RICHARDSON CENTER CORPORATION 726 Exchange Street, Suite 1006 Buffalo, NY REQUEST FOR QUALIFICATIONS (RFQ) Redevelopment Consultant

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1 RICHARDSON CENTER CORPORATION 726 Exchange Street, Suite 1006 Buffalo, NY REQUEST FOR QUALIFICATIONS (RFQ) Redevelopment Consultant RICHARDSON OLMSTED COMPLEX (BUFFALO, NEW YORK) Issued June 23, 2016 Photo Credit Robert Carey

2 Table of Contents I. Introduction II. III. IV. Property Client Redevelopment A. The Core Project B. Future Phases V. Scope of Professional Services VI. Schedule VII. Submission instructions VIII. Time and Place IX. Selection Criteria X. Special Conditions

3 I. Introduction The Richardson Center Corporation (RCC) seeks a Redevelopment Consultant for future phases of the Richardson Olmsted Complex redevelopment, a National Historic Landmark in Buffalo, NY. The adaptive reuse and historic rehabilitation is underway in one third, 180,000 square feet, of the 145 year old former Buffalo State Hospital. Starting with the Core Project first phase of development is under construction. Hotel Henry Urban Resort and Conference Center will open April 1, 2017 and the Buffalo Architecture Center will open Fall, The RCC is undertaking a qualifications based selection of a Redevelopment Consultant to prepare a plan for future phases of redevelopment of the remaining buildings and grounds, 10 buildings and 300,000 square feet. Additional information about the project is available at the website, olmsted.com. II. The Property The Richardson Olmsted Complex, the former Buffalo State Hospital, is one of Buffalo, New York s notable architectural landmarks. It stands as one of the most significant and innovative collaborations of Henry Hobson ( HH ) Richardson, America s first celebrity architect, and Richardson s equals in landscape architecture, Frederick Law Olmsted and Calvert Vaux, the renowned designers of New York s Central Park (1858) and Buffalo s historic park and parkway system (1868). The complex and grounds were originally built on 203 acres on the outskirts of the City. The en echelon design consisted of a central Towers Building with five pavilions flanking on each side, connected by curved corridors. This design was representative of the Kirkbride Plan, named after Dr. Thomas Story Kirkbride, the innovative psychiatrist who developed it. It was a state of the art facility when it was built, incorporating the most contemporary ideas in psychiatric treatment by using the design of the buildings and grounds to facilitate recovery. The grounds were reduced in 1927 to a 91 acre city block when the northern half of the original site was used for construction of SUNY Buffalo State. The Richardson Center Corporation now owns 42 acres of this block. The remaining 49 acres of this block is shared with the Buffalo Psychiatric Center, SUNY Buffalo State maintenance and Burchfield Penney Art Center. The historic buildings were used into the 1970s. Since that time it has been partially occupied only sporadically, mostly remaining vacant and marginally maintained until the Richardson Center Corporation was appointed as steward of the property in III. The Client In 2006, the Richardson Center Corporation (RCC), a 501(c)(3) non profit entity, was established to refocus attention on the Richardson designed buildings and the Olmsted designed grounds. With financial support from the State of New York and collaboration with the public and stakeholders, the RCC has undertaken a thorough planning process Page 1 of 7

