100 PIER 4 CIVIC/CULTURAL SPACE REQUEST FOR INTEREST (RFI) FROM POTENTIAL QUALIFIED CIVIC AND CULTURAL USERS

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1 Figure 1: Exterior Rendering 100 Pier INTRODUCTION Pier 4 LLC ( Owner ) in conjunction with the Boston Redevelopment Authority ( BRA ) is pleased to release this request for interest ( RFI ) from qualified civic and cultural users to occupy and program both interior and exterior space located at 100 Pier 4 Boulevard. The City of Boston s long-standing planning objectives for the South Boston Waterfront District include a broad mix of uses tied together with an inviting pedestrian scale including continuous public access along the waterfront on the Harborwalk system. The mix of uses include commercial, residential, hotel, retail, open space and civic development. The waterfront and Harborwalk are to be enriched by parks, overlooks, civic uses and cultural facilities. The call for civic and cultural facilities was underscored through the approval of the South Boston Waterfront Municipal Harbor Plan. Pursuant to that plan, 127,000 sf of new civic uses along the South Boston waterfront were authorized to balance the scale of new private development along the water s edge. P. 1

2 The assemblage of open space and new civic and cultural facilities are the kind of special public destinations that will help transform the South Boston waterfront into a vibrant and popular year-round public destination. The South Boston waterfront is evolving into a strong civic and cultural district with facilities located both along the water s edge and within the neighborhood. These destinations include the Boston Convention and Exhibition Center, Artists for Humanity, Midway Studios, Fort Point Artists community, Boston Children s Museum, Boston Tea Party Museum, Moakley Federal Courthouse and the Institute for Contemporary Art. The Owner in conjunction with the BRA is seeking letters of interest from Boston-based qualified civic and cultural operators to lease the designated Interior and Exterior Civic/Cultural Space ( Civic Space or Civic Area ) located at 100 Pier 4 Boulevard, Boston ( 100 Pier 4 or the Project ). 100 Pier 4 is located in the Seaport District of South Boston. Activation of the subject Civic and Cultural Space will depend upon the identification of an appropriate Civic/Cultural Space user acceptable to the Owner, BRA and the Massachusetts Department of Environmental Protection ( MassDEP ). The purpose of this Request for Interest ( RFI ) is to identify potential qualified Civic/Cultural users for this space ( Lessee or Operator ). This RFI pertains only to the interior and exterior Civic/Cultural Space. Additionally, the Project will contain a total of 388 apartment homes and related amenity space in a 21-story tower. The location of the Civic Space is well suited as an addition to the network of civic and cultural facilities in the area. The proposed Pier 4 Civic Space is on the Harborwalk along the cove between Pier 4 and the World Trade Center, and also on the intersections of East Service Road, Seaport Boulevard and Northern Avenue, three roadways that play an important role in access to the waterfront. P. 2

3 2.0 AREAS FOR CIVIC/CULTURAL USE 3.0 QUALIFIED CIVIC USES Qualified uses for the Civic Space include: Museum Exhibition Library Gallery Theater Performance Aquarium Auditorium Historical or cultural exhibit Other similar cultural or civic activities that are accessible to the general public are allowed, provided however that Civic uses shall not include daycare facilities and other community uses that do not meet the definition of Facilities of Public Accommodation as defined at 310 CMR Only uses that fit the criteria established for the space will be considered. 4.0 CIVIC/CULTRUAL SPACE AT 100 PIER 4 The exterior Civic/Cultural Area footprint is subject to change provided that the total Civic/Cultural Space for the Project equals or exceeds 20,000 square feet in total area. The exterior Civic/Cultural Area and the first floor Interior Civic/Cultural Area is intended to be interconnected with the mezzanine level, both in terms of the design and programming, making the Civic Space a cohesive space. P. 3

4 5.0 PIER 4 PROJECT AND PIER 4 MASTER DEVELOPMENT 100 Pier 4 is a mixed-use 21-story development with 388 apartment homes, ground-level retail/restaurant space, and 20,000 square feet of Civic Space which constitute Facilities of Public Accommodation ( FPA ). The Civic Space is a required component of the Project pursuant to the Chapter 91 License issued by MassDEP, a copy of which is attached as Exhibit C. The Pier 4 Master Development consists of three phases: Phase I: 100 Pier 4, a 21-story residential tower with 388 apartment homes, a ground level Retail/Restaurant, and 20,000 SF of Civic Space; Phase II: Proposed 15-story office tower; Phase III: Proposed 9-story, 190 for-sale luxury condominium building. In addition, there are several areas on the master planned development site designated for Common/Public use: Waterfront Park: 40,000 square feet at the northern end of the site; Waterfront Plaza: 23,000 square feet at the cove on the western side of the site next to the Institute of Contemporary Art Museum; Harborwalk: 1,800 square feet along the western, eastern and northern sides of the pier; and Water Commons: 4,000 square feet which will include a water taxi landing area, touch and go public docking space and a bait and tackle shop. Figure 2: Pier 4 Master Planned Development Site P. 4

