AmendedandRestated

RequestForQualifications

MassachusettsPortAuthority
EastBoston,MA

THESUMMERSTREETDEVELOPMENTPROJECT
November9,2015

DeveloperQuestionsDue

November30,2015

QualificationStatementsDue

December21,2015

MassachusettsPortAuthority
OneHarborsideDrive,Suite200S,EastBoston,Massachusetts,021282909
www.massport.com

MASSCHUSETTSPORTAUTHORITY
AMENDEDANDRESTATEDREQUESTFORQUALIFICATIONS
DEVELOPMENTOFTHESUMMERSTREETDEVELOPMENTPROJECT

TheMassachusettsPortAuthority(Massport)requestsQualificationsStatementsfromparties
interested in developing, financing, constructing, and operating a mixeduse commercial
developmentproject,toincludeahotel,onParcelD2,aMassportownedparcellocatedinthe
SouthBostonWaterfrontDistrictofBoston,Massachusetts.

Qualifications Statements requirements and content are set forth in this Request for
Qualifications(RFQ),whichmayalsobeobtainedviaMassportswebsiteatthefollowingURL:
http://www.massport.com/businesswithmassport/goodsandservices/rfps/

AllinterestedpartiesmustprovidecontactinformationtoMassportwhentheydownloadthe
RFQinordertoreceivesubsequentinformationthatwillbeissuedpursuanttothisRFQ.

AllquestionsandrequestsforclarificationorinterpretationofthemeaningofthisRFQshallbe
submitted by electronic mail before 12:00 noon on November 30, 2015 and sent to:
[email protected].

Qualifications Statements must be received at the administrative offices of Massport,

Attention:JuanCarlosLoveluck,SeniorProjectManager,MassachusettsPortAuthority,RE&AM
Department, One Harborside Drive, Suite 200S, East Boston, Massachusetts 021282909, not
laterthan12:00nooneasternstandardtimeonDecember21,2015.

EachQualificationsStatementmustbesubmittedasone(1)signedoriginal,twelve(12)copies,
and two (2) digital files (CDROMs, thumb drives or other media storage device) containing a
PDFversionoftheQualificationsStatementinitsentirety.

MASSACHUSETTSPORTAUTHORITY
November9,2015

THESUMMERSTREETDEVELOPMENTPROJECT
TableofContents

Page(s)

RequestforQualificationsStatements

1. Introduction&ScopeofServices

2. SummerStreetDevelopmentProject

2.1Improvements&Uses
2.2TheProjectSite
2.3History
2.4AirRightsGarage
2.5Diversity&Inclusion
2.6WhollyPrivatelyFundedProject
2.7PermitsandApprovals
2.8Timeline

3. Legal&OtherRequirements
3.1 GroundLease
3.2 PropertyTaxes
3.3 AvoidanceofLaborStrife
3.4 BostonResidentsConstructionJobsPolicy
3.5 NonDiscriminationandEqualOpportunity
3.6 DisclosureofBeneficialInterests:
4. MinimumQualificationsforRFQ

4.1 Financing
4.2 ProjectDevelopment
4.3 CommitmenttoMinorityOwnedandWomenOwnedBusinessInclusion
5. QualificationsStatement&SubmittalRequirements

5.1 FormofQualificationsStatement
5.2 TransmittalLetter
5.3 ExecutiveSummary,OverviewofQualificationsStatement
5.4 DeveloperQualificationsandExperience
5.5.ProposerOrganizationalStructureandManagementApproach
5.6 MinorityOwnedandWomenOwnedBusinesses
5.7 FinancialCapabilityofProposer
6. EvaluationCriteriaforDeveloperSelectionatRFPStage

