ESBD_File_339902_RFQ 2023-078 - Addendum 2 - Master Developer for Downtown Waco Mixed-Use Projects (F) 111323.pdf

Date:

RFQ No:

Commodity:

Contact:

November 13, 2023 2023-078 Master Developer for Downtown Waco Mixed-Use Projects

Kasey Gamblin, kaseyg@wacotx.gov

Closing Time: December 7, 2023, 2:00 P.M. CT Opening Time: December 7, 2023, 2:05 P.M. CT

Opening Location: 1415 N. 4th St. Waco, Texas (Via Zoom Video & Dial-in)

Addendum No: 2 The above-mentioned bid invitation has been changed in the following manner. Sign and return addendum to the Purchasing Office by the closing time and date with your RFQ response. Returning this page signed by your authorized agent will serve to acknowledge this change. All other requirements of the invitation remain unchanged.

If you have any questions, please call or stop by the Purchasing Office at the above address.

THE FOLLOWING IS BEING ISSUED AS ADDENDUM NO. 2

PLEASE REVIEW THE FOLLOWING PAGES

Firm: ____________________________________________________________________________________

Address___________________________________________________________________________________

Signature of Person Authorized to Sign Bid:______________________________________________________________________

Signor's Name and Title (print or type):_____________________________________________________________________________

Date:____________________Telephone:___________________________Fax:_________________________

RFB 2022-022 Addendum 2 http://www.waco-texas.com mailto:pcampos@wacotx.gov

ADDENDUM 2 - Summary of Technical Ques�ons, and Responses

1. Do Teams need to submit for all por�ons of the Project or will submitals for por�ons be accepted?

Development teams may submit interest in developing all or only por�ons of the project;

however, the scoring criteria is established to represent the city’s preference to advance the project with a single development team. Ul�mately, in its discre�on, the City may choose to move forward with one development team or mul�ple development teams for different por�ons of the project.

2. Can the submission page limit be increased to 40 pages?

City hereby instructs that the submission page limit is increased to 40-pages

3. Are there any response requirements that can be exempted from the page-count?

The 40-page limit shall not count the Response Leter Form (From Sec�on 8) The 40-page limit shall not count resumes, however; resumes must be limited to a single page per member of the key personnel The 40-page limit shall not count Appendix B Forms

4. Can the City offer clarifica�on how the various items of the Sec�on 9 Ques�onnaire correlate with the Sec�on 6.3 Submital Evalua�on Criteria?

The Sec�on 9 Ques�onnaire is now updated to an outline format and conformed for clarity, �tled “Submission Prompts and Required Document Outline”. (Please see Attachment 1:

updated Section 9.)

The Sec�on 6.3 Submital Evalua�on Criteria are clarified/corrected as follows:

O DEVELOPMENT TEAM QUALIFICATIONS [40 points]

• Organiza�onal Profile

• Firm Qualifica�ons and Experience

• Key Personnel Qualifica�ons and Experience

• Design and Sustainability Values

• Exis�ng Rela�onship Disclosure

O PROVEN PROJECT SUCCESS [30 points]

• Quality of Highlighted Example Projects

• Public Engagement Approach

• Project Management and Quality Assurance Approach

• Development Code Incorpora�on

• References o STABILITY AND FINANCIAL CAPACITY [20 points]

• Access to Equity/Financing/Capital

• Financial Ra�ng

• Financial Statement Availability

• Company Sale/Merger Status

• Li�ga�on Status

• Default Status

RFB 2022-022 Addendum 2 o CAPACITY TO PERFORM WORK [10 points]

• Ac�ve Workload

• An�cipated Subconsultants

• An�cipated Project Schedule and Management Plan

5. Can the City clarify/further-define its needs regarding the Joint Use Stadium and its integra�on into a mixed-use development?

The City desires full integra�on of a professional team and stadium operator as part of the submited development team, to assure integra�on in the development process of the Stadium and Stadium Adjacent development o Developer Team shall bring a professional sports team as anchor tenant for the Joint Use

Stadium o Developer Team shall demonstrate secured league territory rights for this team

American Associa�on of Professional Baseball, or higher Provide leter from commissioner of applicable league o Developer Team shall iden�fy ownership group and experience o Developer Team shall iden�fy stadium operator and experience

Operator will provide year-round programming and events, beyond team games, to maximize u�liza�on, fan experience, and number/variety of events

Operator will significantly guide the design and construc�on of the Stadium and Stadium-adjacent development

6. Can the City clarify/further define its design and development needs regarding the Performing Arts Center? Architecture firm OMA recently presented concept renderings to the Waco City Council.

