Joe Rantz Center RFP.doc

Request for Proposals Financial Modeling and Feasibility Consultant

Joe Rantz Youth Housing and Family Resource Center A.K.A. Joe Rantz Center Olympic Peninsula YMCA

Sequim / Clallam County, Washington

RFP Release Date: 10/13/2026

Proposal Due Date: 11/13/2026

Anticipated Contract Start Date: 11/25/2026

Anticipated Report Final Product Due Date: 03/20/2027 Anticipated Contract End Date: 03/30/2027 Primary Contact: Merrin Packer

Project Manager

Olympic Peninsula YMCA m.packer@olympicpeninsulaymca.org 360-809-9441

Invitation to Propose

The Olympic Peninsula YMCA invites qualified consultants or consulting firms to submit proposals to provide financial feasibility consulting services for the Joe Rantz Youth Housing and Family Resource Center, publicly named “Joe Rantz Center” (JRC), a proposed co-located youth housing and family resource campus in city of Sequim / Clallam County, Washington.

The selected consultant will support the YMCA in refining the project’s total development budget, operating pro forma, revenue assumptions, business model, and long-term sustainability plan, and may also include tax credit opportunities. This work will inform and may examine site acquisition, partner commitments, capital campaign strategy, public funding applications, and future Board and community decision-making.

The project is currently in the feasibility and pre-development stage. Phase I: Feasibility work has identified a clear community need, a proposed service model, initial capital and operating cost ranges, potential funding pathways, and key next steps including financial feasibility, site acquisition, partner MOUs, and program documentation.

Project Background and Concept The Center is envisioned as a co-located campus where youth, families, and individuals can access resource navigation, health and behavioral health supports, housing navigation, family supports, food resources, living skills programming, and other essential services. The residential component is intended to provide safe shelter and transitional living options for unaccompanied homeless youth and youth in temporary need of safe housing.

The model is intended to strengthen access without duplicating existing services by bringing providers together under one roof in a rural community where resources are geographically dispersed and difficult for vulnerable youth and families to access.

Proposed components include:

· Family Resource Center / Resource Navigation Hub with flex offices, intake areas, navigator workspace, meeting rooms, medical/dental suites, large community meeting space, and partner service areas.

· HOPE Center: short-term/emergency shelter for youth ages 12–17, with an anticipated 30–120 day stay model and approximately 16 individual units.

· Transitional Living Program (TLP): longer-term shelter and living skills support for unaccompanied homeless youth ages 16–17, with approximately 16 individual units.

· Adolescent Transitional Living Program (ATLP): a separate, later-phase house for youth ages 16–21 who are aging out of foster care without sufficient support, currently anticipated as Phase II.

· Transitional Living Program for youth who are pregnant or parenting: a separate, later-phase 4-plex for you ages 15-21.

· Co-located partner services that may include food access, mental health counseling, physical health evaluations, dental services, training, support groups, and related community resources.

Current planning assumptions include a new construction campus on approximately 4–6 acres with compatible CMU zoning, serving approximately 38 residential youth at a time and 100+ individuals daily, including staff. Preliminary planning-level estimates identify capital costs of approximately $33.8M–$44.25M and annual operating costs of approximately $1.8M–$2.6M. These figures are preliminary and must be validated by an appropriate professional service.

Purpose of the Engagement

The purpose of this engagement is to determine whether the proposed JRC can be developed and operated in a financially sustainable manner, and to identify the most feasible business model, funding structure, operating approach, and phasing strategy. The analysis should account for licensing, staffing, 24/7 operational requirements, rural service delivery, partner participation, and long-term risk.

The final work product must be suitable for YMCA leadership, Board members, funders, public agencies, philanthropic partners, and community stakeholders.

Scope of Work

A. Project Orientation and Document Review

Review existing Phase I materials, project proposal, preliminary budgets, revenue assumptions, service model, site criteria, licensing assumptions, staffing assumptions, partner information, and public funding opportunities. Conduct a kickoff meeting and provide a data request list.

B. Capital Cost Feasibility

Review and refine the total development budget, including site acquisition, due diligence, environmental/survey work, infrastructure, site preparation, hard and soft costs, A/E, permits and fees, FF&E, technology/security, equipment, pre-opening costs, escalation, contingencies, financing or bridge funding needs, and capital reserve recommendations. Identify assumptions that need validation by architects, engineers, contractors, real estate advisors, or other specialists.

