REQUEST FOR INFORMATION

ADAPTIVE REUSE OF MEDICAL CENTER OF LOUISIANA

AT NEW ORLEANS

01-107-15-DOA, PART 01

RFI DUE DATE/TIME:

JULY 1, 2015 3:00 PM

State of Louisiana Division of Administration

Office of Facility Planning and Control

April 1, 2015

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Table of Contents

1.1 Purpose ...................................................................................................................... 3 1.2 Background ................................................................................................................ 3 1.3 Statement of Need ...................................................................................................... 4 1.4 Scope ......................................................................................................................... 5 1.5 Definitions ................................................................................................................... 6 1.6 Schedule of Events ..................................................................................................... 7 1.7 Proposal Submission .................................................................................................. 7 1.8 Proposal Format ......................................................................................................... 8

1.8.1 Number of Copies of Proposals .............................................................................10 1.9 Confidential Information, Trade Secrets, and Proprietary Information ........................10 1.10 State Reservations ....................................................................................................11 1.11 Ownership of Proposal ..............................................................................................11 1.12 Oral Discussions/Presentations .................................................................................11 1.13 Contract Award and Execution ..................................................................................11 1.14 Notice of Selection .....................................................................................................11 Appendix A ............................................................................................................................12

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REQUEST FOR INFORMATION

ADAPTIVE REUSE OF MEDICAL CENTER OF LOUISIANA

AT NEW ORLEANS

1.1 Purpose

The purpose of this Request for Information (RFI) is to obtain responses from your company regarding its ability to redevelop the Medical Center of Louisiana at New Orleans (MCLNO) and associated properties. The adaptive reuse of MCLNO is one of many projects that the State is undertaking to meet its goals of monetizing underutilized real estate assets, reducing statewide facility operational costs, and improving energy efficiency. The developers are to offer any appropriate use(s) that would create value to the properties. The State reserves the right to reject any proposed use if found by the State to not be the best use of the properties. Submitted proposals should demonstrate the developers abilities to either purchase or develop an appropriate Public Private Partnership to redevelop the MCLNO and associated properties.

1.2 Background

Prior to Hurricane Katrina making landfall in August 2005, MCLNO was operating as a 345 bed hospital. Damage from Hurricane Katrina and its aftermath permanently shuttered the building and prompted LSU and University Hospital to initiate plans to build modern facilities to replace the outdated hospital. MCLNO was closed as a result of the damage and has been vacant ever since. LSU Health Care Services Division is currently working to remove the contents of the building. The State hired Jacobs to prepare a market study which describes the properties, recent city development, and other pertinent information. This Study and the building drawings for the MCLNO and associated properties can be found on this website: http://www.consult106.org Login Id: c106consultant Password: c106consultant

The MCLNO Building and associated properties are located near the center of the New Orleans Metro Area and are within walking distance of the French Quarter, Mercedes-Benz Superdome, New Orleans Central Business District (CBD), City Hall, Tulane Medical Center, and the University Medical Center. The site is also conveniently located near Interstate 10 (I-10) as well as local transportation such as the Regional Transit Administration (RTA) Street Car. The Jacobs market analysis indicates that this project is eligible for tax incentives and other incentives. The tax credits include the Historic Preservation Tax Incentive, Federal Historic Rehabilitation Tax Credit, State Commercial Tax Credits, and Restoration Tax Abatement Program. Other incentives and resources include the New Market Tax Credit Program, Low Income Housing Tax Incentive, and Payments in Lieu of Taxes (PILOTs). Additional information about the tax credits and other incentives and resources can be found in the Market Study, located in Appendix A. The developer has the responsibility for determining eligibility of tax credits for the specific approach.

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MCLNOs site allows for a wide mix of uses. Adjacent to the site, the Loyola Corridor stretches from Canal and down Loyola Avenue to the Pontchartrain Expressway. This corridor is zoned to permit high density development and is seen as the logical residential compliment to the many CBD Office towers immediately to the south. MCLNOs neighborhood is emerging as a mixed-use and walk-able, urban district. The potential to integrate a mix of uses into the fabric of the MCLNO would be a sustainable option for redevelopment. The following properties are included in this RFI.

