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2021-03-16 Growth Committee Agenda Packet - Open SessionCity of Saint John Growth Committee - Open Session AGENDA Tuesday, March 16, 2021 12:15 pm Meeting Conducted by Electronic Participation 1. Call to Order Pages 1. 1. Minutes of February 16, 2021 1 - 3 1.2. Growing in Saint John Series - Hebatalla Mohamed - Woman Zone 4-9 1.3. Strategic Plan Update 10 - 22 1.4. Dangerous and Vacant Building Program Update 23 - 45 1.5. Growth 2021 Work Plan 46 - 50 1.6. Development Activity (Verbal) Growth Committee Meeting Open Session February 16, 2021 MINUTES- OPEN SESSION GROWTH COMMITTEE MEETING FEBRUARY 16, 2021 AT 12:00 P.M. MEETING CONDUCTED BY ELECTRONIC PARTICIPATION Present: Mayor D. Darling Deputy Mayor McAlary CouncillorJ. MacKenzie Councillor D. Hickey Councillor B. Armstrong Absent: Councillor R. Strowbridge Also Present: City ManagerJ. Collin Commissioner Growth and Community Services J. Hamilton Director Growth and Community Planning P. Ouellette Director Permitting and Development A. Poffenroth General Manager Parking and Transit Commission M. Dionne Director of Strategic Affairs I. Fogan Growth Manager D. Dobbelsteyn Growth Coordinator G. Cutler Planner M. O'Hearn Project Manager, SJLIP, V. Boinitski Administrative Assistant K. Tibbits 1. Meeting Called to Order Mayor Darling called the Growth Committee open session meeting to order. 1.1 Approval of Minutes — January 12, 2021 Moved by Councillor MacKenzie, seconded by Deputy Mayor McAlary: RESOLVED that the minutes of January 12, 2021 be approved. MOTION CARRIED. 1.2 Growine in Saint John Series — Rory O'Sullivan. CEO of Moltex Enerev Canada (Mr. R. O'Sullivan, CEO Moltex Energy Canada joined the meeting electronically) The Growing in Saint John series shares success stories in the City and provides an opportunity to profile local businesses, leaders, newcomers, investors, and entrepreneurs. Mr. Dobbelsteyn introduced Rory O'Sullivan, CEO of Moltex Energy Canada. Mr. O'Sullivan moved to Saint John in 2018 to set up the North American side of the business and to advance the reactor technology in New Brunswick with a goal of deploying the first reactor at Point Lepreau by the early 2030's. New Brunswick is well -positioned to become the first to Growth Committee Meeting Open Session February 16, 2021 manufacture the reactors, which will position NB to supply other reactors internationally. Market potential is significant and could be a game -changer for New Brunswick. Moltex currently employs 15 staff members in Saint John, however as the project progresses, significant employment opportunities will be created over the next 4 years. It is expected that % to % of the jobs will be in New Brunswick. Moved by Deputy Mayor McAlary, seconded by Councillor Hickey: RESOLVED that the Growing in Saint John Series, presentation by Rory O'Sullivan, CEO of Moltex Energy Canada, be received for information. ITA 11500•LHfil1.101;If 1.3 Newcomer Emolovment Champion (NEC) Program (Paulette Hicks, Regional Economic Development Agency and Julia Skidan joined the meeting electronically) Mr. Dobbelsteyn stated that the Newcomer Employment Champion program is a pilot project. The program engages local employers to hire newcomers and smooth the path to meaningful employment. Employment is one of the most important issues in the retention of newcomers. The City of Saint John is one of the pilot organizations to test the program. Ms. Skidan reviewed the submitted presentation, "Newcomer Employment Champions — Celebrating Inclusion in the Workplace." Population growth is one of the City's top priorities. Growth is mainly occurring through immigration; a welcoming and sustainable environment is required for retention to occur. The City's newcomer retention rates are low; meaningful employment is the single most important component in retaining newcomers. Moved by Deputy Mayor McAlary, seconded by Councillor Hickey: RESOLVED that the presentation "Newcomer Employment Champion (NEC) Program" be received for information. LTA to] IIQ049*1:7:719. 1.4 Housing Report (Randy Hatfield, Human Development Council and Jennifer Waldschutz joined the meeting electronically) Mr. Ouellette stated that the City has taken important steps to support the federal and provincial governments with respect to affordable housing, who play a leadership role in programming and funding. The City's next steps will incorporate and benefit from the affordable housing non- profit sector currently in place in Saint John. 1.4.1 2020 Rental Market Report Mr. Dobbelsteyn reviewed the submitted presentation "2020 Rental Market Report", noting that the vacancy rate in the Saint John region has declined slightly from 2019 to 2020. This decline is likely triggered by population growth in the region, as well as people downsizing from larger homes to rental units. Development has not kept up with demand. Lower vacancy