REQUEST FOR QUALIFICATIONS – MARKET RESEARCH & FEASIBILITY STUDY

COMPETITIVE SELECTION PROCESS FOR

DONALD L. TUCKER CIVIC CENTER DISTRICT

I. Description of Project Objectives The Florida State University Real Estate Foundation (FSUREF), a 501(c)(3) Direct Support Organization, in collaboration with the City of Tallahassee Redevelopment Authority, Leon County Government and other local stakeholders, is requesting a statement of qualifications (SOQ) from real estate development market research firms. The objective of this RFQ is to identify and select the firm most qualified to provide the professional services needed to evaluate the market feasibility of new development on and around the Donald L. Tucker Civic Center and to determine the highest and best uses for the land that surrounds the existing center. . FSUREF will provide the respondents with a visioning document for the site’s future, which is currently being developed with the help of an outside consultant. . Background – The Donald L. Tucker Civic Center is a 12,500 seat (maximum capacity) multi-purpose arena, convention and entertainment facility. Located immediately adjacent to the Florida State University main campus on its west side and the State of Florida Capitol complex on its east side, the arena complex’s 20 acre site also contains the FSU Basketball Training Facility and parking for approximately 700 cars. The study area should include the 5.6 acre parcel south of the Civic Center (commonly referred to as the O’Connell parcel) as it has been identified for potential acquisition by the university. Florida State University is to assume responsibility for the Civic Center operation in 2013. Since the Civic Center is a valuable community asset for the City of Tallahassee, the entire north Florida region and to the University, FSU recognizes the need to study and analyze the full impact of its acquisition and future. FSU President Eric Barron appointed six subcommittees to study various aspects of the transfer and to begin discussions about the Civic Center’s future in October of 2012. The Renovation subcommittee engaged Populous to perform a facilities master plan for the civic center. Their final report can be viewed online at the link provided in the attachments to this document. In addition, FSU engaged Crossroads to conduct an arena marketing study. Before the university moves forward with any development, redevelopment, renovation or new construction stemming from all of the work done to date, an economic feasibility study for the land around the Civic Center that provides empirical evidence as to the highest and best uses is the next logical step.

II. Scope of Work Preliminary Scope of Project – The firm will work to develop an economic feasibility study for the future Donald L. Tucker Civic Center and its adjacent properties appropriately placed in the larger context of development in the downtown Tallahassee area and based on proven and accepted data modeling which includes:

1) Research and analysis of current and future local market conditions;

2) Determine market potential & recruitment targets;

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3) Analyze and recommend the highest and best complimentary use of the Donald L. Tucker

Civic Center site and its contiguous properties given the market findings , and envision at a high level what additional infrastructure, investment or services that might be needed in order to attract those opportunities;;

4) Explore and make recommendations on potential private and public sector funding and

revenue generation;

5) Provide a recommendation of necessary marketing to properly introduce the new Donald L. Tucker Civic Center Area and maintain an ongoing campaign to generate interest from businesses to locate in this new district.

5) Provide an economic analysis that supports the recommendations by the consultant.

III. Project Ground Rules: Throughout this process, FSUREF will comply with the State’s public records laws, as set forth in Chapter 119, F.S., applicable to written documents used to support a business decision made by the University. In addition, FSUREF will employ “fair and open competition” best practices, throughout the selection process, under the guidance of James Johnson, Purchasing Service’s Procurement Specialist. Throughout the competitive solicitation process, the Procurement Specialist will serve as a resource to FSUREF, and will maintain an oversight role with regard to issues related to business issue compliance and fair and open competition. Other departments may be consulted on an as-needed basis. All selection process documents, including the final contract, will be available for inspection as a public record in the event that a contract has been executed. At any time during the competitive solicitation process, the University reserves the right to cancel the entire solicitation, reject any or all submittals or SOQs, amend the scope of work and contractor requirements, or take any other action when the best interests of the University so dictate. IV. Qualifications / Experience

Statements of Qualifications (SOQ) shall include the following:

1) A history of having provided similar services to projects of similar size and financial

scope; including a list of relevant project experience with the name and contact information (telephone no. and email address) for the client for each relevant project.

2) Evidence of the ability to provide clear, concise recommendations; including complete examples of work or excerpts from relevant project experience.

