RFP - Cambridge Commons (owner redact)

11-24-09

REQUEST FOR PROPOSALS

ARCHITECTURAL & PROFESSIONAL SERVICES FOR:

Cambridge Commons

A Mixed-Use Commercial Project on Massachusetts Ave in Central Square, Cambridge

This document has been prepared by:

3MJ REALTY

563 MASSACHUSETTS AVENUE, CAMBRIDGE, MA 02139 · 617-876-9080

RFP – CAMBRIDGE COMMONS Cambridge, Massachusetts

3MJ Realty, LLC – 563 Massachusetts Avenue, Cambridge, MA 02139 – 617-876-9080

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Table of Contents

Section I – Project Introduction

Project Introduction ……………………..………………………………………..… Page 5

Purpose of Request for Proposal & Project Fundamentals………………………….. Page 6

Developer’s Expectations & Developer Background……………………………….. Page 11

Tentative Timeline and Schedule of Events…………...……………………………. Page 14

Section II – Proposal Format & Scope of Services

Letter of Intent; Questions, & RFP Submission Instructions ..………...……………. Page 15

Proposal Submission Requirements ...………………………………………………. Page 17 A) Proposal Cover Sheet B) Fee Proposal C) Cost Proposal Form D) Proposal Narrative & Proposer Background E) Massing Drawings F) Architect Experience G) Timeline of Project H) Recommendations for Construction Firms I) Tax Revenue Benefit & Job Creation Advantages J) Affordable Housing Component Benefit K) Other Items to Include

Section III – Proposal Design Guidelines

Guidelines – Site & Zoning & Land Use……………………………………………. Page 21

Development Guidelines……………….……………………………………………. Page 23

Section IV – Evaluation Criteria & Process ………..……………………………. Page 27

Section V – Scope of Work (anticipated) ………..…………..……………………. Page 28

Section VI – Contact Info ………..………………………….…..……………………. Page 29



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Attachments Forms Attachment A – Title/Cover Page ……………………………………………………......... Page 31 Attachment B – Fee Schedule (both flat & hourly) …………………………………...….. Page 32 Attachment C – Cost Proposal ………………………….…………………………...…….. Page 33 Attachment D – Non Collusion Affidavit …………….……………………………...……. Page 34 Real Estate Attachment E – Aerial & Map of Existing Site ……………….....………….……...……. Page 35 Attachment F – Existing Real Estate F1) Pictures ..…………….………………………………………………….…. Page 36-39

F2) Stack Chart – Mass Ave retail …………….…………………….………..…. Page 40 F3) Site Plan (showing developer-owned real estate) ...……………………........ Page 41 Attachment G – Proposed Development Floor Plans & Layouts (preliminary)……... Page 42-49 Attachment H – Parking Drawings (existing & proposed) ...…………………….…... Page 50-52 Attachment I – Municipal Ordinance 2.110 – Disposition of City Property...….…... Page 53-54

Supplements (enclosed CD)

Supplement A – Commercial Market Study – Central Square enclosed CD Supplement B – Cambridge Zoning Ordinance enclosed CD



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SUBMITTAL DUE DATE:

February 3rd, 2010

Provide to:

3MJ Realty 563 Massachusetts Avenue

Cambridge, MA 02139 PH - (617) 876-9080

Contacts:

Morris M. Naggar – Development Manager & Principal – [email protected] John H. Cunningham – Development Associate – [email protected]

Joseph M. Naggar – Development Associate – [email protected]

TENTATIVE TIMELINE AND SCHEDULE OF EVENTS Release of RFP......................................................................................................... December 3, 2009 Letter of Intent deadline......................................................................................... December 17, 2009 Deadline for submission of questions.......................................................................... January 8, 2010 PROPOSAL SUBMISSION DEADLINE …………………………...…………. February 3, 2010 Review Period of Proposals…………………………………..……. February 3 – February 17, 2010 Notifications to all Proposers (both failed and finalists)……………………….…. February 18, 2010 Interviews and Presentations with finalist firms (dates tentative)........... February 22 – March 5, 2010



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REQUEST FOR PROPOSAL


CAMBRIDGE COMMONS - CENTRAL SQUARE – CAMBRIDGE, MA I. PROJECT INTRODUCTION PROJECT BACKGROUND Cambridge Commons is to be located on a 2.2 acre site, or approximately 96,500 square feet, encompassing a full city block in the heart of Central Square, Cambridge. Central Square is the seat of city government with City Hall as its centerpiece, and features street level retail, numerous restaurants, office buildings, residential, and a variety of other commercial uses. Central Square is an easily accessible and dense urban square which is frequented by students, business people, visitors, and residents alike. 3MJ Realty owns the existing buildings on the site with the exception of two small buildings (567 Mass Ave and 571-575 Mass Ave) facing Mass Ave, which would remain undisturbed during the course of the proposed development. 3MJ Realty’s holdings on the site are comprised of six brick and concrete buildings. The buildings provide 71,986 square feet of combined street-level retail and upper-floor office space ranging from one to four stories. 3MJ Realty also owns a parking lot facing Essex Street (30 spaces). Two municipal parking lots are also located on the site (82 spaces and 18 spaces respectively). At minimum, the 100 existing municipal spaces will be replaced in their current public use within the proposed development. The disposition of municipal property is governed according to municipal ordinance 2.110 - Disposition of City Property (see Attachment I). Four of the existing buildings (561, 583, 599, 605 Mass Ave) were built between approximately 1870 and 1925. The buildings have been continuously renovated and improved from time to time to maximize use and optimize value. The only buildings along Mass Ave that would be raised in the proposed development would be the two (2) single-story buildings at 541-565 Mass Ave (at Norfolk Street and Mass Ave). The current tenant at 541-545 Mass Ave is Blockbuster. The tenants at 563-565 Mass Ave are Citibank and The Attic. The Attic is owned by 3MJ Realty, the proposed developer of Cambridge Commons. The site is 340 feet along both Massachusetts Avenue to the south and Bishop Allen Drive to the north, and 285 feet along both Essex Street to the west and Norfolk Street to the east. The site at street level has approximately 96,500 square feet in total. The site is surrounded by a mix of commercial, retail, residential and civic facilities of varying ages and quality. As defined further herein, this project suggests expanding on the existing real estate within defined design limitations as per local zoning laws and ordinances. The ultimate design scheme is to be in keeping with the existing architecture and facades found in Central Square today.



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PURPOSE OF REQUEST FOR PROPOSAL & PROJECT FUNDAMENTALS 3MJ Realty requests proposals for Architectural & Professional Services associated with the proposed development of Cambridge Commons, a mixed-use design project in Central Square, Cambridge. Cambridge Commons is proposed as a commercial development expansion to the existing retail space on the particular block of Massachusetts Avenue which includes the street numbering 541 – 605 Mass Ave, located on the north side of the street. The additional development to the existing retail use would include vertical construction that suggests creating six or more stories of commercial and residential use (not including the anticipated new two-level underground parking facility). Construction would result in a full city block of new mixed-use product, extending from Mass Ave at the south end to Bishop Allen Drive at the North end, and from Essex Street at the West end to Norfolk Street at the East end. In addition to the proposed vertical construction, this project anticipates a two level below-grade parking facility. This facility would not only service the retail and residential apartment uses on site, but its active daily use by local workers and Central Square shoppers would substantially improve the perceived accessibility of Central Square by providing a centralized parking facility where parking spaces are assured. In practical terms such a facility would make the neighborhood an easier, more user-friendly place in which to shop, dine and work. The parking facility would (at a minimum of the current 100 spaces) replace the existing street level municipal spaces currently used by the public. The parking facility should have three pedestrian entrances: one on Mass Ave through the main retail entrance, one along Essex Street, and one at the mouth of the vehicular entrance at the corner of Bishop Allen Drive and Norfolk Street. Municipal ordinance and the permitting and appeals process are the procedural vehicles by which actual parking figures would be determined. The below figures are a “best guess” scenario based on the space which would be afforded by two levels of below-grade parking.