rates tend to correlate with rent increases and pressure on rental prices, however it provides opportunities for development as a result. There was a record number of new apartment units in 2020, recording the highest number in 43 years. There is still opportunity, despite the new growth, for further growth. Rental prices in Saint John, despite challenges, are still very affordable by Canadian standards. Over half of the growth in rental units is occurring uptown, which aligns with the Central Neighbourhood plan. Developers tend to push higher units; conversations are occurring with respect to more affordable housing in Saint John. Growth Committee Meeting Open Session February 16, 2021 1.4.2 Housine Svmoosium (Verbal Mr. Hatfield stated that the conversation on affordable housing and the need for private sector engagement and involvement is being revived. There is a declining vacancy rate, increase in rents and a waiting list in the region of over 1100 for affordable housing units. A virtual event is scheduled for February 25t' for developers, lenders, realtors and other private sector stakeholders to encourage affordable housing initiatives in the region. 1.4.3 Affordable Housing Update Mr. O'Hearn reviewed the submitted presentation "Affordable Housing Action Plan." The action plan will address the affordable housing needs of the community and pursue a collective impact model to address this large-scale social issue. After key stakeholder consultation is complete, a shared vision and project charter will be developed. An affordable housing needs assessment will be a significant component to the data requirements for this project. Part of the action plan will include a roadmap of the affordable housing organizations, programs and services that are available in the community. The project will also include broader stakeholder engagement with priority groups; an analysis to determine gaps and opportunities will be undertaken and a strategic framework will be developed. Policies and goals will provide better direction in addressing affordable housing in SaintJohn. An implementation plan with the actions committed by the City and community partners will complete the project. In response to a question, Mr. Hatfield stated that there is an understanding from the City on the importance of the housing continuum on population growth. There are several short-term measures that can be taken by the City, including a review of zoning, density and permitted uses, that can be reviewed under the lens of affordable housing. Moved by Councillor MacKenzie, seconded by Councillor Hickey: RESOLVED that Item 1.4 Housing Report, 1.4.1 2020 Rental Market Report, 1.4.2 Housing Symposium (Verbal), and 1.4.3 Affordable Housing Update, be received for information. ITA to] I[Q 04Hfe\C1C714W 1.5 Development Activitv (Verbal Update Ms. Poffenroth provided an update on development activity. There are a number of large development files that are ongoing. All expectations were surpassed in 2020 with respect to the number of residential units, which was almost three times the 5-year average. This trend is expected to continue into 2021. One Stop Development is currently processing and reviewing permits and applications via a manual process. Applications can be accepted by email. Adjournment Moved by Councillor MacKenzie, seconded by Deputy Mayor McAlary: RESOLVED that the open session meeting of the Growth Committee be adjourned. MOTION CARRIED. The open session meeting of the Growth Committee held on February 16, 2021 was adjourned at 1:30 p.m. /J 1 f f^� J ' T H 0 n 0 n Q Hz o Q Q w z n U >- N • 12 z z Lu :;� _ c� 0 Q z ry W � W Jz a, C) 0 m I 1 1 �� 00 on C) Uz Q C E Ln E 0 U — N 0 0 p _Ln 0 . - N OU 3 O to p Q O .NLn N .N t .> p p cn N Ln O O N >- p U 4- N 0 U Q� m Ln O U) C- -0O N } N � OU O LL O CD O O W Z N I- _ � O LLp0 } °' O F- O =O U N F Z 3 - o::D n Q0w O IJZ< ZOw N � O LU o U QU 00 w 0 0 C1 0 N .In c w E 0 w 0 co W Lf ) i� I� � z � � o U_ a--� E a- j E O U n� W U C: I � I ca c— O O c� O a--) +-+ ca 4-- r-i 0 N U U L ra T a- J O U • � 0 cam O 4-1 +J — O E O > c6 O 4J > i U -0 > Q � > = -0 = aJ O 0 O >- _ o -0o 4- () o v CL N � •� � � 4� 4-, =3 � O •o > •� O 4-1 L L u a--' cn hA cn 4A CAA Li- 0-0 +� c6 ca c6 c6 cn wN-0 � 4c: — V — — =3 U D N U cn U O ON E v O v U 0 O a--+ � >�. •U U c6 = cA -0 4 + -_ +-+ E 0 • • • O� O 4-, U •� C�0 C: +-J c6 � 4-Ju � U a- J =3 cn O c6 N t�A � ro 0 O `- ru z °-0O cn C — � c6 Vi U cn > O C: Q-_O % • - 4-, � U E O_0 =3 .N Q) E N� E c� E U 3 E -1 le E O � O N O •— n U � � U U � N � � 3 a ca O O � s s U ca i 3 O O 4— Q ca E O s 0 CL -z CLO a1 N 1 V) i1 V V I . 