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7. RFQ&RFPProcedures

7.1 RFQ&RFPSchedule

7.2 CompliancewithRFQ
7.3 CommunicationwithMassport/QuestionsandAnswers
7.4 ContractualStatusofRFQandQualificationsStatements
7.5 ExaminationofRFQ
7.6 AmendmentsandAddendatoRFQ
7.7 RequiredCertifications
7.8 Confidentiality
7.9 LegalRequirements
7.10NoLicenseofRFQMaterials
7.11Publicity
7.12NonReliance
8. Submission&ReceiptofQualificationsStatements

8.1Submissions
8.2ReceiptofQualificationsStatements
8.3RejectionofQualificationsStatements
8.4MassportsDiscretion
8.5RequiredCertifications
8.6Exhibits

Exhibit1:
SiteLocation
Exhibit2:
AerialViewofParcelD2
Exhibit3:
ParcelD2,ExistingConditions
Exhibit4:
MaximumBuildingHeights
Exhibit5:
ParcelD2andAirRightsGarage
Exhibit5:
CertificationForm

710

1012

1. Introduction&ScopeofServices
The Massachusetts Port Authority (Massport) seeks to designate a developer with
exceptional experience and capability to develop a signature mixeduse commercial
development project (Summer Street Development Project or Project) on Parcel D2, a
Massportowned parcel in the South Boston Waterfront District (see Exhibits 1 and 2). This
Request for Qualifications (RFQ) is the first step in the designation process. The principal
objective of this RFQ isto qualify those developers and/or development teams (Developer)
whowillbeeligibletosubmitproposalsinresponsetoaRequestforProposals(RFP)forthe
developmentofParcelD2tobeissuedatalaterdate.

Massport views the Summer Street Development Project as a significant placemaking

opportunity for the South Boston Waterfront and seeks Developers capable of developing a
signatureproject.Programanddesignconsiderationsarethereforeexpectedtobepartofthe
evaluationprocessinthesubsequentRFPstage.Massportisstronglycommittedtoproviding
opportunities to minority and womenowned businesses and individuals. Accordingly,
Massport seeks to qualify Developers that demonstrate a commitment to include minority
owned and womenowned businesses in all aspects of the Project, including development,
financing,ownership,design,constructionandoperation.

All Developers must demonstrate in their Qualifications Statements that they meet the
Minimum Qualifications set forth in Section 4. Only Developers that qualify pursuant to this
RFQwillbeeligibletoparticipateinthesubsequentRFPprocess.

Developers who submitted proposals in response to the 2014 Headquarters Hotel RFP are
hereby deemed to be qualified for the Summer Street Development Project under this
Amended and Restated RFQ. As such, these Developers are eligible to submit proposals in
response to the subsequent RFP. For purposes of responding to this RFQ, such Developers
needonlysubmitalettertoMassport,onorbeforethedatethatQualificationsStatementsare
duehereunder,confirmingtheDeveloperscontinuedinterestinthedevelopmentofParcelD2
for the purposes of this RFQ. Such Developer may also choose to inform Massport of any
changesinitsteamorotherwiseupdateoramenditsearlierqualificationsubmission,butisnot
requiredtodoso.

2. TheSummerStreetDevelopmentProject

2.1 Improvements & Uses: The Project must include a hotel of 250 rooms or more
(SummerStreetHotelorHotel),streetlevelretailopportunities,andamixeduse
programwhichfullyutilizesthedevelopmentpotentialofthesiteatanappropriate
development density. In addition to the required Hotel, Massport seeks other
complementary, nonhotel uses such as office, residential, retail, or entertainment
usestoenhancethefinancialviabilityandurbandynamismoftheproposedProject.
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The Summer Street Hotel may be either full service or limited service, but in any
event should be of a quality standard appropriate for the site. In the RFP stage,
Massportwillseekhighqualitydesign,meaningfulplacemaking,andacommitment
tosustainabledesignprinciples.

The construction and operation of the Project will be governed by a development

agreement, one or more ground leases, and other project agreements (collectively,
ProjectAgreements)describedhereinorasotherwiserequiredbyMassport.

