Request for Qualifications Tacoma Community Redevelopment Authority (TCRA) Redevelopment Architectural Services 824 Martin Luther King Jr. Way October 21, 2016
REQUEST FOR QUALIFICATIONS: Tacoma Community Redevelopment Authority (TCRA) is seeking responses to a Request for Qualifications for Architectural Services for the adaptive reuse and/or redevelopment of the property located at 824 Martin Luther King Jr Way. This redevelopment project is to be planned to private development standards, that is, to an appropriate level of quality at the best cost. Three (3) hardcopies of your Statement of Qualifications must be submitted in sealed envelopes and must be received no later than Thursday, December 01, 2016, 3:00 P.M. at the City of Tacoma Community and Economic Development Department located at 747 Market Street, Room 900, Tacoma, WA 98402, attn.: Shannon Johnson, Contract and Program Auditor. Electronic and/or faxed copies WILL NOT be accepted. The facility will be made available for a walkthrough on Friday, October 28, 2016 at 11 A.M; interested firms are strongly urged to attend, if at all possible. At a future date the TCRA will invite only firms whose qualifications meet the minimum requirements set forth in this RFQ to respond to a Request for Proposals (RFP). GOAL: The project has multiple goals: To demonstrate the value of redeveloping an existing site along the MLK Corridor that will spur future private development; Leverage future public transportation infrastructure set to be built out as a result of the Tacoma Link Light Rail Extension; To provide mixed-income housing with a component of such housing affordable to lower income households; To preserve a diversity of incomes in the Hilltop neighborhood; To encourage and build public/private partnerships. GUIDANCE ABOUT THIS PROJECT: The TCRA intends to move forward expeditiously with the adaptive reuse of this former car dealership in the core of the Hilltop neighborhood. This request anticipates the receipt of conceptual drawings of sufficient detail to move forward with consideration of a project concept by the TCRA Board, developer recruitment, recruitment for tenant commitments and the assembly of funding sources adequate to complete detailed drawings and construction. Schematic drawings are not expected at this time however conceptual drawings must be detailed and to scale. Licensed architecture firms with experience completing infill adaptive reuse projects in an urban setting, and especially in Tacoma, are encouraged to respond. Responding firms should be prepared to submit a realistic development pro forma as part of their proposal which is consistent with the scope and scale of the conceptual design. An architectural fee for service should not be included in the proforma. Page 2
SITE DESCRIPTION: The subject property is located at the northwesterly corner of South 9 th Street and Martin Luther King Jr. Way within the Hilltop Business District. The subject site consists of four Assessor s parcels containing an area of 39,000 square feet. Of the total site area, one Assessor s parcel, containing an area of 19,500 square feet is improved with 18,240 square feet of building improvements, while the remaining three Assessor s parcels, also containing an area of 19,500 square feet, are unimproved (vacant). The 18,240 sq. ft. building was constructed in 1925 and initially served as a car dealership and showroom. The property is zoned Neighborhood Commercial Mixed-Use (NCX). This zoning provides for commercial uses such as retail, professional and business offices, and service establishments that enhance and stabilize a neighborhood while preserving the neighborhood s unique character and ensuring pedestrian access to streets and sidewalks (TMC 13.06.300 Mixed-Use Center Districts). BACKGROUND INFORMATION: Tacoma Community Redevelopment Authority (TCRA) was created as a public corporation organized pursuant to the ordinances of the City of Tacoma, pursuant to the Revised Code of Washington. The purpose of the Authority is to provide an independent means of carrying out and administering federal grants or programs pursuant to the provisions of the Housing and Community Development Act of 1974. The Authority is intended to provide increased flexibility and efficiency in administering federal grants, such as Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) Grants, and the projects and activities financed from funds derived from such programs. SCOPE OF WORK: The TCRA acquired this commercial building in August of 2016 and seeks a near term rehabilitation/redevelopment if the property in keeping with the Hilltop Subarea Plan. The completed project shall meet the criteria for private sector development. The sub-area Plan has a preference for a mixed-use project and for the respectable treatment of the neighborhood s historic properties. Architectural services are desired to: 1. Complete three (3) alternatives of a space analysis for a mixed-use project within the envelope of the existing site (parcel numbers: 2008220050, 208220040, 2008220030 and 2008220011), with commercial space on the ground floor and residential and/or live-work units above the ground floor; 2. Drawing(s) or narrative explanation of the existing conditions including architecture, structural strengths and weaknesses, civil engineering and utilities; 3. Advice on a variety of options for housing types for incorporation into the redevelopment including the number and type of each housing unit that may be created from each of the three (3) alternatives submitted; 4. Cross sections showing the vertical lay out of the space; 5. Floor plans, to scale and with dimensions, showing build out of both the commercial and residential spaces, including for each unit, as appropriate the commercial floor area(s), bedroom(s), bathroom(s), kitchen(s) and other spaces; 6. Description of necessary structural, utility, interior and exterior rehabilitation/improvements necessary to qualify the completed project for occupancy permit consistent with the Tacoma Municipal Code; 7. Detailed cost estimate for the redevelopment of the site that may (or may not) include the adaptive reuse of the improvements as a mixed use project; and 8. Optional: Renderings for exterior elevations. Page 3