Parking Figures (anticipated/proposed)

New Underground Parking Facility Spaces

New Spaces - Parking Level 2 235New Spaces - Parking Level 1 170

TOTALS 405

Existing ExistingExisting Parking Public Private

Existing Spaces** 100 30 ** Existing municipal public spaces would be replaced within any new structured parking facility.



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Anticipated Design Elements & Use Types The design will include street level retail use along Essex Street (west side) and Norfolk Street (east side) which are envisioned as smaller, comparatively affordable retail spaces. We look at nearby Prospect Street as a strong example of local retailers in tertiary locations who are having success in our immediate area. We envision that these stores will have strong community ties and cater to local residents and workers. As tenants for these spaces we will target locally owned, independent retailers such as eating establishments, bookstores, boutique clothes stores, dry cleaners/shoe repair/laundromats or any other privately owned and operated retailer that would benefit from daily exposure the neighborhood’s heavy pedestrian counts and dense housing stock. The attached Floor Plan mockups (produced by 3MJ Realty) should provide the architect/proposer with a general idea of the size and alignment of the Essex Street and Norfolk Street retail. This development will proceed with the interests of the community and the existing local real estate in mind. Proposals should be in keeping with the existing facades and should integrate appropriately with the surrounding real estate along Mass Ave. The vast majority of vertical (and subterranean) construction would occur at the back of the site. The façade to the main retail entrance on Mass Ave should be an exiting, engaging and inviting showpiece and curbside presence, yet it should also blend successfully with the remainder of the block. The older buildings and façades from 567 to 605 Mass Ave will remain “as-is” by virtue of their historical significance and time-honored contributions to the local landscape. The only improvements, or “massing”, that would occur along Mass Ave would be from 541-565 Mass Ave (Blockbuster to Citibank), which are single-story buildings, and which do not contribute to the character of the neighborhood. The replacement of these buildings will add to the attractiveness of the entire block and bring more continuity and attractiveness to that entire stretch of Mass Ave. The architect will have the opportunity to blend the new façade design for the 541-565 Mass Ave section of real estate with the new Mass Ave entryway. The 2nd Floor expansion should be designed as open retail. The 3rd floor design and use remains open to either retail or office use and would depend on market conditions. The 2nd and 3rd Floors, as well as the basement levels, would be accessed via both escalator and elevator. The 4th floor is envisioned as office space, although, as with the 2nd and 3rd Floors, an open floor with build-out flexibility is stressed as a basic component of the development strategy. The 5th and 6th floors (and above if allowable by special permit) are scheduled as residential apartments in a variety of studio, 1BR and 2BR layouts. The architect/proposer should be mindful to keep design elements within the parameters as defined by zoning laws and municipal ordinance. I.E – within height limits, within FAR limits, and according to setback requirements. The successful architect/proposer will have a complete understanding of design restrictions and produce a design with due accordance therein.



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Zoning Restrictions and Bylaws As per the Director of Zoning for the City of Cambridge, the following zoning information applies to the block in question.

1. The block is in the Business B base district, which controls the kinds of uses allowed, generally a wide range of housing, office and retail uses. * Active uses are required on the ground floor of buildings facing Massachusetts Avenue; fast order food establishments are limited to 14 (the number in existence at the time of adoption of the Ordinance; clubs serving alcohol are required to have their main entrance on Massachusetts Avenue.

2. Housing is allowed at one unit per 300 square feet of the lot. 3. FAR is 2.75 for non residential uses and 3.0 for residential uses. Those FARs continue to apply

in the Overlay District. 4. Generally, no setbacks are required for non-residential uses. Setbacks are required for residential

uses, following the provisions of the Residence C-3 zoning district. * Any setbacks required (usually for housing) can be waived by special permit.

5. Parking is as required in Article 6.000, generally about one space per 1,000 square feet for non-

residential uses and one space per dwelling unit. * The parking requirement in the district is waived as-of-right for buildings built before 1940, and can be waived for all other buildings by special permit for functional and design reasons.

6. The Central Square Overlay District either modifies the base district provisions, or through a

special permit process before the Planning Board relaxes some of the base district provisions. 7. The Overlay District imposes a 55 foot height limit (45 feet at Bishop Allen Drive) but allows

the height to go up to 80 feet by special permit. Any portion of a building above 55 (or 45) feet has to be set back of a 45 degree bulk control plane that can in turn be waived by the Planning Board.



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Use Types by Floor & Square Foot Tabulations Note that the below are rough, approximated square foot tabulations intended to represent a plausible mixture of the various space types inclusive to this proposed mixed-use project. These totals do not take the following into account:

upper floor setbacks or FAR restrictions true square footage loss from build-out of Floors 5 & 6 for interior natural light exposure other general design elements which may restrict the usable square footage of the project

Totals by Type (approximated)

SF SF SFFloor Use Existing Added Overall

Parking Level 2 Parking (lower) 70,481 70,481

Parking Level 1 Parking (upper) 56,100 56,100

Parking Street Parking 45,503 0

Lower Level A Retail 16,000 6,000Lower Level Retail 13,000 13,000

Street Level Retail 48,090 48,090Street Level Retail 28,500 28,500

2nd Floor Office 9,660 9,6602nd Floor Retail 70,481 70,481

3rd Floor Office 6,560 6,5603rd Floor Flex (office / retail) 65,000 65,000

4th Floor Office 6,560 6,5604th Floor Office 65,000 65,000

5th Floor Residential Apts 50,000 50,000

6th Floor Residential Apts 50,000 50,000

132,373 468,562 545,432

Notes:A) The existing 16,000 SF of basement retail occupied by Pearl Arts & Crafts would be reduced to 6,000 SF toaccommodate Lower Level parking buildout. Pearl will retain its full square footage on the 1st Floor and will have the opportunity to add square footage on the 2nd Floor.

TOTALS



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The proposed percentage breakdowns by space type for both existing and developed square footage are:

Existing Only - SF

Office22,78017.2%

Parking45,50334.4%

Retail64,09048.4%

Retail 64,090 48.4%Office 22,780 17.2%Parking 45,503 34.4%

Total 132,373 100.0%

Existing Only - SF

Retail 111,981 23.9%Flex (office or retail) 65,000 13.9%Office 65,000 13.9%Residential 100,000 21.3%Parking 126,581 27.0%

Total 468,562 100.0%

Added On - SF

Retail 166,071 30.4%Flex (office or retail) 65,000 11.9%Office 87,780 16.1%Residential 100,000 18.3%Parking 126,581 23.2%

Total 545,432 100.0%

Existing & Added - Overall SF

Existing & Added - Overall SF

Office87,78016.1%

Parking126,58123.2%

Flex (office or retail)

65,00011.9%

Residential100,00018.3%

Retail166,07130.4%

Added On - SF

Parking126,58127.0%

Retail111,98123.9%

Office65,00013.9%

Flex (office or retail)

65,00013.9%

Residential100,00021.3%



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DEVELOPER’S EXPECTATIONS Beyond the basic design and drawing work, a component to the scope of this proposal will be to assist 3MJ Realty in future phases of the project, including but not limited to engineering considerations and land use regulations. The architect will have the ability and opportunity to aid in City of Cambridge public processes, submittals and requirements, bidding out for a General Contractor and other trade work, certifications and related documentation for financial applications, and general construction administration services. Our project development team will include a top general contracting firm and a seasoned developer/consultant, both of which will have appropriate experience in creating attractive, user-friendly urban mixed-use developments which have successfully appealed to local residential and business communities at large. The developer/consultant will bring the project along from conception to completion, and the architect will likely be asked to assist 3MJ Realty in identifying a handful of outstanding firms. To date, initial consultation with the City of Cambridge has been held, with more to come, so as to gauge the city’s specific areas of focus in their consideration of this proposed project. The fundamental strengths of this project would be in the areas of: Strong job creation – new retailers within the proposed project would have a host of new jobs to fill,

and local Cambridge residents would be a primary source. Central Square’s Profile Improved – With an appealing new mixed-use anchor to the neighborhood,

residents and local workers will have an invigorating, attractive center of activity to gravitate to. Additionally, with an improved profile, the neighborhood can expect further investment into the area, as the neighborhood would become a more attractive place for employers, retailers, and residents to conduct business and pleasure. Simply stated, an anchoring mixed-use development would serve to radiate outward and would serve as a backbone for further, ongoing enhancement to the Square’s profile.