5 6.0 DELIVERY OF SPACE The Subject Civic/Cultural Space will be delivered in unfinished "shell condition" meaning raw, unfinished space with exposed steel columns and concrete flooring, perimeter walls insulated and dry-walled, exposed ceilings, utilities stubbed but not distributed throughout the space, stair and elevator lobbies dry-walled and painted. The Owner shall work with the chosen Civic/Cultural Space operator on building allowances and/or lowered rent. The space will be built out and/or improved according to the specific needs of the identified Civic/Cultural Space user. The space will be available for delivery in Q LEASE ECONOMICS/TERMS The financial terms for this space are negotiable and shall be determined by the market demand for the space from qualified users acceptable to the BRA and MassDEP. Owner is seeking minimum terms sufficient to cover the operating expenses for the space plus amortization of any Lessee Improvement Allowances over the lease term (amortized at 6% interest). Such lease arrangements, together with the choice of Operator and plans to operate the Civic/Cultural Space shall be subject to prior review and approval. 8.0 APPLICATION IN RESPONSE TO RFI This RFI is not a formal procurement process to select a user for the Civic/Cultural Space; it is an informal solicitation to gauge interest from qualified users. Responses to this RFI shall assist the BRA, MassDEP, and Owner in identifying qualified users for the Civic/Cultural Space. Responding to this RFI is entirely voluntary, and will in no way affect the consideration of any proposal submitted in subsequent solicitation. All responses to this RFI will be public record under the Commonwealth s Public Records Law, Massachusetts General Laws Chapter 66 s. 10, regardless of confidentiality notices set forth in such responses to the contrary. 9.0 APPLICATION LOGISTICS Respondents to this RFI should do the following: Review RFI in detail Attend an informational session on April 14, 2015 at 10:00 a.m. to learn more about the opportunity and to tour the site, location at 100 Pier 4, 100 Pier 4 Boulevard, Boston, MA. Contact Bill Licko with any questions Bill Licko [email protected] Provide a written response to this RFI consisting of a Letter of Application in accordance with the form attached hereto as Exhibit A and a Form of Application with the information set forth in Exhibit B attached hereto (collectively, a Response ). A Response shall be submitted to the Owner and the BRA by both mail and electronic mail on or before 5:00 p.m. on May 4, 2015 at the following addresses: Pier 4 LLC Boston Redevelopment Authority c/o William Licko c/o Richard McGuinness 1745 Shea Center Drive, Suite 200 One City Hall, Ninth Floor Highlands Ranch, CO Boston, Massachusetts [email protected] [email protected] The Owner and the BRA reserve the right to reject any submissions filed after the deadline REVIEW AND EVALUATION OF RESPONSES The Owner and the BRA will review the responses submitted to determine whether the Applicant has met the eligibility criteria and demonstrated that it has the required experience and qualifications. A key objective of this process is to P. 5

6 encourage responses that meet the spirit of the planning objectives for the South Boston Waterfront to provide a vibrant and popular year-round public destination for a diverse demographic. Key planning objectives include: Provide a destination that attracts the public regardless of time of year or weather; Establish a vibrant and popular year round destination; Create synergies with Pier 4 s open space, Harborwalk, All Seasons Gathering Area, Water Commons and other water dependent marine activities and uses; Introduce a major civic, educational or cultural facility to the South Boston waterfront; Establish a facility and programming to be a neighborhood resource more than an amenity for an office or tourist district; and Enhance access to and along the water s edge for public recreation and use and enjoyment. Key evaluation criteria include financial ability to manage the space and deliver relevant programs and services. It is the responsibility of a respondent to provide complete applications that meet the evaluation criteria. Responses will be evaluated based on meeting the following criteria: Organizational Strength: Capability and experience of staff and board with proven leadership, history and references. Leadership: Clear commitment, focused idea, and a determination to see it to fruition. Revitalization Catalyst: Ability to contribute to neighborhood revitalization. Financial Capability/Viability: Ability to cover overhead/operating expenses. Employment: Enhancement of employment opportunities and local procurement in the community. Synergy: Capability to work with existing area uses and businesses to accelerate innovation. Timeliness: Timing to open proposed Civic Space. Applicants should be aware that Owner/BRA/MassDEP may contact them as a result of their Response to meet and discuss the concept proposed. P. 6

7 The following is the timetable for the selection process: Activity Issuance of RFI April 3, 2015 Informational Meeting to be held at 100 Pier 4 April 14, 2015 Deadline for submission of responses May 4, 2015 Review of submissions by Owner and BRA May 4 May 11, 2015 Selection of short list of submissions for further development and evaluation by Owner and BRA, with MassDEP consultation Deadline for submission of supplementary information by short list of respondents Review of supplementary information by Owner and BRA, with MassDEP consultation May 11, 2015 May 18, 2015 Date May 18 June 1, 2015 Selection of successful respondent June 1, 2015 Notwithstanding the foregoing, the Owner, the BRA and MassDEP reserve the right to select an applicant at any time during the selection process. P. 7

