Request For Information

Transcription

1 Request For Information December 10, 2014 Lot 5 Boston, Massachusetts Massachusetts Department of Transportation Frank Depaola, Acting Secretary

2 REQUEST FOR INFORMATION RELATIVE TO THE LOT 5 PARKING FACILITY UNDER THE I-93 VIADUCT IN BOSTON Issuing Office and Contact Information This RFI is issued by MassDOT s Office of Real Estate and Asset Development (OREAD). All correspondence, including questions, clarifications, and final responses shall be addressed to: Massachusetts Department of Transportation Office of Real Estate and Asset Development 10 Park Plaza, Suite 5720 Boston, MA massdot.re@state.ma.us Cc: Robin.Blatt@state.ma.us RFI Schedule December 10, 2014 RFI made available to Responders January 14, 2015 Pre-Proposal Meeting/Site Visit January 21, 2015 Written Question Due Date January 30, 2015 MassDOT Responds to Questions 2:00 pm February 11, 2015 Deadline for Submitted Responses December 10, 2014

3 TABLE OF CONTENTS 1.0 INTRODUCTION Purpose Background Infra-space 1 Phasing Location and Transportation Access Reservations and Conditions SUBMISSION PROCESS AND PROCEDURE Required Submissions Optional Submissions Submission Schedule Submission Procedures Pre-Submission Meeting and Site Tour Questions about the RFI Explanation by Addendum Only QUESTIONAIRRE Lot 5 Operations Form Lot 5 Utilization Form AGENCY OVERVIEW AND STRUCTURE Liabilities of MassDOT Ownership of RFI Responses Public Records Law Attachments Figure 1: Infra-Space 1 Locus Plan Figure 2: Infra-Space 1 Site Plan Figure 3: Lot 5 Site Plan...12 Figure 4: Public Access Amenity Zone Site Plans...13 Figure 5: Public Access Amenity Zone Renderings...16 Appendices Appendix A: Lot 5 Operations Form Appendix B: Lot 5 Utilization Form...23 Page 2 December 2014

4 1.0 INTRODUCTION 1.1 Purpose. The Massachusetts Department of Transportation ( MassDOT ) is constructing a new facility known as Lot 5 beneath a large elevated portion of the Central Artery viaduct south of downtown Boston consisting of a 175-space surface parking lot (the Parking Area ), pedestrian paths and community amenity spaces (the Path and Amenity Area ), landscaped areas (the Landscape Areas ), and a stormwater management landscape (the Stormwater Area ). MassDOT anticipates entering into an agreement with a single, integrated team to operate a commercial parking facility at Lot 5 who will also take responsibility for staffing, security, landscaping, trash and snow removal, and maintenance throughout the Parking Area, the Path and Amenity Area, the Landscape Areas, the Stormwater Area, and will facilitate the use of Lot 5 for arts, cultural and community events in order to activate entire site. MassDOT is seeking responses to this (the RFI ) from businesses, non-profit institutions, real estate developers, community organizations, and other parties ( Respondents ) interested in: 1. Lot 5 Operations: entering into an agreement with MassDOT to operate a commercial parking facility at Lot 5 that is open and available to the public 24 hours a day, 7 days per week, and 365 days a year ( 24/7 ); or 2. Lot 5 Utilization: utilizing ten (10) parking spaces or more in the Parking Area of Lot Background. MassDOT is a public instrumentality of the Commonwealth of Massachusetts established pursuant to M.G.L. Chapter 6C, as amended (the Enabling Act ), to, among other things, own, construct, maintain, repair, reconstruct, improve, rehabilitate, use, police, administer, control and operate the State Highway System. As defined by the Enabling Act, the state highway system includes parking facilities that the department owns, constructs or operates and maintains and grants MassDOT the authority to construct or contract for the construction of parking facilities., to lease such facilities in such manner and under such terms as it may desire and to establish parking, pedestrian access facilities and bicycle parking and access facilities as may be deemed necessary and desirable and to charge reasonable fees for the use of such facilities. MassDOT is constructing Lot 5 as Phase 2 of a larger project to redevelop approximately eight acres of property beneath the I-93 Central Artery viaduct previously used by MassDOT for construction staging and materials storage ( Infra-Space 1 ). MassDOT intends to develop Infra-Space 1 as a model project which integrates major existing highway infrastructure with a parking facility, multi-modal transportation access, public realm improvements, and natural systems. Page 3 December 2014