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Dangerous and Vacant Building Program Update AUTHORIZATION Primary Author Commissioner/Dept. Head City Manager Benn Purinton J Hamilton /A Poffenroth John Collin RECOMMENDATION It is recommended that the Growth Committee receive and file this update on the Dangerous and Vacant Building Program. EXECUTIVE SUMMARY The purpose of this report is to advise the Growth Committee of two new processes that will be implemented into the Dangerous and Vacant Building Program in 2021. The Procedure for Late -Stage Development Proposal clearly defines what is required for staff to delay enforcement action after Common Council has approved demolition of a vacant building. The Developer Notification List will be used to advertise vacant building redevelopment opportunities directly to developers. PREVIOUS RESOLUTION N/A REPORT I n+rn.d .� e+i n n The Dangerous and Vacant Building Program monitors approximately 150 vacant buildings throughout Saint John. The purpose of the program is to address public safety concerns resulting from dangerous buildings and to encourage the redevelopment of vacant buildings to help build safe, livable communities for citizens to live, work and play. As a result of continued success of the program, the quality of the buildings being monitored has improved dramatically. A majority of W -2- the current vacant building cases are medium to low priority and not a hazard to public safety. Vacant buildings when left in disrepair for extended periods of time can attract vandalism, arson and other criminal activity. By continuing to encourage the redevelopment of vacant buildings early in the enforcement process, the City becomes more attractive for further investment. The majority of vacant building cases are resolved by being repaired and reoccupied which is the ideal outcome as it is the quickest way to see tax -based growth. This helps promote confidence with new investment in a community and results in increased property values. However, in cases where a building deteriorates to a point where it is a hazard to public safety and the owner is unresponsive, the City has no choice other than to move forward with demolition. Two new processes are being implemented into the Program in the first half of 2021 to improve the Program's ability to address vacant building cases. The Procedure for Late -Stage Development Proposals clearly defines what is required to delay enforcement on a vacant building after Common Council has approved demolition. The procedure will increase the success rate of these types of proposals by ensuring the developer is capable of and committed to completing the project. The Developer Notification List is an email list of developers that staff will use to inform developers of vacant building redevelopment opportunities. Staff will connect developers of vacant buildings with an owner who has interest in selling the property. Procedure for Late -Stage Development Proposals In 2020, staff received multiple development proposals on vacant buildings after they were approved by Common Council for demolition. Although redevelopment is the ideal outcome, it is rare that these late -stage proposals lead to a successful development. As a result, staff has established an administrative procedure to follow when these situations arise. The procedure will ensure that a delay in enforcement action is only provided to developers both capable of and committed to completing the project. The complete procedure is provided as an attachment and a summary is provided below. After Council has approved demolition of a vacant building, the procedure will be applied to any proposal made until a specified deadline. Any proposal made during this timeframe will be evaluated under defined criteria. The following criteria will be used to evaluate the proposal. -3- • Ownership Status • Redevelopment Schedule • Developer Experience • Market Knowledge • Financing Four out of the five criteria must be met in order for staff to agree to delay enforcement action. Detailed information on what is required to meet each criterion is provided in the attached procedure. In the event of a successful proposal, staff will require that the developer pay a deposit and the delay in enforcement action will be provided once the deposit is received. Growth & Community Services staff and staff from General Counsel are currently working to determine the most effective method of taking the deposit. A detailed redevelopment schedule will need to be met while enforcement action is delayed. If this schedule is met and the property is redeveloped, staff will discharge the Notice and return the deposit upon issuance of a certificate of successful completion. Staff can move forward with demolition of the building if the timelines in the schedule are not met. If the City is required to move forward with demolition after a delay has been provided, the deposit will be forfeited by the developer. The intention of the procedure is to increase the success rate of late -stage development proposals. The criteria will allow staff to only consider complete proposals from reliable developers which will significantly lower the chances