CITY OF HELSINKI

Campus Maria

Request For Proposals (RFP)

Invitation to negotiation procedure 1 February 2018

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Contents

1 Registration and negotiation procedure 3

1.1 Objective 3

1.2 Vision and principles of functional development 3

1.3 Target schedule of the procedure 5

2 Description of the area subject to the negotiation procedure 6

2.1 General aspects 6

3 Starting points and objectives 7

3.1 Starting points and objectives for land use 7

3.2 Situation in terms of town planning 9

4 Requirements for consortiums and concept plans 9

4.1 Requirements for consortiums 9

4.2 Requirements for a concept plan 10

4.3 Questions 11

5 Negotiation procedure and decision 11

5.1 Negotiation procedure 11

5.2 Matters to be agreed during the negotiation phase 11

5.3 Assessment criteria for plan proposals 12

6 Collaborative planning 12

7 Principles of the handover of the area 13

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1 Invitation to negotiation procedure

1.1 Objective

The City of Helsinki (hereinafter the “Organiser”) has decided to reserve the

southern part of the Maria hospital area (hereinafter the “Project Area”) for the

expanding business accelerator activities of the Maria 01 startup community. The

Project Area, to be specified during the negotiation phase of the procedure, will be

reserved for one or more reservation recipients (a company or a group of

companies, hereinafter a “consortium”) for the purposes of co-planning and

implementation of the Campus Maria project. The model of procurement will be

Design-Build-Finance-Own-Operate (DBFOO). Once the project progresses to the

implementation phase, the lots to be formed in the Project Area will be handed over

with a long-term land lease agreement and, if necessary, with an option to

purchase. The Organiser requires that the consortium is willing and prepared to

make a long-term commitment to the ownership, development and operation of the

campus.

The City's objective is to develop the Maria area into Northern Europe's biggest and

internationally renowned growth company campus. The aim is to find a Functional

Concept that supports diverse growth company and accelerator activities in the

Project Area. The consortiums are expected to present their Functional Concept in

participation phase. At the end of the negotiation phase, the Consortiums shall

submit their final Design Proposals. The Organiser has estimated that the Gross

Floor Area of the Project Area will be at least 40,000 square metres.

1.2 Vision and principles of functional development

1.2.1 Vision

Campus Maria will be built in the core of Helsinki's innovation and startup

ecosystem, within the same former Maria hospital area where Maria 01 has already

attracted Finland's leading growth company operators and technology startups.

Maria 01 has created a strong growth company community and brought together

investors, accelerators, service providers and startups to develop Helsinki into a

leading Nordic growth company City.

Campus Maria builds on the solid foundation set by Maria 01 aiming at creating a

new supercluster, bringing together all growth-oriented companies, technology

entrepreneurs, accelerator programmes, investor communities, venture capitalists,

the leading anchor companies’ RDI-teams as well as technology scouts. The

supercluster is expected to attract headquarters of Finnish and international

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companies seeking new growth through global network collaboration and venture

development. Campus Maria will serve as a new bridgehead for the growing “born-

global” companies in both Finland and abroad.

Campus Maria will offer a new home to the capital region's growth company

community, bringing together all globally scalable growth companies seeking 10X-

growth. Campus Maria will serve the entire capital region and the Nordics as a

vibrant “unicorn factory” where complementary notions of co-entrepreneurship and

network collaboration create a solid foundation for a quickly accumulating global

competitive advantage. Campus Maria community will shamelessly challenge all

known industry boundaries, growth platforms and innovation ecosystems,

introducing radically new methods in the development of companies and business

models for rapid growth.

1.2.2 Campus Maria's functional concept

The City is seeking for a consortium that is willing and able a) to create a unique

and exciting concept for the growth company campus and b) to bring together the

required expertise and resources to realise the concept.

The Functional Concept will at best provide credible answers to the following

questions:

● How will the concept promote collaboration between the growth-oriented

startups and a network supporting them and bring key players together?

● What kind of service models will the campus operators use to promote

continuous development of collaboration between Finnish and international

partners (investors, funding providers, business development companies)

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and to link partners to the startup and technology ecosystems of Helsinki and

the Nordic region?

