REQUEST FOR PROPOSALS LEASE OF SEAFOOD PROCESSING SPACE AT THE BOSTON FISH PIER 212 Northern Avenue South Boston, Massachusetts PROPOSALS DUE Wednesday, August 3, 2016 at 12:00 P.M. (Noon) E.S.T. Massachusetts Port Authority Real Estate and Asset Management Department July 18, 2016 TABLE OF CONTENTS 1. GENERAL OVERVIEW ................................................................................................. 1-1 Provides background information, definitions, description of the required services, and other pertinent information. 2. INSTRUCTIONS TO PROPOSERS .............................................................................. 2-1 Outlines specific instructions and procedures relating to the Request for Proposal process. Sections 1 and 2, along with all referenced attachments, figures and exhibits comprise the complete RFP package. Boston Fish Pier Lease of Seafood Processing Space RFP July 18, 2016 Massachusetts Port Authority Page i LIST OF FIGURES Plan Depicting Boston Fish Pier Locus Plan ...................................................................................... 1 Plan Depicting Truck Routes - South Boston ..................................................................................... 2 Boston Fish Pier Site Plan Showing Buildings, Parking Lots and Traffic Circulation ...................... 3 Space 1 (Bays 6 - 14, West Building) Floor Plan ............................................................................... 4 LIST OF ATTACHMENTS Proposal Form .................................................................................................................................... A Form of Lease for Seafood Processing Space.................................................................................... B Boston Fish Pier Lease of Seafood Processing Space RFP July 18, 2016 Massachusetts Port Authority Page ii 1. GENERAL OVERVIEW 1.1 Background The Massachusetts Port Authority (the “Authority”) through this Request for Proposals (“RFP”) is soliciting interested and qualified parties (hereinafter referred to singly as “Proposer” and collectively as “Proposers”) to lease seafood processing space located on the first and second floors at the Boston Fish Pier, 212 Northern Avenue, South Boston, Massachusetts (the “Lease Premises”) for seafood processing or other activities related to the seafood industry, which are acceptable to the Authority (the “Permitted Uses”). The Boston Fish Pier, which opened in 1914, is owned and operated by the Authority. Having celebrated its 100th anniversary in 2014, the pier is both a waterfront landmark and an important supporter of maritime jobs in the Port of Boston. Currently, the Fish Pier is home to numerous seafood processing tenants in 120,000 square feet of first and second floor space in two main buildings, the East and West Buildings. The Authority has added five new seafood processing tenants over the past two years, adding great diversity to the mix of tenants at the Fish Pier and increasing the occupancy rate of the seafood processing space to approximately 90%, the highest in a number of years. The Authority’s Maritime Department and other office tenants are located in 60,000 square feet of office space on the buildings’ third floors. The Exchange Conference Center operates in the historic fish exchange building at the end of the pier. The Authority operates two parking lots at the entrance to the pier, which include an allocation for pier tenants. The pier provides vessel berths with shore-to-ship electrical power for Boston-based and visiting commercial fishing vessels. Currently, there are approximately 20 vessels licensed to berth at the pier, with a waiting list for the assignment of additional berths. The Authority maintains several transient berths to accommodate visiting vessels. The Fish Pier is located in the heart of the South Boston waterfront near the Raymond L. Flynn Marine Park and is part of a cluster of seafood industry facilities in the immediate area. Overall, the seafood industry in the Port of Boston supports more than 3,300 jobs. The site is served by excellent roadway access to downtown Boston, the interstate highway system (I-90/I-93), Logan International Airport, and the South Boston Truck Bypass Road (which provides dedicated truck access to I-93 N/S) as well as the MBTA Silver Line. 1.2 Lease Premises The available unit of seafood processing space is listed in the table below and described in more detail in Section 1.8 of this RFP. The square footage figure has been recently re-measured and verified. The unit is being offered in “AS IS” condition. The Authority intends to lease the unit Boston Fish Pier Lease of Seafood Processing Space RFP July 18, 2016 Massachusetts Port Authority Page 1-1 as a package