of providing an extension that does not result in a successful outcome. The deposit is to ensure that the developer is committed to the project. With this procedure in place, the City will see a reduction in extensions that end unsuccessfully. Developer Notification List One recurring issue when working with property owners on vacant building cases is owners that are either unwilling or unable to redevelop their buildings. This is a regular occurrence due to varying circumstances which can result in the building continuing to deteriorate until the City is forced to take action to demolish. A sale may be a solution for these buildings as it could allow someone who is willing and able to redevelop the building to obtain ownership. The varying circumstances can sometimes limit an owner's ability to arrange a sale even if a sale is something i►R -4- they would entertain. The Developer Notification List would provide a solution to that issue by advertising these opportunities directly to developers interested in these types of opportunities. The Developer Notification List will link vacant building owners with developers. The intent is to allow for a sale which could prevent the building from further deterioration. With the owner's permission, the City will notify developers of the vacant building through an email list. A typical email would provide detailed information on the property, interior photos, contact information for the owner and other relevant information. With the information, developers can make an educated decision on whether the project is worth taking on. If interested, they are provided with a contact through which they can arrange to purchase the building. If the building is a good value proposition, the owner may be contacted by interested developers looking to buy the building. This will allow the owner to find a buyer through which they can work to arrange a sale. The list of developers who receive these notifications will initially be put together by staff. Staff will be reaching out to developers who have had success in the past redeveloping vacant buildings. From there staff will continue to add any developer who requests to be added. Discretion will be used with the email list and any developer who has been issued a Notice to Comply will not be added. However, in most cases, staff will be adding any developer to the email list upon request. The larger the email list grows, the higher the chances of success will be in arranging sales. The Developer Notification List is a reboot of the Vacant Property Match Program. While similar in intent, the Developer Notification List differs in a few key ways. The Vacant Property Match Program sought to offer a tool to property owners in the Central Peninsula to post property information about their home or lot to those interested in potentially purchasing the property. While the program invited interest from both potential sellers and potential buyers, the program was challenging to sustain due to the administrative demands of the program, the fluctuation of needed information and the corresponding program updating from participating properties. What was learned from the Vacant Property Match Program has helped inform the service areas' new Developer Notification List, which serves a similar purpose with some important modifications, all while supporting the growth agenda for the Saint John community. The Developer Notification List will be directly tied to Dangerous and Vacant Building Program enforcement efforts allowing for 41.1 -5- increased owner participation. Staff will have the ability to offer the service when applicable during standard enforcement procedures. Once the Developer Notification List is assembled, it will require minimal resources for staff to maintain due to its simplicity. This new program is designed to become a sustainable tool that can be used to link vacant building owners with interested developers. The Developer Notification List will provide the City with a proactive solution to resolve vacant building cases before they become a hazard to public safety. The process will provide balance to enforcement efforts by assisting owners who may want to arrange a sale of their building. Staff will use the list to notify developers of these opportunities with the intent of salvaging buildings that would otherwise further deteriorate and potentially become demolition candidates. Summary The two processes being added to the Dangerous and Vacant Building Program will improve staff's ability to resolve vacant building cases. The Developer Notification List will provide a solution for vacant buildings with owners who are unable to redevelop. The Procedure for Late -Stage Development Proposals will provide a clearly defined process for proposals submitted on properties approved for demolition. With these processes in place, staff will more effectively be able to address vacant building