Retail Destination – By adding both national and local retailers to the existing retailers in the Square, the neighborhood would position itself as a rival retail destination to other locally popular shopping areas. The benefit of expanding the amount of parking in the square by the addition of the two proposed underground parking levels will add greatly to accessibility to the entire neighborhood. Currently parking in Central Square is limited and difficult.

Revenue Enhancement – Not only would the city’s tax base be dramatically enhanced long-term, but the revenues of existing local retailers would increase along with the increased usage of the square as a destination.

The architect/proposer should have a fundamental understanding of the character of the Square and the importance of these anticipated contributions to the local community, and implement certain design elements therein. It is equally important that the design integrate appropriately with the local landscape, particularly the existing buildings along Mass Ave and Bishop Allen Drive. Green building design elements are encouraged wherever possible, while simultaneously ensuring that such green building elements do not add dramatically to the project’s budget cost. Any firm selected must demonstrate experience in providing similar Architectural & Professional Services for mixed-use projects in the area which have had a particular emphasis on retail development.



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A typical team would consist of: An architect with urban-setting, mixed-use experience in Cambridge, statewide, and globally. Mechanical/electrical/structural/civil engineer(s) A 3rd party developer who will facilitate the project’s development along with the Owner. A retail design consultant Other necessary trades Note that the legal firm of Adams & Rafferty has been engaged to provide services for the permitting and hearings process and any ongoing legal requirements. 3MJ Realty aims to give ample design latitude to architects/proposers in allowing their particular “vision” and “approach” to the project to be freely explored as it relates to layout and design specifications. The architect’s firm should use whatever drawings and models necessary to express and substantiate a particular vision and approach for the proposed development in terms of scope and style. The materials and drawings as presented in the initial proposal will be a major component of the selection process. The developer will use the submitted materials to aide discussions during the interview & presentation that the architect/proposer will have with the Developer, and will also be used in discussions with the City and with community groups during the approval and permitting process. 3MJ Realty asks that the architect’s preliminary project approach incorporate the following: Include two levels of sub-grade parking (see attached mockups). The appropriate parking

levels are to be discussed and resolved within the construct of the permitting and approvals process. The existing 100 street level spaces used by the public will be replaced within the new parking facility (at minimum). The disposition of any municipal property is governed according to municipal ordinance 2.110 - Disposition of City Property (see Attachment I). The parking facility must incorporate three separate pedestrian entrances: one at the main Mass Ave retail entrance, one via Essex Street, and one via the mouth of the vehicular entrance to the parking facility at the corner of Bishop Allen Drive and Norfolk Street.

The on-site farmer’s market in the large municipal parking lot at the rear of the site (occurring each Monday in warm weather months) must be relocated to a visible location nearby where it can continue to serve the community and its participating farmers. Identify two possible suitable locations.

Use open floor plans and wide column spacing to allow for greater flexibility in tenant build-outs Be mindful to create designs that blend in fittingly with the structural and cosmetic integrity of the

existing buildings, especially along Mass Ave and Bishop Allen Drive. Make every effort to integrate the design with the local landscape while maintaining architectural individuality.

Note in the attached mock-up drawings that two small existing buildings on Mass Ave are not owned by 3MJ Realty (567 Mass Ave & 571-575 Mass Ave). They will not be included in the design, nor will they be impacted in any way by the proposed project. The buildings are two stories each.

Note that the existing retail building facades along Mass Ave from 579 to 605 Mass Ave (from Pearl Arts to Supercuts) will not be developed or impacted in any way by the proposed project.

Seek to add elements that will be of specific benefit to the community and to the City of Cambridge. Local residents and workers should have a variety of ways in which to use the project above and beyond the new retail along Mass Ave, Norfolk Street and Essex Street.



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Pay particular attention to maximizing sustainable, “green” design elements, while simultaneously incorporating elements and materials which will not overburden the project budget. The intent is to use healthful, durable, cost-conscious and environmentally sound practices in building design and construction, with the goal being entry-level LEED certification.

Be mindful to keep design elements within the parameters as defined by zoning laws and municipal ordinance. I.E – within height limits, within FAR limits, and according to any setback requirement. The successful architect/proposer will have a complete understanding of design restrictions and produce a design in accordance therein.

Please also be sure to refer to the “Commercial Market Study” for Central Square produced by the City in 2000 (enclosed CD). While nearly a decade-old, it provides an excellent background of Central Square’s essential commercial identity and gives a useful backdrop and description of what the City expects in terms of neighborhood development and commercial enterprise. 3MJ Realty’s intentions and aims are perfectly aligned with those of the City in terms of bringing desirable mixed-use product to our local market. We seek to bring a project to market which locals, existing business, and the City of Cambridge can all be proud of and which will anchor Central Square as a more attractive, friendlier, and more diversified neighborhood. DEVELOPER BACKGROUND – 3MJ Realty, LLC The Naggar family has been developing real estate since 1990. The family owns and manages a portfolio containing approximately 215,000 square feet, valued at approximately $70,000,000. They are experienced owners and operators of real estate properties in the Cambridge and Boston markets, with a particular expertise in the retail sector and a specific focus on fully occupied locations, wherein retail properties occupy primary positioning within neighborhood marketplaces. The Naggars invest substantially in each of their properties to make them “best in class” in their immediate neighborhood and to position the properties for long-term success via strong tenancy. In addition to their substantial holdings in Cambridge’s Central Square submarket, the Naggars have successfully invested into four properties within the Downtown Boston market in recent years. The Naggar family has 50 years of experience in Central Square in both owning retail stores and operating real estate properties. This depth of understanding about the community, its best interests, and the potential benefits and opportunities presented by the progressive development of a successful new mixed-use project in the heart of the Square, will contribute immeasurably in ensuring the project’s ultimate success.



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TENTATIVE TIMELINE AND SCHEDULE OF EVENTS

Release of RFP......................................................................................................... December 3, 2009 Letter of Intent deadline......................................................................................... December 17, 2009 Deadline for submission of questions.......................................................................... January 8, 2010 PROPOSAL SUBMISSION DEADLINE …………………………...…………. February 3, 2010 Review Period of Proposals…………………………………..……. February 3 – February 17, 2010 Notifications to all Proposers (both failed and finalists)……………………….…. February 18, 2010 Interviews and Presentations with finalist firms (dates tentative)........... February 22 – March 5, 2010 3MJ Realty reserves the right to modify this timeline at any time.



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II. PROPOSAL FORMAT AND SCOPE OF SERVICES LETTER OF INTENT – December 17th A Letter of Intent (LOI) is required of all prospective architects for this contract, and is comprised of a simple letter confirming your intent to submit a proposal, with a one-paragraph description of your firm, submitted on letterhead and signed by an authorized official. The deadline for receipt of LOIs by 3MJ Realty is 5 PM EST on DECEMBER 17th, 2009. The Letter of Intent may be mailed, faxed, or sent by email to: Morris M. Naggar – Development Manager & Principal 3MJ Realty 563 Massachusetts Avenue Cambridge, MA 02139 PH - (617) 876-9080 FAX – (617) 491-7537 E-MAIL [email protected] CCs to: [email protected] &

[email protected] QUESTIONS ON REQUEST FOR PROPOSALS – January 8th, 2010 Any questions or requests for clarification about this RFP must be submitted in writing to: Morris M. Naggar, Development Manager [email protected] With copies to: John H. Cunningham, Development Associate [email protected] And: Joseph M. Naggar, Development Associate [email protected] For the benefit of all proposers, no questions can be accepted after 5:00 p.m. on January 8th, 2010. A summary of many of the questions received, and their responses, will be sent to all Proposers.



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RFP SUBMISSIONS – FEBRUARY 3rd, 2010 Final Proposals must be mailed or hand delivered. Regardless of the postmark date, proposals must be received by 3MJ Realty by 5 PM EST, FEBRUARY 3rd, 2010. Electronic transmission either by fax or email will NOT be accepted. Mail or hand-deliver:

Ten (10) copies of the proposal sets One (1) set of drawings, models, other design materials

To: Morris M. Naggar – Development Manager & Principal 3MJ Realty 563 Massachusetts Avenue Cambridge, MA 02139



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PROPOSAL SUBMISSION REQUIREMENTS A. Proposal Cover Sheet – Complete ATTACHMENT A. Identify the contact person for the

proposal, and their address, telephone, fax, and e-mail information. Included one the form is the statement “We, the Proposer, submit this proposal with the intent that it remain valid for a period of not less than 120 days from the date of submittal.” An official authorized to bind the firm to the terms of the proposal must sign the Proposal Cover Sheet.

B. Fee Schedule/Proposal – Please provide a fixed fee schedule. A schedule has been provided in

ATTACHMENT B, indicating fees for the architect, engineers, and consultants. Please include fees for services that are believed to be required for this Project in the section labeled Optional/Other Services. The architect/proposer may use their own form if desired.

C. Cost Proposal - (in format provided - Attachment C) D. Proposal Narrative & Background of Proposer

Attachments excluded, the narrative should not exceed ten pages. It shall include: 1. An overview/discussion of the project approach. 2. Background of your firm. 3. List of organizations/businesses the firm has contracted with on similar projects. 4. Indicate the experience of the firm’s staff members who will be assigned to this project in the

areas of mixed-use developments in Massachusetts. 5. Indicate what qualifications and successes you have had in working within the permitting

process of the City of Cambridge, with an emphasis on the retail component if applicable. Identify specific elements of the Cambridge permitting process which are critical to understanding as we work towards successfully obtaining a building permit.

6. Listing of proposed team members (and contact info/websites if any).

(Note that it is important that the winning architect be prepared to work with both a separately hired developer/consultant, as well as retail design specialist, in the implementation of the design strategy of the project’s retail component.)

7. One copy of the firm’s license, affiliations and associations 8. A statement of being properly insured against fraud, errors and omissions.



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E. Massing Drawings The intent of the drawings is not to develop a full architectural design for the Site, but to illustrate unit mix, spacing of columns and other infrastructure, and the massing implications of the proposed development program. Drawings (and any models) will help to impress the architect’s vision for the Project and will be used in both the developer/architect selection process, the interview process, and the permitting process. 1. Provide an introductory narrative description of the design concept including the team’s

approach and the description of construction type, building materials, and anticipated green building elements.

2. The following drawings are suggested:

Site plan at 1/32” = 1’-0” showing building massing and the relationship of buildings to streets and parking areas. Indicate locations of entrances, the lobby area including elevators and escalators, auto ingress/egress to the underground parking levels, and residential unit mixes.

Two site sections at 1/32” = 1’-0”, one longitudinal and one transverse, that best describe the

development concept.

Plans of all floors at 1/32” = 1’-0”, showing proposed uses. Floor plans should indicate the square footages of the retail and office uses, as well as the number of bedrooms per unit.

Building elevations at 1/32” = 1’-0’

o (4 total) – Mass Ave; Norfolk Street; Essex Street; Bishop Allen Drive Important Design Guideline: Per Zoning Guidelines, the maximum allowable height in the Central Square Overlay District is eighty (80) feet upon issuance of a special permit.

Façade Renderings – all four sides

o Norfolk Street, Essex Street, and Bishop Allen Drive facades will all be new – all façade designs will integrate appropriately with the local landscape

o Along Mass Ave and a portion of Norfolk Street (southeast corner) - the existing buildings from 579-605 Mass Ave will remain in current form. They contribute to the character of the square and are to be preserved.

3. Relocation of certain uses on existing site:

Farmer’s Market: The on-site farmer’s market in the large municipal parking lot at the rear of the site (occurring each Monday in warm weather months) must be relocated to a visible location nearby where it can continue to serve the community and its participating farmers. Identify two possible suitable locations.

Relocate Alley: the alley that extends from Mass Ave to the city-owned parking lot at the rear of the site has a photo montage and an overhanging canopy that the City may want to preserve and relocate as part of this development. Provide a new location. The new Essex Street entry is one re-location possibility.



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F. Architect Experience

Describe at least one (1), but no more than three (3), completed comparable developments including:

(a) Name of project (b) Project location (c) Brief description (i.e - type of construction, functional components, and special design considerations) (d) Name of owner (e) The proposal cost vs. cost estimate (f) Status of completion

Submit photos of the interiors and exteriors of the comparable projects to display relevant

architectural design features, relationships of buildings, and relationships with adjacent uses (other developments, streets, etc.).

Describe any green building design experience (and evidence of current LEED accreditation

and/or LEED accredited design work if any). G. Timeline of Project through Completion H. Recommendations for Construction Management/Developer

Suggest more than one Construction Management firm as a strong candidate for this project based on ability, experience with similar mixed-use projects, and cost-consciousness. If available, provide fee schedules that might help demonstrate the firm’s cost consciousness.

I. Tax Revenue Benefit and Job Creation Benefit – snapshot

Discover and determine what the tax revenue benefit is to the City by virtue of this Project’s development – provide documentation of results

Discover and determine how many new jobs will be created by virtue of this Project’s

development – provide documentation of results J. Affordable Housing Benefit – snapshot

Discover and determine what the additional Floor to Area Ratio (FAR) benefit would be by virtue of a 15% Affordable Housing component to the development – provide documentation of results



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K. Other Items to Include in Proposal

Please provide a W-9 with your proposal.

Conflict of Interest statement - Include a brief statement describing any potential or known conflict of interest regarding this RFP and/or the MA Housing Authority of the City of Cambridge, or affirm that you do not have a conflict of interest.

Non-Collusion Affidavit: Execute the Non-Collusion Affidavit attached to this RFP.

(Attachment D) Insurance Requirement At the time of selection, the successful Developer team must procure and maintain insurance against claims for injuries to persons or damages to property, which may arise from or in connection with the performance of the work under 3MJ Realty contract by the Developer team members, the general and subcontractors, their agents, representatives, and employees. Unless the insurance requirements are modified by 3MJ Realty’s Risk Manager in his/her sole discretion, the selected Developer team must maintain insurance with an insurance company with ample coverages and limits.



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III. PROPOSAL DESIGN GUIDELINES A) Guidelines - Site Detail & Zoning & Land Use As per the Director of Zoning for the City of Cambridge, the following zoning information applies to the block in question.

1. The block is in the Business B base district, which controls the kinds of uses allowed, generally a wide range of housing, office and retail uses. * Active uses are required on the ground floor of buildings facing Massachusetts Avenue; fast order food establishments are limited to 14 (the number in existence at the time of adoption of the Ordinance; clubs serving alcohol are required to have their main entrance on Massachusetts Avenue.

2. Housing is allowed at one unit per 300 square feet of the lot. 3. FAR is 2.75 for non residential uses and 3.0 for residential uses. Those FARs continue to apply

in the Overlay District. 4. Generally, no setbacks are required for non-residential uses. Setbacks are required for residential

uses, following the provisions of the Residence C-3 zoning district. *Any setbacks required (usually for housing) can be waived by special permit.

5. Parking is as required in Article 6.000, generally about one space per 1,000 square feet for non-

residential uses and one space per dwelling unit. * The parking requirement in the district is waived as-of-right for buildings built before 1940, and can be waived for all other buildings by special permit for functional and design reasons.

6. The Central Square Overlay District either modifies the base district provisions, or through a

special permit process before the Planning Board relaxes some of the base district provisions. 7. The Overlay District imposes a 55 foot height limit (45 feet at Bishop Allen Drive) but allows

the height to go up to 80 feet by special permit. Any portion of a building above 55 (or 45) feet has to be set back of a 45 degree bulk control plane that can in turn be waived by the Planning Board.

The site is 340 feet along both Massachusetts Avenue to the south and Bishop Allen Drive to the north, and 285 feet along both Essex Street to the west and Norfolk Street to the east. The site at street level is approximately 95,000 square feet in total.



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Existing Site & Real Estate (owner’s real estate highlighted in purple)

Bishop Allen Drive Bishop Allen Drive

285 ft

Harvest Co-Op City Lot A

Essex Norfolk Street Street

NaggarLot

6 Essex &8-12 Essex

Entry to Coop

Essex n/a Norfolk Street Street

Existing Existing Existing Existing Existing n/a AlleyRetail Retail Retail Retail Retail Retail

n/a581 &

605 599 589 & 585 583 579 571 545 541285 ft

340 ft 340 ftMass Ave Mass Ave

n/a

n/a

City Lot B

n/a

575 565 563

Retail

Owner Real Estate

City Address Physical Address map-lot Assessed Value SF (assess)

561 Mass Ave 541-565 Mass Ave 90-155 $2,943,500 14,381

583 Mass Ave 579-583 Mass Ave 90-133 $6,703,500 18,218

599 Mass Ave 585-599 Mass Ave 90-70 $2,762,300 5,643

605 Mass Ave 605 Mass Ave 90-52 $556,600 917

6 Essex St 6 Essex St 90-53 $285,200 3,532

8-12 Essex St 8-12 Essex St 90-178 $435,500 5,399

Owner R.E - Totals $13,686,600 48,090

Non-Owner Real Estate

571 Mass Ave 1,882

575 Mass Ave 5,478

Public Alley 1,217

Municipal Parking Lot 1 (large lot) 33,873

Municipal Parking Lot 2 (small lot) 6,074

Grand Total SF 96,614



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B) Development Guidelines 3MJ Realty aims to give ample design latitude to architects/proposers in allowing their particular “vision” and “approach” to the project to be freely explored as it relates to layout and design specifications. The architect should use whatever drawings and models it feels necessary to express a particular vision for the proposed development and to properly substantiate the scope and style of the project. Regardless of the final design, the Developer sees a strong collaborative relationship with the Architect as crucial to the overall success of this proposed project. Cambridge Commons is proposed as a development expansion. The additional development to the existing retail use will include vertical construction that suggests creating six or more stories of commercial and residential use (not including the anticipated new two-level underground parking facility). Construction would result in a full city block of new mixed-use product, extending from Mass Ave at the south end to Bishop Allen Drive at the North end, and from Essex Street at the West end to Norfolk Street at the East end. In addition to the vertical construction, this project anticipates a two level below-grade parking facility. This facility would not only service the retail and residential apartment uses on site, but its active daily use by local workers and Central Square shoppers would substantially improve the perceived accessibility of Central Square by providing a centralized parking location where parking spaces are assured. Parking Facility - The parking facility would, at a minimum of the current 100 spaces, replace the existing street level municipal spaces currently used by the public. Parking levels will be further discussed as part of the permitting and approvals process, and as such the attached parking plans are preliminary. Further, any disposition of municipal property would be governed according to municipal ordinance 2.110 - Disposition of City Property (see Attachment I). The parking facility should have three pedestrian entrances: one on Mass Ave through the main retail entrance, one along Essex Street, and one at the mouth of the vehicular entrance at the corner of Bishop Allen Drive and Norfolk Street. Side Street Retail - At street level, along Essex Street (west side) and Norfolk Street (east side,) the architect should incorporate retail use. These side street retail spaces are envisioned as smaller, affordable retail spaces which will be locally owned and independent stores. These stores will have strong community ties and cater to local residents and workers. Refer to the attached Floor Plan mockups, which 3MJ Realty has produced, which will give the architect/proposer a general idea of the size and alignment of the Essex Street and Norfolk Street retail stores. Mass Ave Entryway/Lobby - The architect should conceive of and show their own unique representation for an exciting street level entryway on Mass Ave, (with vertical transportation, lobby, etc) as a fitting showpiece and curbside presence for the project. The façade design should blend appropriately with the existing facades from 567-605 Mass Ave, all of which would remain untouched by development. The two single-story buildings from 541-565 Mass Ave, to the right of the new Mass Ave entryway, would be torn down and replaced, as those buildings detract from the character of the square and are not consistent with the real estate on the block. The architect will have the opportunity to blend the new façade design for the 541-565 Mass Ave section of real estate (from Blockbuster to Citibank) with the new Mass Ave entryway.



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2nd Floor & 3rd Floor Use - The 2nd Floor expansion should be designed as open-floor retail. The 3rd floor design and use remains open to either retail or office use depending on market conditions, although if retail, the developer envisions 2 - 3 large retail tenants in an open layout. The 2nd and 3rd Floors, as well as the basement levels, would be accessed via both escalator and elevator. Note: It is anticipated that the 2nd, 3rd and Basement levels would appeal to retailers such as TJ Maxx, Marshalls, Target, Old Navy, and H&M (similar to retail use at 350 Washington Street in Boston’s Downtown Crossing). Local residents and stakeholders have expressed interest in these and similar retailers to fill the retail void in the Square for soft goods apparel (see enclosed market study). 4th – 6th Floor Use - The 4th floor is envisioned as residential apartments or office space, depending on market conditions. Although, as with the 3rd Floor, an open floor plan is suggested, as build-out flexibility is part of the early-stage development strategy. The 5th and 6th floors are expected to be residential apartments in a variety of studio, 1BR and 2BR layouts. Note: If the minimum percentage of affordable housing units are included as part of the residential component, it is conceivable that the Floor to Area Ratio (FAR) may be expanded. The architect/proposer should assist in discovering the potential to increase FAR via the incorporation of an affordable housing component. Commercial Uses by Floor - (tentative schedule – see ATTACHMENT G for visual description) 1st Floor – a) New retail; b) existing retail is reconfigured and renovated; c) existing retail remains 2nd Floor – a) New retail in open-floor layout; b) existing office remains at SW corner 3rd Floor – a) New retail or office; b) existing office remains at SW corner 4th Floor – a) Office or residential apartments; b) existing office remains at SW corner 5th Floor – Residential apartments 6th Floor (and above if allowable) – Residential apartments Upper Basement - Level 1 – a) Parking; b) existing retail is reconfigured; c) new retail; d) storage Lower Basement - Level 2 – Parking 3MJ Realty asks that the architect’s preliminary project approach incorporate the following elements, both specifically and generally: Specific Design Elements Include two levels of sub-grade parking (see attached mockups). The appropriate parking

levels are to be discussed and resolved within the construct of the permitting and approvals process. The existing 100 street level spaces used by the public will be replaced within the new parking facility (at minimum). The disposition of any municipal property is governed according to municipal ordinance 2.110 - Disposition of City Property (see Attachment I). The parking facility must incorporate three separate pedestrian entrances: one at the main Mass Ave retail entrance, one via Essex Street, and one via the mouth of the vehicular entrance to the parking facility at the corner of Bishop Allen Drive and Norfolk Street.