The Medical Center of Louisiana at New Orleans (the former Charity Hospital building) o Municipal address: 1532 Tulane Avenue, New Orleans, LA 70112 o 998,749 s.f., 20 floors o Built in 1939 o Last functioned as a hospital

General Services Building o Municipal address: 1508 Gravier Street, New Orleans LA 70112 o 15,574 s.f., built in 1938 o Last functioned as an office building

Maintenance Shop o Municipal address: 433/435 LaSalle Street, New Orleans LA 70112 o 12,312 s.f. built in 1939, 1950 o Last functioned as a maintenance shop

Delgado Building o Municipal address: 1545 Tulane Avenue, New Orleans LA 70112 o 15,665 s.f., built in 1927 o Last functioned as a primary care facility

Butterworth Building o Municipal address: 1541 Tulane Avenue, New Orleans LA 70112 o 22,651 s.f., built in 1950 o Last functioned as office space for healthcare services

1.3 Statement of Need

The State is issuing this RFI to solicit input regarding potential adaptive reuse options. The market study identifies Government, Biomedical and Housing as three primary reuses, however, the State encourages creative and innovative redevelopment ideas.

The City of New Orleans has previously expressed interest to relocate City Hall to the MCLNO site. The fragmentation and multiple locations of City offices coupled with a high degree of deferred maintenance at the current City Hall building, provide a strong motivation for the City to consider a single location. The buildings are all within the boundaries of the BioDistrict. An adaptive reuse of the MCLNO building, or one of the other facilities for BioMedical research or support would be a natural fit in the area. The Downtown New Orleans residential population is continuing to grow and there are several multifamily projects either recently completed or poised for development. As these projects come online, MCLNOs surrounding neighborhood will become an increasingly attractive place to live. The shift to higher density residential housing in Downtown will be one of New Orleans

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defining changes over the next decade, and will bring New Orleans in line with the residential patterns of many other major cities. Any one of these reuse projects, or a combination of them, will create a world class space benefitting the community by utilizing the sites valuable location.

1.4 Scope

The RFIs objective is to obtain information regarding your companys ability to provide the following:

Project Feasibility and Marketability: The developer shall demonstrate understanding of the overall business concepts involved with this deal. The proposal should establish the financial feasibility of the anticipated project and the prospects of long-term viability.

Timely Completion of Work: The developer shall provide data regarding past projects developed in urban environments from conception to completion and will provide proposed timelines for this project.

Appropriateness of Proposed Use: The developer shall provide data which demonstrates the projects benefit to the site(s), the City and the State.

Relevant Project Experience: The developer shall provide relevant project experience including, but not limited to, the nature, quantity and value of work awarded to the developer.

Financials: The developer shall demonstrate the detailed economic evaluation and cash flow analysis of the project.

The States objectives for this RFI are to: Sell the MCLNO and associated properties

In lieu of selling MCLNO and associated properties, developer may propose a Public-Private Partnership (PPP) to monetize the properties. The PPP contract will be in the form of a long term Cooperative Endeavor Agreement (CEA).

The State will bear no initial capital costs. The Selected Firm(s) will be expected to maintain the following minimum scope and limits of Insurance: (a) Workers Compensation Insurance, including Employers Liability Insurance, in the minimum amount of $500,000 per accident/per disease/per employee;(b) Risk Property Damage Insurance, including flood coverage, Chiller and Machinery Insurance, including electrical injury coverage, on the Premises and all alterations, extensions, and replacements thereof, for the full replacement cost, including any increased cost of construction, of the Premises, and cause the insurer(s) to waive all rights of subrogation against the State, and to release the State from any and all liability for damage or loss to the Chiller Facility and all alterations, extensions, and replacements thereof, regardless of whether such damage or loss is caused by the negligence of the State, its employees, agents or independent contractors, without regard to the amount of insurance proceeds recovered from the Selected Firm(s)s insurer; (c) Commercial General Liability Insurance, including premises/operations, independent contractors, products and completed operations, broad form contractual liability, broad form property liability, and underground, collapse, and explosion hazards coverages) in a combined single limit amount of not less than $10,000,000 per occurrence for damage, injury or death in, on, insured, waive subrogation in favor of the State, and state that the insurance is primary and non-contributing with any coverage the State may carry; (d) Automobile Liability Insurance with a minimum

