Request for Qualifications Fire Station 6 Cultural Innovation Hub, Feasibility Study RFQ November 2015 INTRODUCTION

Transcription

1 Request fr Qualificatins Fire Statin 6 Cultural Innvatin Hub, Feasibility Study RFQ Nvember 2015 INTRODUCTION The City f Seattle s Office f Ecnmic Develpment ( OED ) is seeking qualificatins t develp a feasibility study fr use f the City-wned Fire Statin 6 as a cultural innvatin hub fcused n culturally relevant prgramming and business develpment fr entrepreneurs in the creative ecnmies such as music, film, gaming, digital design, sftware, industrial design, culinary arts, and fashin. The purpse f the RFQ is t prvide a thrugh analysis f pssible uses f Fire Statin 6 as identified by the Black Cmmunity Impact Alliance ( BCIA ) in its William Grse Center fr Cultural Innvatin Center prpsal. The RFQ is intended fr a cnsultant r team f cnsultants that are able t analyze the real estate implicatins f BCIA s prpsed uses, including the csts assciated with building renvatins and nging peratins. OED is cmmitted t creating a vibrant ecnmy which benefits the whle city by prmting access t ecnmic pprtunities fr all f Seattle's diverse cmmunities. OED wrks t maximize Seattle's ptential as a thriving hub fr businesses, jbs, rbust neighbrhds and ecnmic pprtunity fr everyne in ur city. As part f this, OED s apprach includes a fcus n supprting the city s entrepreneurs and identifying innvative ways f supprting their develpment. BACKGROUND Frmer Fire Statin 6 is excess t the needs f the Seattle Fire Department and the Department f Finance and Administrative Services (FAS). The City recmmends the sale f this prperty with the prceeds placed in the Fire Facilities and Emergency respnse Levy Fund. The City will give pririty t a buyer wh will use the prperty in ways that will benefit neighbrhd residents. Originally cnstructed in 1931, the frmer Fire Statin 6 is lcated at rd Avenue Suth. Due t its small size and histric landmark designatin, the statin was replaced with a state-f-the-art facility lcated at 405 Martin Luther King Jr. Way Suth. This decmmissined statin is being utilized by the Seattle Plice Department s Parking Enfrcement divisin during the cnstructin f a new parking garage fr the East Precinct. Frmer Fire Statin 6 is sited n the suthwest crner f the intersectin f 23rd Avenue Suth and East Yesler Way in the city s Central District. The prperty dimensins are apprximately 115 feet (frnting 23rd Avenue Suth) and 180 feet (frnting East Yesler Way) fr a ttal area f 20,400 square feet (0.47 acres). The lt slpes dwn t the west an estimated 16 feet. The building is set back 15 feet frm the nrtherly prperty line (frnting East Yesler Way), 40 feet frm the easterly prperty line (frnting 23rd Avenue Suth, traditinally firefighting apparatus entered and exited frm this side), 55 feet frm the westerly prperty line, and 25 feet frm the sutherly prperty line. An existing fence n the westerly prtin f the prperty extending frm the sutherly bundary t nrtherly bundary is lcated 1