3) A team with a proven track record of success in similar projects including résumés for key personnel and subconsultants (if applicable) to be utilized on the study.

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4) Standard Hourly Rates for all personnel and subconsultants anticipated to be engaged in the study. 5) An estimated budget indicating a projected range of costs for the services anticipated in this study based on the preliminary scope and supporting information provided with in this RFQ and your firm’s experience with similar projects. 6) Experience in Florida and working knowledge of local laws, zoning and land use regulations.

V. Statement of Qualifications - Submission and Contents

The Respondents must submit one (1) master (hardcopy), one (1) electronic version in PDF format on a flash drive or CD and five (5) duplicates (hardcopies) of their proposal for evaluation purposes. The point of contact for the submission of proposals will be as follows: Florida State University Real Estate Foundation 2010 Levy Avenue PO Box 3062739 Tallahassee, Florida 32306-2739

The Statement of Qualifications (SOQ) shall be submitted by 4:00 pm on July 12, 2013, and must include the following:

1) Timing - – Indicate that the SOQ will be valid for a period of four (4) months.

2) Approach / Project Work Plan – Describe how the work will be done within the given

timeframe and proposed budget. Include a proposed work plan and schedule; including examples of other work products and project results.

3) Staffing / Project Manager Designation – Identify specific personnel assigned to major

project tasks, their roles in relation to the work required, percent of their time on the project, and specific qualifications they will bring to the project. Include resumes of individuals proposed for this project.

4) Firm Experience – List projects conducted over the past five years which involved services

similar to the services required here. For each of these other projects include the name of the customer, contact person, his/her title and role on the project. Identify personnel on the proposed project team for this RFP who also worked on each of the other projects listed, and their respective roles on those projects.

5) Compensation Schedule - – Based on the estimated/cost of the project, the estimated

delivery schedule and the proposed method of compensation for services to be provided.

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VI. Disclosure Each responder shall disclose all subsidiaries, parents, or otherwise affiliated entities with whom it is associated that might be considered for providing future services on the project, including but not limited to, financial services, architectural services, construction services, or marketing services. VII. Conditions

Evaluation and Award – This CSP does not commit the FSUREF to the award of a contract, nor to pay any costs incurred in the preparation and submission of SOQ submissions in anticipation of a contract. The FSUREF reserves the right to reject all submittals, portion of submittals, sub consultants or team members, to further modify the scope of work and negotiate a fee for such modification, and/or to select the firm which, in FSUREF’s sole judgment, provides the best proposal with respect to qualifications and abilities.

Conflict of Interest – A firm or business filing an SOQ response thereby certifies that no officer, agent, board member, or employee of FSUREF has a pecuniary interest in the proposal and that the proposal is made in good faith without fraud or collusion.

VI. Evaluation of Submittals Evaluation of the SOQs is an iterative process; those on the short list will be invited to submit comprehensive proposals to provide services to evaluate the market feasibility of a new Donald L. Tucker Civic Center Area and to determine the highest and best uses for the land that surrounds the existing center. There is no set number of iterations or specific negotiation format; any combination of verbal or written activities is permitted, and we reserve the right to continue to narrow the list of participating respondents. Additional elements may include, some or all of the following, as determined by the FSUREF and their partners or advisors: Presentation(s) in Tallahassee, in order to fully describe their SOQ and answer questions; face to face and/or telecom/web discussions or negotiations with staff, their independent expert, and others; interviews with proposed staff; adjustments to our project scope and requirements (if needed or desired by FSUREF); and performance of due diligence steps as determined by the FSUREF and their legal advisors, which might include: site visits, determination of respondent’s ’s professional standing and customer references; verifying the respondent’s professional training and experience; determination of respondent’s ’ financial strength and ability to fulfill contractual obligations, and any other actions deemed necessary. In the last phase, the award recommendation will have been finalized, and the name of the firm whose proposal represents the best value and services to the University will be forwarded for approval. When authorized to do so, the FSUREF will begin the process of negotiating a final contract for the market research and feasibility study of the new Donald L. Tucker Civic Center Area and to determine the highest and best uses for the land that surrounds the existing center.