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combined single limit per occurrence of $1,000,000, including third-party bodily injury and property damage liability for owned, hired and non-owned automobiles. Indemnification: The Selected Firm(s) will be expected to protect, defend, indemnify, save, and hold harmless the State of Louisiana, all State Departments, Agencies, Boards, and Commissions, its officers, agents, servants, employees, and volunteers, from and against any and all claims, damages, expenses, and liability arising out of injury or death to any person or the damage, loss or destruction of any property which may occur, or in any way grow out of, any act or omission of Contractor, its agents, servants, and employees, or any and all costs, expenses and/or attorney fees incurred by the Selected Firm(s) as a result of any claims, demands, suits or causes of action, except those claims, demands, suits, or causes of action arising out of the negligence of the State of Louisiana, all State Departments, Agencies, Boards, Commissions, its officers, agents, servants, employees and volunteers. The Selected Firm would agree to investigate, handle, respond to, provide defense for and defend any such claims, demands, suits, or causes of action at its sole expense and would agree to bear all other costs and expenses related thereto, even if the claims, demands, suits, or causes of action are groundless, false or fraudulent. The State will create an evaluation team to determine the best submitted proposal(s), taking into consideration price and the other evaluation factors set forth in the RFI Proposal Format section. The Selected Firm(s) will then be contacted to participate in Oral Discussions/Presentations. Based on the results of the Oral Discussions/Presentations, the State will then begin Discussions with the Selected Firm(s) to purchase or develop an appropriate Public Private Partnership, based on the most advantageous approach.

1.5 Definitions

A. Shall and Will The terms shall and will denote mandatory requirements. B. Must - The term must denotes mandatory requirements. C. May and Can- The terms may and can denote an advisory or permissible action. D. Should The term should denotes a desirable action. E. Contractor Any company person having a contract with a governmental body; the Selected

Developer. F. Agency- Any department, commission, council, board, office, bureau, committee, institution,

agency, government, corporation, or other establishment of the executive branch of this state authorized to participate in any contract resulting from this solicitation.

G. State- The State of Louisiana. H. Concession A Concession is a CEA that grants the Contractor the long term use of

MCLNO and associated properties, including responsibility for all operation and investment. Asset ownership remains with the Agency. Assets revert to the Agency at the end of the concession period, including assets purchased by the Contractor. In a concession, the Contractor typically obtains revenues directly from the consumer and so has a direct relationship with the consumer. A concession covers an entire infrastructure system (so may

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include the operator taking over existing assets as well as constructing and operating new assets).

I. Discussions- For the purposes of this RFI, a formal, structured means of conducting written or

oral communications/presentations with responsible developers who submit proposals in response to this RFI.

J. CEA-. A Cooperative Endeavor Agreement is an agreement between the State and political subdivisions, the United States or its agencies, or with any public or private association, corporation, or individual to achieve a public purpose, including but not limited to enhancing or maintaining the economic well-being of the state

K. Selected Developer- The developer which may be chosen by the State to purchase or enter into a CEA for the MCLNO and properties.

L. DOA - Division of Administration M. OSP Office of State Procurement N. Developer A firm or individual who responds to this RFI. O. RFI Request for Information

1.6 Schedule of Events

Event Date Time

Issue RFI April 1 ,2015

Site Visit April 15, 2015 9:00AM

Questions Due May 1 ,2015 3:00PM

Question responses available May 12,2015 3:00PM

RFI Due July 1 ,2015 3:00PM

Oral Discussions/Presentations July 15,2015 9:00AM

Selected Developer Chosen July 24, 2015 3:00PM

Final Contract Negotiations Begin July 24, 2015

Anticipated Purchase Date or CEA State Date

September 11, 2015

NOTE: The State of Louisiana reserves the right to revise this schedule. Revisions, if any, before the RFI Submission Deadline will be formalized by the issuance of an addendum to the RFI. Revisions after the RFI Submission Deadline, if any, will be by written notification to the eligible Developers.