The on-site farmer’s market in the large municipal parking lot at the rear of the site (occurring each Monday in warm weather months) must be relocated to a visible location nearby where it



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can continue to serve the community and its participating farmers. Identify two possible suitable locations.

Note in the attached mock-up drawings that two small existing buildings on Mass Ave are not owned by 3MJ Realty (567 Mass Ave & 571-575 Mass Ave). They will not be included in the design, nor will they be impacted in any way by the proposed project. The buildings are two stories each.

Note that the existing retail building facades along Mass Ave from 579 to 605 Mass Ave (from Pearl Arts to Supercuts) will not be developed or impacted in any way by the proposed project.

General Design Elements Strive to incorporate open floor plans and wide column spacing to allow for greater flexibility in

tenant build-outs Be mindful to create designs that blend in fittingly with the structural and cosmetic integrity of the

existing buildings, especially along Mass Ave and Bishop Allen Drive, making effort to integrate the design with the local landscape while maintaining architectural individuality.

Seek to add elements that will be of specific benefit to the community and to the City of Cambridge. Local residents and workers should have a variety of ways in which to use the project above and beyond the new retail along Mass Ave, Norfolk Street and Essex Street.

Pay particular attention to maximizing sustainable, “green” design elements, while simultaneously incorporating elements and materials which will not overburden the project budget. The intent is to use healthful, durable, cost-conscious and environmentally sound practices in building design and construction, with the goal being entry-level LEED certification.

Be mindful to keep design elements within the parameters as defined by zoning laws and municipal ordinance. I.E – within height limits, within FAR limits, and according to any setback requirement. The successful architect/proposer will have a complete understanding of design restrictions and produce a design in accordance therein.

Local Market & Maintaining Local Integrity The developer is a longstanding owner of real estate in Central Square. A major motivating factor in this proposed development is to be able to deliver a mixed-use project that will anchor the neighborhood and be used extensively and enjoyed by shoppers and residents for years to come. As a long-time Cambridge business owner, and an advocate for the City’s best interests and development, the Naggar family/3MJ Realty will preserve the essential fabric of community that is part of what makes Central Square the diverse and vibrant place it is today. The goal is to add a significant new element of identity, attractiveness, and livelihood to the community. This goal is “one and the same” with the stated goals of The Cambridge Zoning Ordinance (Supplement A), which asks that certain design guidelines be accounted for in any potential development within the Central Square Overlay District. Among them:

Strengthen the retail base to more completely serve the needs of the neighborhoods; Create active, people-oriented spaces with compatible retail adjacent to residential uses; Improve the physical and visual environment; Provide retail establishments that serve the diverse groups in the surrounding neighborhoods; Please also be sure to refer to the “Commercial Market Study” for Central Square produced by the City in 2000 (see enclosed CD). It provides an excellent background of Central Square’s essential commercial identity and gives a useful backdrop and description of what the City expects in terms of neighborhood development and commercial enterprise. 3MJ Realty’s intentions and aims are perfectly



26

aligned with those of the City in terms of bringing attractive, sustainable, mixed-use product to our local market, and filling voids in the local market by doing so. Notable points from consumers surveyed for the “Commercial Market Study” include: Shoppers who do not use Central Square as their primary retail destination cited other shopping

areas as having either better variety of stores or better quality of stores. (p.21) Retail stores which MIT students and local stakeholders mentioned by name as suitable candidates

for Central Square included Marshalls, T.J Maxx, Old Navy, Lechter’s, and Target. (p.23-24) All respondents wanted to see more restaurants, as well as specialty stores such as Pier 1. (p.23) The majority of neighborhood workers wanted soft goods such as apparel as a new focus. (p.24) Many neighborhood workers believe weekday parking is an issue (though not weekends). (p.24) Local business stakeholders: a) suggested more “family type” stores in the Square; b) believe

national retailers in the square work as long as they fill a retail void; c) feel there are not enough soft-goods retailers in the square. (p.25)

Other conclusions reached in the Commercial Market Study:

Page 32 - “An additional redevelopment opportunity is to infill around, above, or under existing

buildings” based on the existing real estate in the Square. Page 33 - “Further development opportunities for reasonably priced space exist along some of the

square’s side streets”. “Liner buildings offer excellent opportunities for small service businesses such as tailors, cobblers, dry cleaners and hair salons. In addition to providing opportunities for affordable retail space, liner buildings improve the look and vitality of the streetscape. When liner buildings are used, the sidewalk is then defined by shop windows, awnings, and cafes, instead of cars. These storefronts improve pedestrian linkage between the neighborhoods and the district.”

The study cites that 96,200 square feet of additional retail space will be supportable through the year 2004, and that the expansion should focus on retail categories such as clothing, groceries and entertainment, which shoppers want to see more of in Central Square.

Page 26 of the Market Study expands on the shared philosophy of the City and the Developer that a broad mix of local and national retailers are the key to a successful and energetic retail district. In keeping all existing local businesses on location, and by the addition of new local businesses along Essex and Norfolk Streets and appropriate national retailer(s) along Mass Ave, the Developer is poised to deliver the City its desired retail mix and fill the commercial void as expressed by local workers, residents and stakeholders. All commercial retailers from 575 – 605 Mass Ave will remain in their current locations, and the buildings along Mass Ave in which they are located will remain undisturbed: Tenants along 575 – 605 Mass Ave are: Central Kitchen; Clear Conscience Café; Enormous Room; Harvest Co-Op; Libby’s Liquors; Payless; Pearl Arts & Crafts; Shalimar India Food & Spices; Supercuts; 7-Eleven



27

IV. EVALUATION CRITERIA & PROCESS 3MJ Realty will evaluate the submissions received based on a set of desired criteria, which we hope will include the following: 1. Compatible mixed-use project design experience. We will place particular emphasis on retail

elements therein. 2. Experience in working within the City of Cambridge permitting process (and / or similar dense

urban permitting processes). Particular knowledge of local conditions and project area will be highly beneficial.

3. Summarized qualifications of the individual within the architect/proposer’s organization who will

be directly responsible for the work. Similarly, the relevant qualifications of the Construction Management firm which your firm may wish to recommend will be evaluated.

4. Please attempt to quantity and illustrate your firm’s ability to keep costs contained, and within the

defined project budgets. 5. The estimated Fee Schedule:

Fixed Rate (ATTACHMENT B – architect/proposer may use own form if desired) And / or

Hourly Rate Notes and qualifiers regarding Proposal Submissions and the selection process:

The firm submitting a proposal agrees that with its proposal it authorizes 3MJ Realty to verify any or all information and/or references provided therein.

3MJ Realty will approve and vet all subcontractors suggested by the primary contractor. 3MJ Realty reserves the right, after contract award, to amend/update the resulting contract as

needed throughout the term of the contract, but only with the consent of all parties. Offerors will be required to provide proof of professional liability insurance and an ‘errors and

omissions’ policy to meet 3MJ Realty’s financing/underwriting requirements. All information, materials, and documents discovered or developed/produced for this project by

Offeror will become the shared property of 3MJ Realty for its continued use (including, but not limited to, all drawings, electronic files, and presentations, etc).