5 Infra-space 1 is being developed primarily as a multi-user parking facility serving different customers throughout peak commuting hours, overnight hours, and weekends in order to provide activity, light and security to the site 24/7. MassDOT is also pursuing a number of secondary strategies to activate the site facilitated by the lighting and security provided by the parking facility. These include improved connectivity between the surrounding neighborhoods for pedestrians and bicyclists, enhancing the ability of the traveling public to shift transportation modes at the Facility, urban design enhancements which create a sense of place, and additional public access to the site for community uses and amenities. MassDOT has worked extensively with representatives from the community and the Boston Redevelopment Authority to identify both temporary and permanent urban design enhancements that MassDOT is implementing in and around the Facility. These include ornamental lighting and art installations, a new extension of the Boston Harborwalk along the Fort Point Channel, and public access and amenities on portions of the site that will not include commercial parking. 1.3 Infra-Space 1 Phasing. Infra-Space 1 is being constructed in two phases: Phase 1 was completed in January of 2014 and included two surface parking lots constructed beneath the I-93 Viaduct containing 235 parking spaces. In addition to the conventional parking lot lighting MassDOT included temporary ornamental lighting along the edges of the site and at major crossings for pedestrians and bicycles. Earlier this year MassDOT entered into a five-year agreement with GTI Properties, a locally owned and operated property management and development company, to operate Lots 2 and 4. The agreement with GTI Properties includes a requirement that the parking lots be open, staffed and secured 24 hours a day, 7 days a week. The agreement also provides some parking accommodations for local users, vehicle-sharing services, electrical vehicles, bicycles, and arts, cultural and community events at the facility. In addition GTI Properties is required to work with MassDOT to maintain revolving artistic lighting installations. MassDOT intends to replicate and expand upon this model for Phase 2 of the project. Phase 2 will be completed in 2015 and includes construction of Lot 5 and some additional improvements to the lighting and pedestrian conditions around Lots 2 and 4. Lot 5 consists of a 175-space surface parking lot (the Parking Area ), pedestrian paths and community amenity spaces (the Path and Amenity Area ), landscaped areas (the Landscape Areas ), and a new stormwater management landscape (the Stormwater Area ) beneath a large elevated portion of the Central Artery viaduct and along the Fort Point Channel south of downtown Boston. MassDOT anticipates entering into an agreement with a single, integrated team to operate a commercial parking facility at Lot 5 who will take responsibility for staffing, security, landscaping, trash and snow removal, and maintenance throughout the Parking Area, the Path and Amenity Area, the Landscape Areas, the Stormwater Area, and will facilitate the use of Lot 5 for arts, cultural and community events in order to activate entire site. Page 4 December 2014