4 and is serving as the steward of the property for its economically and environmentally sustainable future. IV. Redevelopment A. Core Project The RCC commissioned Historic Structure and Cultural Landscape Reports, a Master Plan and a Generic Environmental Impact Statement (GEIS) to guide the rehabilitation and reuse, stabilized the buildings and instituted a reuse plan. The Master Plan and GEIS included, among other things, an initial development program, called the Core Project, for the rehabilitation and reuse of the Towers Building (Building 45) and the immediate east and west pavilions (Buildings 10 and 44). Please refer to the attached Core Project image on Page 5. The Core Project follows the Master Plan as a guide for redevelopment. The plan recommends the redevelopment program as a mix of public and private uses; a rehabilitated landscape with improved circulation, access, and parking; a place for architectural, educational, cultural, residential, hospitality, and recreational activities for the benefit of the community and the region; and an economically and environmentally sound reuse. The Core Project first phase of development broke ground October, 2014 for Hotel Henry Urban Resort and Conference Center, opening April 1, 2017, and the Buffalo Architecture Center, opening Fall, This first phase is funded by a state appropriation and state and federal historic tax credits. The Core Project also includes site, landscape and circulation improvements by regreening the grounds, and addressing pedestrian and vehicular circulation and parking. The South Lawn landscape was created in 2013, transforming nine acres from two large parking lots at the Complex s south entry into a welcoming space for community gathering and recreation. A new northern road that runs from east to west serves as an entry for Hotel Henry, the Buffalo Architecture Center, and future phases of development by providing site circulation and current and future parking needs. A complete utility infrastructure is being installed to serve the Core Project needs and provides the framework for utility expansion to meet future needs. A subsidiary of the RCC, the Richardson Center Development Corporation (RCDC), is the majority owner/development partner of the Core Project initial development phase. The Core Project and stabilization will utilize the entire of the state appropriation. A lease with Hotel Henry will provide a limited stream of income for RCC operations. Page 2 of 7

5 B. Future phases The Core Project redevelopment is generating interest in future reuse opportunities. Two thirds of the buildings and grounds remain vacant and available for mixed use redevelopment. There is approximately 350,000 square feet in 10 buildings 5 pavilions, 2 former kitchens, 2 former dining halls and a former barn. Future phases of redevelopment will bolster the intensity of activities generated by the Core Project, identify with centrally located Towers Building as a unifying element, and integrate the uses as much as possible to maximize market synergies and to optimize the efficiency of the redevelopment s capital and operating costs. Potential Uses of Opportunity include hotel expansion, arts related spaces, cultural partnerships, academic spaces and residential. The idiosyncratic layout of the pavilions with their constricted floor plans separated by connectors enables incremental growth to occur. Portions of the building can be inhabited piece by piece as the redevelopment program is developed. Page 3 of 7

6 V. Scope of Professional Services The Redevelopment Consultant will prepare a plan and package for the Richardson Olmsted Complex future phases of redevelopment, including the following tasks: Market Analysis Reassess and review the market and current conditions in Buffalo and Western NY. Identify potential project uses. Identify phasing of potential project uses. Financial Structure Identify a financial structure to obtain capital for the redevelopment and to provide a revenue stream for the owner. Determine tax credit applicability of potential tenants and various tenant/lease structures. Evaluate single tenant or multi tenant redevelopment. Evaluate and identify potential users and uses that are the most economically sustainable. Building Analysis Review building conditions to determine cost of redevelopment. Master Planning and Community Input Review compatibility of potential project uses with the 2009 Master Plan future use recommendations: hotel expansion, arts and culture and related uses, residential and academic uses. Evaluate synergy of potential project uses with Core Project redevelopment. Evaluate compatibility of future uses with the building/site and impact on future phases. Participate in Community Advisory Group meeting(s) to reassess the community vision. Deliverables Intermittent and final report on the aforementioned tasks. A system to assist the RCC to rank and evaluate potential users and uses. Preparation of a package to attract high caliber real estate development firms and select future development partners. VI. Schedule ACTIVITY DEADLINE Issued Thursday, June 23, 2016 Intent to submit Friday, July 15, 2016 Submission Friday, July 29, 2016 Selection of candidates Friday, August 19, 2016 Interviews Week of August 29 th 2016 Award Wednesday, September 28, 2016 Page 4 of 7

7 VII. Submission Instructions Prospective respondents are asked to register by to Monica Pellegrino Faix, RCC Executive Director, at olmsted.com. Respondents are requested to include the following information in a Letter of Interest and Statement of Qualifications document in a format specified below. All information requested is required. Submission of a proposal is certification to the factual truth of all information presented. 1. Letter of Interest 2. Firm Information Name of Firm Address and Telephone Name and Title of Primary Contact Person and contact information 3. Composition of Team Principal in Charge Project Manager Resumes of Key Team Members 4. Description of the firm s design and project management philosophy. 5. Project Approach Description of the firm s understanding of the project and approach to the proposed Richardson Olmsted Complex redevelopment process, including any unique aspects of such an approach. 6. Representative project experience with projects of similar and/or greater scale, and complexity. List up to five (5) such projects, and for each project include the following: Name and Location Project Description Completion Date Budget Client contact 7. References up to three per firm. 8. Fee Cost Structure Although a proposed fee is not part of the submission, please describe the manner in which you calculate and structure fee and reimbursable costs for projects of this size and scope. Page 5 of 7