The City of Waco contracted with local arts organiza�on Crea�ve Waco to select an Architect and establish a set of conceptual graphics to support a capital campaign, allowing the Waco Culture Arts and Performance Center to be funded through a combina�on of public funding, sponsorship, and philanthropic sources. Architecture firm OMA (New York) was selected through the compe��ve RFQ process and have produced the vision and func�onal underpinning for the Waco CAP. (Please see Attachment 2: copy of the Waco CAP presentation slides, and link to animation video).

The City of Waco an�cipates advancing the design process with OMA, however collabora�on between OMA and the Master Developer will be necessary to properly coordinate design and planning.

Developer teams should consider construc�on of the Waco CAP Center as an element of their project scope, as well as the design and construc�on of needed adjacent parking.

Timing of construc�on of the Waco CAP Center will be dependent upon that project’s capital campaign.

7. Can the City clarify/further define its needs regarding Economic Impact/Market Analyses iden�fied in Sec�on 6.5.1 - Project Scope? Presenta�on was recently made to Waco City Council regarding the City’s direct procurement of a market demand, financial feasibility, and economic impact analysis of a proposed mixed-use entertainment district in downtown Waco, including a market feasibility study for a new Waco Conven�on Center and a minor league baseball stadium.

The City of Waco has authorized a contract with Hunden Partners for the above-stated services within that limited focus, to produce informa�on that will be helpful later in the process for the City and Selected Developer Team. (Please see Attachment 3: copy of the RFQ/Market Study presentation slides.) Hunden Partners an�cipates that the Conven�on Center/HQ hotel + Stadium report will be available in late January 2024, and that the Mixed- Use report will be available by early March 2024. The results of these reports will be reviewed with the selected Developer Team, which may reveal the need for addi�onal analysis or study at that �me.

SECTION 9 (REVISED): SUBMISSION PROMPTS

AND REQUIRED DOCUMENT OUTLINE

(REPLACES “RESPONDENT’S QUESTIONNAIRE”)

All submittals must include the information in the order listed below in a manner that demonstrates the Development Team’s ability and envisioned approach to address the City’s project goals (please note: the 40-page limit will not apply to Item 1 – Response Letter Form, Item 4.C – Resumes, and Item 8 – City of Waco Standard Forms):

1. RESPONSE LETTER FORM (Section 8)

2. COVER (INTRODUCTORY) LETTER:

Include executive summary that clearly outlines the overall capability of the development team and any developer partnerships for the project, and briefly summarizes its ability to:

(a) design, construct, and operate the Joint Use Stadium within a mixed-use development

(b) design, construct, and operate the convention HQ Hotel

(c) design and construct the new Convention Center

(d) design and construct the new “City Hall” and Joint Use Municipal Services Campus

(e) design and construct the New Texas Ranger Hall of Fame and Museum

(f) design and construct high event-value public open spaces and pedestrian-oriented connectivity

(g) construct the Waco Culture | Arts | Performance Center

Quantify and summarize the breadth of your team’s relevant work for the City of Waco, for other municipalities, and on other similar project types.

Include a statement of project understanding that illustrates the development team’s understanding of the project, its unique opportunities and potential challenges. Describe the team’s approach to performing the work and meeting the City’s goals, initial phasing thoughts, and note any key deviations proposed from the City’s conceptual master plan.

The Cover Letter shall be signed by the principal of the lead firm for the project indicating their authority to submit the response on behalf of the development team.

3. TABLE OF CONTENTS

4. TEAM QUALIFICATIONS:

A. Team Organization and Background: Overview/chart of the development team

RFQ 2023-078 – ADDENDUM 2 ATTACHMENT 1

organization including the names or categories of firms proposed to complete the project requirements. Where applicable, indicate the lead firm and lead individual for each component of the work. Please list an approximate percentage of that person’s time that will be devoted to the project. For development team firms, provide background regarding organization structure (e.g., corporation, partnership, joint venture, etc.), year organized and year of incorporation, and information relating to corporate officers, partners, headquarters location, etc. Include your Team’s design philosophy, emphasizing sustainability, community engagement, and urban planning principles.

Describe how you see that aligning with the Project desire to cultivate a local vernacular. Provide examples of projects that demonstrate your commitment to these principles.

B. Firm Descriptions: Description of each partner firm such as history, services offered/ general experiences, number of employees, location of offices, and whether the firm is a Minority Business Enterprise or Emerging Small Business. For respondents not yet proposing a full team of specific partners, detail the type of firm that will be recruited and its role.

