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Massport Marine Terminal Parcel 5 Request for Proposals South Boston, Massachusetts June 29, 2018

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Massport Marine Terminal Parcel 5 Request for Proposals South Boston, Massachusetts June 29, 2018 Northern Avenue T ide Street Massport Marine Terminal Parcel 5 South Boston, Request Massachusetts for Proposals Avenue Fid Kennedy June 29, 2018 Massachusetts Port Authority Real Estate & Asset Management Department MASSACHUSETTS PORT AUTHORITY REQUEST FOR PROPOSALS DEVELOPMENT OF PARCEL 5 AT THE MASSPORT MARINE TERMINAL TABLE OF CONTENTS 1.0 Introduction and Objectives ................................................................................................... 1 2.0 Background .............................................................................................................................. 2 3.0 Site Description, Development Program and Development Delivery ..................................... 2 4.0 Design Expectations ................................................................................................................. 5 5.0 Lease and Legal Requirements ................................................................................................ 6 6.0 Diversity and Inclusion ............................................................................................................. 7 7.0 Submission Requirements and Format.................................................................................... 8 8.0 RFP Schedule and Procedures ............................................................................................... 11 9.0 Evaluation Criteria ................................................................................................................. 14 APPENDICES A. Figures 1-6 B. Site Detail and Background C. Insurance and Other Requirements D. Massport Development Design Review Process E. Templates and Forms 1-6 F. Massport Marine Terminal Base Plan 1.0 INTRODUCTION AND OBJECTIVES The Massachusetts Port Authority (“Massport”) is seeking proposals from parties interested in leasing, developing, financing, constructing, and operating a seafood or maritime industrial project on Parcel 5 (“Parcel 5”) of the Massport Marine Terminal (“MMT”). Parcel 5 is a 6.8-acre undeveloped parcel of land located on Boston Harbor in the Raymond L. Flynn Marine Park (“Marine Park”) in South Boston, Massachusetts (see Appendix A – Figure 1). This Request for Proposals (“RFP”) will result in the identification and selection of the proposal (“Proposal”) and developer (“Developer” or “Development Team”) that best meet Massport’s selection criteria (“Selection Criteria”) for the development of Parcel 5 (the “Project”). For many years, the Port of Boston (the “Port”) has been an important hub of seafood industry activity. Today, the Port remains home to a significant concentration of seafood processing, wholesaling, and distribution businesses, with nearly 60 seafood businesses located in or near South Boston. Area seafood businesses support nearly 1,500 jobs in the Boston area. The cluster of seafood businesses in Boston is one of four major seafood processing and distribution hubs in the United States. It benefits from excellent transportation facilities and connections (i.e., Boston Logan International Airport (“Logan Airport”), Conley Terminal, and Interstates 90 and 93) and close proximity to the Boston area customer base. In particular, nearby access to Logan Airport is critically important to the seafood industry in the face of increasingly globalized trade. In addition to the Boston “brand,” a selling point internationally, the cluster represents a competitive advantage in that it allows business-to-business trade and affords customers one-stop-shopping. Seafood businesses in Boston today include a wide range of sizes and specialties, and they are located in a variety of facilities, both new and old. The strong response to Massport’s 2015 Request for Interest (“2015 RFI”) and 2016 Request for Proposals (“2016 RFP”) in the development of the MMT, as well as Massport’s on-going outreach to the seafood industry, revealed demand for growth among existing area seafood businesses. Massport’s offering of Parcel 5 represents a significant opportunity to develop new modern, efficient seafood/maritime industry facilities in the Port. This development is consistent with Massport’s mission to support maritime industrial growth in the Port and the maritime industrial regulatory protections in place at the MMT. A major objective of this RFP is to select viable Proposals that expand and strengthen Boston’s existing seafood cluster. Massport has identified the following development objectives for Parcel 5, and interested parties are strongly encouraged to address these issues in their proposals: • Advancement of Massport’s core maritime mission to operate and