6 1.4 Location & Transportation Access. Lot 5 is strategically located to the south of downtown Boston where I-90 and I-93 highway ramps converge with local roads, multimodal paths, transit connections, and the Fort Point Channel, offering a single location where the travelling public can access multiple modes of the local and regional transportation system. Lot 5 is located on the eastern edge of the South End neighborhood of Boston and to the West of the Fort Point Channel and South Boston. Access to, and egress from the Parking Area of Lot 5 will be available on Traveler Street, which runs one-way for vehicular traffic between Albany Street and I-93 Frontage Road. This means that vehicular access to the Parking Area will be from Albany Street and local roads on the South End neighborhood side of Lot 5, and vehicular egress from the Parking Area will be to Frontage Road, South Boston via the Broadway Bridge, or the adjacent highway ramps to I-93 northbound, and I- 90 westbound and eastbound, including a dedicated access ramp for high occupancy vehicles travelling to Logan International Airport. MBTA Red Line service is available near the Facility at Broadway Station, approximately ¼ mile away from Lot 5. In addition three stops of the MBTA Silver Line are accessible nearby in the South End neighborhood at the Herald Street, East Berkeley and Union Park Street stops, and a number of MBTA bus routes run adjacent to the Facility, including routes 11, 15, 47 and 9. To the north, the Facility offers access for pedestrians and bicycles to Kneeland Street, Chinatown, the Leather District, the Rose Kennedy Greenway and South Station via a pathway adjacent to Albany Street at a separate grade. In addition, the partially completed South Bay Harbor Trail runs past the Facility, offering access for pedestrians and bicycles to the Boston Harborwalk to the east, and the Southwest Corridor Park to the West. The Fort Point Channel is immediately accessible from the Facility, offering direct access to the waterfront and major waterways. 1.5 Reservations and Conditions. This RFI is issued as a means of gathering information and to determine the initial level of interest in the use of parking spaces at the Facility. This RFI is not being issued by MassDOT under any statutory requirement. MassDOT may, or may not utilize the results of this RFI in drafting an RFP. MassDOT may, or may not utilize the results of this RFI to enter into negotiations with a Respondent for a lease or license agreement for the use of parking spaces at the Facility. Any decision by MassDOT about how to use the responses to this RFI and whether to develop a future RFP shall be final. This RFI should not be construed as a solicitation; nor should it be construed as an obligation on the part of MassDOT. Participation in this RFI is voluntary and MassDOT will not pay for the preparation of any information submitted by a respondent or for the use of that information. MassDOT reserves the right to suspend, withdraw, or amend this RFI at any time, for any reason. Page 5 December 2014

7 2.0 SUBMISSION PROCESS AND PROCEDURE 2.1 Required Submissions. MassDOT invites all Respondents to complete the attached forms following instructions contained in Section 3. Respondents should also provide a cover letter on official letterhead briefly summarizing their responses. Cover letters should be no more than two (2) pages long. 2.2 Optional Submissions. MassDOT invites Respondents to provide additional information about their organization, experience, or proposal to enter into an agreement with MassDOT. These materials should total no more than ten (10) pages. 2.3 Submission Schedule. The following is the timetable for the RFI. MassDOT reserves the right to change or amend this schedule at its sole discretion: December 10, 2014 RFI made available to Responders January 14, 2015 Pre-Proposal Meeting/Site Visit January 21, 2015 Written Question Due Date January 30, 2015 MassDOT Responds to Questions 2:00 pm February 11, 2015 Deadline for Submitted Responses 2.4 Submission Procedures. Responses must be received at MassDOT s main office by the time and date shown above as the Deadline for Submitted Responses. Responses must be submitted by ground mail, hand-delivery, or at the following address: Massachusetts Department of Transportation Office of Real Estate and Asset Development 10 Park Plaza, Suite 5720 Boston, MA Attn: Robin Blatt, Project Manager massdot.re@state.ma.us Cc: Robin.Blatt@state.ma.us All Respondents must include a digital copy of responses in a CD-ROM or USB storage device, or via , including all attachments. Proposals submitted must contain all required forms and information, and must be in the format described in this Section. Proposals must be complete, and must provide sufficient information for MassDOT to evaluate them. No additions or supplements to Proposals will be accepted after a Proposal is submitted, unless specifically requested or allowed by MassDOT. Once submitted to MassDOT, all Proposals and accompanying materials are the sole property of MassDOT. All Proposals are subject to the reservations and conditions specified in this RFI. 2.5 Pre-submission Meeting and Site Tour. A Pre-Submission Meeting/Site Tour has been scheduled for the Facility on the date shown above. The Pre-Submission Meeting and Site Tour will be held at a time and location to be announced. Prospective Proposers must Page 6 December 2014