of first and second floor space connected by internal stairs and exterior hoist doors. The unit has multiple roll-up doors and raised loading dock access fronting the pier’s internal access drive (“Central Roadway”) as well as multiple roll-up doors accessing the apron around the perimeter of the pier. The area immediately in front of each unit along the Central Roadway (“Storefront Parking Area”) is assigned to each tenant for truck dock access and limited parking. The Authority can provide a certain amount of additional employee parking on the pier or in nearby Authority-owned off-site parking lots, depending on availability, at a subsidized seafood industry rate. The minimum rent for the initial year shall be $14.00 per square foot although the Authority is willing to negotiate rent rates in regards to tenant improvements. Square Square Total Lease Space Bay Number/ The Leased Premises Footage Footage Square Number Location st nd (Space # & Floor Plan) (1 Floor) (2 Floor) Footage Bays 6 – 14 Space 1 6,814 6,916 13,730 See Figure 4 West Building The aforesaid unit of space shall hereinafter be referred to singly as the “Space”. Proposers must clearly set forth in the Proposal the proposed Permitted Use of the Space. After evaluating all proposals submitted in response to this solicitation, the Authority may request supplemental information, conduct interviews, request additional references, or require a Best and Final Offer from one or more Proposers. 1.3 Term The Authority prefers to enter into a Lease (as defined in Section 1.14 hereof) with the successful Proposer for an initial term of five years. For proposals that involve major monetary investments in the Space by Proposer, the Authority, in its sole discretion, may consider longer term requests, which expire no later than December 31, 2029. 1.4 Objectives Consistent with the Authority’s core mission related to developing and operating the major terminals in the Port of Boston and providing support to the seafood industry, the Authority’s primary objectives under this RFP for the Boston Fish Pier are as follows: a. Enter into leases with established and motivated Proposer(s), whose business is directly related to, and supportive of the seafood industry, and is both appropriate for the unique setting of the Boston Fish Pier and complementary to the existing businesses located at the Boston Fish Pier. b. Generate a financial return to the Authority with a minimum of risk and investment on the part of the Authority. Boston Fish Pier Lease of Seafood Processing Space RFP July 18, 2016 Massachusetts Port Authority Page 1-2 c. Create jobs and other economic opportunities for the Commonwealth by supporting maritime industrial activities, industries or enterprises. d. Make physical improvements to the Space through private-sector investment. e. Maintain compatibility with the seafood-related operations of the businesses located at the Boston Fish Pier. 1.5 Proposer Qualifications To be eligible, Proposers should have the following minimum qualifications: a. Relevant experience in operating a seafood processing and/or related business similar to the proposed use. b. A sound and well-articulated business plan to support the proposed use, including a strong customer base and established business relationships. c. Demonstrable fiscal responsibility and financial resources in place to implement and sustain the proposed use. d. A conceptual design, schedule, and cost estimate for any planned physical improvements associated with the proposed use. Proposers shall demonstrate that they meet these eligibility requirements through responses required in Attachment A – Proposal Form of this RFP. 1.6 Evaluation Criteria The Authority will apply to each submitted Proposal, at a minimum, the following evaluation criteria, which constitutes the overall quality of the proposal: a. The ability of the Proposal to further the Authority’s objectives for the Boston Fish Pier as summarized in Section 1.4 above. b. Revenue potential for the Authority. c. Ability to create jobs and to support other seafood-related businesses. d. Experience in operating a seafood processing and/or similar related business. e. Experience in complying with relevant seafood processing, building, sanitary and safety codes. f. Ability to sufficiently finance a seafood processing operation or related business. Boston Fish Pier Lease of Seafood Processing Space RFP July 18, 2016 Massachusetts Port Authority Page 1-3 g. The nature and extent of any proposed tenant investment/improvements within the Space and the ability to complete the project in a timely manner. h. Demonstrated experience in working with the Authority or similar entities. i. Completeness and responsiveness of Proposer’s response to the submission