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UNM Science & Technology Park
April 17, 2015
TO: Interested Developers and Development Team Partners
801 University Blvd. SE, Suite 101
Albuquerque, New Mexico 87106
i n f o @i n n o v a t e a b q . c o m
FROM: Innovate ABQ, Inc. Board of Directors
RE: Request for Proposals - Initial Phase of Development for
InnovateABQ / Former First Baptist Church Site at
101 Broadway Boulevard NE, Albuquerque, NM 87102
Innovate ABQ, Inc. (the “Owner”) is soliciting formal proposals from qualified
parties to undertake the initial phase of development of an approximately
seven-acre urban site located within a dynamic, university-related research,
innovation, and entrepreneurial district in downtown Albuquerque, New
Mexico. The City of Albuquerque, Bernalillo County, and the University of
New Mexico are partnering with the private sector to advance the region’s
significant innovation and entrepreneurial ecosystem by establishing a hub
for this district. The subject of this Request for Proposals is the district’s
“Core Site,” named “Innovate ABQ,” also known locally as the former First
Baptist Church site.
The accompanying Request for Proposals (RFP) describes the project for
which the Owner is seeking a Developer/Team; the selection process that
will be used; and submission requirements for expressions of interest to
undertake the project.
Information obtained from responses to this RFP may result in the selection
of a Development Company or Developer Team that would partner with
the Owner to implement the initial phase of development of Innovate
ABQ/Former First Baptist Church Site. Innovate ABQ’s intent is to select
a Preferred Developer as its strategic partner in undertaking the next
stages of project planning and development. Based on submission of a
sufficiently detailed Site Development Plan acceptable to Innovate ABQ, and
a mutual determination of project feasibility, the Preferred Developer would
subsequently implement the initial project(s), on a phased basis, consistent
with the recently adopted Innovate ABQ Development Framework.
A non-mandatory Pre-submittal Conference will be held on Tuesday,
May 5th at 2:00 p.m. local time at UNM Science & Technology Park,
Executive Board Room, 2nd Floor, Room 201, 851 University Blvd
SE, Park Center, Albuquerque, NM 87106. Firms wishing to attend the
Pre-submittal Conference in person are requested to register in advance
by contacting Kyung Salazar at [email protected]. Arrangements to
participate in the Pre-submittal conference electronically may be considered,
based on individual requests.
Prior to the Pre-submittal Conference, questions may be submitted in
writing only; questions should be addressed by email to the attention of
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Kyung Salazar at [email protected]. Responses will be made available to all
parties at the Conference, and subsequently will be posted on the Innovate ABQ
website, along with questions raised during the Pre-submittal Conference.
Proposals will be received until 4:00 p.m. local time on Monday, June 1,
2015 at the office of Innovate ABQ, Inc. 801 University Blvd. SE, Suite 101
Albuquerque, NM 87106, attention Kyung Salazar. Any submission received
after this date and time will not be considered.
Submissions will be treated as confidential and will be retained by the Owner. The
Owner reserves the right to reject any or all submissions and to select interested
developers from among the submitted proposals for additional qualification and
negotiation deemed in its best interest. Any and all submissions become the
property of the Owner and may be used in development of the project.
We look forward to your proposal and appreciate your interest.
From the Innovate ABQ Development Framework: potential development of the Innovate ABQ Core Site along Central Avenue
including potential adaptive re-use of the former First Baptist Church.
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Request for
PROPOSALS >
Initial Phase of Development
(Including Pre-development Feasibility & Design)
Innovate ABQ / Former First Baptist Church Site
101 Broadway Boulevard NE, Albuquerque, NM 87102
04 . 17 . 2015
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Objective of RFP
Description
PROJECT GOALS + CONTEXT
To identify and select a Preferred Developer to team with the Owner to plan and
complete the first phase of development for Innovate ABQ/the former First Baptist
Church site, in accordance with the recently completed and adopted Development
Framework. Interested parties are invited to submit and substantiate their qualifications
to design, build, finance, operate, and maintain one or more buildings located at the Core
Site of Innovate ABQ.
1. Status & CONTEXT OF THE PROJECT
Innovate ABQ and the Development Framework Plan
The Owner, in partnership with the University of New Mexico (UNM), the City of
Albuquerque and Bernalillo County, has recently completed and adopted a Development
Framework for Innovate ABQ: a Core Site within the City’s urban innovation district named
“Innovation Central.”
The district-based initiative is designed to focus and support the University’s and City’s
research, technology commercialization, and entrepreneurship programs. The District
ties downtown Albuquerque to the University of New Mexico campus via the Central
Avenue Corridor -- the original “Route 66” of media fame and legend. The Corridor is a
+/-20 block, developing area east of the Central Business District that provides immediate
access to many small businesses, eating and drinking establishments, various multi-family
residential developments, and notable landmark locations such as the old Albuquerque High
School (now “The Lofts at Albuquerque High”) and Hotel Parc Central. It also connects
geographically and virtually to Albuquerque’s other major research and development assets
and to its significant technology commercialization organizations. The initiative will reinforce
the many innovation activities on-going throughout the district, which already is active with
established incubators, private capital firms, and entrepreneurial networking.
The plan for Innovate ABQ—a Development Framework—is aimed at promoting flexibility
to the greatest extent possible. Rather than prescribe a specific, absolute end result, it
puts into place a vision and clear, flexible framework for the Core Site as well as the
entire Central Avenue Corridor. In this framework opportunities for both innovation and
development can emerge organically, respond to change over time, capitalize on the
resources of the region, and ultimately become a place where innovation will thrive.
The Innovate ABQ Development Framework, created with the professional support of
Perkins+Will, provides specific but flexible guidance for the location, uses, and character of
future physical development of Innovate ABQ’s Core Site (the former First Baptist Church
site). The Framework includes a preliminary development study of the Innovate ABQ
Core Site, which reflects the surrounding urban context of the evolving innovation district.
The complete document can be accessed from the Innovate ABQ website, http://www.
innovateabq.com/developmentframework/.
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The term “Core Site” is used throughout this document for convenience to represent the approximate 7-acre property known as the
former First Baptist Church Site, and as an interim designation for the proposed development project being undertaken by the Owner.
A definitive brand, project name or multiple names for project elements may be established at a later time by a selected development
partner, in collaboration with the Innovate ABQ organization.
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PROJECT GOALS + CONTEXT (cont.)
Innovate ABQ Core Site Development Opportunity
The Innovate ABQ Core Site is the subject of this RFP. The site, formerly known as the
First Baptist Church site, is comprised of the city block bounded by Central Ave, Broadway
Blvd, Tijeras Ave, and the BNSF railroad. Within this block, the Owner currently owns
approximately +/- 305,000 sq. ft. (+/- 7.0 acres) of land and all structures and site
improvements. The site consists of an existing church and attached five-story office/
administration tower and a two-story classroom building addition. It also includes a
detached two-story building that was recently renovated to serve as the Epicenter at
Innovate ABQ: a facility intended to augment the community’s existing incubators, provide
collaborative work environments, organize events, and programs that assist entrepreneurs
and small businesses. The site is located in the middle of the City’s innovation district,
Innovation Central: a larger, collaborative undertaking to innovation and entrepreneurship in
downtown Albuquerque.
The Innovate ABQ Development Framework proposes that this block be further subdivided
by extending Copper Ave (east-west connection) and Union Square Street (north-south
connection) in order to maximize the overall potential for the site which, at full build-out, has
been projected to support approximately 600,000 sq. ft. of laboratory, high-performance
business, retail, institutional, and limited residential uses. The framework proposes that
the existing church and office tower be adaptively re-used to serve the program of the
Core Site, while the classroom addition and Epicenter building are maintained for interim
purposes. The Development Framework includes a potential scenario in which the site
may develop. In this scenario, the site is developed incrementally in a series of flexible
phases to allow the Owner and its prospective development partner[s] to re-evaluate and
assess both site and building needs at each subsequent phase.
The Core Site has immediate access to the Albuquerque Alvarado Transportation Center:
a transit hub that serves ABQRide, Amtrak, Greyhoud Lines, and the New Mexico Rail
Runner Express which provides commuter rail service between Albuquerque and the rest
of the region including Santa Fe. Additionally, the City of Albuquerque has recently solicited
proposals for the development of an “entertainment hub” on the site located immediately to
the west of the Core Site.
UNM Strategic Intent & Competitive Positioning for Research Commercialization
The University of New Mexico (UNM) is a major research university with a commitment
to support economic development activities in the City of Albuquerque and throughout
Bernalillo County. One way it is accomplishing this is through the new partnership
established to help create a research and innovation district in Albuquerque. To this end, the
University has facilitated several key phases of activity that preceded this RFP. During these
phases UNM:
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PROJECT GOALS + CONTEXT (cont.)
CO
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ALBUQUERQUE
CONVENTION
CENTER
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tijera
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RAIL RUNNER EXPRESS,
AMTRAK & FREIGHT RAIL
INNOVATE ABQ
(7 ACRES)
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TRANSPORTATION
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From the Innovate ABQ Development Framework: the Innovate ABQ Core Site at the intersection of Central Avenue and Broadway
Boulevard as it exists today.
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THE LOFTS AT
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PROPOSED
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ARNO
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PROJECT GOALS + CONTEXT (cont.)
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retained the international planning and urban design firm of Perkins+Will to
identify and rank potential sites for a prospective core for an urban innovation
district;
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coordinated efforts to secure funding to purchase the recommended Core Site
(the former First Baptist Church site) for the innovation district;
•
partnered with the City of Albuquerque in a further, in-depth planning process
guided by Perkins+Will to set the overarching strategy for the innovation district
and a plan for physical redevelopment of the Core Site, resulting in the Innovate
ABQ Development Framework;
•
established an independent non-profit corporation to act on behalf of the project’s
investment partners and community stakeholders, to provide governance for and
drive implementation of the Core Site’s redevelopment program.
UNM has a proven track record of commercializing its research and inventions, in particular
working through its technology transfer and commercialization arm, STC.UNM, now in
its 20th year of operation. Data collected by STC.UNM since 1996 demonstrates the
momentum and solid foundations on which the strategy for Innovate ABQ rests:
•
•
•
•
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Over 1,600 inventions disclosed by UNM Researchers
U.S. Patents received: 446
License and Option Agreements signed: 459
Start-up companies spun off from UNM technologies: 87
License and other income received: approximately $22,500,000
Additional information about this key innovation resource can be found at:
http://stc.unm.edu/
In addition to UNM, New Mexico is home to three national laboratories: Sandia National
Laboratories (SNL), Air Force Research Laboratories (AFRL) in Albuquerque, and the Los
Alamos National Laboratory (LANL) in Los Alamos. Leveraging these unique research
resources, the University through STC.UNM has a history of collaboration with the National
Labs including:
•
•
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206 jointly owned inventions
28 option / license agreements executed
6 start-up companies spun off from jointed owned technologies
UNM’s accomplishments to date speak to its competitive positioning for the future as an
engine helping to drive activity to Innovate ABQ and the full innovation district. Among its
16 peer institutions, for every $2 million in research dollars spent, UNM is ranked 1st in
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number of invention disclosures, 1st in number of licenses and option agreement signed,
11th in licensing income, and 2nd in number of start-up companies created.
Now, by focusing its energy in partnership with the City, County and other organizations
through the innovation district, the University is aiming to help ignite a more vigorous
local economy. The district will help retain students and researchers in Albuquerque well
after their tenure at UNM, facilitating the creation of new businesses and jobs. In turn, a
flourishing city with improved research-related employment opportunities will help attract
a new generation of high caliber students, faculty, and other professionals. Innovate ABQ’s
Core Site will be a catalyst for transformation of the entire innovation district.
Related Development & Initiatives In Albuquerque
University President Robert Frank and the Regents of the University of New Mexico are
committed to realizing a productive and symbiotic relationship between the University, the
City of Albuquerque, Bernalillo County, and the private sector. Likewise, Albuquerque Mayor
Richard Berry is equally committed to making smart investments that result in a stronger
and more aggressive private sector. Across the City of Albuquerque, major destinations like
the National Hispanic Cultural Center, the ABQ BioPark, museums and athletic facilities are
distributed, limiting the City’s ability to build social and economic energy between them.
However, momentum surrounding Innovate ABQ is already building. On the site located
immediately to the west of the Core Site, the City of Albuquerque has already solicited
developers for proposals to create an “entertainment hub” that would provide a complement
to the activities and programs at Innovate ABQ. Additionally the City has also been
developing concepts for an urban trail that would connect the Rail Yards Redevelopment
Site to the south with the Albuquerque Convention Center located to the north of the
entertainment hub site. The trail is conceived as a signature public space that would
catalyze development along the rail corridor. In one conceptual alignment, the trail provides
a direct link between both the Innovate ABQ and entertainment hub sites.
Beyond these newly proposed development projects located immediately adjacent to the
site, many other programs and facilities already are in place providing a foundation for
Albuquerque’s innovation district, including the following:
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The Epicenter at Innovate ABQ is located in a renovated building that until
recently was the home of Noon Day Ministries. It is Albuquerque’s newest
launching point for business ideas and risk takers. The space augments the
community’s existing incubators, collaborative work environments, events, and
programs that assist entrepreneurs and small businesses. Hautepreneurs is
opening its headquarters in the Epicenter in mid-2015 to provide office hours,
workshops, speaker series, entrepreneurial and leadership skills for women
entrepreneurs and innovators.
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PROJECT GOALS + CONTEXT (cont.)
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The Lofts at Albuquerque High, a renovation of the former Albuquerque High
School, provides over 230 condos and courtyard homes as well as street level
commercial retail space directly across the street from the Innovate ABQ Core
Site.
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FatPipe ABQ, a 10,000 square-foot privately developed, co-working and
incubator collaboration space located in The Lofts at Albuquerque High adjacent
to Innovate ABQ, provides leasable spaces to small startups. These spaces, as
small as a single work station and rentable by the day, week, month or year,
come pre-loaded with furniture, multi-media equipment and IT infrastructure that
includes a 300 MB internet connection.
•
The Verge Building is a hub for technology startups and entrepreneurs. It serves
as headquarters for venture capital group Verge Fund, ABQid, and numerous
startup tech companies. It also provides creative, dynamic work environments for
early-stage, high-tech entrepreneurs.
•
The STEMulus Center, operated by Central New Mexico Community College
(CNM) and located downtown, includes programs such as the Deep Dive Coding
Bootcamp, Fast Track Business Administration Degree, FUSE Makerspace, and
IGNITE Community Accelerator.
•
WESST Enterprise Center is an organization aimed at small business
development that is helping to create jobs and build a stronger economy
throughout the state of New Mexico. WESST has a network of offices in Rio
Rancho, Santa Fe, Las Cruces, Roswell, and Farmington. Its headquarters,
opened in downtown Albuquerque in 2009, is located in the 37,000 square foot
Enterprise Center four blocks north of the Innovate ABQ Core Site.
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The BioScience Center is a privately developed, life science-focused business
incubator/accelerator located in a 19,500 square foot building in Albuquerque’s
Uptown Area. It provides offices, eight wet (chemistry and microbiology)
laboratories, and shared facilities that include reception, IT infrastructure,
group purchasing, and conference space. It was founded and is managed by
entrepreneurs who have experience creating, developing, and existing successful
businesses.
•
Additionally, well-attended networking and entrepreneurial activities are located in
several of the businesses listed above: ABQ ID: a non-profit business accelerator
located at the Verge Building, identifies entrepreneurs, validates the market for
their ideas, and helps them fast-track the growth of their business; FatPipe ABQ
hosts 1 Million Cups – a networking event that brings together investors, startup
companies, and professional service providers in a collaborative environment
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In 2007, the City of Albuquerque purchased the Rail Yards site located south
of downtown. The City has partnered with Samitaur Constructs and created a
Master Development Plan that aims to transform the 27-acre site into a focal point
for social and commercial activity in Albuquerque. The plan includes workforce
house, historic preservation, and arts and cultural components. The WHEELS
Museum, a non-profit organization focused on providing an understanding of the
impact of transportations on New Mexico and the West, has already moved into
the site and has plans to develop a 46,000 square foot facility.