8 confirm their attendance in advance of the Pre-Submission Meeting and Site Tour with MassDOT, by at cc: All prospective Proposers who confirm their attendance via will be informed via of the location of the Pre-Submission Meeting and Site Tour, as well as any changes to the schedule. The preliminary agenda includes a walking tour of the site and discussion of planned and ongoing improvements. If there is insufficient interest from prospective respondents, the meeting will be canceled, and MassDOT will hold a conference call instead. 2.6 Questions about the RFI. All questions regarding this RFP document or any matter relating to the RFI process must be submitted in writing by to MassDOT.RE@dot.state.ma.us cc: Robin.Blatt@state.ma.us on or before the Written Questions Due Date, shown above. All questions received will be responded to in writing and posted as an addendum to the RFI on the ( or COMMBUYS website ( Proposers are responsible for ensuring that their questions have been received and should re-submit their questions if they do not receive an acknowledgement from MassDOT. MassDOT will post a document with answers to questions received by the date shown in the schedule above. MassDOT will not discuss this RFI during the period open for Submissions, except for requests to obtain copies of publicly available documents, procedural questions, or to discuss the process for submitting questions to be publicly addressed by the stated deadline. 2.7 Explanation by Addendum Only. MassDOT will not make any interpretation of the meaning of any of the provisions in this RFI or correction of any apparent ambiguity, inconsistency, error, or any other matter pertaining to this RFI to Proposers orally. Every request for interpretation or additional information regarding this RFI shall be made in writing, to the contact address provided on the cover page of this RFI. MassDOT is not obligated to respond to requests for such interpretation or correction. Upon the discovery of an ambiguity, inconsistency, or error, MassDOT retains the right to make this discovery publicly available on its website and to make available a corrected or added document(s). Proposers should check the MassDOT Real Estate website ( or COMMBUYS website ( to learn about and gain access to addenda to this RFI. Page 7 December 2014

9 3.0 QUESTIONAIRRE. MassDOT invites all Respondents to complete either a Lot 5 Operations Form or a Lot 5 Utilization Form. In addition all Respondents should provide a cover letter briefly summarizing your answers, along with any other information that you think would be helpful to MassDOT. 3.1 Lot 5 Operations Form. Please complete the Lot 5 Operations Form included as Appendix A to this RFI if you are a Respondent interested in entering into an agreement with MassDOT to operate a multi-user parking facility and provide for the operations and security staffing at Lot 5 24/7/365; 3.2 Lot 5 Utilization Form. Please complete the Lot 5 Utilization Form included as Appendix B to this RFI if you are a Respondent interested in utilizing ten (10) parking spaces or more at Lot 5 but do not have the willingness or ability to provide for the operations and security staffing. Although MassDOT will attempt to accommodate Respondents which submit a Lot 5 Utilization Form this RFI is only a solicitation of interest for potential uses of MassDOT property, does not represent a contractual obligation, and might not result in an agreement to provide parking for Respondents. Page 8 December 2014

10 4.0 Agency Overview and Structure. In June 2009, Governor Deval Patrick signed Chapter 25 of the Acts of 2009, An Act Modernizing the Transportation Systems of the Commonwealth of Massachusetts. This landmark transportation reform legislation required the Commonwealth to integrate transportation agencies and authorities into a new, streamlined entity, known as the Massachusetts Department of Transportation. This new organization, established on November 1, 2009, oversees four operating divisions: Highway, Rail and Transit, Aeronautics, and the Registry of Motor Vehicles. A five-member Board of Directors appointed by the Governor with expertise in transportation, finance, and engineering oversees the new organization, while serving as the governing body of both MassDOT and the MBTA, which is part of MassDOT but remains a separate legal entity. MassDOT is the merger of the former Executive Office of Transportation and Public Works, the Massachusetts Turnpike Authority, the Massachusetts Highway Department, the Registry of Motor Vehicles, the Massachusetts Aeronautics Commission. The Tobin Bridge formerly owned and operated by the Massachusetts Port Authority as well as responsibility for many of the bridges and parkways formerly operated by the Department of Conservation and Recreation are now subject to oversight by MassDOT. 4.1 Liabilities of MassDOT. This RFI is only a solicitation of interest for potential uses of MassDOT property. No contractual obligation on behalf of the Massachusetts Department of Transportation may arise from the RFI. This RFI does not commit MassDOT to pay any cost incurred in the preparation or submission of any response to the RFI. All costs incurred by Respondents in the preparation and submission of a response are the sole responsibility of Respondents. 4.2 Ownership of RFI Responses. All Responses to this RFI shall become the property of MassDOT and will not be returned. 4.3 Public Records Law. Pursuant to M.G.L. c. 4, 7(26) and M.G.L. c. 66, 10, all books, papers, maps, photographs, recorded tapes, financial statements, statistical tabulations, or other documentary materials or data, regardless of physical form or characteristics received or created by MassDOT are considered public records, unless such materials or data fall within an exemption. The Commonwealth of Massachusetts Public Records Law requires that public records be promptly disclosed by MassDOT upon request unless the records are specifically exempted from disclosure. Exemptions are narrow and explicit and are listed in the General Laws. Respondents should be familiar with the Massachusetts Public Records Law and the limits of record disclosure exemptions. For more information, visit the Secretary of State website for the Commonwealth of Massachusetts, at If you have any questions about disclosure of the records you submit with your informational material, please contact Robin.Blatt@state.ma.us. Page 9 December 2014

