Request for Proposal - Real Estate Development Services Waterways Center/Campus August 31, 2018 Buffalo Niagara Waterkeeper 721 Main Street Buffalo, NY 14203 (716) 852-7483
REQUEST FOR PROPOSAL Buffalo Niagara Waterkeeper ( BNW ) is seeking request for proposals ( RFP ) from qualified parties to serve as its representative by providing real estate consulting services relating to the development and continued management of a Waterways Center/Campus ( Center ) that would also serve as the administrative offices for BNW and possess the ability to support water-based stewardship, recreational and educational activities. The desired location for the Center is "quiet water" of the Buffalo River corridor with the potential to align targeted, water-based development with a priority for ecological restoration, green spaces and outdoor adventure and paddle sports. The selected party will likely represent the BNW throughout the Center s entire development process from site selection through construction and ongoing management process. Buffalo Niagara Waterkeeper Mission Buffalo Niagara Waterkeeper protects and restores our water and surrounding ecosystems for the benefit of current and future generations. We protect clean water. We restore the health of ecosystems. We connect people to water. We inspire economic growth and community engagement. Clean water provides human and ecological benefits that enhance our lives and contribute to the livability of our community. We have been guardians of our area s most essential asset for nearly three decades and are professionals dedicated to restoring the health of our ecosystems. We are connectors that build partnerships and help people utilize, understand and appreciate our water resources while becoming catalysts for the economic growth and community engagement fueled by clean, accessible water and its surrounding ecosystems. Waterways Center Vision Statement The Waterways Center will be the physical representation of 30 years of collaborative work on regional waters and ecosystems, and provide a platform for Buffalo Niagara Waterkeeper s mission and vision going forward. The Center will help create a new legacy for the Buffalo waterfront, through the enhancement of the water-based economy, establishment of a permanent community connection to our water, and re-branding the region as a healthy outdoor recreation and eco-tourism corridor. Site and Facility Requirements BNW has identified the following site and building attributes desired for the proposed Center. Site Criteria High visibility waterfront or near-water location with adequate infrastructure and convenient access and visibility, preferably on the quiet waters in the Buffalo River corridor; Sufficient size and zoning to accommodate administrative offices, support functions, community access, and water-based recreational amenities; Page 1
Waterfront access sufficient for large scale paddlesport access/launching including possible transient boat docking and docking of a BNW boat; A site that connects the Buffalo Blueway to nodes and links of the Niagara Greenway; Offers connectivity to other community assets and public transportation; Proximity to other economic activity (i.e., restaurants, entertainment, recreation, etc.); Ability to support plaza areas and/or amphitheater for outdoor seating and classrooms; and Ability to accommodate sufficient on-site parking for employees and visitors. Desired Building Features Sustainable and eco-friendly design based on LEED green building principals where feasible (i.e., energy efficiency, water conservation, green roof, renewable energy, etc.); Functional and flexible building design providing direct access to the site s outdoor spaces and waterfront activities; At a minimum, supports BNW office space with 40 workstations and a minimum of ten private offices; Proximate flexible meeting space (to include an auditorium and classroom space) accompanied by support food service operations; Enclosed storage space for kayaks, trailers, boats, gear, supplies, equipment, etc.; Water quality lab ; and Potential to accommodate complementary tenants from the public or private sector, with focused interest and activity, and community engagement around similar themes (ecology health, wellness, environment, education). Scope of Services Requested The BNW is seeking to contract with a party to be its representative throughout the Center s development and ongoing management process. The selected party will play a lead role in guiding BNW throughout the project. Below is a list of real estate development services BNW is seeking to have performed on its behalf. Proposals should include the elements listed below. This list may not be exhaustive and all parties responding to the RFP are urged to include any additional consulting services they feel are necessary to procure the most appropriate site and construct the Center that meets the BNW s current and future needs. Page 2
Site Selection and Due Diligence The site selection process will apply the Center s site criteria with the goal of identifying the optimal prospective development site that best meets the needs of the BNW. The selected party will also manage the site due diligence process, evaluate the conceptual designs for each prospective site, and recommend one or more suitable sites to enter into lease or purchase negotiations. As part of the due diligence process, a preliminary project budget, financial pro forma, financing alternatives, and development schedule will be established. The due diligence process will also incorporate a buy versus lease analysis designed to identify the most suitable business decision for BNW. Lease / Purchase Negotiations After the most suitable site has been identified, the selected party will help BNW enter into and finalize lease and or purchase negotiations with the property owner/developer. A lease or purchase decision will be made based on the outcome of the due diligence process. Project Design and Space Planning The goal of this phase is to help BNW to design the Center to best meet the current and future needs of the BNW and the community. Components of the Project Design and Space Planning phase may include the following components: Evaluate the Center s building program and identify building components and space/capacity needs; Contract with an architect / design firm and manage the design process; Generate an updated construction budget and financial pro forma based on preliminary project design; and Manage the municipal entitlement process, securing the necessary zoning, site plan approvals, and building permits. Project Budgeting and Financing The selected party will assist BNW to: Refine development budget and financial pro forma based on final project design. Secure project financing whether it be funding development costs or establishing revenue sources for the payment of rent and operating costs throughout the dedicated lease term. Page 3