2.2

TheProjectSite:ParcelD2(ProjectSite)isstrategicallylocatedwithintheSouth
Boston Waterfront District, occupying a prominent position on Summer Street
directly opposite the Boston Convention & Exhibition Center (BCEC) and located
betweenWorldTradeCenterAvenueandDStreet.SummerStreetisthemajoreast
west street in the District, providing a direct connection to downtown Boston. D
Streetisthemajornorthsouthstreet,linkingthewaterfronttothetraditionalSouth
Boston neighborhood. The Project Site contains approximately 2.1 acres
(approximately89,570squarefeet)andfeaturesapproximately480feetoffrontage
alongSummerStreettothesouth,approximately200feetoffrontagealongDStreet
totheeast,andapproximately140feetoffrontageonWorldTradeCenterAvenueto
the west (see Exhibit 3). A railroad track (Track 61) runs along the northern
boundary of site. The 2.1 acres total parcel area includes approximately 13,802
square feet of air rights over Track 61. A portion of the site (approximately 975
squarefeet)atthesouthwesterncornerisownedbytheCityofBoston.Thisareais
includedinthe89,570squarefootfigure.

Asaguidelinefordevelopers,Massporthaspreparedamapentitled,BostonLogan
International Airport Composite of Critical Airspace Surfaces, which is available by
clickingonLoganAirspaceMapatMassportwebsiteatthefollowingURL:
http://www.massport.com/loganairport/aboutlogan/loganairspacemap/

While all developers are required to determine maximum building heights through
theirownduediligence,theapproximateheightsshownonthismaparedepictedon
Exhibit4.Ultimately,allbuildingheightsmustbeevaluatedbytheFederalAviation
Administrationthroughits7460process.

2.3

History: Beginning in 2013, Massport and the Massachusetts Convention Center

Authority (MCCA) worked collaboratively in developing a strategy to attract a
worldclass development team to build and operate a 1,000 to 1,200room
Headquarters Hotel on Parcels D2 and D3, two undeveloped, Massportowned
parcels of land. Together, Massport and the MCCA ran a successful RFQ process
seeking teams made up of developers, hotel brands, and hotel operators. The
process attracted numerous qualified teams. The Headquarters Hotel project was
contingent on the planned expansion of the BCEC, for which authorization was
obtainedfromthestatelegislatureonJuly29,2014.
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Sincethattime,plansfortheBCECexpansionhavebeenputonhold.Asaresult,the
scopeofdesireddevelopmentontheMassportownedlandhaschanged.Massport
has decided to move forward with the Summer Street Development Project, on
ParcelD2only.WhileMassportwillcontinuetoworkcollaborativelywiththeMCCA,
andexpectstheSummerStreetHoteltoaddressaportionoftheBCECsdocumented
need for additional hotel rooms proximate to the BCEC, the MCCA is no longer a
formalpartnerwithMassportinthisprocurementprocess.

2.4

Air Rights Garage: Massport is developing an abovegrade parking structure with

1,200to1,500parkingspaces(AirRightsGarage)onMassportownedlandnorthof
theProjectSite(seeExhibit5).Currentlyinthedesignphase,Massportexpectsthe
Air Rights Garage to be completed in 2019. Massport will make sufficient parking
available within the Air Rights Garage on or before the opening of the Project to
accommodate its parking requirements. Massports Air Rights Garage has been
plannedtoprovideparkingfornearbyMassportownedparcelswhichcannoteasily
accommodatetheirownparkingneeds.ThusMassportexpectsthatdesignsforthe
Summer Street Development Project submitted under the RFP will provide for
minimalparkingonsiteandinsteadrelyontheAirRightsGarageforthemajorityof
itsparkingrequirements.Massportanticipatesmakingparkingavailablefortheuses
ontheProjectsiteatmarketratesunderarrangementstobedetermined.