11 Figure 1: Infra-Space 1 Locus Plan Figure 1: Infra-Space 1 Locus Plan Page 10 December 2014

12 Figure 2: Infra-Space 1 Site Plan Figure 2: Infra-Space 1 Site Plan Page 11 December 2014

13 Figure 3: Lot 5 Site Plan Figure 3: Lot 5 Site Plan Page 12 December 2014

14 Figure 4: Lot 5 Path and Amenity Area Plans Page 13 December 2014

15 Page 14 December 2014

16 Page 15 December 2014

17 Figure 5: Path and Amenity Area Renderings Page 16 December 2014

18 Page 17 December 2014

19 Appendix A: Lot 5 Operations Form. Respondent: 1. Name, Title: 2. Organization: 3. Phone #: 4. Address: 5. Briefly describe the purpose or mission of the Respondent organization: Agreement: 6. Would Respondent be willing to enter into an agreement lasting ten (10) years or less to operate a commercial parking facility at Lot 5? 7. Would Respondent enter into an agreement lasting ten (10) years or more to operate a commercial parking facility at Lot 5? 8. Approximately what rate would Respondent pay to secure dedicated parking spaces at the Facility: $ /parking space per day/month/year (circle one)? Utilization: 9. Is Respondent willing to enter into an agreement with MassDOT to operate a multi-user parking facility at Lot 5 that is open and available to the public 24 hours a day, 7 days per week, and 365 days a year? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

20 10. For which purposes would Respondent utilize parking spaces (mark all which apply): a. Customer parking b. Employee parking c. Offsite parking for a development project d. Car-sharing services; e. Shuttle services to Logan International Airport and/or large area employers; f. Other (provide brief description below)? 11. Which types of parking uses specified above would occur during each of the following hours listed below? a. peak daytime hours (weekdays 7am 7pm) b. peak weekend hours (weekends 7am 7pm) c. overnight hours (7pm 7am)? 12. When would Respondent begin to utilize parking at the Facility: a. As soon as available (estimated by end of 2015) b. Future Date (explain) 13. How would Respondent operate and control access to the Facility? 14. Would spaces at the Facility be dedicated to specific users, open to the general public, or some combination of the two? Please explain how this would work. 15. Would any specific parking for any specific community institutions be accommodated at Lot 5? 16. Would overnight resident parking and other community benefits be available to South End, South Boston, Chinatown, and Leather District residents? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