Construction Management The selected party is to serve as an adviser and/or project manager through the Center s construction phase, responsible for the following tasks: Identify list of qualified general contractors; Prepare bid package and construction contract; Bid and award construction contract; Oversee construction process and manage contractor performance; Conduct site visits during construction; Review and approve of construction draws; Respond to issues and implement changes as required; and Client reporting. Property Management The selected party will help BNW to think about ongoing property management services and the cost of these services, including the decision to insource versus outsource property management services. Proposal Requirements The proposal submissions by interested parties should include three (3) hard copies of the proposal along with a flash drive with an electronic copy of the proposal. No email submissions will be accepted. A complete response will include the items listed below, in the order in which they are listed. Failure to submit all items described below could result in a proposal being withdrawn from consideration. Cover Letter: Provide a cover letter from a contact person who has authority to bind the party contractually, giving the person s title. Company or Consultant Information: Identify key leadership or staff, company or entity history, list of similar development projects, real estate portfolio, and real estate development and property management capabilities and experience. Key Team Members: Identify key team members to be assigned to the Center project, including resumes and related experience. Page 4
Experience: Identify similar projects the company/team has performed, including client name, project design, preliminary budget and final costs, financing, and outcome of the final project relative to meeting the client s needs and programming. References: Provide references and contact information for similar development project assignments performed by the submitting party. Partnering Firms: The submitting party is to provide information on all entities that will be subcontracted with to provide expertise and services. Information should include a company profile, along with relevant experience and resumes of the individuals who will be partnering on the project. Scope of Services: Address the scope of services outlined in the RFP as well as recommend additional consulting services deemed necessary to optimize the development process. Tentative Project Timeline: Provide a preliminary timeline for each project phase from site selection through completion of construction and move in of BNW. Compensation: schedule. Define financial compensation for outlined services as well as payment Other: Provide any other information that may be helpful in assessing the party s ability to perform the scope of services requested. Evaluation and Selection Process BNW will review all proposals submitted in accordance with this RFP. After receipt and BNW s review of the proposals, BNW may, at its discretion, interview one or more Consultants that submitted a proposal, to allow the shortlisted Consultant teams an opportunity to present their proposal to, and discuss it with, BNW, and to answer questions regarding their proposal. If a contract is to be awarded, BNW will award the contract to the Consultant whose proposal, at BNW s discretion, is in the best interest of the Project. BNW is not required to select the lowest bidder. BNW shall consider the following criteria when evaluating submissions to determine the proposal that is in the best interests of the organization. Selection will be based upon the proposals submitted and will be ranked primarily based upon the following criteria: Pertinent development and property management experience/qualifications and ability to perform outlined scope of services Past performance in completing projects on time and at or under budget Understanding of BNW s needs and scope of services Project timeline Cost of services Page 5
Agreement The selected Consultant will be required to enter into a Consulting Agreement with BNW, and be expected to maintain certain types and limits of insurance. The Consultant will not begin any work outlined within the RFP prior to an executed agreement between the parties. Miscellaneous BNW reserves the right to postpone or withdraw this RFP; to accept or reject any and all proposals; to modify or amend the terms of this RFP or to waive any requirement of this RFP with respect to one or more respondents; to negotiate or hold discussions during the interview process (if conducted) regarding the terms of any proposal received in response to this RFP or take any other actions with respect to issuance or award of this RFP; all as BNW may deem to be in the best interest of BNW and the Project. BNW does not assume the responsibility or liability of costs incurred by Consultants responding to this RFP or to any subsequent requests for proposals, interviews, additional information, submissions, etc. prior to issuance of an Agreement. Contact Information Questions regarding the request for proposal can be directed to: Juliann Parker, Administrative Assistant Buffalo Niagara Waterkeeper 721 Main Street Buffalo, NY 14203 Email: projects@bnwaterkeeper.org The proposals should be mailed or delivered to Buffalo Niagara Waterkeeper, 721 Main Street, Buffalo, New York 14203 by 4:00 pm on October 15, 2018. The proposal submissions by interested parties should include three (3) hard copies of the proposal along with a flash drive with an electronic copy of the proposal. No email submissions will be accepted. This Request for Proposal is dated August 31, 2018. Page 6