● How will the campus serve its community as a growth accelerator and build a

solid foundation for “unicorns” seeking explosive 10X-growth?

● How will the Functional Concept enable a strong and smooth relationship

between Maria 01 and Campus Maria and promote the growth of a uniform

“growth company City” in the heart of Helsinki?

● How will the concept ensure the development of Campus Maria as an open

collaboration platform? What kind of space and service solutions could

promote openness and connections to networks, on-site, off-site and global?

● How will the campus promote open dialogue and exchange of information between different operators and groups, support co-entrepreneurship and connect spaces and services in a way that they complement each other?

● How will the campus be linked to ecosystems that support and complement growth businesses in Helsinki and the Nordic region (e.g. university campuses and thematic development platforms)?

● How will the campus operators build international relationships and connections to the global value networks?

● How will the campus land use and built infrastructure (for example first-class

office solutions for established businesses, flexible modular spaces,

temporary accommodation, open space to promote collaboration) support

the Functional Concept?

Moreover, the selected consortium is expected to present a feasible proposal for a

long-term business model in which the consortium commits itself to developing

Campus Maria for the next 10 years as the leading growth company campus in

Helsinki and the capital region – as an engine of growth for the most functional City

of the World.

The consortiums with the most potential will be able to present initial ideas

regarding campus actors, for example

● key tenants planning to settle within the area (headquarters, R&D and

innovation units of companies etc.)

● promising startup and/or growth company teams

● service providers and companies supporting growth company operations

● operators supporting the development of the growth company community.

1.3 Target schedule of the procedure

The invitation (this RFP) to the Campus Maria negotiation procedure will be

published on 1 February 2018. The participation period will end on 30 April 2018.

The aim is to begin negotiations between the City and the Consortiums in May. At

the end of the negotiations, the Consortium whose final proposal meets the set

objectives best will be presented the recipient of the planning reservation. The

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Urban Environment Board will present the reservation to the City Board autumn

2018.

Phase Begins Completed

Invitation to participate February 2018 April 2018

Negotiations August 2018

Proposal for the reservation recipient (Steering

Group), planning principles (Urban Environment

Board)

September 2018

Reservation decision (Urban Environment Board

and City Board)

October 2018

Co-planning November 2018

The project Steering Group will assess the consortiums' proposals and propose a

reservation recipient to the Urban Environment Board. After the City Board has

reached a decision, co-planning will begin and the Consortium will continue

developing their proposal.

The target schedule for planning has been detailed in section 6 Co-planning.

2 Description of the area subject to the negotiation procedure

2.1 General aspects

Founded in the 1880’s, The Maria Hospital is the first municipal hospital in Helsinki.

Hospital activities in the area ceased in 2014. The City of Helsinki owns the entire

area which is culturally and historically valuable with layers created over time.

The 2.8-hectare area is located on the western edge of central Helsinki, separated

by Mechelininkatu from the nationally valuable cultural environment of the

Hietaniemi cemetery. The northern part of the area is a perimeter block and

connected to Kamppi's structure. The southern part has an open structure with

characteristics of the 19th century hospital area, which until the 1980’s and is

characterized by the varying scale of the buildings and architectural styles of

different eras. Part of the wooden buildings in the eastern and southern part were

demolished when the Porkkalankatu bridge was built and the harbour railway was

broadened.

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Established in 2016, Maria 01 startup community is located in the northern part of

the area in buildings 15, 16, 17 and 2 and is expanding to buildings 3 and 5.

Building 4 will be integrated into the startup cluster later. Building 14 is occupied by

a design firm. The northern part will remain under the City's ownership in the

foreseeable future. In the middle of the area, there is an apartment building (18)

owned by the City, which will be taken down at the City’s expense. In the southern

part of the area, there are old single-storey buildings with mainly temporary

activities.

3 Starting points and objectives

3.1 Starting points and objectives for land use

The area will be developed as a block area for Central functions, enabling small-

scale accommodation. The target for the planning area in the southern part is

40,000 to 60,000 square metres Gross Floor Area. The environmental impact of

Mechelininkatu and Porkkalankatu traffic must be taken into consideration.