21 17. Would Respondent be willing to make at least 18 spaces available to residents of the South End, South Boston, Chinatown and the Leather District free of charge during a Snow Emergency declared by the Mayor of Boston? 18. Please explain any plan Respondent has to introduce shuttle service at the Facility, offering access to large area employers, special events, and Logan Airport. Maintenance, Snow and Trash Removal: 19. Would Respondent be willing to provide a security deposit, to be held in escrow for the term of the agreement, equal to two (2) months rent? 20. Would Respondent personnel patrol Lot 5, including the Parking Area, the Path and Amenity Area, the Landscape Area, and the Stormwater Area, including the adjacent sidewalks, at least once daily to remove trash and debris? 21. Would Respondent personnel sweep the entire Facility at least two times per year? 22. Would Respondent personnel mow, trim and clear leaves at Lot 5, including the Parking Area, the Path and Amenity Area, the Landscape Area, and the Stormwater Area once per week from May 1 November 30 of each year? 23. Would respondent restripe all pavement markings on the Parking Area no later than July 1 of years 3, 6, & 9 of the agreement? 24. Would Respondent handle all snow removal at the Facility? 25. Would Respondent be amendable, from time to time, to performing additional repair and maintenance items as pass through expenses to be deducted from the rent, including, but not limited to, power washing, electrical, lighting, pavement and structural repair, graffiti Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

22 removal, signs, fence repairs, landscaping, and damages due to vandalism, theft or acts of God? Staffing and Security: 26. Would Respondent be willing to staff Lot 5 24/7/365 with a minimum of 1 uniformed parking attendant and 1 uniformed security staff? 27. Would Respondent be willing to install and monitor digital security cameras with a digital storage hard drive at up to ten locations at Lot 5, including the Parking Area, the Path and Amenity Area, the Landscape Area, and the Stormwater Area? 28. How many uniformed parking attendants will be staffing Lot 5 during each of the following hours: a. peak daytime hours (weekdays 7am 7pm) b. peak weekend hours (weekends 7am 7pm) c. overnight hours (7pm 7am)? 29. Would security staff be employees of Respondent or a third-party security company? 30. Would respondent be willing to implement regular roving security patrols for Lot 5, including the Parking Area, the Path and Amenity Area, the Landscape Area, and the Stormwater Area? 31. Would roving security patrols operate in a marked vehicle and have radio access to fire, local and state police departments? Programing, Arts and Events: 32. Would Respondent commit to hosting at least 24 events per year at the Facility to the extent that there is sufficient demand? 33. Does Respondent have the capacity to curate revolving art and lighting installations, or events at Lot 5, including the Parking Area, the Path and Amenity Area, the Landscape Area, and the Stormwater Area? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

23 34. If the answer to the question above is no, would Respondent be willing to coordinate with a third-party for these purposes? Narrative: 35. Please provide a general narrative describing your parking needs and including any other information that you think would be useful to MassDOT? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

24 Appendix B: Lot 5 Utilization Form. Respondent Information: 1. Name, Title: 2. Organization: 3. Phone #: 4. Address: 5. Briefly describe the purpose or mission of the Respondent organization: Utilization Information: 6. What is the approximate number of parking spaces Respondent would utilize? 7. For which purposes would Respondent utilize parking spaces (mark all which apply): a. Customer parking b. Employee parking c. Offsite parking for a development project d. Car-sharing services; e. Shuttle services to Logan International Airport and/or large area employers; f. Other (provide brief description below)? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD:

25 8. Which types of parking uses specified above would occur during each of the following hours listed below? a. peak daytime hours (weekdays 7am 7pm) b. peak weekend hours (weekends 7am 7pm) c. overnight hours (7pm 7am)? 9. When would Respondent begin to utilize parking at the Facility: a. As soon as available (estimated to be at the end of 2015) b. Future Date (explain) Agreement Information: 10. Would Respondent be willing to enter into an agreement lasting five (5) years or less to guarantee the use of the desired parking spaces? 11. Would Respondent enter into an agreement lasting five (5) years or more to guarantee the use of the desired parking spaces? 12. Approximately what rate would Respondent pay to secure dedicated parking spaces at the Facility: $ /parking space per day/month/year (circle one)? Narrative: 13. Please provide a general narrative describing your parking needs and including any other information that you think would be useful to MassDOT? Leading the Nation in Transportation Excellence Ten Park Plaza, Boston, MA Tel: , TDD: