Pier 4 Civic-Cultural Facilities Request For Interest April 2015 FINAL

100 PIER 4 CIVIC/CULTURAL SPACE
REQUEST FOR INTEREST (RFI) FROM POTENTIAL QUALIFIED CIVIC AND CULTURAL USERS
Figure 1: Exterior Rendering 100 Pier 4
1.0
INTRODUCTION
Pier 4 LLC (Owner) in conjunction with the Boston Redevelopment Authority (BRA) is pleased to release this request
for interest (RFI) from qualified civic and cultural users to occupy and program both interior and exterior space located at
100 Pier 4 Boulevard.
The City of Bostons long-standing planning objectives for the South Boston Waterfront District include a broad mix of
uses tied together with an inviting pedestrian scale including continuous public access along the waterfront on the
Harborwalk system. The mix of uses include commercial, residential, hotel, retail, open space and civic development.
The waterfront and Harborwalk are to be enriched by parks, overlooks, civic uses and cultural facilities.
The call for civic and cultural facilities was underscored through the approval of the South Boston Waterfront Municipal
Harbor Plan. Pursuant to that plan, 127,000 sf of new civic uses along the South Boston waterfront were authorized to
balance the scale of new private development along the waters edge.
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The assemblage of open space and new civic and cultural facilities are the kind of special public destinations that will help
transform the South Boston waterfront into a vibrant and popular year-round public destination.
The South Boston waterfront is evolving into a strong civic and cultural district with facilities located both along the waters
edge and within the neighborhood. These destinations include the Boston Convention and Exhibition Center, Artists for
Humanity, Midway Studios, Fort Point Artists community, Boston Childrens Museum, Boston Tea Party Museum,
Moakley Federal Courthouse and the Institute for Contemporary Art.
The Owner in conjunction with the BRA is seeking letters of interest from Boston-based qualified civic and cultural
operators to lease the designated Interior and Exterior Civic/Cultural Space (Civic Space or Civic Area) located at 100
Pier 4 Boulevard, Boston (100 Pier 4 or the Project). 100 Pier 4 is located in the Seaport District of South Boston.
Activation of the subject Civic and Cultural Space will depend upon the identification of an appropriate Civic/Cultural
Space user acceptable to the Owner, BRA and the Massachusetts Department of Environmental Protection (MassDEP).
The purpose of this Request for Interest (RFI) is to identify potential qualified Civic/Cultural users for this space
(Lessee or Operator). This RFI pertains only to the interior and exterior Civic/Cultural Space. Additionally, the Project
will contain a total of 388 apartment homes and related amenity space in a 21-story tower.
The location of the Civic Space is well suited as an addition to the network of civic and cultural facilities in the area. The
proposed Pier 4 Civic Space is on the Harborwalk along the cove between Pier 4 and the World Trade Center, and also
on the intersections of East Service Road, Seaport Boulevard and Northern Avenue, three roadways that play an
important role in access to the waterfront.
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2.0
AREAS FOR CIVIC/CULTURAL USE
3.0
QUALIFIED CIVIC USES
Qualified uses for the Civic Space include:
Museum
Exhibition
Library
Gallery
Theater
Performance
Aquarium
Auditorium
Historical or cultural exhibit
Other similar cultural or civic activities that are accessible to the general public are allowed, provided however that Civic
uses shall not include daycare facilities and other community uses that do not meet the definition of Facilities of Public
Accommodation as defined at 310 CMR 9.02. Only uses that fit the criteria established for the space will be considered.
4.0
CIVIC/CULTRUAL SPACE AT 100 PIER 4
The exterior Civic/Cultural Area footprint is subject to change provided that the total Civic/Cultural Space for the Project
equals or exceeds 20,000 square feet in total area. The exterior Civic/Cultural Area and the first floor Interior
Civic/Cultural Area is intended to be interconnected with the mezzanine level, both in terms of the design and
programming, making the Civic Space a cohesive space.
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5.0
PIER 4 PROJECT AND PIER 4 MASTER DEVELOPMENT
100 Pier 4 is a mixed-use 21-story development with 388 apartment homes, ground-level retail/restaurant space, and
20,000 square feet of Civic Space which constitute Facilities of Public Accommodation (FPA). The Civic Space is a
required component of the Project pursuant to the Chapter 91 License issued by MassDEP, a copy of which is attached
as Exhibit C.
The Pier 4 Master Development consists of three phases:
Phase I:
Phase II:
Phase III:
100 Pier 4, a 21-story residential tower with 388 apartment homes, a ground level
Retail/Restaurant, and 20,000 SF of Civic Space;
Proposed 15-story office tower;
Proposed 9-story, 190 for-sale luxury condominium building.
In addition, there are several areas on the master planned development site designated for Common/Public use:
Waterfront Park: 40,000 square feet at the northern end of the site;
Waterfront Plaza: 23,000 square feet at the cove on the western side of the site next to the Institute of
Contemporary Art Museum;
Harborwalk: 1,800 square feet along the western, eastern and northern sides of the pier; and
Water Commons: 4,000 square feet which will include a water taxi landing area, touch and go public docking
space and a bait and tackle shop.
Figure 2: Pier 4 Master Planned Development Site
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6.0
DELIVERY OF SPACE
The Subject Civic/Cultural Space will be delivered in unfinished "shell condition" meaning raw, unfinished space with
exposed steel columns and concrete flooring, perimeter walls insulated and dry-walled, exposed ceilings, utilities stubbed
but not distributed throughout the space, stair and elevator lobbies dry-walled and painted. The Owner shall work with the
chosen Civic/Cultural Space operator on building allowances and/or lowered rent. The space will be built out and/or
improved according to the specific needs of the identified Civic/Cultural Space user. The space will be available for
delivery in Q1 2015.
7.0
LEASE ECONOMICS/TERMS
The financial terms for this space are negotiable and shall be determined by the market demand for the space from
qualified users acceptable to the BRA and MassDEP. Owner is seeking minimum terms sufficient to cover the operating
expenses for the space plus amortization of any Lessee Improvement Allowances over the lease term (amortized at 6%
interest). Such lease arrangements, together with the choice of Operator and plans to operate the Civic/Cultural Space
shall be subject to prior review and approval.
8.0
APPLICATION IN RESPONSE TO RFI
This RFI is not a formal procurement process to select a user for the Civic/Cultural Space; it is an informal solicitation to
gauge interest from qualified users. Responses to this RFI shall assist the BRA, MassDEP, and Owner in identifying
qualified users for the Civic/Cultural Space. Responding to this RFI is entirely voluntary, and will in no way affect the
consideration of any proposal submitted in subsequent solicitation. All responses to this RFI will be public record under
the Commonwealths Public Records Law, Massachusetts General Laws Chapter 66 s. 10, regardless of confidentiality
notices set forth in such responses to the contrary.
9.0
APPLICATION LOGISTICS
Respondents to this RFI should do the following:
Review RFI in detail

Attend an informational session on April 14, 2015 at 10:00 a.m. to learn more about the opportunity and to tour
the site, location at 100 Pier 4, 100 Pier 4 Boulevard, Boston, MA.
Contact Bill Licko with any questions
Bill Licko
720-283-6154
blicko@udr.com
Provide a written response to this RFI consisting of a Letter of Application in accordance with the form attached
hereto as Exhibit A and a Form of Application with the information set forth in Exhibit B attached hereto
(collectively, a Response).
A Response shall be submitted to the Owner and the BRA by both mail and electronic mail on or before 5:00 p.m.
on May 4, 2015 at the following addresses:
Pier 4 LLC
c/o William Licko
1745 Shea Center Drive, Suite 200
Highlands Ranch, CO 80130
blicko@udr.com
Boston Redevelopment Authority

c/o Richard McGuinness
One City Hall, Ninth Floor
Boston, Massachusetts 02201
Richard.McGuinness@boston.gov
The Owner and the BRA reserve the right to reject any submissions filed after the deadline.
10.0
REVIEW AND EVALUATION OF RESPONSES
The Owner and the BRA will review the responses submitted to determine whether the Applicant has met the eligibility
criteria and demonstrated that it has the required experience and qualifications. A key objective of this process is to
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encourage responses that meet the spirit of the planning objectives for the South Boston Waterfront to provide a vibrant
and popular year-round public destination for a diverse demographic. Key planning objectives include:
Provide a destination that attracts the public regardless of time of year or weather;
Establish a vibrant and popular year round destination;
Create synergies with Pier 4s open space, Harborwalk, All Seasons Gathering Area, Water Commons and
other water dependent marine activities and uses;
Introduce a major civic, educational or cultural facility to the South Boston waterfront;
Establish a facility and programming to be a neighborhood resource more than an amenity for an office or tourist
district; and
Enhance access to and along the waters edge for public recreation and use and enjoyment.
Key evaluation criteria include financial ability to manage the space and deliver relevant programs and services. It is the
responsibility of a respondent to provide complete applications that meet the evaluation criteria. Responses will be
evaluated based on meeting the following criteria:
Organizational Strength:
references.
Leadership: Clear commitment, focused idea, and a determination to see it to fruition.
Revitalization Catalyst: Ability to contribute to neighborhood revitalization.
Financial Capability/Viability: Ability to cover overhead/operating expenses.
Employment: Enhancement of employment opportunities and local procurement in the community.
Synergy: Capability to work with existing area uses and businesses to accelerate innovation.
Timeliness: Timing to open proposed Civic Space.
Capability and experience of staff and board with proven leadership, history and
Applicants should be aware that Owner/BRA/MassDEP may contact them as a result of their Response to meet and
discuss the concept proposed.
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The following is the timetable for the selection process:
Activity
Date
Issuance of RFI
April 3, 2015
Informational Meeting to be held at 100 Pier 4
April 14, 2015
Deadline for submission of responses
May 4, 2015
Review of submissions by Owner and BRA
May 4 May 11, 2015
Selection of short list of submissions for further development and evaluation

by Owner and BRA, with MassDEP consultation
May 11, 2015
Deadline for submission of supplementary information by short list of

respondents
May 18, 2015
Review of supplementary information by Owner and BRA, with MassDEP

consultation
May 18 June 1, 2015
Selection of successful respondent
June 1, 2015
Notwithstanding the foregoing, the Owner, the BRA and MassDEP reserve the right to select an applicant at any
time during the selection process.
P. 7

EXHIBIT A
LETTER OF APPLICATION
[Letterhead of the Applicant]

< date >
To:
Pier 4 LLC and Boston Redevelopment Authority
Re:
RFI from Potential Qualified Civic and Cultural Users100 Pier 4 Civic/Cultural Space
Being duly authorized to represent and act on behalf of <name> (the Applicant), and having reviewed and fully
understood all of the requirements and information provide, the undersigned hereby submits the attached Application and
supporting materials and hereby applies for the opportunity to provide or submit a proposal for the Civic/Cultural Space as
described in the RFI from Potential Qualified Civic and Cultural Users for 100 Pier 4 Civic/Cultural Space (the RFI).
Capitalized terms used herein but not otherwise defined shall have the meanings ascribed to such terms in the RFI.
The Owner, the BRA and MassDEP are hereby authorized by the Applicant to conduct any inquiries and
investigations to verify the statements, documents, and information submitted in connection with this Application, and to
seek clarification from references and other third parties regarding any financial and experience issues.
If the Owner, the BRA or the MassDEP have any questions regarding this Application, please contact the
following individual(s):
<Name>
<Title>
<Address>
<Telephone No,>
<Email>
The undersigned confirms and warrants that there is no officer, director, partner, employee or spouse of any of
the foregoing categories of individuals who is:
(a) An elected official of the City of Boston or an employee of the City of Boston, MassDEP or the Owner; or
(b) Related to or has any business or family relationship with any elected official of the City of Boston or any
employee of MassDEP or the Owner, such that there would be any conflict of interest or any appearance of
conflict of interest in the evaluation or consideration of this Application by the Owner, the BRA or
MassDEP<.>
<except as set forth below:>
The undersigned declares that the statements made and the information provided in the duly completed
Application are complete, true and correct in all respects.
<Name of Company>
By:_________________________
Name:
Title:
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EXHIBIT B
FORM OF APPLICATION
The following format and questions are intended to help you structure your response and describe how your response
meets these requirements.
1.0 NON-PROFIT ORGANIZATION STRUCTURE
1.1 Please provide your organizations name (full legal name) and state of incorporation and your:
Mailing address;
Primary contact and title;
Telephone;
Fax;
Email; and
Website address (if available).
1.2 Please provide a copy of your organizations certificate of incorporation, a copy of your determination letter from the
Internal Revenue Service, and if applicable, a copy of your organizations last Form PC filed with the Massachusetts
Office of the Attorney General, Non-Profit Organizations/Public Charities Division.
1.3 Please provide a list of the officers and directors for your organization and include for each:
Name, address and telephone number;
Position on board;
Length of tenure on board; and
Whether any of your officers or directors receive remuneration for their services to the society.
2.0 APPLICATION EVALUATION
2.1Please provide a description of your proposed qualified Civic Use and how your entity would use the Civic Space. See
Section 3.0 of this RFI for a description of qualified Civic Uses and Section 4.0 of this RFI for a description of the Civic
Space.
2.2 Please review the evaluation criteria set forth in Section 10.0 of the RFI and address how your organization will meet
each criterion.
3.0 FINANCIAL VIABILITY AND CAPABILITY
3.1 Please provide evidence of the financial viability of your organization and your ability to meet the lease economic
terms set forth in Section 7.0 of this RFI.
3.2 Please describe your plans to contribute to the costs of creating the space you require, funding sources and
contingency plans. This would include the costs for any capital and/or tenant improvements (i.e., appropriate finishing
and/or furnishing your space).
3.3 Please attach to your Application, copies of the last two years audited or un-audited financial statements for your
organization. If your organization has been in operation for less than three years, please provide financial statements for
as many years as you have been operating.
4.0 ORGANIZATION PROGRAMMING AND SERVICE DELIVERY
4.1 Please describe the programs and service delivery your organization provides including a summary of target user
groups and the relationship of the use of the Civic Space to your organizations program and services.
5.0 CONTRIBUTION TO COMMUNITY
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5.1 Please describe how your Application will contribute to the spirit of planning objectives for the South Boston
Waterfront to provide a vibrant and popular year-round public destination for a diverse demographic. Make
special note of how your Application meets the following:
Provide a destination that attracts the public regardless of time of year or weather;
Establish a vibrant and popular year round destination;
Create synergies with Pier 4s open space, Harborwalk, All Seasons Gathering Area, Water
Commons and other water dependent marine activities and uses;
Introduce a major civic, educational or cultural facility to the South Boston waterfront;
Establish a facility and programming to be a neighborhood resource more than an amenity for an
office or tourist district; and
Enhance access to and along the waters edge for public recreation and use and enjoyment.
6.0 COLLABORATION OPPORTUNITIES

6.1 Is this a joint Application with another non-profit organization? If yes, please include evidence of their
involvement (e.g. signed letter of intent outlining financial and/or other contributions with the non-profit
organization).
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EXHIBIT C
CHAPTER 91 LICENSE
[see attached]
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Pier 4 Civic-Cultural Facilities Request For Interest April 2015 FINAL

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100 PIER 4 CIVIC/CULTURAL SPACE

Figure 1: Exterior Rendering 100 Pier 4

100 PIER 4 CIVIC/CULTURAL SPACE

100 PIER 4 CIVIC/CULTURAL SPACE

AREAS FOR CIVIC/CULTURAL USE

QUALIFIED CIVIC USES

Qualified uses for the Civic Space include:

CIVIC/CULTRUAL SPACE AT 100 PIER 4

100 PIER 4 CIVIC/CULTURAL SPACE

PIER 4 PROJECT AND PIER 4 MASTER DEVELOPMENT

Figure 2: Pier 4 Master Planned Development Site

100 PIER 4 CIVIC/CULTURAL SPACE

APPLICATION IN RESPONSE TO RFI

Respondents to this RFI should do the following:

Review RFI in detail

Boston Redevelopment Authority

REVIEW AND EVALUATION OF RESPONSES

100 PIER 4 CIVIC/CULTURAL SPACE

Establish a vibrant and popular year round destination;

Leadership: Clear commitment, focused idea, and a determination to see it to fruition.

Revitalization Catalyst: Ability to contribute to neighborhood revitalization.

Financial Capability/Viability: Ability to cover overhead/operating expenses.

Employment: Enhancement of employment opportunities and local procurement in the community.

Timeliness: Timing to open proposed Civic Space.

100 PIER 4 CIVIC/CULTURAL SPACE

Informational Meeting to be held at 100 Pier 4

April 14, 2015

Deadline for submission of responses

Review of submissions by Owner and BRA

May 4 May 11, 2015

Selection of short list of submissions for further development and evaluation

May 11, 2015

Deadline for submission of supplementary information by short list of

May 18, 2015

Review of supplementary information by Owner and BRA, with MassDEP

May 18 June 1, 2015

Selection of successful respondent

100 PIER 4 CIVIC/CULTURAL SPACE

[Letterhead of the Applicant]

Pier 4 LLC and Boston Redevelopment Authority

100 PIER 4 CIVIC/CULTURAL SPACE

100 PIER 4 CIVIC/CULTURAL SPACE

Establish a vibrant and popular year round destination;

6.0 COLLABORATION OPPORTUNITIES

100 PIER 4 CIVIC/CULTURAL SPACE

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