Who will be on the Selection Committee for the Redevelopment
Plan proposals? (Submitted: 2/8/08)
| Wendy Birdsall | Terry Uland | Peter Hind | Dan Muhleisen |
| Tom Osborne | Terry Fairfield | Scott Baird | Cathy Beecham |
| Trish Owen | Don Herz | Marvin Krout | David Landis |
| Greg MacLean | | | |
Because the project lies in a floodplain/floodprone area, what
limitations are there on excavation and inclusion of a basement or sub-level in
the design of the hotel, convention center, and/or arena? (Submitted: 1/23/08)
The regulations and policies for developing in a floodplain are intricate, thus
there is no straightforward answer to this question. Because of the complexity
and location of the project within a floodprone area, every team should give
strong consideration to the floodplain in the preparation of their proposed design.
Also, there are unknown water-table issues at this time which caution against the
introduction of basements or sub-levels as a design solution. If it is determined
that a basement or sub-level cannot be part of the project, the developer should
be prepared to demonstrate flexibility in their proposal and to offer
alternative design concepts.
Of the four draft Site Concept Plans for West Haymarket, are
any of them the favored alternative? (Submitted: 1/15/08)
At their January 8, 2008 meeting, the members of the West Haymarket Action Team
(WHAT) discussed the relative merits of each of the four alternatives. Based on
this discussion, the members selected Alternative A as their preferred
option.
This site layout places the arena at the northern end of the development area
east of the mainline BNSF tracks and west of the U.S. Post Office. The hotel
and convention center positioned to the south of arena, generally behind the
Lincoln Station.
The private research firm of Convention, Sports & Leisure
(CSL) is undertaking a feasibility study of the proposed West Haymarket arena
and convention center. When might some information from this analysis be
released for public review? (Submitted: 1/7/08)
The City of Lincoln is anxious to have the initial findings from CSL's work made
available to prospective West Haymarket developers and the community alike. At
the same time, we naturally want to have the report's information be accurate
and pertinent. In the interest of providing the "best available" information in
a timely fashion, the decision has been made to release CSL's initial
"Feasibility Analysis Report" in draft form. This report is subject to
further refinement and amendment should such changes be deemed needed.
Page 24 of the IFRP indicates one of the Selection Criteria
is the "Developer's willingness to work with the City to identify a joint
construction manager for this project." Does this mean the City doesn't want
the developer to submit with a pre-selected construction manager on its team
but rather keep the CM selection open for a joint City-Developer selection
process later? (Submitted: 12/5/07)
The City recognizes the complexity of redeveloping our West Haymarket area.
This complexity will require flexibility on the part of all parties involved in
the process. In addition there remains a degree of uncertainty concerning the
ultimate development plan, structure layout, and facility ownership. This is
the general case for the proposed arena, hotel, convention center, and other
elements of the overall project scope.
As the City enters the plan refinement and developer negotiation phase it is
our goal to work closely with all constituents of the process. We expect
ourselves to be adaptable to evolving conditions and adjust to changing
situations as they arise. We expect the same degree of flexibility and
adaptability from the developer.
In short, we believe developer proposals should reflect the best judgement
of each team regarding the use of a construction manager for part or all of the
West Haymarket redevelopment effort. We have no predetermined philosophy or
strategy at this time concerning the potential services of a construction
manager. During the upcoming negotiation phase, it may be determined a single
overall construction manager is the best model. Similarly, there may be a
common understanding that a system of separate closely co-ordinated construction
managers is most advantageous. We are asking developer applicants to demonstrate
a commitment to flexibility in the negotiation process.
There have been preliminary internal discussions as to the possibility of
securing the services of a "construction manager at risk" or some similar
arrangement. We welcome your thoughts on the virtues of this approach and an
indication of your experience with such an agreement.
A primary goal of this upcoming phase is to arrive at the best possible
estimates of construction costs for all facilities in the West Haymarket
project area. To the degree a construction manager can aid in meeting this goal,
we welcome the approach.
Are there any plans for organized tours of the site,
informational meetings, or similar activities? (Submitted: 12/3/07)
At this time the City has no plans for any formal or organized
events relating to the "Invitation for Redevelopment Proposals" (IFRP) for the
West Haymarket area.
If you are interested in visiting Lincoln to tour the West Haymarket site or
meeting with project staff, please feel free to contact Kent Morgan with the
City of Lincoln Planning Department at 402-441-7491, or email him at
kmorgan@lincoln.ne.gov.
The IFRP mentions on page 1 that developers may submit proposals for any
potential elements in the West Haymarket redevelopment area. Several inquiries have
been received asking if this means the potential applicants should be assembling
a team to develop all 150 acres of the area? (Submitted: 11/20/07)
The simple answer is "No." The 150 acre West Haymarket redevelopment
area is viewed as a working footprint within which the City and others can plan
future development. This future development will presumably be consistent with
the overall goals of the Redevelopment Plan adopted by the Lincoln City Council
on October 29, 2007, as well as other locally adopted plans and regulations.
For example the City, along with others in the private and non-profit
sectors, are actively pursuing the construction of an arena. While the arena
is a key element in the West Haymarket Redevelopment Plan, there is no requirement
the selected development team directly participate in the building or operation
of the arena.
Private sector participation in the arena is most certainly welcome, and
there is a strong need to coordinate all planning and design for the redevelopment
area. Having said this, potential development teams should not presume a need
to submit a proposal including direct financial participation in the arena or
other possible plan elements.
As noted in the IFRP, the City is assuming the strongest interest among
private sector developers will be for the hotel and convention center complex.
We believe these project elements have the strongest market interest and would
likely draw the greatest attention among potential applicants. However, the City
did not want to preclude expressions of interest in other facets of the overall
project area; nor is there a wish to exempt other development concepts from
being submitted which meet the basic goals of the Redevelopment Plan.
Invitation for Redevelopment Proposals