2.5

Diversity&Inclusion:Massportseekstopromotethefullparticipationandequality
ofopportunityforminorityownedandwomenownedenterprises(M/WBE)inall
aspects of the development of the Project, including participation in the
development, financing, design, construction, operation, and ownership of the
Project. Massport expects Developers to identify and include M/WBE in their
development teams. As set forth in Section 5, Developers shall discuss in their
QualificationsStatementtheirexperiencewith,andapproachto,achievingthegoals
outlined below, and are required to certify in their RFQ submission that they
understandthegoalsandarecommittedtoachievingthemifselectedtodevelopthe
Project. As will be set forth in more detail in the RFP, Massports evaluation of
Proposals submitted in response to the RFP will assess, as a key criterion in the
evaluation of Proposals, each Developers commitment and approach to meeting
Massports objectives regarding inclusion of minorities, women, and M/WBEs in all
keyProjectactivities.

2.6

WhollyPrivatelyFundedProject:Massportisseekingamarketbaseddevelopment
project.ItisnotanticipatedthattheProjectwillbegrantedanypublicfunding.As
such, the Developer is expected to structure, provide, and obtain all financing
commitmentsneededfortheProject.


2.7

Permits and Approvals: Development of the Project will be subject to state

environmentalimpactreviewaswellascertainCityofBoston,Massport,State,and
federalrequirements.ItwillbetheresponsibilityoftheDevelopertoobtainall
necessarypermitsfortheProject.

2.8

Timeline: Massport anticipates issuing an RFP in January 2015 and selecting a

Developer in May or June 2016. Once the Development Agreement is executed,
Massport expects the Developer to move forward on multiple fronts, with the
intention of achieving a Project groundbreaking in 2018 and completion of
constructionby2020.AdetailedtimelinefortheRFQandRFPprocesscanbefound
inSection7.1.

3. Legal&OtherRequirements

3.1 GroundLease:FollowingtheconclusionoftheRFPprocess,Massportwillnegotiate
ground rent terms with the successful Developer that will result in a market rate
groundleasetransactionandensurethatMassportparticipatesinthefuturesuccess
oftheProjectintermsofcashflow(throughbaserentandpercentagerent)aswellas
in value creation (through transaction rent). Upon completion of the activities
contemplated in the Development Agreement, and upon satisfaction of other
conditionsprecedent,theDeveloperwillenterintooneormoreGroundLease(s)with
MassportgoverningtheconstructionandoperationoftheProject.

3.2 PropertyTaxes:TheDevelopershallberesponsibleforpaymentofallpropertytaxes
assessedontheProjectSiteanditsimprovementsbytheCityofBoston.

3.3 AvoidanceofLaborStrife:Massportrecognizesthatlaborstrifehasthepotentialto
jeopardizetheProjectsconstructionscheduleanditsongoingoperations.
TheDeveloperselectedpursuanttotheRFPshallberesponsibleforminimizinglabor
strifeintheconstructionandoperationoftheProject.

3.4 Boston Residents Construction Jobs Policy: In connection with the construction of
the Project, the Developer shall voluntarily comply with the City of Bostons Boston
Residents Construction Jobs Policy with respect to the hiring of Boston residents,
minorities,andwomenforconstructionjobs.

3.5 NonDiscriminationandEqualOpportunity:Developersshallcertifythattheywillnot
discriminateagainstanyemployeeorapplicantforemploymentbasedonrace,color,
age, gender, ethnicity, sexual orientation, gender identity or expression, religion,
creed, ancestry, national origin, disability, veterans status (including Vietnamera
veterans) or background. Equal opportunity and diversity shall be protected and
4

affirmativelypromotedintheconstructionandoperationoftheProject.Developers
shall certify that they are in compliance with all applicable federal and state laws,
rules,andregulationsgoverningfairlaborandemploymentpractices.

3.6 Disclosure of Beneficial Interests: In conjunction with the execution of the Ground
Lease(s),theDeveloperwillberequiredtosubmitadisclosureofbeneficialinterests
statementincompliancewithM.G.L.c.7C,Sec.38.