SPECIAL CONSIDERATIONS: 1. TCRA intends to use the Washington State Guidelines for A/E contracts as a basis for determining the fee for basic architectural services for this project. SELECTION PROCESS: 1. It is the intent of the TCRA to select a preferred firm based on their Statement of Qualifications and then to negotiate a not to exceed price contract (per RCW 39.80) for the described services at a price which TCRA determines is fair and reasonable. Should contract negotiations be unsuccessful in achieving the desired scope and price, the TCRA reserves the right to select an alternative firm with which to negotiate. Any firm selected must possess a current State of Washington and City of Tacoma Business License. The TCRA reserves the right not to issue a contract to any respondent 2. TCRA will review submittals for conformance to minimum qualifications. All Statement of Qualifications that are deemed to be out of conformance to the minimum qualifications will be disqualified. 3. Architectural firms will be evaluated on the basis of their written presentations based upon the following unprioritized criteria: a. Knowledge of Job b. Proposed Project Team and Ability to Manage Project Team c. Past Performance/Examples/Design Quality d. Experience Working with Publicly Funded Projects e. Availability f. References 4. Firms that submit responsive qualifications statements will be invited to respond to a Request for Proposals (RFP) at a future date. MINIMUM REQUIRED QUALIFICATIONS: 1. Licensed architect in the State of Washington 2. Successful completion of at least three multi-family projects (including one mixed-use project and at least one new construction project) with the total construction cost in excess of $25 million. 3. Ability for principal architect to begin working on this project immediately. PREFERRED QUALIFICATIONS: 1. Previous experience with projects financed in part or in full through federal government agencies, especially the U.S. Department of Housing and Urban Development (HUD). 2. Successful completion of at least one project with total construction cost in excess of $25 million with a nonprofit or government entity as the owner/sponsor of the project. 3. Previous experience working with the City of Tacoma. Page 4
FACTORS AND MAXIMUM POINTS: An internal TCRA three-person panel will evaluate each response to this RFQ. Respondents will be scored according to the evaluation criteria set out below. Respondents will be required to earn a minimum score of 350 points in order to be considered qualified to provide A&E services to the TCRA. The respondents meeting this minimum threshold requirement will be notified in writing of the TCRA s desire to have them respond to a Request for Proposal (RFP) at a future date. SCORING CRITERIA 1. Experience with adaptive reuse projects of historic properties 40 points 2. Experience with mixed use infill projects in an urban setting similar to Hilltop 3. Examples include projects that would be compatible with community/council plans for Hilltop redevelopment projects 4. Experience and Qualifications of individual team members identified for this assignment 100 points 40 points 125 Points 5. Availability of key staff 75 points 6. Experience working with publicly funded projects 50 points 7. Quality of sub-contractors if identified in response 50 points 8. Overall Quality/Relevance of the Submittal 20 points TOTAL POINTS POSSIBLE 500 Points ARCHITECT SELECTION SCHEDULE: October 21, 2016 RFQ's Made Available October 28, 2016, 11 A.M. Recommended Facility Walkthrough December 01, 2016, 3 P.M. Deadline for Submission of Statement of Qualifications December 22, 2016 Release of RFP to qualified respondents to RFQ REQUIRED SUBMITTALS: Three (3) hardcopies of your Statement of Qualifications and copies of business licenses and must be submitted in sealed envelopes and must be received no later than Thursday, December 01, 2016, 3:00 P.M. at the City of Tacoma Community and Economic Development Department located at 747 Market Street, Room 900, Tacoma, WA 98402, attn.: Shannon Johnson, Contract and Program Auditor. The Statement of Qualifications shall include: 1. Firm name, address and overview, including listings and photographs of relevant projects, to include projects completed within the City of Tacoma; 2. Names and contact information (including telephone number and email address) of proposed individual team member(s) for this project; 3. Resumes of proposed team member(s) as identified in #2 above; 4. Three professional references for the Firm and three professional references (each) for the proposed team member(s) identified in #2 above; Page 5
5. A listing of any sub-consultants anticipated to be used for the project and the services anticipated to be provided. CONTACT: PLEASE NOTE: Shannon Johnson TCRA, Housing Division sjohnson3@ci.tacoma.wa.us TCRA intends to select the most qualified responsive architectural firm and reserves the right to reject any and all qualification statements and the right to waive all irregularities. Page 6