This list represents just a small sample of the many development projects that are
located near the Core Site and have included private sector involvement. For a more
comprehensive list of research, innovation and entrepreneurial resources available
throughout Albuquerque, proposers are encouraged to refer to Section A1.3 of the Innovate
ABQ Development Framework.
Regulatory Context
The Innovate ABQ Core Site is not necessarily subject to the regulations that would
otherwise be imposed upon it by the City of Albuquerque. However, the Owner has an
expressed desire and interest to develop the Core Site in response to City regulations
and the surrounding context. The Core Site is currently located within the boundary of
the Downtown 2010 Sector Development Plan: a policy and implementation plan that has
guided new development in Downtown since 2000. The Design Guidelines found within the
Innovate ABQ Development Framework were created upon an exhaustive review of the
Downtown 2010 Plan and carry forward many of its recommendations.
In 2015, the City of Albuquerque began the process of developing a new Unified
Development Ordinance (UDO) intended to ultimately replace all sector development plans
within the City. The Development Guidelines for Innovate ABQ are intended to be flexible
enough to interface with the new ordinance. However, it will be the responsibility of the
Preferred Developer to work with both The Owner and The City to ensure the Core Site is
physically designed and developed in a way that supports the goals and objectives of the
larger innovation district.
2. PROJECT GOVERNANCE & MISSION
Innovate ABQ, Inc. Organizational Background & Role
Innovate ABQ, Inc. (the “Owner”) was established by the Board of Regents of UNM in late
2014 as a non-profit, 501 (c) 3 corporation under the aegis of the New Mexico University
Research Park and Economic Development Act. The corporation is currently governed by
an 11-person Board of Directors, and has assumed ownership of the Core Site that initially
was purchased with funding provided by UNM, the City of Albuquerque, Bernalillo County,
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Nusenda Credit Union and the U.S. Economic Development Administration through STC.
UNM.
The Owner’s Board is responsible for decision-making concerning the real estate
development process and the programming of the Core Site. As Owner, the Corporation,
through its designated personnel, will provide day-to-day management of activities taking
place at the Site and will serve as a single point of contact for interface with the Preferred
Developer.
Innovate ABQ Vision & Mission
Innovate ABQ’s vision is to create an integrated work, live, play community that is
multi-dimensional. Research and commercial labs, science and technology companies,
educational programs, business services, support services, and commercial and retail
businesses share space with a business incubator in a way that allows people to work
together as they wish and be an essential part of the community that is connected to UNM
and the City. The idea is to create a one-stop-shop approach for companies, entrepreneurs
and investors seeking to evaluate new technology and create new business opportunities.
The integrated community would also include residential living space and amenities for the
workers who benefit from the new jobs created by this synergy.
The mission of the initiative is to the strengthen the economic base in the mid Rio Grande
region and throughout the state of New Mexico by creating more knowledge-worker
jobs for graduates from our educational institutions and experienced workers in our
communities. The mission is achieved by commercializing new technologies developed at
New Mexico’s research universities, by public/private partnering with our national labs,
business organizations, civic leaders, non-profit sector, national and global corporations,
and public schools, and by providing entrepreneurial education and support.
Financial Goals of Innovate ABQ, Inc.
As a not-for-profit organization with an economic development mission, the Owner seeks
to use revenues from its real estate investments to cover the cost of pre-development
activities and of operations to the greatest extent possible, making this a self-sustaining
venture.
The Innovate ABQ founders and partners have demonstrated their ability to bring significant
financial resources and expertise together to acquire the site, carry out initial planning
for the site’s development and for the organization’s launch. Innovate ABQ views its
organizational momentum, advance planning and financial commitments to-date as assets
that can be leveraged in moving development of the Core Site forward.
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With an organizational mission focused on research, innovation, and entrepreneurship, and
a vision reflecting mixed-use, multi-disciplinary dynamism, Innovate ABQ and its partners
are creating a long-term market opportunity that did not previously exist in Albuquerque.
Innovate ABQ has thus paved the way for private real estate developers to bring their
financial resources and expertise to bear, so that the community’s aspirations for economic
growth through technology commercialization may be achieved.
Therefore, in seeking a Preferred Developer for the Core Site, Innovate ABQ is looking
to balance the Developer’s need to secure a reasonable return with the ability over time
for Innovate ABQ itself to realize an “upside” both financially and through community
development from the project as a whole.
In order to accomplish this, Innovate ABQ requires a Partner who can help assess Innovate
ABQ’s real estate assets as they exist today and provide strategic guidance – as well as
financial resources and development expertise – to advance Innovate ABQ toward its
goal of creating a dynamic innovation district, while providing financial underpinnings for
the organization to operate sustainably for the long-term. Proposals that demonstrate a
commitment to address this issue will receive favorable consideration by Innovate
ABQ in making the selection of a Preferred Developer/Team.
Note On Land Leasing
In part because of existing government grant awards, the Owner anticipates that property
already acquired by the Owner will be leased rather than sold to the Developer/Team. While
the Owner’s policy is to maintain long-term control over the Core Site and its uses over
time, ownership of all land and buildings is not per se a goal. The Owner is eager to work
with the Developer/Team to identify creative and flexible mechanisms/deal structures that
meet the mutual needs of the parties, within this constraint.
UNM Commitments To The Project
The formal mission of the University of New Mexico is to serve as New Mexico’s flagship
institution of higher learning through demonstrated and growing excellence in teaching,
research, patient care, and community service. As one of Innovate ABQ’s founders, UNM
seeks to advance its mission in ways that are mutually beneficial to University needs,
Innovate ABQ goals and community opportunities -- notably by locating selected activities at
the Innovate ABQ Core Site. At the present time, UNM’s plans include the following:
STC.UNM
STC.UNM is a non-profit corporation wholly-owned by the University of New Mexico
Board of Regents, whose mission is to “foster a Rainforest in the Desert”-- promoting
innovation and economic development for the UNM community by:
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protecting technologies developed at UNM and transferring these technologies
to the marketplace, via starting new companies and transferring technologies to
established companies;
connecting the business community to UNM for access to expertise, facilities, and
research activities; and
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facilitating UNM’s role as a contributor to New Mexico’s economic development.
•
STC.UNM nurtures many of its start-up companies on-site, and facilitates the
development of others at facilities through the region.
STC.UNM played a pivotal role in the conception and early planning for Innovate ABQ,
and will centralize its future activities at the Core Site as facilities there are developed
and brought on line.
Anderson School of Management, Small Business Institute
Established in 1978, the UNM Small Business Institute (SBI) at Anderson provides
consulting services to local businesses by linking them with graduate and
undergraduate students who are guided by members of the faculty. These mutually
beneficial partnerships simultaneously offer students the opportunity to experience real
life challenges while providing businesses with management assistance, expertise and
guidance at an affordable rate. Over 600 clients have been served to date, including
startups, expanding businesses, non-profit organizations and family businesses in the
service, retail, and wholesale sectors.
These services are complementary to the vision for Innovate ABQ and the Anderson
School is planning to relocate them to the Core Site.
Innovation Academy Laboratory
Innovation Academy is UNM’s new academic program to provide entrepreneurial
training to students campus wide who are interested in starting companies. Operated
by the Office of the Provost as a university-wide enterprise, Innovation Academy is
viewed by UNM as the “academic component for Innovate ABQ.” It is multi-disciplinary
and focused on providing students with experiences that help build higher order skills
for creativity, problem-solving, and critical thinking that are sought by the business
community.
The laboratory component of Innovation Academy will be located at Innovate ABQ’s
Core Site.
Rainforest @ Innovate ABQ
Together, the three UNM entities and programs will form a nucleus for the UNM
presence on-site, operating functionally as part of a technology incubator that has
tentatively been branded as the “Rainforest @ Innovate ABQ.” UNM will work with the
selected developer to formalize the programming of space needed to accommodate
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these functions, to determine an optimal footprint and location on the site, and a
mutually agreeable rent structure. It is estimated at the outset that the three UNM
functions may require between 14,000 and 18,000 square feet of space.
Owner’s Preliminary Outreach & Market Research
On behalf of the Owner, the STC.UNM staff recently conducted a focused outreach effort
to some 90 business entities in the Albuquerque region to determine potential needs for
space, to gauge interest in locating at the Innovate ABQ Core Site, and to obtain information
about key requirements. Businesses contacted included former UNM spin-outs, start-ups
and young technology companies in the Albuquerque region, and entrepreneurial-focused
organizations including law and accounting firms and other service providers.
Results of this market research suggest a growing awareness within the Albuquerque
entrepreneurial community of the opportunities that may be available at the Innovate ABQ
Core Site, and an emerging picture of the demand represented by this sample of entities.
The work-in-progress represents a valuable database of market information that will be
made available to a Preferred Developer, as part of a more definitive market assessment
that would be conducted along with detailed planning for an initial phase of development at
the Core Site.
3. ROLE OF DEVELOPER/TEAM TO BE SELECTED
The Owner is seeking a Developer/Team with the expertise, commitment and business
philosophy needed to function as a strategic partner in helping the Owner to rapidly and
effectively advance its goal for development of the Innovate ABQ Core Site. The selected
firm will be designated as the Preferred Developer.
Preferred Developer / Development Teams
The Owner is seeking firms / teams that can propose creative and innovative approaches
to developing the former First Baptist Church site, to ensure it delivers on the vision as the
catalyst for an emerging Innovation District in Albuquerque that is effectively integrated with
the surrounding downtown area, capitalizes on the adjacent Central Avenue Corridor, and
that provides links to the innovation assets of wider region.
Qualified firms/teams will be able to deliver strong architectural, engineering, planning,
development, marketing and operational services within the broad range of professional
disciplines needed to ensure successful development of the Innovate ABQ Core Site.
The Owner is interested in working with firms/teams that have a history of successfully
implementing and completing major development projects of this type.
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The relationship between the Preferred Developer or development team and the Innovate
ABQ organization is envisioned as a Public-Private Partnership (PPP) – Innovate ABQ
wishes to establish a long-term working relationship with the selected Company(s). At the
same time, the development project itself is to be operated independently by the selected
developer. Innovate ABQ’s selection criteria will give favorable consideration to developers
or development teams that are able to articulate how they will address this PPP interface.
A proven track record in successfully implementing large-scale projects within a
public-private organizational context is essential in order to be designated as the
Developer/Team.
The Preferred Developer/Team must exhibit the ability to:
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•
assess the feasibility of the Owner’s adopted Development Framework and its
recommendations for the Innovate ABQ Core Site in light of market conditions/
opportunities; and of financial, land acquisition or local governmental policy
factors that will shape the feasibility and nature of development on the Core Site;
•
if warranted, recommend alternatives to the current Innovate ABQ Core Site plan
in terms of uses and functions (including scale and configuration of development);
•
recommend how the components of the Innovate ABQ Core Site should be
phased, with special focus on identification of “fast track” elements for initial
implementation;
•
prepare a budget and financial model showing how the Innovate ABQ Core Site
elements will be funded and generate revenues, and how the financial goals can
be met;
•
recommend a partnership development structure and roles of the various entities
needed to drive the development forward (UNM, City and Developer/Team and/or
other parties);
•
recommend strategies and guide or implement additional land acquisition efforts
needed to optimally redevelop the Innovate ABQ Core Site, in the context of the
overall Development Framework;
•
recommend and implement marketing strategies that will successfully attract
tenants to the Innovate ABQ Core Site;
•
assemble financing needed to implement individual Core Site projects within the
Development Framework;
•
demonstrate an ability to recruit the appropriate companies to locate within the
first phase of development on the Core Site;
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PROJECT GOALS + CONTEXT (cont.)
•
understand and be able to comply with EDA grant requirements applicable to the
Core Site;
•
oversee the entire development implementation process, including any potential
property acquisition beyond the land already owned, design, construction
management, leasing, project coordination and ongoing property management
roles.
•
The Developer/Team must demonstrate that it can operate effectively in a
partnership relationship to the Owner’s Board of Directors, its professional staff,
and representatives of the Owner’s partner organizations.
In order to select such a Developer/Team, respondents are requested to submit their
background and qualifications in accordance with Section Three of this RFP, and
specifically to address what role they would play and how they would implement the above
stated tasks.
Designation of Preferred Developer - Priority Activities / Output
After selecting the Preferred Developer/Team and finalizing its initial working agreement,
the Owner anticipates a 90 day period during which the Preferred Developer/Team will
conduct a detailed assessment and evaluation of the current Development Framework,
focused specifically on the Innovate ABQ Core Site. Recommendations will be provided to
the Owner consistent with the activities outlined in the prior section.
During this time the Preferred Developer also would assess the space needs of one
or more potential anchor tenants, in order to test the feasibility and define the financial
parameters for a first building to be developed on the Core Site. Successful packaging of
this first development project – within the context of the overall Development Framework
that makes economic sense to the Preferred Developer and to the Owner – will be viewed
as the litmus test for success of the overall endeavor.
These two parallel efforts – assessing the Development Framework’s
recommendations for the Core Site and packaging an initial development project represent the primary deliverables expected from the Preferred Developer / Team.
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•
Under terms of this initial agreement, the work product[s] submitted from the
90 day effort will become Innovate ABQ, Inc’s property. During this period,
The Owner agrees it will not entertain any other proposals nor engage in any
competitive development activities that would conflict with the designated effort.
•
Materials, once submitted to the Owner, will be considered public domain
documents, unless items are specifically stamped or otherwise indicated as
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PROJECT GOALS + CONTEXT (cont.)
confidential. The Owner will make a good faith effort to respect and protect the
confidentiality of items/documents so indicated.
•
Required documentation will include a proposed Site Development Plan, a
Budget, and a preliminary (but detailed) Financial Proforma for the project,
illustrating all costs of design, construction and development and how the project
will be funded and developed in phases. Included will be any planned concepts for
financial incentives, grants or portions of the project to be paid for by alternative
funding sources.
•
More specific information regarding these requirements will be made available in
the form of a Project Brief provided to the Preferred Developer upon selection.
Interim progress reviews and deliverables should be expected at the 30, 60, and
75-day milestones.
Based on successful completion of these two tasks/steps, the Owner anticipates negotiating
and executing a second, more definitive agreement with the Preferred Developer setting
forth specific terms and conditions for implementing the development of one or more
specific buildings on the Core Site, and incorporating as appropriate the Developer
Partnership business structure recommended through the Development Framework
assessment process.
As currently envisioned, the commitment of the Owner to the Preferred Developer / Team
to proceed with an initial building will not represent or imply any a priori commitment to
develop subsequent buildings, unless this is included through negotiation as part of the
initial Developer Agreement, based on a mutually agreeable business model.
From the Innovate ABQ Development Framework: a rendering of potential development and proposed public open spaces along
Copper Avenue.
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Overview
Description
SUBMISSION & REVIEW PROCESS
A multi-step process has been adopted as the basis for selecting a developer to
undertake the Innovate ABQ initial project.
Phase I: Request for Interest and Qualifications (RFI/Q)
A preliminary RFI/Q was issued in January 2015, to determine the extent of interest from
qualified private sectors developers in teaming with the Owner to plan and complete the
first phase of development for Innovate ABQ’s Core Site (former First Baptist Church site).
Submissions from interested parties were received by the closing date of February 20,
2015 and have been reviewed by the Innovate ABQ Board of Directors.
The confidential information obtained from a variety of submissions has provided guidance
to the Owner in clarifying and elaborating on certain aspects of this Request for Proposals
(RFP) document, and confirming the steps to be used for the remainder of the developer
selection process.
As noted in the RFI/Q document, the Owner reserved the right to proceed to this second
step of issuing a Request for Proposals, at its sole discretion; and / or to reject any
submissions it determined were not qualified.
At this time, all firms that made submissions in response to the RFI/Q are being invited to
also respond to the RFP, in order to amplify and confirm their qualifications and interest.
Firms that have made a prior RFI/Q submission may indicate through a simple letter the
nature of any amendments or supplemental information they wish to include with their
original proposal; or if they wish their original document to stand as the Request for
Proposals (RFP) version, as submitted.
Phase II: Request for Proposals (RFP)
Based on the review of submissions for Phase I, those previously qualified companies
will be invited to respond to this definitive RFP. Companies that have not previously
submitted during the RFI/Q phase now also are invited to make submissions, including their
statements of interest and qualifications, as outlined further in Section 03 of this document.
During this phase, respondents will have the opportunity to submit a proposal detailing their
approach, either a) to developing the entire Innovate ABQ Core Site; or b) developing one or
more of buildings identified by the Innovate ABQ Development Framework.
As part of Phase II, the Owner reserves the right, but is not under any obligation, to
establish a Short List, and to request that one or more proposers provide a formal on-site
presentation / interview at a date and time to be determined. No company will be entitled
to attend, or otherwise receive any information, regarding any presentation made by other
companies.
Following a review of Phase II submissions, the Owner reserves the right to designate a
single Preferred Developer that would be asked to provide an in-depth proposal and that
would be invited to negotiate terms for project implementation with the Owner. Further
detail regarding a possible Preferred Developer designation has been provided in an earlier
section of the RFP. The Owner also reserves the right not to move forward with any or all
of the components of the development.
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SUBMISSION & REVIEW PROCESS (cont.)
Each Developer/Team responding to this RFP must supply a complete and detailed
submittal, which will allow the Owner to make an informed evaluation. Companies should
carefully read all sections of the RFP and any attachments or appendices, providing all
requested information and complying with the submission instructions.
Pre-Submittal Conference
In order to assist interested firms in learning more about the Innovate ABQ development
opportunity and its context within the Innovate ABQ Development Framework, a nonmandatory Pre-submittal Conference will be hosted by the Owner:
Date: Time: Location: Tuesday, May 5, 2015
2:00PM local time
UNM Science & Technology Park
Executive Board Room
2nd Floor, Room 201
851 University Blvd SE, Park Center
Albuquerque, NM 87106
The session will include a comprehensive briefing on the Innovate ABQ initiative, including:
the adopted Development Framework that was prepared in conjunction with Perkins+Will;
details regarding the Core Site and its disposition; the submittal process and requirements;
opportunity for questions and answers; and a tour of the Core Site.
Attendance is not mandatory. However, participants planning to attend must register in
advance with Innovate ABQ. Please indicate your interest in attending to Kyung Salazar at
[email protected] no later than Tuesday, April 28, 4:00 p.m. local time.
Proposed Schedule
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RFP released by Innovate ABQ, Inc.
Pre-Submission Conference Deadline for RFP Submissions
Owner initial review of RFP Submissions completed
Target date for On-site Interviews with selected firms
(OPTIONAL)
Friday, April 17, 2015
Target for notification of Finalist Firm(s); Negotiation
and Contractual Process
Week of June 30, 2015
Tuesday, May 5, 2015
Monday, June 1, 2015
Monday, June 15, 2015
Week of June 22, 2015
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SUBMISSION & REVIEW PROCESS (cont.)
RFP Questions & Clarifications
Prior to the Pre-Submission Conference on May 5, 2015 members of the Innovate ABQ
Board of Directors, its staff or its consultants will not be available to meet with or to discuss
the RFP or the Core Site development project individually with prospective firms. Questions
regarding this RFP may be submitted only in writing, directed to:
Kyung Salazar
Innovate ABQ, Inc.
P.O. Box 27243
Albuquerque, NM 87125
[email protected]
Responses to questions – including any modifications to the RFP as a result of relevant
questions submitted in writing or based on Questions & Answers discussed at the PreSubmittal Conference – shall be made by written addendum and shall be posted at the
Innovate ABQ website at http://www.innovateabq.com/request-for-proposal/.
Format & Date For Submissions
Submissions must be returned in a sealed parcel marked on the outside with the Project
Identification and Company Name. One unbound original and twelve (12) copies are
required. Additionally, one electronic copy in PDF form must be submitted via USB flash
drive, to be included with the parcel.
RFP submittals will be received by the Owner until Monday, June 1, 2015 at 4:00
p.m. local time. Firms shall deliver submittals to:
Kyung Salazar
Innovate ABQ, Inc.
UNM Science & Technology Park
801 University Blvd. SE, Suite 101
Albuquerque, NM 87106
Any submission not submitted prior to the closing date and time will be deemed late and
will not be considered regardless of the means of delivery or extenuating circumstances.
Review & Assessment Of Submissions
The Owner may elect to use one or more committees to review and evaluate the
information requested in Section 03, and other criteria that such committees may deem
pertinent to the decision. Recommendations reached by such committees will be forwarded
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SUBMISSION & REVIEW PROCESS (cont.)
to the Owner’s Board of Directors, which will retain final authority for making the selection
and authorizing negotiations leading to a contract.
Objective criteria will be established to guide the comparison of Developer / Team
submissions. The evaluation process will focus on the following dimensions:
• Team composition
• Financial capacity and financing strategies
• Opportunity for Owner to participate in financial upside of future development
projects
• Demonstrated track record with similar projects
• Proven ability to attract tenants from a variety of technology fields
• Responsiveness and completeness of Developer’s submissions relative to this
RFP
Proposals will be evaluated in order to select the firm or team which most strongly meets
the criteria described above. Evaluations and rankings of Developers / Development
Teams are subject to the sole discretion of the Owner. The Owner will make the final
determinations related to Developer submittals, as it deems appropriate and to be in the
best interests of the Owner.