C. Operating Pro Forma

Develop a detailed 10-year operating pro forma for the full campus and by major program area: Resource Center, HOPE Center, TLP, ATLP (5-year operating pro forma), Pregnant and Parenting House (5-year operating pro forma), shared services, administration, and facilities. Include staffing, wages, benefits, relief coverage, training, supervision, 24/7 coverage, utilities, maintenance, insurance, transportation, software, audits, compliance, security, reserves, and inflation assumptions – according to Washington State RCWs, DCYF Group Care Facility requirements, and OHY requirements.

D. Revenue and Funding Feasibility

Evaluate potential capital and operating sources, including state, federal, and local public funds; Washington State Department of Commerce; Office of Homeless Youth (OHY); DCYF; legislative capital budget requests; foundation grants; local/national philanthropy; private partnerships; major gifts; partner contributions; lease revenue; service contracts; reimbursement or bed-rate revenue; education-related funds where applicable; endowment or reserve draws; tax credits or tax benefits (this project is in a New Market Tax Credit area); and other flexible operating support. Please note: a separate comprehensive fundraising feasibility study is anticipated to be completed in addition to this study.

E. Partner Contribution and Space Model

Develop a financial framework for co-located partners, including lease models, cost sharing, in-kind service contributions, capital contributions, shared staffing, shared services, space-use assumptions, pricing/cost allocation methods, and vacancy or delayed commitment risks – understanding nonprofit partnerships and non-market pricing commercial rent will apply.

F. Scenario, Sensitivity, and Phasing Analysis

Model conservative, expected, optimistic, full-campus, phased-development, and reduced-scope scenarios. Sensitivities should include construction escalation, financing costs, fundraising performance, public funding delays, staffing ratios, wage/benefit inflation, partner lease-up, occupancy/utilization, licensing-driven costs, and reserve requirements.

G. Sustainability and Risk Assessment

Identify operating gaps or surpluses, minimum annual flexible funding needs, reserve targets, financial risks, dependencies, go/no-go decision points, and recommendations for governance, reporting, scale, phasing, and implementation.

The consultant shall identify and model potential Washington prevailing-wage, federal Davis-Bacon, apprenticeship, labor-compliance, and related construction-cost impacts as planning assumptions. Final applicability and wage determinations will be established in connection with any later construction procurement and applicable funding source.

This engagement is limited to financial feasibility, planning, and advisory work. The consultant is not authorized to select or commit the YMCA to a specific site; execute or negotiate a purchase and sale agreement; complete final design; prepare construction bid specifications; authorize construction, demolition, site preparation, or ground-disturbing activity; or take any action that would limit the choice of reasonable alternatives for a future federally assisted project.

Any property acquisition, construction, design, environmental review, relocation, historic preservation, wage determination, or construction procurement activity will be separately authorized and separately procured as applicable.

Desired Deliverables:

Evaluation Matrix

Evaluation of submitted proposals includes:

Interview criteria and weights will apply. The applicants may request interview criteria and weights prior to interviews (if selected), as well as final scoring after vendor selection has occurred.

The YMCA may request clarifications that do not materially alter a proposal.

Consultant Qualifications:

· Financial feasibility analysis for nonprofit, public-sector, housing, shelter, human services, or mission-driven capital projects.

· Affordable housing, youth housing, transitional living, supportive housing, family resource centers, or co-located service campuses.

· Washington State public funding, nonprofit capital campaigns, blended funding models, and public-private partnerships.

· Operating pro formas for multi-program facilities with shared staffing, shared services, and complex compliance requirements.

· Board- and funder-facing analysis, scenario modeling, risk assessment, and implementation-ready financial tools.

Demonstrated experience with Washington State regulatory, licensing, public-funding, and rural-service-delivery conditions is desired. Proposers may demonstrate this expertise through direct Washington experience, comparable work in another jurisdiction, or a team approach that provides the required expertise. No geographic location preference will be applied.

Proposal Requirements

Proposals should be concise and organized as follows:

· Cover letter with firm name, contact information, statement of interest, availability, and authorized signature.

· Consultant/firm profile, key staff, roles, and brief bios or resumes.

· At least three relevant project examples

· Proposed approach

· Work plan and timeline, including meetings, deliverables, YMCA support needed, and decision points.

· Fee proposal, including total fixed fee or not-to-exceed amount, hourly rates, estimated hours by task, reimbursables, optional services, assumptions, and exclusions.

· At least three references.

· Conflict of interest disclosure.

· One sample work product, with confidential information redacted as needed.

· Additional optional services that could strengthen the project should be priced separately and clearly marked as optional.