cases, improving the quality of life for citizens and acting as a catalyst for further growth. STRATEGIC ALIGNMENT Enforcement of the Saint John Unsightly Premises and Dangerous Buildings and Structures By-law aligns with Council's Vibrant, Safe City priority. SERVICE AND FINANCIAL OUTCOMES Growth & Community Services staff will see a reduction in resources required when considering incomplete Late -Stage proposals. When extensions are provided, staff will expend resources ensuring that the project remains on schedule. Growth & Community Services staff will expend resources managing the Developer Notification List. WA -6- INPUT FROM OTHER SERVICE AREAS AND STAKEHOLDERS General Counsel provided support in developing the Procedure for Late -Stage Developers. General Counsel is also providing support in determining the most effective method of taking the deposit. ATTACHMENTS ATTM 1— Presentation ATTM 2 — Draft Procedure for Late -Stage Development Proposals 4.11 M, W E^ n _0 W W N C6 +-+ O Ln E O O z =3 � Ln E o CAA V O O CL CL 0 V ru U, O Otj rl C O E 4-j m E • O � Q � • CAA U — 4-J, 4J O N �oz � N C6 a- J , a-J •N O U m Q-0 4-J V 4A � .� •O •0 4-J Q c6 _ U Q) O > > O O � >, E E 4-1 •- > •=3 E • co ,,� �►►`eft. ,,;�������llllll �. l.�irullllll►►1l1►°isl d,,,..11iillilll IIII�, .�Y� E E D Ln E 0 h� M� W U m �C%j v -0 � ago O C: C6 N a--+ U -0 O L av-+ E > v Q)� C: -0 O u ro -.� O Ln-.p-0 — J cn V) — Q)cn a--+ c6 > j ro O c6 a--+ X Q O 07a--+ — Q Ln N U a- J _0 Q V) O `� O cn N CAAro a-J � 4 � " v Q c6 Q) aA > Q U U C6 E cn : v O�-0 Q) Ln O � a-J � E C: O � �.� U O _� .E � � O F O 07 E :3 :3 " _ O Q)O cn— 3 Q-o ot 2) �U w•i U 4- 0 O O X O 4— Ln 07 0 U • C O Q L +-J C O Q) L'- E - u O �, +J U V .� L () C= w > •- Q- _O =3 � U _0 -0 °' "o ro 4-1 > 4-, -0 4- O � Q O E -�-j v O Q O = � O O Q) N x > w = O Cr6 ate--+ C�6 U ateJ c6 =3 0 (1) a i N Q _O O a--j i a--j O O _O > Q 4-j Q O N Q� E > V C6 O U L O � � N O N N O U N v ^C37 rl 4-j P1 j O O U a-�+ Q L � O � O i O� a- J 'L CL C>6 � O� -0 U - i 0 L � .o 4 Q) W OU i= a- 0u �4l 4l 4y� 5 11p 4- 0 E w 0 CAA 0 m L C- c6 O C O _=3 O Q0 ro O Q F 0^, _ ^ ' r1 W U -0 E +-+ 0 O (� Q +� O _ O ate-+ O cn C6 _ cn t�A .N O O -2 v O E '� E O ; — Q O v c6 — 'Q) S O O 0 � cn +� O +J � J ' a- 0 X W 4-' ^ 1 U W �W-+ r1 • O 0 -0 ateJ 15 .V. -0 O (1) � �' U 4O a--' a--+ u) - a-J O .N a-J _ =3 Q U — Q a-J c6 0- U C:c6 C Q on a-+ C: ni--1 ^ ^ W VJ Q Q � �> t�A > > _� c6 a1 _O W W W U O c6 Q � � C— N O Q c6 O Q U 'U c6 O O > 4-J � V) O > U _ Q) _0 4, O O � � • Q �") Q N O ate-+ cn J X O C6 � U ate--+ O tM u u City of Saint John Growth & Community Services Dangerous and vacant Building Program: Draft Procedure for Late -Stage Development Proposals Current to: March 16, 2021 iy Overview The purpose of this procedure is to establish requirements that developers must meet to obtain an extension on a vacant building that has been approved by Common Council for demolition. A developer will be required to make a proposal that will be evaluated by staff based on a set of criteria. Staff will only provide a delay in enforcement action if the criteria is met and a deposit is paid. When to Apply Procedure The procedure will apply to any proposal made on a vacant building after it has been approved by Council for demolition. Proposals will no longer be considered after a specific point in the competitive bidding process required for demolition. Staff can acquire competitive bids through Request for Quote, Request for Tender or Request for Proposal. Request for Quote Staff can seek competitive bidding through Request for Quote (RFQ) if the anticipated cost of the demolition is less than $100,000. A majority of demolitions contracted out by the City are bid on through RFQ. An RFQ can be cancelled any time prior to the closing date, providing staff more flexibility to consider last-minute proposals. Staff will consider proposals on vacant buildings up until the day prior to the RFQ's closing date. Request for Tender / Request for Proposal Request for Tender or Request for Proposal is required if the cost of the demolition is expected to be greater than $100,000. RFTs and RFPs cannot be cancelled after the bidding process begins. Staff will not consider proposals received after competitive bidding begins through RIFT or RFP. Criteria Staff will evaluate the developer and their proposal based on five criteria. Four out of the five criteria must be met to delay demolition of the building. The criteria are as follows: • Ownership Status • Redevelopment Schedule • Developer Experience • Market Knowledge • Financing Ownership Status The developer must currently own the property or have plans in place to acquire ownership of the property. Ownership must be acquired within two month of Council approving demolition. If the developer is going to acquire the property, they must provide proof in the form of a sale agreement that the property will be obtained