8 EXHIBIT A LETTER OF APPLICATION [Letterhead of the Applicant] < date > To: Re: Pier 4 LLC and Boston Redevelopment Authority RFI from Potential Qualified Civic and Cultural Users 100 Pier 4 Civic/Cultural Space Being duly authorized to represent and act on behalf of <name> (the Applicant ), and having reviewed and fully understood all of the requirements and information provide, the undersigned hereby submits the attached Application and supporting materials and hereby applies for the opportunity to provide or submit a proposal for the Civic/Cultural Space as described in the RFI from Potential Qualified Civic and Cultural Users for 100 Pier 4 Civic/Cultural Space (the RFI ). Capitalized terms used herein but not otherwise defined shall have the meanings ascribed to such terms in the RFI. The Owner, the BRA and MassDEP are hereby authorized by the Applicant to conduct any inquiries and investigations to verify the statements, documents, and information submitted in connection with this Application, and to seek clarification from references and other third parties regarding any financial and experience issues. If the Owner, the BRA or the MassDEP have any questions regarding this Application, please contact the following individual(s): <Name> <Title> <Address> <Telephone No,> < > The undersigned confirms and warrants that there is no officer, director, partner, employee or spouse of any of the foregoing categories of individuals who is: (a) An elected official of the City of Boston or an employee of the City of Boston, MassDEP or the Owner; or (b) Related to or has any business or family relationship with any elected official of the City of Boston or any employee of MassDEP or the Owner, such that there would be any conflict of interest or any appearance of conflict of interest in the evaluation or consideration of this Application by the Owner, the BRA or MassDEP<.> <except as set forth below:> The undersigned declares that the statements made and the information provided in the duly completed Application are complete, true and correct in all respects. <Name of Company> By: Name: Title: P. 8

9 EXHIBIT B FORM OF APPLICATION The following format and questions are intended to help you structure your response and describe how your response meets these requirements. 1.0 NON-PROFIT ORGANIZATION STRUCTURE 1.1 Please provide your organization s name (full legal name) and state of incorporation and your: Mailing address; Primary contact and title; Telephone; Fax; ; and Website address (if available). 1.2 Please provide a copy of your organization s certificate of incorporation, a copy of your determination letter from the Internal Revenue Service, and if applicable, a copy of your organization s last Form PC filed with the Massachusetts Office of the Attorney General, Non-Profit Organizations/Public Charities Division. 1.3 Please provide a list of the officers and directors for your organization and include for each: Name, address and telephone number; Position on board; Length of tenure on board; and Whether any of your officers or directors receive remuneration for their services to the society. 2.0 APPLICATION EVALUATION 2.1Please provide a description of your proposed qualified Civic Use and how your entity would use the Civic Space. See Section 3.0 of this RFI for a description of qualified Civic Uses and Section 4.0 of this RFI for a description of the Civic Space. 2.2 Please review the evaluation criteria set forth in Section 10.0 of the RFI and address how your organization will meet each criterion. 3.0 FINANCIAL VIABILITY AND CAPABILITY 3.1 Please provide evidence of the financial viability of your organization and your ability to meet the lease economic terms set forth in Section 7.0 of this RFI. 3.2 Please describe your plans to contribute to the costs of creating the space you require, funding sources and contingency plans. This would include the costs for any capital and/or tenant improvements (i.e., appropriate finishing and/or furnishing your space). 3.3 Please attach to your Application, copies of the last two years audited or un-audited financial statements for your organization. If your organization has been in operation for less than three years, please provide financial statements for as many years as you have been operating. 4.0 ORGANIZATION PROGRAMMING AND SERVICE DELIVERY 4.1 Please describe the programs and service delivery your organization provides including a summary of target user groups and the relationship of the use of the Civic Space to your organization s program and services. 5.0 CONTRIBUTION TO COMMUNITY P. 9

10 5.1 Please describe how your Application will contribute to the spirit of planning objectives for the South Boston Waterfront to provide a vibrant and popular year-round public destination for a diverse demographic. Make special note of how your Application meets the following: Provide a destination that attracts the public regardless of time of year or weather; Establish a vibrant and popular year round destination; Create synergies with Pier 4 s open space, Harborwalk, All Seasons Gathering Area, Water Commons and other water dependent marine activities and uses; Introduce a major civic, educational or cultural facility to the South Boston waterfront; Establish a facility and programming to be a neighborhood resource more than an amenity for an office or tourist district; and Enhance access to and along the water s edge for public recreation and use and enjoyment. 6.0 COLLABORATION OPPORTUNITIES 6.1 Is this a joint Application with another non-profit organization? If yes, please include evidence of their involvement (e.g. signed letter of intent outlining financial and/or other contributions with the non-profit organization). P. 10

11 EXHIBIT C CHAPTER 91 LICENSE [see attached] P. 11

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