4. MinimumQualificationsforRFQ
Massport will review Qualifications Statements received by the submission deadline.
QualificationsStatementsthatdonotmeettherequirementsdescribedbelowmayberejected
byMassport.

4.1 Financing:Demonstratedexperiencefinancingrealestateprojectsofasizeandscope
comparable to the Summer Street Development Project, including hotels. Extensive
experience structuring, providing and obtaining financing commitments for urban
hotelsandforlarge,mixedusecommercialrealestateprojects.

4.2 Project Development: Demonstrated record of successfully developing mixeduse

realestateprojectsofcomparablesizeandscopetotheSummerStreetDevelopment
Projectinmajorurbanareas.Demonstratedrecordofsuccessfullydevelopingurban
hotelprojects.

4.3 Commitment to MinorityOwned and WomenOwned Business Inclusion:

Demonstratedexperienceanddemonstratedcommitmenttomeaningfulparticipation
ofM/WBEinallaspectsoftheProject,includingdevelopment,financing,ownership,
design, and construction, as described in Section 5. Through the execution of the
Qualifications Statement Certification Form (attached as Exhibit 6), each proposing
Developer shall confirm its commitment to the goals related to M/WBE set forth in
thisRFQ.

Upon completion of its evaluation, Massport will determine which Developers meet the
qualificationsstipulatedinthisRFQ.ParticipationinthesubsequentRFPwillbelimitedtothe
DevelopersqualifiedunderthisRFQandtheDeveloperswhosubmittedproposalsinresponse
tothe2014HeadquartersHotelRFP.MassportmaydisqualifyanypotentialDeveloperbased
onMassportsdeterminationthatsuchDeveloperdoesnotmeettheMinimumQualifications.
MassportreservestherighttorevisetheMinimumQualificationsafterreceivingandreviewing
Qualifications Statements if, in Massports determination, doing so is in the best interests of
Massport.

5. QualificationsStatement&SubmittalRequirements

5.1 FormofQualificationsStatement:QualificationsStatementsshallincludeeachofthe
itemsspecifiedinthisSection5.QualificationsStatementsshouldincludeatableof
contents and be logically organized to facilitate Massports review. Massport is not
placing a page limit on Qualification Statements, but brevity is recommended.
General marketing materials that do not directly address the Project or the RFQ
requirementsarestronglydiscouraged.

5.2 Transmittal Letter: Qualifications Statements shall include a transmittal letter

identifying the Developer, the principal(s) or officer(s) authorized to execute
documentsonbehalfofsuchentities,aswellasacontactpersonfromtheDeveloper
designatedtoreceivesubsequentcommunicationsfromMassportwithrespecttothe
RFQ.

5.3 Executive Summary, Overview of Qualifications Statement: Qualifications

Statements should include an Executive Summary providing a description of the
Developers team organization and should describe briefly the qualifications of and
experience of team members, the teams organizational structure, and the financial
capacityoftheDeveloper.

5.4 Developer Qualifications and Experience: Qualifications Statements must describe

theexperienceoftheDeveloperinthedevelopmentofrelevantprojects.Specifically,
Qualifications Statements must describe the experience of the Developer in the
development of 1) projects of comparable size and scope to the Summer Street
Development Project,and 2) hotel projects of 250 or more rooms in urban settings.
For each project description, Proposers should describe the specific role(s) of the
Developerinthedevelopment,theprojectsize,projectcost,projectlocationanddate
ofprojectopening.

5.5 Proposer Organizational Structure and Management Approach: Qualifications

Statementsshallclearlyidentifyeachentity(includingadescriptionoftheownership
participation and structure of each entity) or individual that is a member of the
Developer and the roles to be played by each such team member. Proposers shall
describe the approach to managing and coordinating the preconstruction and
constructionphasesastheDeveloperoftheProject.