The apparent successful proposer must demonstrate that it is responsible and capable of performing the work, including relevant experience, financial and technical capacity, satisfactory past performance, integrity, and compliance with applicable laws.

Before award, the YMCA may verify that the apparent successful proposer is not suspended, debarred, or otherwise excluded from participation in federally funded transactions. The proposer must promptly disclose any suspension, debarment, proposed debarment, criminal conviction, civil judgment, or other matter that may affect its eligibility or responsibility.

The selected consultant must maintain insurance appropriate to the services, including commercial general liability, professional liability/errors and omissions, workers’ compensation as applicable, and cyber/privacy coverage if the consultant will receive or access protected information.

Rights Reserved

The YMCA intends to select the consultant whose proposal is most advantageous to the project, considering qualifications, experience, approach, cost, and ability to meet the project timeline. The YMCA reserves the right to reject any or all proposals, waive minor irregularities, request clarification or additional information, conduct interviews, negotiate scope, timeline, and fee, modify or cancel this RFP, award a contract in the best interest of the YMCA.

Cost and value will be evaluated as one component of the selection process. The YMCA reserves the right to negotiate final scope, schedule, and compensation with the apparent successful proposer, provided that any negotiation does not materially alter the scope of the solicitation or undermine fair competition.

The selected consultant will be expected to enter into a professional services agreement with the Olympic Peninsula YMCA. All final deliverables, including reports, spreadsheets, assumptions, and financial models, shall become the property of the Olympic Peninsula YMCA.

The selected consultant may be required to provide proof of insurance. Specific insurance limits will be negotiated or included in the final professional services agreement. The YMCA reserves the right to amend the RFP. If an amendment materially changes the scope, evaluation criteria, contract terms, or proposal requirements, the YMCA may extend the proposal deadline.

The YMCA intends to issue a written Notice of Intent to Award to all proposers. A proposer may submit a written protest within five business days after issuance of the notice. A protest must clearly state the factual and legal basis for the protest and the requested remedy. The YMCA will review timely protests before executing the agreement. This process does not create a right to award, and the YMCA retains the right to reject all proposals.

The consultant may receive confidential, preliminary, or sensitive information related to project planning, funding strategies, partner commitments, real estate, youth housing operations, and organizational finances. The consultant shall maintain confidentiality and shall not disclose information without prior written authorization from the YMCA.

Because the project may involve vulnerable youth and families, the consultant shall avoid requesting personally identifiable participant information unless specifically authorized and necessary. Any data shared shall be handled in accordance with applicable privacy and confidentiality standards.

This RFP does not commit the Olympic Peninsula YMCA to award a contract or to pay any costs incurred in the preparation of a proposal. All costs associated with responding to this RFP are the sole responsibility of the proposer.

POTENTIAL FEDERAL FUNDING AND PRE-AWARD COSTS

This procurement is being conducted in anticipation that some or all project-related costs may later be proposed for reimbursement or support through federal funding, federal pass-through funding, or Washington State-administered funding. No federal or state funding has been awarded for this agreement as of the RFP release date.

Award of this contract does not guarantee that any contract cost, consultant cost, YMCA staff cost, or other project expenditure will be reimbursable from a future funding source. Any reimbursement is contingent upon the availability of funds; the requirements, approved budget, and period of performance of a future award; written approval by the applicable funding agency or pass-through entity; and compliance with all applicable federal, state, and local requirements.

The YMCA may fund this agreement with non-federal funds. The selected consultant shall not rely on the availability of future public funding for payment.

The YMCA will administer this procurement using written conflict-of-interest and procurement-integrity procedures. YMCA employees, officers, agents, Board members, and evaluators with an actual, potential, or apparent conflict of interest will not participate in the selection, award, or administration of this contract.

Each proposer must disclose any actual, potential, or apparent conflict of interest, including relationships with YMCA personnel, Board members, project partners, funders, proposed project-site owners, or other entities that could affect impartial performance.

The YMCA reserves the right to select the proposal that best meets the needs of the project, even if it is not the lowest-cost proposal.

All questions regarding this RFP must be submitted via email to:

Merrin Packer

Project Manager

Olympic Peninsula YMCA m.packer@olympicpeninsulaymca.org Questions must be received by 10/13/2026. All material questions, answers, clarifications, and amendments will be issued in writing and posted in the same locations as the RFP. The YMCA will provide the same material information to all prospective proposers via email. Oral interpretations are not binding.

Proposers should not contact other YMCA staff, Board members, project partners, or funders regarding this RFP unless authorized by the YMCA’s designated contact.

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