Offerors must be licensed to practice architecture in the State of Massachusetts 3MJ Realty is dedicated to the principles of equal employment opportunity in any term,

condition or privilege of employment or contracting. We do not discriminate on the basis of age, race, sex, color, religion, national origin, disability, veteran status, sexual orientation, gender identity, or any other status protected by state or local law. This policy applies to all employees and non-employees such as customers, clients, vendors, contractors, subcontractors and consultants.



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V. SCOPE OF WORK (anticipated) The Scope of Work for this project is anticipated to be delivered in multiple Phases. Activities, design work, and post-design work should include, but will not be limited to, the following: Phase 1 – Predevelopment Activities Meeting(s) between Developer & Architect to discuss schedule and planned activities Schematic Design including programming, site and geotechnical investigations, zoning review,

traffic study Preliminary design Preliminary budget Presentation materials Submissions to City agencies for Planning & Zoning approvals Meetings with City officials Meetings with neighborhood interest groups and residents Meetings with local business interests Phase 2 – Pre-Construction Phase Pre-construction meeting(s) Construction drawings & specs including subsurface work, sitework, architectural, MEP & life

safety engineering, structural engineering, code consultants, etc Review of contractor bids Application for Permits Phase 3 – Construction Phase Supervision of construction Submittals and requisitions review and approvals Punch list review and approvals City re-submittals as needed Consultant management as needed



29

VI. CONTACT INFORMATION Morris M. Naggar – Development Manager & Principal – [email protected] John H. Cunningham – Development Associate – [email protected] Joseph M. Naggar – Development Associate – [email protected] 3MJ Realty 563 Massachusetts Avenue Cambridge, MA 02139 PH – (617) 876-9080 Fax – (617) 491-7537



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Attachments Forms Attachment A – Title/Cover Page ……………………………………………………......... Page 31 Attachment B – Fee Schedule (both flat & hourly) …………………………………...….. Page 32 Attachment C – Cost Proposal ………………………….…………………………...…….. Page 33 Attachment D – Non Collusion Affidavit …………….……………………………...……. Page 34 Real Estate Attachment E – Aerial & Map of Existing Site ……………….....………….……...……. Page 35 Attachment F – Existing Real Estate F1) Pictures ..…………….………………………………………………….…. Page 36-39

F2) Stack Chart – Mass Ave retail …………….…………………….………..…. Page 40 F3) Site Plan (showing developer-owned real estate) ...……………………........ Page 41 Attachment G – Proposed Development Floor Plans & Layouts (preliminary)……... Page 42-49 Attachment H – Parking Drawings (existing & proposed) ...…………………….…... Page 50-52 Attachment I – Municipal Ordinance 2.110 – Disposition of City Property...….…... Page 53-54

Supplements (enclosed CD)

Supplement A – Commercial Market Study – Central Square enclosed CD Supplement B – Cambridge Zoning Ordinance enclosed CD



31

Attachment A – TITLE/COVER PAGE


Cambridge Commons

Legal Name of Firm: Address: Telephone #: ( ) Primary representative/manager/partner-in-charge Name: Title: Telephone #: ( ) E-mail: Primary Contact for this RFP (if different from above) Name: Title: Telephone #: ( ) E-mail: We, the Proposer, submit this proposal with the intent that it remain valid for a period of not less than 120 days from the date of submittal. The representations herein are made under penalty of perjury. ATTESTED ON THIS THE_______DAY OF ________, 20 ____________________________ Signature of Authorized Proposer ____________________________ Title of Proposer



32

Attachment B – FEE SCHEDULE

Proposed Phase Schematic Design Construction Construction Total Estimated TOTAL FEECompany Design Development Documents Administration TOTAL FEE Reimbursables & REIMB

BASIC SERVICES

Architect

Civil/Site Engineer

Structural Engineer

Mechanical Engineer

Electrical Engineer

Specifications

Code Consultant

Total Fees - Basic Services

% Fee by Markups, by Phase

Estimated Consultant Reimbursables

Estimated Architect Reimbursables

Total Reimbursables (estimated)

OPTIONAL / OTHER SERVICES

Retail Consultant

Total Optional Costs & Services

TOTAL PROJECT(Basic Fee Services, Reimbursables & Optional)



33

Attachment C – COST PROPOSAL Phase 1 – Predevelopment Activities Meeting(s) between Developer & Architect to discuss schedule and planned activities Schematic Design including programming, site and geotechnical investigations, zoning review,

traffic study Preliminary design Preliminary budget Presentation materials Submissions to City agencies for Planning & Zoning approvals Meetings with City officials and public interest groups ESTIMATED TOTAL PHASE 1 $ _________________ Phase 2 – Pre-Construction Phase Pre-construction meeting(s) Construction drawings & specs including subsurface work, sitework, architectural, MEP & life

safety engineering, structural engineering, code consultants, etc Review of contractor bids Application for Permits ESTIMATED TOTAL PHASE 2 $ _________________ Phase 3 – Construction Phase Supervision of construction Submittals and requisitions review and approvals Punch list review and approvals City re-submittals as needed Consultant management as needed ESTIMATED TOTAL PHASE 3 $ _________________ Other services as required (hourly cost – inclusive of all ancillary costs, list position/name) _____________________________ $ _________________ _____________________________ $ _________________ _____________________________ $ _________________



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Attachment D - NON-COLLUSION AFFIDAVIT

COUNTY OF ______________________ I, ________________________________________, duly swears, deposes and says that I am: The ___________________ (title) of _____________________________ (proposer entity), the party submitting the foregoing RFP Proposal (“the PROPOSER”). In connection with the foregoing RFP Proposal, the undersigned declares, states and certifies that: 1. The RFP Proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization or corporation. 2. The RFP Proposal is genuine and not collusive. 3. The PROPOSER has not directly or indirectly induced or solicited any other PROPOSER to put in a false RFI, and has not directly or indirectly colluded, conspired, connived, or agreed with any other PROPOSER or anyone else to put in false RFI, or to refrain from submitting this RFI. 4. The PROPOSER has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the RFP price, or that of any other PROPOSER, or to fix any overhead, profit or cost element of the RFP price or that of any other PROPOSER, or to secure any advantage against the public body awarding the contract or of anyone interested in the proposed contract. 5. All statements contained in the RFP Proposal and related documents are true. 6. The PROPOSER has not, directly or indirectly, submitted the RFP price or any breakdown thereof, or the contents thereof, or divulged information or data relative thereto, or paid, and will not pay, any fee to any person, corporation, partnership, company, association, organization, RFP depository, or to any member or agent thereof to effectuate a collusive or false RFI. Executed this ____ day of 20___ at __________________________________(City, County and State) I declare under penalty of perjury under the laws of the State of Massachusetts that the foregoing is true and correct. By: _________________________________ Title: ________________________________



35

Attachment E – AERIAL & MAP OF EXISTING SITE



36

Attachment F1 – Pictures

541-565 Massachusetts Avenue



37


Harvest Cooperative Supermarket Building - Rear of 581 Mass Ave



38




39

Easterly View of Mass Ave to Boston – Subject block at left



40

Attachment F2 – Stack Chart – Mass Ave Retail (existing)

FLOOR RSF RSF

4th Tenant

Size (SF) 5,261

LED

3rd Tenant

Size (SF) 5,225

LED

2nd Tenant

Size (SF) 8,259

LED

Street Tenant Supercuts Payless ShoeSource 7-Eleven Harvest Coop Pearl Arts & Crafts Citibank The Attic Blockbuster Video