C. Resumes: Resumes for the key project personnel listed under “Team Organization and Background,” including the location of the primary office to which they are assigned.

One page per person, maximum.

D. Existing Relationship Disclosure: Does any relationship exist between your company and any of the City’s officers, employees whether by relative, business associate, capital funding agreement or any other such kinship? If yes, please explain.

5. PROVEN PROJECT SUCCESS:

A. Highlighted Works: Provide evidence of experience with projects of similar size and scope, profiling no more than 5 projects. In determining which projects are most like this project, please consider: same or related size and complexity, such as large-scale mixed-use developments, particularly those involving public-private partnerships; same or related development environment (e.g.: historic area, urban infill, etc.); whether the project consisted of an expansion of an existing facility or new construction. List the projects in priority order, with the most related projects listed first. For each description include:

B. Name, location and description of the type of project including project size.

C. The member(s) of the proposed development team that were involved and the services they performed.

• Project specifics:

i. Contact information for a project reference not associated with this development team

ii. Project construction budget and sources of financing

iii. Project start and end dates

iv. Was the project completed on-time and on-budget?

v. Number of permanent jobs created

vi. Increase in taxable value as a result of the project

vii. Any website link or links to relevant articles regarding the project

• Development Ownership: Whether the developer or another member of the current team has or had an ownership interest in the project. If so, specify if is/was it a controlling or non-controlling interest.

• Development Operation: Whether the developer or another member of the current team has or had an operating role in the development since its completion.

• Experience providing opportunities for minority business enterprises, emerging small businesses, and other underrepresented groups to participate in the development (including equity, ownership, employment, contacting, etc.)

B. Public-Private Partnership Collaboration Experience: Describe your organization’s experience and approach to working collaboratively with public entities, including the ability to navigate regulatory requirements, negotiate agreements, and engage stakeholders.

C. Public Engagement Approach: Describe at least one project that required significant interaction or coordination with the public. Outline what was done by the project team to ensure clear and consistent communication and coordination with the public. Additionally, detail exactly how the project was inclusive of the public’s input.

Finally, describe the outcome of the project including if it was positively received by the public, met project goals, and was on time and budget.

D. Project Management and Quality Assurance Approach: Describe the development team’s quality control and project management philosophy to ensure the completion of a quality project on schedule and on budget.

E. Development Codes: Indicate the Development Team’s knowledge of and experience with Waco’s development codes and ordinances including the downtown historic district requirements. For one of the projects listed in this response, provide specific examples of how similar conditions were accommodated.

F. References: Provide a list of references, such as past clients, government entities, or financial institutions, who can speak to your organization’s capabilities and track record.

• Include customer reference letters from no less than three (3) public entities with which Respondent currently has contracts and/or has previously provided development or redevelopment services of equal type and scope within the past ten (10) years. DO NOT ONLY USE REFERENCES FROM CITY OF WACO OFFICIALS

RFQ 2023-078 – ADDENDUM 2 ATTACHMENT 1

6. STABILITY AND FINANCIAL CAPACITY:

A. Financial Capabilities: Demonstrate the financial capacity to undertake a billion-dollar mixed-use project such as this, including access to capital, ability to secure financing, and any existing partnerships or commitments, including:

• Experience with private only and public/private project financing mechanisms

i. Private sources of financing used for recent projects

ii. Public sources of financing, incentives, either or both, used for recent projects

• Financial Rating: Provide a financial rating of your company and any documentation (e.g., a Dunn & Bradstreet analysis), which indicates the financial stability of the company.

• Financial Statements Upon Request: State whether you will provide a copy of your company’s financial statements for the past two (2) years, if requested by the City.

B. Company Sale/Merger Disclosure: Is your company currently for sale or involved in any transaction to expand or to become acquired by another business entity? If yes, please explain the impact both in organizational and directional terms.

C. Litigation Disclosure: Provide any details of all past or pending litigation or claims filed against your company arising out of or in connection with your company’s performance under a contract for development or redevelopment of land or other services. Describe how such suit or claims were resolved.

D. Default Disclosure: Is your company currently in default on any loan agreement or financing agreement with any bank, financial institution, or other entity? If yes, specify date(s), details, circumstances, and prospects for resolution

7. CAPACITY TO PERFORM WORK:

A. Active Workload: Provide a list/table of the Development Team’s active projects, the current status of these projects, and when the projects are anticipated to be completed. Emphasis should be placed on demonstrating that any current projects will not negatively impact the ability to complete the projects within the proposed schedule.