5.6 MinorityOwned and WomenOwned Businesses: The Developer shall describe its
past experience promoting the participation of minorities, women, and minority
ownedandwomenownedbusinessesinthedevelopmentandoperationofprevious
projects, as applicable. Qualifications Statements shall also include a description of
theProposersplanformeetingorexceedingthegoalssetforthinthisRFQregarding

the participation of M/WBEs throughout all phases of the Project, including the
development,financing,design,constructionandownershipoftheProject.

5.7 FinancialCapabilityofProposer:QualificationsStatementsshallincludeevidenceof
thefinancialcapabilityoftheDevelopertosecuretherequiredfinancing.Duringthe
RFP phase, Massport will request more detailed information substantiating the
Developersfinancialcapability.

6. EvaluationCriteriaforDeveloperSelectionatRFPStage
DevelopersthataredeemedqualifiedpursuanttotheRFQwillbeinvitedtosubmitproposals
respondingtoanRFPtobeissuedinJanuary2016.Massportwilluseevaluationcriteriasimilar
to the RFQ evaluation criteria to evaluate responses to the RFP and to select the topranked
proposer. The RFP criteria will consist of the following four, equally weighted, criteria to be
describedinmoredetailintheRFP,asfollows:

AbilitytoExecuteProject
ViabilityofFinancePlan
ComprehensiveDiversityandInclusionProgram
ExceptionalDesignandProgram.

7. RFQ&RFPProcedures

7.1 RFQ&RFPSchedule:
RFQIssued:

November9,2015
QuestionsDuetoMassport:

November30,2015
QualificationsStatementsDue:

December21,2015
QualifiedDevelopersNotified:

January2016
RFPIssuedtoQualifiedDevelopers:

January2016
RFPResponsesDue:

March2016
DesignatedDeveloperNotified:

MayJune2016

7.2 Compliance with RFQ: Developers must comply with the procedural requirements
describedinthisRFQand,intheirQualificationsStatements,mustrespondspecifically
to the questions, requests for information and certifications set forth in this RFQ.
DevelopersshallnotincludeintheirQualificationsStatements,ormakeanyelements
oftheirQualificationsStatementsconditionalupon,assumptionsorconditionsother
than those expressly stated in this RFQ. Massport reserves the right to reject any
QualificationStatementnotincompliancewiththisRFQ.

7.3 CommunicationwithMassport/QuestionsandAnswers:Allquestionsandrequests
for clarification or interpretation of the meaning of this RFQ shall be submitted by
electronic mail before 12:00 noon on November 30, 2015 and sent to:
[email protected]. All questions and requests for clarification or
7

interpretation submitted by a Developer shall be shared with all other teams

submitting Qualifications Statements, without attribution, in conjunction with
Massports responses. Massport will issue responses to all questions received, and
any addenda or amendments to this RFQ, and any supplemental information in
connection with this RFQ, in accordance with the schedule described in Section 7.1
above,asmayberevisedbyMassportinitssolediscretion.Massportwilldistribute
allsuchresponses,addenda,andamendmentstoallwhoregisteredfortheRFQatthe
Massportwebsite,usingtheemailaddressprovided.

No oral interpretation, instruction, or information concerning this RFQ given by any

employee,agentorconsultantofMassportshallbebindingonMassport.Developers
shallnotrelyonanysuchoralinformation.Massportshallnotberesponsibleforany
explanationorinterpretationofthisRFQ,unlesssuchexplanationorinterpretationis
giveninaccordancewiththewrittenprocedureoutlined.

Any Developer that contacts directly or indirectly any member or employee of

Massport, or any consultant engaged by Massport to assist in the selection process,
with respect to any matter in connection with the selection process, other than by
submission of a written question or request for clarification or interpretation as
prescribedinthissection,orparticipationininterviews,discussionsornegotiationsas
providedherein,issubjecttodisqualification.

