 184 units of rental residential units and 438 surface parking spaces. Their proposal utilizes the CRA's LVI land lease program, as well as the Development Infrastructure Assistance program, and further suggests that the CRA would lease back the office space for sub -leasing to end users. 3. Prime Investors and Developers — a mixed use project encompassing just the properties between SW 8th and SW 9th Avenues, leaving the remainder in the possession of the CRA for subsequent redevelopment. The project would include: 44,859 square feet of Class A office, 13,198 square feet of retail space and 280 parking spaces provided in a garage the developer suggests would be constructed by, or paid for by, the CRA. The CRA would own the parking garage and land. All parking spaces would be made available to the developer, with the developer paying the CRA $120 per space for exclusive use of 100 spaces. The developer would also have the option to subsequently purchase the garage at appraised value. The other terms of their offer include the use of the LVI program for the building real estate; the Real Estate Development Partnership (REDP) program for construction of the office building and possibly the Site Development Assistance grant program (though CRA program guidelines disallow its use for new construction). On October 24, 2013, CRA Board awarded the RFP to Equity and directed staff and attorneys to enter into negotiations for a Purchase and Sale Agreement with Equity Enterprises USA, Inc. At that time the board did not rank the respondents. On May 22, 2014, the CRA Board approved the Purchase and Sale Agreement and associated resolution. Subsequently, on August 14, 2014, the CRA issued an RFP for three (3) CRA -owned properties located south of West Atlantic Avenue between SW 6'h and SW 91h Avenues, with a submittal deadline of September 17, 2014. Equity Enterprises USA, Inc. was the only respondent. On March 12, 2015, the CRA Board approved the Second Amendment to the Purchase and Sale Agreement authorizing the sale and conveyance of only two (2) of the additional properties to Equity Delray, LLC. The amendment also modified Section 1.13 (Project Description) of the Agreement to indicate 50,830 square feet of retail space, 23,000 square feet of Class "A" office space, and no less than 112 multifamily residential units of which 39 units shall be within townhouse - style structures. On December 8, 2016, the CRA terminated the purchase and sale agreement between the CRA and Equity Delray, LLC in accordance with Paragraph 10, TERMINATION, in the original purchase and sale agreement dated June 12, 2014. At the same meeting, the CRA Attorney stated that he would look into the need to reissue the RFP with the idea of trying to expedite the process, and that some options will be brought to the Board at the next meeting. CK 14 iZ Mr "I EXHIBIT "C" Existina RFP Process Per Florida Statutes Section 163.80, the sale or leasing of these properties to any entity must occur through a publicly advertised process with at least 30 days advance notice given. Once a buyer is selected another 30 - day notice must be published of the CRA's intent to accept a contract. Those are the minimum requirements and they are typically utilized only with smaller, single lot parcels. With larger, more prominent parcels such as the redevelopment sites on West Atlantic and the Old Library Site, the CRA's practice to date is to institute a lengthier response period, in order to hold an informational Pre -Proposal meeting and provide respondents with sufficient time to prepare plans, financial statements and development proformas, etc. This period generally ranges between 60 and 120 days, during which a "no lobbying" provision is in place. Once the RFP deadline arrives the responses are opened in front of several witnesses and the respondents are logged in. Afterwards staff reviews the responses to ensure that all submission requirements have been included and that all proposals can be considered "responsive." All responsive submittals are then reviewed by a staff selection committee to determine their conformance with the RFP's objectives as well as LDR requirements, applicable plans, and other relevant factors. In addition the financial information, proformas, projections of tax and other revenues, etc. are transmitted to one of the CRA's development consultants for analysis and review. Finally, the most responsive proposals are scheduled for presentation to the CRA Board, and a development team is selected. Then begins the process of negotiating a contract or lease begins and the terms of the agreements is evaluated. Depending upon the complexity of the negotiations this process can take weeks or months. Once a contract is executed the developer can begin to seek site plan/zoning approvals. In almost all cases, the CRA has elected not to close on the property until the developer has gone through all required approval processes and has received the necessary building permits. This practice has been in place since the 1990's and was implemented to avoid a situation where ownership of the land is transferred, and for any variety of reasons the development does not occur, and the land remains undeveloped. West Atlantic Redevelopment Coalition Consideration When the CRA intends to issue an RFP for CRA properties located in the West Atlantic Redevelopment Area (The Set), the CRA staff will forward a draft of the RFP to the West Atlantic Redevelopment Coalition (WARC), and provide sufficient time for review and comment prior to the issuance of the RFP. WARC has agreed to promptly review and comment on the draft RFP. WARC's recommendations regarding RFP language will be considered by the CRA staff and board; however, the decision to issue the RFP and the content of the final RFP is at the sole discretion of the CRA Board. WARC will be notified at least one week prior to the meeting date when developers responding to RFPs are scheduled to make presentations to the CRA Board. Whenever possible, the CRA will defer its decision on the selection of a developer to the next available CRA Board meeting in order to provide WARC the opportunity to comment and/or make a recommendation on the respondents' proposals. WARC will hold their meeting to discuss the pending proposals or otherwise obtain input from WARC board members and the community in a timely fashion in order to keep the CRA's selection process on track.