8 VIII. Time and Place 1. The deadline for receipt of submissions shall be 4:00 p.m. EST on July 29, Respondents shall submit five (5) bound copies and one (1) electronic copy in.pdf format of their response to: Richardson Center Corporation 726 Exchange Street, Suite 1006 Buffalo, NY Responses must be in 8½ by 11 format. The RCC reserves the right to request additional information during the RFQ review period. 4. Questions shall be submitted to the address above or via e mail to Monica Pellegrino Faix, Executive Director, at olmsted.com. IX. Selection Criteria The qualifications of the submissions will be evaluated based on the following criteria: An understanding of the context and the goals associated with the Redevelopment Consultant and the respondent s approach to the project. Experience in comparable projects for similar clients and communities. Evidence from prior experience of the ability to successfully provide services and complete tasks listed in the Scope of Services in a professional and cost effective manner. The quality of excellence in the respondent s professional work, with particular attention to major historic preservation adaptive, mixed use projects. The professional experience and quality of comparable work of the proposed key design staff members. A demonstrated ability to work collaboratively with clients, community members and stakeholders and to respect project budget and scheduling parameters. X. Special Conditions 1. This RFQ does not commit RCC or any other entity affiliated with the Richardson Center Corporation to procure or award a contract for the scope of work described herein. 2. All information submitted in response to this RFQ shall become the property of RCC, and as such, may be used by RCC in any manner. 3. The RCC has sole discretion and reserves the right to reject any and all Responses received with respect to this RFQ and to cancel the RFQ at any time prior to entering into a formal agreement. RCC reserves the right to reasonably request additional Page 6 of 7

9 End. information or clarification of information provided in the Response without changing the terms of the RFQ. 4. The RCC reserves the right to waive any technicalities or irregularities in any proposal. 5. Respondent firms/teams acknowledge and agree that RCC or any other entity affiliated with the property or the Richardson Center Corporation will not be liable for any costs, expenses, losses, damages (including damages for loss of anticipated profit) or liabilities incurred as a result of, or arising out of, submitting a response, negotiating changes to such response, or due to RCC s acceptance or non acceptance of the proposal. 6. The RCC shall determine at its sole discretion and provide the release of all public information concerning the project, including selection announcements and contract awards. Those desiring to release information associated with this RFQ to the public must receive prior written approval from an authorized representative of RCC. 7. Neither RCC, the Richardson Center Corporation, The State of New York, nor any of its officers, agents, consultants, or employees shall be responsible for the accuracy of any information provided as part of this RFQ. All respondents are encouraged to independently verify the accuracy of any information provided. The use of any of this information in the preparation of a Response to the RFQ is at the sole risk of the respondent. 8. The respondent shall not collude in any manner or engage in any practices with any other respondent(s), which may restrict or eliminate competition or otherwise restrain trade. Violation of this instruction will cause RCC to reject the respondent s submittal. This prohibition is not intended to preclude joint ventures or subcontracts. 9. All Responses submitted must be the original work product of the respondent. The copying, paraphrasing, or other use of substantial portions of the work product of another respondent is not permitted unless legally enforceable permission has been secured from that other party. Failure to adhere to this instruction will cause RCC to reject the Response. 10. All questions during this period should be submitted in writing to the address above, or via e mail to Monica Pellegrino Faix, Executive Director, at Respondents, team members and its consultants are prohibited from any other communication with any of the members of the RCC staff, its Board of Directors, or the review committee during this process. Communications between respondents and the RCC, the Richardson Center Corporation Board or its consultants and agents, notwithstanding the foregoing procedure, may disqualify the respondent. Page 7 of 7

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