before the two month deadline. Redevelopment Schedule The developer must provide a detailed redevelopment schedule. The redevelopment schedule will need to be approved by staff. The schedule must provide a comprehensive timeline with key redevelopment checkpoints including: !193 • Date to have assessment done by structural engineer (if required). • Date for complete Building Permit application be submitted. • Date that renovations will commence. • Intermittent checkpoints throughout renovations. These checkpoints will vary depending on the project. • Date when the project will be completed. Should the following items not be already complete, timelines should be provided for the following: • Date that the building will be secured by. • Date that the building will be purchased. • Date to have contract agreement with qualified contractors, engineers and designers. Barring exceptional circumstances, staff will not be entertaining extensions greater than one year in length from the proposed start date. In the event that Redevelopment Schedule is the only criterion that the developer does not meet, the timeline below will be required. • Complete Building Permit application must be submitted within 2 months of Council approving demolition. • Renovations must begin within 3 months of Council approving demolition. • All renovations must be completed within one year of Council approving demolition. If the developer wishes to alter this timeline, they must submit a redevelopment schedule and have it approved by staff. Developer Experience It is more likely that the project will be successful if the developer has experience with similar projects. The developer will be asked to show that either they or their team has experience completing similar projects. Market Knowledge The developer must show that they have a general understanding of the Saint John real estate market. It will be assumed that the developer meets this criterion if they have completed similar projects in the area. If not, staff may ask a series of questions to gauge the developer's understanding of the market. Financing The developer must demonstrate that they are able to finance the project to meet this criterion. This can be accomplished by providing staff financial documents to prove the developer has sufficient funds to complete the project. Deposit In the event of a successful proposal, the developer will be required to pay a deposit. The deposit amount will depend on the anticipated renovation costs estimated by the developer. Below is a summary of the amounts. Renovation Cost Deposit Amount Less than $100,000 $2,000 Between $100,000-$1,000,000 2% of Renovation Cost Greater than $1,000,000 $20,000 It will be required that the deposit be paid within one month of Council approving demolition of the building. If the deposit is not paid prior to the deadline, staff will proceed towards demolition the building. Once the deposit is paid, the developer will be required to meet the timelines agreed upon by staff. If the timelines are not met, the building will be demolished, and the deposit will be forfeited. Demolition If no suitable development proposals have been received by staff within the required timeframe, the procedure will no longer be applied. Any proposals submitted after this time will not be considered and the building will be demolished. If an extension has been granted and the developer has not met the timelines within their redevelopment schedule, the City will have the ability to demolish the building. If the City were to proceed with demolition on a building that has been provided an extension, no further proposals will be considered for that building. Procedure The administrative procedure will follow the steps below. 1. Common Council approves demolition of a dangerous and vacant building. The procedure will now apply to any development proposal on the property. 2. A proposal is submitted to staff by a developer. Staff will evaluate the proposal based on the defined criteria. a) If 4 out of 5 criteria are met, staff will proceed towards extension (3). b) If 4 out of 5 are not met, staff will continue towards demolition (4). Staff will agree to delay demolition of the building so long as the developer meets their approved redevelopment schedule. The developer will be required to pay a deposit. a) Upon completion of the renovations and occupation of the building, the Notice has been complied with and the enforcement case has been resolved. b) If the developer does not meet the agreed redevelopment schedule, staff can proceed with demolition (4). 4. If the defined point in the competitive bidding process where proposals are no longer considered has passed without a successful proposal, then the building will be demolished. If a developer fails to meet the agreed redevelopment schedule on an extension, the building will be demolished. 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