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Attachments Attachment 1: Aerial Map of Development Site Attachment 2: Potential Mixed Use Concept by Populous Consultants Full Report: http:/fsu.edu/tuckercenter.html Appendix: http:/fsu.edu/tuckercenter.html Attachment 3: FSU Dedman School of Hospitality

http://dsh.fsu.edu/ Attachment 4: Donald L. Tucker Civic Center Space Configurations

http://www.tlccc.org/ Attachment 5: Augustus B. Turnbull III Florida State Conference Center Space Configurations

http://conference.fsu.edu/ Attachment 6: Gaines Street Revitalization

http://www.talgov.com/gaines/GainesStreet.aspx Attachment 7: Visit Tallahassee

http://www.visittallahassee.com/

Attachment 8: HVS Market& Feasibility Study – September 2011 http://www.leoncountyfl.gov/documents/Item4bAttach1.pdf

Attachment 9: Imagine Tallahassee http://imaginetallahassee.com/

Attachment 10: Benchmarking Data used by Imagine Tallahassee http:/fsu.edu/tuckercenter.html

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ATTACHMENT 1 AERIAL MAP OF DEVELOPMENT SITE

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ATTACHMENT 2 POTENTIAL MIX USE CONCEPT DESIGNED BY POPULOUS CONSULTANTS

Full Report: http:/fsu.edu/tuckercenter.html Appendix: http:/fsu.edu/tuckercenter.html

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ATTACHMENT 3 FSU DEDMAN SCHOOL OF HOSPITALITY DSH.FSU.EDU

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ATTACHMENT 4 CIVIC CENTER TLCCC.ORG

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CIVIC CENTER - FUNCTION SPA CE CAPABILITIES

Function Room

Exhibition Hall

Arena

A

A-1

A-2

A-3

B

C

D

Dimensions 210’ x 161.5 210’x90’ 126’x86’ 86’x31.5’ 86’x31.5’ 86’x63’ 24’x36’ 30’x36’ 30’x36’ Square Footage

33,915

18,900

10,836

2,709

2,709

5,418

864

1,080

1,080

Ceiling Height

22’

90’

16’

16’

16’

16’

12’

12’

12’

CIVIC CENTER - CAPACITIES

Function Room Exhibition Hall

Arena

A

A-1

A-2

A-3

B

C

D

Daily Rental

$3,500

$5,500

$2,400

$600

$600

$1,200

$425

$425

$425

Banquet Longs With Head Table

2,240

1,440

650

120

120

410

40

40

40

Banquet Longs w/o Head Table

2,352

1,584

700

150

150

450

48

48

48

Banquet Longs with Stage & Dance Floor

2,000

1,300

350

60

60

150

N/A

N/A

N/A

Classroom with Head Table

520

N/A

440

100

100

220

56

60

60

Hollow Square

N/A

N/A

180

88

88

104

24

32

32

Rounds with Head Table

2,200

1,216

540

88

88

256

30

48

48

Rounds with Stage & Dance Floor

1,800

1,120

400

70

70

140

N/A

N/A

N/A

Rounds without Head Table

1,728

1,360

576

125-130

125-130

280

42

56

56

Stand Up Reception

3,500

2,000

1,000-1,200

250

250

500-600

50-75

60-100

60-100

Theater with Head Table

3,390

3,000- 13,800

920

180

180

460

70

90

90

U- Shaped

N/A

N/A

160

56

56

80

24

30

30

¾ Exhibition Hall can accommodate 250 – 8’x10’ booths ¾ Exhibition Hall, Arena, Arena Access, and Meeting Rooms can accommodate 515 – 8’x10’ booths ¾ Exhibition Hall can accommodate a maximum of 2,000 attendees for a dance function ¾ Exhibition Hall – 12 – 2’x 2’ columns 60’ on center

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ARENA ACCESS $400 PLAZA $2,000 PARKING LOT $3,000 BACKSTAGE AREA $400

TALLAHASSEE-LEON COUNTY CIVIC CENTER (850) 487-1691 F A X : 850-222-7354 www.tlccc.org

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ATTACHMENT 5 FLORIDA STATE CONFERENCE CENTER CONFERENCE.FSU.EDU

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ATTACHMENT 6 GAINES STREET REVITALIZATION TALGOV.COM/GAINES/GAINESSTREET.ASPX

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ATTACHMENT 7 VISIT TALLAHASSEE VISITTALLAHASSEE.COM

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ATTACHMENT 9 IMAGINE TALLAHASSEE IMAGINETALLAHASSEE.COM