2 apprximately 10 feet within the prperty. There is parking fr up t sixteen vehicles n the westerly prtin f the prperty. The statin nw cmprises f apprximately 6,300 square feet f interir space, including the partial daylight basement husing an exercise rm, laundry rm, strage and furnace. BCIA has prpsed t renvate Fire Statin 6 as space t supprt business develpment fr entrepreneurs in creative ecnmies such as music, film, gaming, digital design, sftware, industrial design, culinary arts, and fashin. Als, BCIA has prpsed t include a café in the building. BCIA prpses that the gal f this prperty is t expand pprtunities fr African-American entrepreneurs, with a specific fcus n equitable utcmes. Finally, BCIA prpses t cnstruct residential units benefiting hmeless yuth in a new structure lcated behind the current building. See mre infrmatin n the Fire Statin 6 n the City f Seattle website and Fact Sheet. SCOPE OF WORK The cnsultant(s) will evaluate the feasibility f BCIA s prpsal in develping and perating Fire Statin 6. The acquisitin f Fire Statin 6 is nt included in the scpe f this analysis and will need t be determined at anther time. In particular, the cnsultant(s) will be required t address the fllwing issues: Phase 1: Building Wide Issues the prperty will require a certain base level f develpment csts and peratinal needs, regardless f the type f uses/tenants selected Develpment Feasibility: Full develpment budget describing cnstructin/renvatin csts, prfessinal fees, financing fees and all ther sft csts; Develpment analysis shuld include the fllwing: Exterir: ptential rf repair/replacement and ther needed exterir imprvements cnsistent with histric building status Cde upgrades: ptential seismic and ther imprvements needed t bring the building up t current cde standards Electrical: building wide upgrades HVAC: building wide upgrades Fiber/internet: building wide upgrades Operatinal Feasibility: Full peratinal pr frma describing expenses and revenue needs; Operatinal analysis shuld include the fllwing: Fixed expenses: taxes, insurance, management fee, utilities, janitrial, repairs and maintenance Prjected vacancy rate Reserves: replacement and capital reserves Revenue needed t cver peratinal expenses/csts 2

3 Phase 2: Specialized Needs fr Uses fllwing evaluatin f the building wide issues, the analysis will fcus n specialized develpment and peratinal needs fr certain uses in BCIA s prpsal C-wrking Electrical specialized needs Business Incubatr Industrial Design/Maker Space building t accmmdate ventilatin and flr lad fr manufacturing activity Cafe building t accmmdate ventilatin fr cking activity Operatinal revenue frm rent and clarificatin whether grss r triple net lease Event Space building Culinary Arts building t accmmdate ventilatin fr cking activity Fashin Design Digital Design Sftware Design Phase 3: Husing Develpment feasibility analysis regarding the cnstructin f residential units in a new structure that will be lcated behind the current building. Analysis will include full develpment budget. Full peratinal pr frma describing expenses and revenue needs; Operatinal analysis shuld include the fllwing: 3

4 Fixed expenses: taxes, insurance, management fee, utilities, janitrial, repairs and maintenance Prjected vacancy rate Reserves: replacement and capital reserves Revenue needed t cver peratinal expenses/csts and the anticipated revenue surce (fundraising, peratinal subsidies) TIMELINE Nvember 4, RFQ released December 4, 2015 RFQ due December 18, 2015 RFQ decisin made January 1, 2016 Signed Cntract COST AND BUDGETING Up t $50,000 available. APPLICATION, SUBMISSION AND SELECTION PROCESS If yur rganizatin is interested in develping the feasibility study fr Fire Statin 6, please prepare a letter utlining qualificatins. Describe in detail yur rganizatin s experience in prviding feasibility analysis n the develpment and peratinal issues identified in the Scpe f Wrk sectin abve. OED will accept a respnse that includes multiple cnsultants wrking tgether as a team t cmplete the Scpe f Wrk; hwever, OED will require the identificatin f a lead cnsultant wh will be respnsible fr the ther cnsultants in the team. Hardcpy r electrnic submissins must be delivered by 4:00 p.m. PST n December 4, 2015 t: Mikel Davila City f Seattle Office f Ecnmic Develpment 700 Fifth Avenue, Suite 5752 Seattle, WA (hardcpy hand delivery and FedEx) Mikel Davila City f Seattle Office f Ecnmic Develpment P.O. Bx

5 Seattle, WA (hardcpy US mail) (electrnic) A Selectin Cmmittee will review respnses, cnduct interviews and select the mst qualified candidate. Yu will be ntified if yu have been selected fr an interview. The City f Seattle retains the right t reject any respnses and is nt required t award any funds if in its pinin the respnse failed t meet its requirements. If yu have any questins abut this Request please cntact Mikel Davila, City f Seattle s Office f Ecnmic Develpment, (206) r mikel.davila@seattle.gv. 5