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Initial planning and impact area with current buildings

The aim is to develop the entire Maria area into an open and inviting environment

for citizens and connect it to the surrounding area, physically and functionally.

A pedestrian bridge extending from Lastenkodinkatu across Baana bicycle route

could be added, serving as an emergency vehicle access route. A moderate

expansion of the block into the Baana bicycle route area is possible. Maintenance

access for the northern part should be primarily arranged through the central axis.

The Proposal must take into consideration the current and future underground

spaces as well as the parking and maintenance traffic to and from the office

building on the south side of the Ruoholahti bridge (Mechelininkatu 1). Parking

should be primarily situated in an underground parking facility. A traffic planning

project for the West Harbour area will begin spring 2018 that may affect land use of

Campus Maria.

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The wooden buildings in the Project Area can be moved, primarily within the area

and secondarily to a new location. Essential aspects reminiscent of the hospital

garden must be preserved in the Project Area.

In terms of the cityscape, the buildings of Campus Maria must be of high quality.

The buildings along Mechelininkatu should not exceed ten floors and the eastern

part should be low-rise. Variation in building heights is recommended. In the

southern part, a locally taller building is permitted if it is justified from a cityscape

point of view.

Available at the project website are the Guidelines regarding land use premises and

objectives, which will be specified into a Development Plan during the negotiation

phase.

3.2 Situation in terms of town planning

In the 2002 City Master Plan, the area was zoned as an area dominated by multi-

storey housing/office buildings and an area of historical value in terms of culture,

architecture and landscape.

In the new City Master Plan, the area is part of the City centre C2 area that will be

developed as a functionally mixed area of housing, commercial and public services,

offices, administration, parks, recreational and outdoor services and urban culture.

The new detailed plan for Maria Startup and Campus Maria is currently in process.

After the negotiation phase, the Development Plan will be presented to the Urban

Environment Board autumn 2018, simultaneously with the presenting of the

reservation. The City planning office will continue their work during the participation

and negotiation phases.

4 Requirements for consortiums and concept plans

4.1 Requirements for consortiums

In creating their Functional Concept for Campus Maria, the Consortium must use

the services of a construction project manager, a growth company specialist and an

architect. The Consortium must have a track record of carrying out similar projects.

The project team and contact persons must be presented in the participation phase.

As of the negotiation phase, the Consortium must acquire local knowledge of land

use, urban planning, building permit procedures and project management practises.

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The consortiums must be committed to the renting, facility services and

maintenance of the properties as required by their life cycle and develop them in

accordance with the requirements of the functions. For these purposes, the

Consortium must have an operator.

4.1.1 Financial requirements

The Consortium must have sufficient financial resources to be able to realise their

proposal. The fulfilment of these requirements will be assessed on the basis of the

information provided by the Consortium in their Functional Concept.

The Functional Concept must include the following:

● description of the Consortium's mutual contractual arrangements

● information on the Consortium's holdings, finances and operations

● the key figures from the Consortium's income statement and balance sheet

● the likely ownership and financing model of the project and the planned main

sources of capital.

4.1.2 Payment of taxes and other public contributions

During the negotiation phase, each company within the Consortium must be

prepared to present reliable documents or proof of the fulfilment of their social

obligations in a generally accepted way and in accordance with the legislation of

their country. The documents may not be more than three months old. The City has

the right to exclude from the procedure those Consortiums whose members do not

fulfil these obligations.

4.2 Requirements for a concept plan

The Functional Concept, which should not contain more than approximately ten A3

sheets, must include a description of the functional principles. In a schematic

presentation, the principles of land use and spatial solutions should be presented

through diagrams and 3D views and necessary additional material for example but

not restricted to

● the fulfilment of the Guidelines for land use

● sketches of building masses, functions and their location

● principles regarding the arrangement and flexibility of spaces

● the structural and functional connection of Campus Maria and Maria 01.