B. Anticipated Subconsultants: Identify list of services the Development team anticipates engaging specialty sub-consultants for, and how they will plug into the reporting structure/ org chart

C. Anticipated Project Schedule and Management Plan: Provide an anticipated project management plan and schedule in Gantt chart format for the project including major milestone dates.

8. CITY OF WACO STANDARD FORMS (Retain sequence of forms provided in Appendix B)

RFQ 2023-078 – ADDENDUM 2 ATTACHMENT 1

WACO

• CULTURE

• ARTS

• PERFORMANCE

Sharing Progress Lisa Blackmon • Tom Balk • Fiona Bond

Why Invest in Culture, Arts & Performance?

• Leading quality of life indicator;

• Key characteristic of economically successful and sustainable communities;

• Vital for attracting and retaining talent

• Waco is losing economic impact of downtown performing arts programming (95% hemorrhage);

• Waco cannot grow performing arts capacity due to lack of suitable facilities;

• The arts are a powerful force for connection, shared experiences, unity and hope…and we need that.

Feasibility Study Keen Independent Research sept 2019 – feb 2022

• 1/ Is it feasible to build and sustain a PAC in downtown Waco?

• 2/ If feasible, what characteristics should a PAC have?

• 3/ What are the recommended next steps?

Key Findings

• 95% of Waco population spends $ to attend performing arts experiences in other cities;

• our community has Nationally and internationally recognized performing arts expertise that could be a major source of programming, identity and branding;

• steady growth in market and demand is projected across all performing arts disciplines;

• Several viable options for venue management.

After Feasibility Study…

• Took recommendations and issued an RFQ for design/architecture firms

• Identified a viable site – University Parks & Franklin Ave.

• Outstanding field of RFQ submissions

3 shortlisted firms competed in a design challenge (fall 2022)

• Design a riverfront performing arts center, optimizing this iconic location;

• 2,000 auditorium;

• “black box” (flexible) space;

• Digital media production/recording studio;

• Public visibility and pedestrian connectivity on all 4 sides;

• Food & beverage opportunities;

• Parking and loading ease;

• Quality, Internationally “breakthrough” facility.

OMA selected

• City contracted with CW to manage design process

• OMA is a leading international partnership practicing architecture, urbanism, and cultural analysis.

• renowned for incredible range of high quality, high impact architectural projects across the World

• CCTV Headquarters in Beijing

• Quatar National Library

• Seattle Central Library,

• Casa da Música in Porto,

• Fondazione Prada in Milan.

• Project working group met regularly to

• refine the renderings

• Update cost analysis

• and prepare material to share.

Jason Long, OMA

• Jason Long: Master in Architecture

(Harvard 2004)

• Based with OMA since 2003, NY office since 2007

• Specializes in cultural projects

• Quebec National Beaux-Arts Museum

• Wyly Theatre in Dallas

• Faena Arts Center (Miami)

• Marina Abramovic Institute in

Hudson, New York https://drive.google.com/file/d/1A7qUCePxc2ZeLSAvMiPivs4VB4yQWHu1/view https://drive.google.com/file/d/1A7qUCePxc2ZeLSAvMiPivs4VB4yQWHu1/view

Location & Development Context CAP Project is part of a wider portfolio of downtown and riverside infrastructural development It serves as a vital intersection for many downtown visions

Could be considered the Heartbeat Project

Philanthropic Analysis CCS Consulting Services

Goals: Analyze and advise on philanthropic components for the CAP project;

Socialize stakeholders on the value proposition of building the CAP;

Build an advisory committee who will drive and champion the process;

Identify fundraising ability of our community;

Develop a preliminary fundraising plan.

• 9/19/23 Project kick off

• 10/13/23 First meeting with community stakeholders

• March 2024 Anticipated Return to City Council with findings on local market capacity

9/5/23 Council approved contract with CCS to conduct philanthropic analysis

City of Waco J DOWNTOWN DEVELOPMENT PROJECT

PROJECT AREA &

OPPORTUNITY

• More than 60 prime acres in the heart of Downtown

• River views and parkland proximity

• $2 billion Development Opportunity

• Decades in the making, with many collaborators

• Heartbeat of a Regional Economy

City of Waco J DOWNTOWN DEVELOPMENT PROJECT

TIMELINE

& NEXT STEPS

TASK I PROCESS

RFO

Submittal Prep

Scoring & Interviews

Pre-Dev. Agreement

Collab. & Negotiation

MARKET STUDY

Conv. & Stadium

Mixed-Use

SURVEY

Topo & Boundary

OCT

NOV

DEC

JAN

FEB

MAR

J024

APR

MAY

JUNE

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