1.7 Proposal Submission

Firms/individuals who are interested in responding to this RFI must submit a hard copy (printed) version by the RFI Coordinator Contact on or before the date and time (Central Time) specified in the Schedule of Events. FAX or e-mail submissions shall not be acceptable. Developers mailing their proposals should allow sufficient mail delivery time to ensure receipt of their

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proposal by the time specified. Developers are hereby advised that the U.S. Postal Service does not make deliveries to our physical location. The proposal must be delivered at the Developers expense to:

RFI Coordinator Contact

Mark E. Bradley

Project Manager

Office of Facility Planning and Control

1450 Poydras Street, Suite 1130

New Orleans, LA 70112

(504) 568-8545

Mark.Bradley@LA.GOV

The State will consider written inquiries and requests for clarification of the content of this proposal received from potential developers. Written inquiries must be received by the date and time specified in the Schedule of Events. The State shall reserve the right to modify the proposal should a change be identified that is in the best interest of the State.

Official responses to all questions submitted by potential developers will be posted by date specified in the Schedule of Events at

http://wwwprd1.doa.louisiana.gov/OSP/LaPAC/pubMain.cfm

Only the RFI Coordinator has the authority to officially respond to a developers questions on behalf of the State. Any communications from any other individuals shall be not binding to the State.

It shall be solely the responsibility of each developer to ensure that proposals are delivered to the specified place and prior to the deadline for submission. Proposals received after the deadline will not be considered.

1.8 Proposal Format

A. Cover Letter: A cover letter should be submitted on the developers official business letterhead explaining the intent of the developer.

B. Table of Contents: The Proposal should be organized in the order contained

herein.

C. Executive Summary: This section should serve to introduce the scope of the proposal. It should include administrative information including, at a minimum, developer contact name and phone number, and the stipulation that the proposal is valid for a time period of at least ninety (90) calendar days from the date of submission. This section should also include a summary of the Developers qualifications and ability to meet the State agency's overall requirements in the timeframes set by the agency.

D. Company Background and Experience: Developers should give a brief description of their company including a brief history, corporate structure and

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organization, number of years in business, and copies of the companys latest financial statement, preferably audited. This section should provide a detailed discussion of the developers prior experience in working on projects similar in size, scope, and function to the proposed contract. Developers should describe relevant experience in other states or in corporate/governmental entities of comparable size and diversity with references from previous clients including names and telephone numbers.

E. Approach and Methodology: Proposals should include enough information to satisfy evaluators that the developer has the appropriate experience, knowledge and qualifications to perform the scope of services as described herein. Here are examples of what may be included in this section.

Demonstrate understanding of the nature of the project and explain how the proposal will best meet the needs of the State.

Define the approach in providing the scope.

Define the approach in identifying the tasks necessary to meet requirements.

Describe the approach to Project Management and Quality Assurance.

Provide a proposed Project Work Plan that reflects the approach and methodology, tasks and services to be performed, deliverables, timetables, and staffing.

Present innovative concepts for consideration.

F. Staff Qualifications:

The developer should provide detailed information about the experience and qualifications of the assigned personnel considered key to the success of the project.

This information should include education, training, technical experience, functional experience, specific dates and names of employers, relevant and related experience, past and present projects with dates and responsibilities and any applicable certifications. Specifically include the role and responsibilities of each person on this project, their planned level of effort, their anticipated duration of involvement, and their on-site availability. Customer references (name, title, company name, address, and telephone number) should be provided for the cited projects in the individual resumes.

G. Financial:

The developer shall provide evidence that the necessary financial resources can be attained to complete this project within a timetable acceptable to the State. Include appropriate information on potential lenders or investors. The developer shall provide the:

Pro forma including purchase price, construction costs, and operating projections.

Proposed financing and financing sources and mixes.

Estimated timeframe of development.

Details of economic benefits to the State and city.

Details of potential roadblocks and/risks.

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1.8.1 Number of Copies of Proposals

The State requests that one (1) original signed proposal and ten (10) copies of the proposal be submitted to the RFI Coordinator at the address specified. At least one (1) copy of the proposal shall contain original signatures of those company officials or agents duly authorized to sign proposals or contracts on behalf of the organization. A certified copy of a board resolution granting such authority should be submitted if the developer is a corporation. The copy of the proposal with original signatures will be retained for incorporation in any contract resulting from this proposal.

