The Missouri State Penitentiary Community Partners will consider using a pre-qualifying process when selecting a potential developer for the 32-acre redevelopment site.
Before drafting the request for proposal for the Missouri State Penitentiary redevelopment site, the partners want to hear various developers' ideas for the area. Jefferson City Area Chamber of Commerce President Randy Allen proposed a pre-qualification process that would allow the partners to receive ideas from developers.
If approved by the group, it would create a short qualifications list and provide historical background on the property to any interested consultants or developers. Members would interview those interested, hear their proposals and narrow it down to a few developers. The group then would create a more detailed RFP and select a developer.
This would allow the group to see "the best of both worlds" when deciding between an at-risk developer, broker developer who acts more as a consultant, or a developer that is a mixture of the two.
"The committee is conflicted which kind of developer we want, so what I was thinking was this gives us the opportunity to get their advice, get preliminary advice from all these folks who we might gather in this net," Allen said.
This was the same process used when a group selected a developer to restore stone work as part of the Missouri State Capitol construction renovations, said Cathy Brown, Missouri Office of Administration director of facilities. While the process does take more time, she added, "it's worth it in the end."
Avenue HQ co-owner Holly Stitt warned the MSPCP to be cautious about not excluding potential ideas or developers if the group decides to use the pre-qualification process.
"Just keep an open mind for what the possibilities might be," she said.
The city must select a developer within two years of closing on the land conveyance and begin construction within four years, according to a finalized land conveyance agreement between the city and state. The Jefferson City Council approved the agreement last month.
After hearing from developers, the group hopes to include in the RFP any public improvements and uses that are not already laid out in the finalized land conveyance agreement, such as transportation from the old prison site to the downtown area and state Capitol building.
Members said after selecting a developer, they want to hold public sessions to hear residents' ideas for potential features on the nearly 32 acres.
Primary uses for the redevelopment site would include hotels, entertainment venues, office buildings, museums and convention centers, according to the agreement. The city could construct secondary uses like full-service and fast-casual restaurants, bars, coffee shops and retail establishments, as long as these features do not exceed 10,000 square feet each. Other uses could include parking spaces, one parking structure, green spaces and pedestrian plazas.
Not allowed on the redevelopment site are traditional fast-food restaurants, restaurants or retail establishments with drive-thru facilities, an enclosed shopping mall, or other residential uses besides condominium units and loft-style apartments.
All buildings and improvements would be of similar style to the existing Missouri State Penitentiary historic structures.
As part of the redevelopment, the city must construct the MSP Parkway, which would extend Chestnut Street northward and provide vehicular access between the Lafayette Street cul-de-sac and Chestnut Street.
The group agreed to not set limitations on the type of public incentives a developer could use when developing the property, including tax increment financing and community improvement districts.
Ward 5 Councilman Jon Hensley cautioned the group of "dangling a bunch of money in front of" developers, though.
The city currently has an RFP out requesting special economic development counsel, City Counselor Ryan Moehlman said, so whoever is awarded a contract could provide the MSPCP some guidance on the project.
The MSPCP will do a walk-through tour of the redevelopment area at 9 a.m. June 29.
The 32-acre redevelopment does not include the historical buildings used for prison tours, as the historic buildings will remain in the state's possession, including the gas chamber.
Former Gov. Eric Greitens signed over the nearly 32 acres to Jefferson City last July after legislative approval.