develop the Port of Boston • Support of the area’s seafood industry cluster by expanding, strengthening, and supporting the existing seafood cluster, including, but not limited to, the construction and operation of new building(s) and improvements at the MMT needed to modernize and advance the Port’s seafood industry • Encourage maritime industrial development at the MMT (e.g., cold storage, warehouse, and logistics) that complements the seafood cluster and has synergies with Massport’s Paul W. Conley Marine Terminal (“Conley Terminal”), and results in economic development and the creation and retention of industrial/blue collar jobs. • Demonstrate a commitment to encourage minority-owned and women-owned business enterprises in all aspects of the Project. 1 • Generate a sustained revenue stream that provides the highest economic returns to Massport. Massport will evaluate Proposals in accordance with the submission requirements and evaluation criteria set forth in this RFP. At the conclusion of this RFP process, following designation and approval by the Massport Board, Massport and the selected Developer will enter into a development agreement and later a ground sublease as more particularly described in Section 5. 2.0 BACKGROUND Parcel 5 is located within the MMT located along the South Boston waterfront on the northerly side of Fid Kennedy Avenue in the Marine Park in South Boston, Massachusetts (see Appendix A – Figure 2). MMT is owned by the Economic Development and Industrial Corporation of Boston (“EDIC”) and is leased to Massport through February 20, 2070. The parcel lies within the Ray Flynn Marine Park and the South Boston Designated Port Area. Existing today at the MMT are the Legal Sea Foods Headquarters and Quality Control Center and the Harbor Seafood Center, a multi-tenant seafood processing facility, both constructed in the early 2000s. The North Jetty berth lies at the eastern end of the site. Massport’s Maritime Department uses portions of the site to support its cruise and container operations. In addition, there are a number of licensed interim uses. Through its 2016 RFP process, Massport designated Cape Cod Shellfish & Seafood Company and Pilot Development for MMT Parcels 4 and 6, respectively. These projects are in design and permitting. 3.0 SITE DESCRIPTION, DEVELOPMENT PROGRAM AND DEVELOPMENT DELIVERY 3.1 Site Description Parcel 5 is approximately 6.8 acres of relatively flat waterfront land as shown on the Context Map. The site is bounded by Fid Kennedy Avenue to the south and an extension of Tide Street to the east. The location offers excellent access to truck route and highway connections to Boston metro and the region, Logan Airport, and Conley Terminal. See Appendix B for more detailed information regarding the site and http://www.massport.com/massport/business/real-estate/resource-documents/ to download available resource documents addressing site conditions and other relevant information. Identified below are two unique site conditions at the MMT (See Appendix A – Figure 3): • Track 61 Right-of-way. Various studies have developed plans to extend Track 61 to extend freight rail service within the Marine Park and to the northeasterly section of the MMT commonly referred to as the “North Jetty”. The preferred Track 61 freight rail extension would be along the length of Fid Kennedy Avenue; however, at this time, there are no immediate plans to fund or construct the Track 61 freight rail extension. • Environmental/Geotechnical. With regard to environmental conditions, Massport offers Parcel 5 to the selected Developer in its condition, “AS IS,” “WHERE IS,” including, without limitation, legal title, subsurface conditions, existing structures, the presence of oil or hazardous materials, its present use and non-uses, and laws, ordinances and regulations affecting the same. Massport makes no representation or warranties of any kind, expressed or implied, with respect 2 to such condition or the suitability of Parcel 5 or the use thereof, for any purpose. Massport shall have no obligation to do or pay for any work on or with respect to Parcel 5. In general, the environmental condition of near-surface materials at the MMT varies due to the history of urban landfilling across the site; consequently, soil contamination exists on MMT. In 2001, GEI Associates studied soil conditions across the MMT site for Massport. This and other documents, including, but not limited to, an Activity and Use Limitation, as amended (“AUL”) which encumbering Parcel 5 and most of MMT, are available for download as RFP resource materials. 3.2 Development Program Use Expectations/Limitations. The 2015 RFI and 2016 RFP responses and Massport’s recent studies of the seafood industry in Boston revealed strong demand for modern facilities to support and grow the area’s existing seafood cluster, be it seafood processing, warehousing/distribution,
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