Size (SF) 917 2,666 2,358 14,300 3,700 23,941 3,950 3,100 6,250 13,300

LED 1/31/2011 6/30/2010 10/31/2013 5/31/2012 9/30/2016 1/31/2017 1/31/2017 5/31/2011

Basement

16,000

58,686 13,300

Office 15,645 21.7%

Retail 56,341 78.3%

Total 71,986 100.0% 71,986 total

Motus Corporation

5,261

5/31/2011

Dimensional Insight

Prana Power Yoga

3,100

4/30/2012

5,225

6/30/2009

GamerDNA (former Guildcafe Ent)

5,159

Pearl Arts & Crafts

16,000

9/30/2016

3/31/2010



41

Attachment F3 - Site Plan (developer-owned real estate shaded in purple)


285 ft

Harvest Co-Op City Lot A


NaggarLot

6 Essex &8-12 Essex

Entry to Coop

Essex n/a Norfolk Street Street

Existing Existing Existing Existing Existing n/a AlleyRetail Retail Retail Retail Retail Retail

n/a581 &

605 599 589 & 585 583 579 571 545 541285 ft


n/a

n/a

City Lot B

n/a

575 565 563

Retail



42

Attachments G – Development Floor Plans (7 total)

(as proposed by Developer and subject to further design schemes by architect)



43

Street Level - Development Plan (proposed)


285 ft


Service ServiceEntrance Entrance

Access/Egress (includes recreation of old Alley decorative elements)

Entry to Harvest

Essex n/a New Entry Norfolk Street Upper & Street

Existing Existing Existing Existing Existing n/a LowerRetail Retail Retail Retail Retail Retail & Retail

remains remains remains remains remains n/a Office(former

605 599 589 & 585 581 579 n/a alley) 545 541285 ft


(new buildout)

n/a

New Retail 6

n/a

n/a

New Retail 1

565 563

Retail

New Retail 2

New Retail 3

n/a

New Retail 5

Entrance to Underground Parking

Loading Area/Docks (for supermarket & other retail)

Harvest Coop

New Retail 4



44

2nd Floor - Development Plan (proposed)


285 ft


Retail - 2nd Floor

Access/Egress - TBD

n/a n/aEssex Norfolk Street n/a n/a Street

Existing Existing Existing Existing Escalator/Office Office Office Office n/a n/a Elevator

remains remains remains remainsn/a n/a

285 ft




45

3rd Floor - Development Plan (proposed)


285 ft

3rd FloorRetail/Office - 2


3rd FloorRetail/Office - 3

Access/Egress - TBD


Existing Existing Existing Escalator/Office Office Office Elevator

remains remains remains

285 ft


Retail/Office - 13rd Floor



46

4th Floor - Development Plan (proposed)


285 ft


Access/Egress - TBD

Essex Escalator/ Norfolk Street elevator Street

Existing Existing ExistingOffice Office Office

remains remains remains(MIN setback requirement above 60 feet height = 10 feet)

285 ft


Office or residential apartments ("Flex" space) - 4th Floor



47

5th & 6th Floor (typical) - Development Plan (proposed)


285 ft


Access/Egress - TBD

Essex Escalator/ Norfolk Street Elevator Street

(MIN setback requirement above 60 feet height = 10 feet)

285 ft


Residential apartments - 5th, 6th Floor (typical)



48

Lower Level 1 - Development Plan (proposed)


285 ft

Stair Essex to street Norfolk Street Street

Underground Parking Garage - Level 1

Access/Egress - TBD

n/a n/aEssex Escalator/ Norfolk Street n/a n/a Elevators Street

to n/a n/a Street/

Upper (new buildout)n/a n/a

605 599 589 & 585 579285 ft


Ramp to Street

565 563

Lower Level Retail

remains

Lower Level Retail



49

Lower Level 2 - Development Plan (proposed)


285 ft

Stair Essex to street Norfolk Street Street

Underground Parking Garage - Level 2

Access/Egress - TBD

Essex Escalator/ Norfolk Street Elevators Street

to Street/Upper

285 ft


Ramp to Street



50

Surface Parking - (100 existing public spaces)



51

Parking Plan (proposed) – Lower Level 1

Retail Space (new build-out)



52

Parking Plan (proposed) – Lower Level 2



53

CAMBRIDGE, MASSACHUSETTS MUNICIPAL CODE

A Codification of the General Ordinances of the City of Cambridge, Massachusetts

2.110 - Disposition of City Property This chapter shall apply to the sale, transfer, lease or rental, or exchange of any city-owned property or property rights or interest such as a public easement on private property, collectively called "Disposition of City Property." This chapter shall not apply to the transfer of real estate, or any interest therein, to the Affordable Housing Trust for the purposes of construction of low- and moderate-income housing pursuant to M.G.L. c. 40, s. 15A. The purpose of this chapter is to protect the citizens of Cambridge and to achieve land uses that best serve the City's public purpose. In addition, when the public purpose is found to be best served by a disposition of City property for a private purpose, the City's objective will be to receive the fair market value for such property, to protect real estate values, and to dispose of each property without favoritism. No disposition of City property shall be completed unless the above criteria have been satisfied, all requirements of applicable State law have been met, and the following process has taken place: A. The City Manager shall be responsible for engaging in a process that will result in a fair analysis of how the greatest public benefit can be obtained from the City property in question. B. The City Manager shall prepare a report. The report shall be based on careful consideration of the issues enumerated below. In the course of preparing the report, at least one community meeting shall be held to discuss the issues and community concerns and they shall be addressed in the report. Advance notice of such meetings shall be given to potentially affected persons describing the proposals under consideration. The report shall include the following information:

1. A description and analysis of the alternative uses for the City property, including an analysis of public benefits and drawbacks and the financial impact of each alternative; 2. The use of the City property at the time of the recommended disposition and any actual or projected annual revenues or costs associated with such property; 3. The existing zoning status of the property and other City, State, and federal laws, codes, ordinances and regulations that apply to it at the time of the recommended disposition and that would apply to the various alternative uses analyzed; 4. Any attempts to rezone the property or to change existing laws, codes, ordinances or regulations or uses with regard to the property that have taken place within the previous five years; 5. The development potential of the property;



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6. A full description of development plans proposed for the site, including traffic and parking studies and other appropriate analyses of the impact on the neighboring area and the City as a whole; 7. A review of the financial arrangements being recommended, including two independently prepared impartial appraisals of such property's worth that contain an independent, good faith estimate of such property's worth to the prospective buyer, transferee, or lessee.

C. The City Manager shall submit the report to the Planning Board and to the City Council and City Clerk for public dissemination. The Planning Board shall hold a public hearing not sooner than two weeks after receipt of the report, and after study, shall submit its recommendation to the City Manager for submission to the City Council. D. The City Council shall hold a public hearing within six weeks of receipt of the City Manager's recommendation and the Planning Board report. E. At least fourteen days prior to the public hearings by the Planning Board and the City Council, the City Clerk shall post notice of the hearings at various conspicuous locations upon the City property, giving the purpose of the hearing in detail, and shall send this written notice to the owners of property and renters, listed on the annual street list or on the assessor's records, within three hundred feet of the City property. The City Clerk shall notify civic groups and neighborhood associations who may be affected by or interested in such disposition of City property and shall publish notice of said hearings in newspapers of general circulation within Cambridge at least fourteen days prior to the date of each said hearing. F. The disposition of City property shall require a 2/3 vote of the City Council. G. For the disposition of city property that is of such little significance that the above described process would be unduly burdensome, the City Manager may request of the City Council a diminution of this process. Approval of such a request shall require a 2/3 vote of the City Council. (Ord. 1105, 1990)