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4.3 Questions

The Consortiums can present questions through Q&A at www.campusmaria.fi. The

Organisers seek to answer them within five working days. The questions and

answers are public.

5 Negotiation procedure and decision

5.1 Negotiation procedure

Only Consortiums that meet the participation requirements and whose Functional

Concept meets the City’s objectives will be invited to the negotiation phase. The

Steering Group will decide how many Consortiums will be invited to the

negotiations.

According to preliminary schedule, the negotiations will start May 2018. One of the

main purposes of the negotiations is to develop the Consortium's Functional

Concept into a Design Proposal. In addition, the negotiations will handle issues

such as building schedule and sources of financing. The scope of contract between

the City and the Consortium as well as responsibilities and the terms of property

reservation and handover will be provisionally discussed during the negotiations.

The Steering Group will assess the final Design Proposals submitted before

deadline and select the Consortium to be proposed as the recipient of the

reservation. The assessment criteria have been detailed below in section 5.3.

No compensation will be paid for participation.

5.2 Matters to be agreed during the negotiation phase

The City will seek to provide the Consortium with all related information in its

possession. The City will be responsible, at its own expense, for the demolition of

the residential building in the area, analysis of contaminated soil including required

measures, geotechnical surveys and construction of a pedestrian bridge.

The negotiation phase will include discussions of changes and reorganisations in

the vicinity of the Project Area, serving the Project Area and based on the

Consortium's proposal, and possible dividing of costs and responsibilities.

The consortium will be responsible, at its own expense, for all arrangements in the

Project Area, in a way approved by the parties and required for the continuation of

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activities in the surrounding area, and for the completion of the Project Area,

including but not limited to:

● disconnection from infrastructure networks and building of own infrastructure network and connections

● connecting to the service tunnel

● maintenance of the Project Area

● parking, including a driveway through the Project Area; possible connections to the properties to the south of area

● relocation of old wooden buildings left in the area.

Issues of this kind will be discussed during the negotiation phase. Necessary

arrangements have to be approved by City officials.

5.3 Assessment criteria for plan proposals

The Consortium must submit their final Design Proposal through the project website

(www.campusmaria.fi) by the deadline determined during the negotiation phase.

The assessment of the proposals, completed during the negotiation phase, will be

carried out on the basis of the following criteria:

● meeting the requirements of the Development Plan

● feasibility and environmental aspects

● quality from the cityscape point of view

● functionality of the Project Area and the entire growth company campus.

The area will be reserved for the Consortium whose plan is assessed as the best, provided that the reservation terms have been agreed on during the negotiations and that the Consortium meets the participation requirements.

The City has the right to reject all Design Proposals.

6 Co-planning

A detailed plan proposal for the Maria area will be achieved in co-planning. The

target is to submit the detailed plan proposal to the Urban Environment Board for

review spring 2019. The decision regarding the approval of the plan will be made by

the City Council. The new plan will have legal status, at the earliest spring 2020.

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7 Principles of the handover of the area

The area will be reserved for the selected Consortium for a minimum of two years’

design phase, producing the application for building permit. The City Board will

make the reservation decision at its discretion, on the basis of the Urban

Environment Board’s proposal.

Also with regard to the reservation decision, the City will reserve the right to appoint

a member of the consortium or a user of the facilities to be built. The City will also

reserve the right to take control of the lots planned in the area and hand them over

to a specifically selected party. The detailed contents and extent of the above

mentioned terms are subject to discussion during the negotiation phase.

It will be proposed that the Project Area is rented to the reservation holder with a 30

to 60-year land lease agreement (or agreements) which will include, if necessary, a

option to purchase. A decision regarding land lease exceeding 30 years must be

approved by City Council. The handover terms will oblige the Consortium to ensure

that the Project Area is used for growth company activities for at least 10 years. In

other respects, the City's regular handover terms and possible additional terms set

by a competent authority will apply.

In connection of land value, the City will act according to section 130 of Municipal

Administration Act. Based on the current view, the market value of the Gross Floor

Area for office use is approximately €700 per square metre. The rent and eventual

selling price based on the option to purchase will be determined based on a market

value analysis by a neutral party.