Based upon the results of the proposals, references, and the interviews (if held), the Owner
will negotiate with the firm submitting the strongest proposal in an attempt to reach an
agreement. If negotiations with the highest ranked firm are unsuccessful, the Owner may
negotiate with the second ranked firm, and so on, until a satisfactory agreement has been
reached. In the event that an ultimate selection cannot be made, the Owner reserves the
right to terminate the process.
The inability of any Company to meet the requirements of this RFP may be cause for
rejection of a submittal. The Owner reserves the right to reject any or all submittals, or any
part of a submittal, and make selections that, in the opinion of the Owner best meets the
needs of the organization and its development program for the Core Site.
This RFP process does not commit the Owner or any of its founding organizations or its
Board of Directors to issue an award, enter into any agreement or contract, pay any costs
incurred in the preparation of any submittal, procure or contract for the goods or services
submitted for Phase I consideration, or to proceed with Phase II.
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Overview
SUBMISSION REQUIREMENTS
Interested Developer/Teams must provide the following items as part of
their submission:
1.
Letter of Interest
2. Statement of Experience and Qualifications
A. Identification of Development Team (with proposed Roles & Responsibilities)
B. Identification of Financial Capacity
C. Experience and Examples of Similar Work
D.References
3. Statement of Approach to Project
A. Market Assessment / Validation
B. Financial Strategy
C. Building Design Approach
D. Leasing/Marketing Strategy
4. Special Conditions / Requirements (Optional – see explanation below)
Interested firms are specifically requested not to submit schematics for proposed
development of the Core Site at this time, as these are premature and will not be
considered as part of the evaluation criteria. General corporate information may be
included, but should be relevant to the services requested, and may include examples of
prior work, brochures, photographs, maps, drawings, etc.
Description
The following detailed elements are to be included in each section of the response:
1.
Letter of Interest
•
A transmittal letter must accompany the submission, signed by a principal of the
proposed development team. Documentation should also be provided listing the
officers in the firm who are authorized to negotiate and execute agreements on
behalf of the company.
•
The transmittal letter should indicate if the proposing Developer / Development
Team wishes potentially to undertake development of the Innovate ABQ Core Site
as a whole, or whether their interest is in undertaking only a single project on the
Core Site. If indicating an interest in developing only a single project / building,
please indicate the functions or market segments that facility would be intended
to serve (e.g. office, laboratory, commercial / retail, housing, etc.)
2. Statement of Experience and Qualifications
A. Identification of Development Team (with proposed Roles & Responsibilities)
•
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Name address and telephone number of the principal on the Developer/Team
assigned by the developer to negotiate on its behalf.
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SUBMISSION REQUIREMENTS (cont.)
•
Provide a Project Team Organization Chart describing all partnering firms
and key personnel of each. Describe the anticipated management structure
for development of the project, including the identification and role of the
day-to- day Project Manager, the principal architect and other key firms or individuals who are to be involved in the implementation of the project, their
background, experience and potential role. Include resumes for all key personnel.
•
Identify the type of legal entity with whom the Owner would potentially contract
and the date of the organization’s formation. If the legal entity is different from
the parent corporation, please indicate the relationship to the parent corporation.
B. Identification of Financial Capacity
•
Provide a statement describing the Developer’s/Team’s bonding capacity, along
with prior experience in successfully securing financing for similarly sized, mixeduse projects. Provide evidence of Available Capacity to the extent to convince the
Owner that the Respondent has the resources to commit to the project. List
ongoing projects, value, current funds committed and overall status of completion.
• Illustrate financial capacity to complete and carry the project, including what
funding sources will be committed to the project and assurances that sources
are solid and reliable to protect the Owner and ensure a timely and successful
development.
•
Describe the status and nature of any bankruptcy and/or major lawsuit
($500,000 or greater) or settlement that the development entity or parent
corporation has been involved in within the past 10 years.
C. Experience and Examples of Similar Work
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•
Provide a description of the Developer’s/Team’s previous relevant experience
in the design and implementation of projects similar in size and character
over the past 10 years. Describe the Developer’s/Team’s experience with
research districts and mixed-use science and technology projects in particular.
Identify the location, completion date and type of project, as well as construction
cost and detailed description of the financial structure of each project. Include
a current project status and the role performed by your development entity and/
or officers.
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SUBMISSION REQUIREMENTS (cont.)
D.References
•
Provide at least (3) references for work similar to this project, including any
experience with the development of speculative buildings for science and
technology uses. List names, titles, addresses, phone numbers and identify the
relevant project(s) for each reference.
3. Statement of Approach to Project (6 pages maximum, exclusive of graphics)
In preparing this statement, Developer/Teams should respond as directly as
possible to sections of this Request for Proposal dealing with:
•
•
•
•
•
•
Role of the Developer/Team
Developer Priority Activities/Outputs
Market Assessment/Validation
Financial Strategy (including potential Developer Partnership Structure[s])
Building Design Approach
Leasing/Marketing Strategy to Potential Tenants
As part of their Approach, proposers are encouraged to describe their approach to
creating a environment of innovation and collaboration at the Innovate ABQ Core Site.
Show how your strategy for developing facilities, and for marketing and programming
of the site will help to attract users in each category.
From the Innovate ABQ Development Framework: a view of the Innovate ABQ Core Site looking towards UNM’s main campus.
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