If the proposal contains confidential information, also submit an electronic redacted copy on a flash drive or CD along with the proposal. If a redacted copy is not submitted, it will be assumed that any claim to keep information confidential is waived.

1.9 Confidential Information, Trade Secrets, and Proprietary Information

The designation of certain information as trade secrets and/or privileged or confidential proprietary information shall only apply to the technical portion of the proposal. The submitted financials will not be considered confidential under any circumstance. Any proposal copyrighted or marked as confidential or proprietary in its entirety may be rejected without further consideration or recourse. For the purposes of this procurement, the provisions of the Louisiana Public Records Act (La. R.S. 44.1 et. seq.) will be in effect. Pursuant to this Act, all proceedings, records, contracts, and other public documents relating to this procurement shall be open to public inspection. Developers are reminded that while trade secrets and other proprietary information submitted in conjunction with this procurement may not be subject to public disclosure, protections must be claimed by the developer at the time of submission of its technical proposal. Developers should refer to the Louisiana Public Records Act for further clarification. The developer must clearly designate the part of the proposal that contains a trade secret and/or privileged or confidential proprietary information as confidential in order to claim protection, if any, from disclosure. The developer shall mark the cover sheet of the proposal with the following legend, specifying the specific section(s) of his proposal sought to be restricted in accordance with the conditions of the legend: The data contained in pages _____of the proposal have been submitted in confidence and contain trade secrets and/or privileged or confidential information and such data shall only be disclosed for evaluation purposes, provided that if a contract is awarded to this developer as a result of or in connection with the submission of this proposal, the State of Louisiana shall have the right to use or disclose the data therein to the extent provided in the contract. This restriction does not limit the State of Louisianas right to use or disclose data obtained from any source, including the developer, without restrictions. Further, to protect such data, each page containing such data shall be specifically identified and marked CONFIDENTIAL. Developers must be prepared to defend the reasons why the material should be held confidential. If a competing developer or other person seeks review or copies of another developers confidential data, the state will notify the owner of the asserted data of the request. If the owner of the asserted data does not want the information disclosed, it must agree to indemnify the state and hold the state harmless against all actions or court proceedings that may ensue (including attorney's fees), which seek to order the state to disclose the information.

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If the owner of the asserted data refuses to indemnify and hold the state harmless, the state may disclose the information. The State reserves the right to make any proposal, including proprietary information contained therein, available to OSP personnel, the Office of the Governor, or other state agencies or organizations for the sole purpose of assisting the State in its review of the proposal. The State shall require said individuals to protect the confidentiality of any specifically identified proprietary information or privileged business information obtained as a result of their participation in these evaluations.

1.10 State Reservations

Issuance of this RFI in no way shall constitute a commitment by the State to award a contract. The State shall reserve the right to accept or reject, in whole or part, all proposals submitted and/or cancel this RFI if it is determined to be in the States best interest.

Also, the State reserves the right to cancel or decline to enter into a contract with the successful developer at any time after the award is made and before the contract receives final approval from the Division of Administration, Office of State Procurement if it is determined to be in the best interest of the State.

1.11 Ownership of Proposal

All materials submitted in response to this RFI shall become the property of the State. Selection or rejection of a proposal shall not affect this right.

1.12 Oral Discussions/Presentations

At the discretion of the State, developers with the most competitive proposal may be interviewed by the State. Interviews will be conducted based on the proposal submissions. The interview provides the opportunity for the developers to address questions and to describe their approach to this project.

1.13 Contract Award and Execution

The selected developer should be expected to enter into Discussions based on the initial proposal. Negotiations may begin with the announcement of the Selected Developer.

If the Anticipated Purchase Date/CEA State Date extends beyond forty five (45) calendar days from Selected Developer Chosen date, the State may elect to select a different proposer and commence negotiations with that subsequently selected firm.

1.14 Notice of Selection

The State will notify the Selected Developer(s) by a Notice of Intent to Award letter and proceed to negotiate terms for final agreement

After successful negotiation and execution of a written contract, the final contract is contingent upon approval by the Division of Administration, Office of State Procurement or the Commissioner of Administration. Unsuccessful developers will also be notified.

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Appendix A

See attached separate document for the Charity Market Study.