7.4 ContractualStatusofRFQandQualificationsStatements:TheRFQisnotbindingon
Massport. Massport assumes no responsibility for the costs incurred in the
preparation of a Qualifications Statement or related activities of any Developer.
Massport reserves the right to amend or withdraw the RFQ at any time in its sole
discretionbeforetheissuanceofanRFP.Insuchevent,Massportshallnotbeliableto
anyDeveloperforthecostsincurredbyitasaresultofamendmentorwithdrawalof
theRFQ.TheRFQhasbeenpreparedsolelytosolicitQualificationsStatementsandis
notacontractoffer.

7.5 Examination of RFQ: Before submitting their Qualifications Statements, each

Developer must thoroughly examine this RFQ, including all Exhibits and other
attachmentshereto,andbecomefamiliarwithlocalconditionsandwithfederal,state
and local laws, ordinances, rules and regulations and any other circumstances or
conditions that may in any manner affect the cost or performance of the
development,design,constructionoroperationoftheProject.FailureofaDeveloper
tocarefullyreviewtheRFQshallinnowayrelievetheDeveloperfromanyobligation
with respect to its Qualifications Statement. Each Developer shall promptly notify
Massport in writing of any ambiguity, inconsistency or error it discovers upon
examinationoftheRFQ,includingExhibitsandanyotherinformationmadeavailable
byMassport,ifsuchambiguity,inconsistencyorerrorismaterialtothepreparationof
the Qualification Statement. The submission of a Qualifications Statement will
8

constitutearepresentationbytheDeveloperthatitunderstandseveryrequirementof
theRFQ,includingtheExhibitshereto.

7.6 AmendmentsandAddendatoRFQ:MassportreservestherighttoamendtheRFQat
any time. Any amendments to the RFQ shall be issued through written addenda,
whichwillbepostedatthefollowingURL:
http://www.massport.com/businesswithmassport/goodsandservices/rfps/
In addition, Massport will notify all parties who have registered their interest in the
RFQoftheissuanceofsuchwrittenaddenda.EachDevelopershallberesponsiblefor
determining that it has received all addenda issued. Failure of any Developer to
receiveanyaddendumshallnotrelievesuchDeveloperfromanyobligationunderits
Qualifications Statement as submitted. All addenda or amendments issued by
MassportshallbeincorporatedintothisRFQ.

7.7 RequiredCertifications:EachDevelopershallexecutetheCertificationFormattached
hereto as Exhibit 6 and submit such executed form as part of its Qualifications
Statement.

7.8 Confidentiality: Massport will use reasonable efforts to keep confidential the
information submitted by Developers in connection with this RFQ to the extent
permittedbylaw,provided,however,Massportshallhavenoobligationtotreatany
such information as proprietary or confidential. Developers acknowledge that
Massportsobligationswithrespecttoprotectionanddisclosureofsuchinformation
shallatalltimesbesubjecttotheMassachusettsPublicRecordsLaw,M.G.L.c.66and
all other applicable laws. Upon the completion of the RFP process, all materials
receivedbyMassportthatfallwithinthedefinitionofapublicrecordassetforthin
the M.G.L. c. 4, 7d. (26) shall be disclosed upon request. Massport shall have the
righttouseallorportionsofanyQualificationsStatementasitconsidersnecessaryor
desirable and, by the submission of a Qualifications Statement, each Developer
thereby grants to Massport an unrestricted and irrevocable license to use its
QualificationsStatement,includingallmaterialssubmittedtherewith.

7.9 LegalRequirements:ThisRFQreferstoandsummarizescertainlaws,regulations,and
otherlegalrequirementsthatmaybeapplicabletothisRFQortotheProject.Allsuch
referencesandsummariesarefortheconvenienceoftheDeveloper,donotpurport
tobecompleteorcorrectassummaries,andshallinnorespectsupersede,expandor
limitrightsordutiesofMassportortheDeveloperinmattersgovernedbystatueor
applicable procedures. Developers shall have sole responsibility for complying with
applicable legal requirements in the preparation of their Qualifications Statements
and,ifselectedbyMassport,inthecompletionoftheProject.

7.10 NoLicenseofRFQMaterials:Massport,inmakingcopiesofthisRFQavailable,does
so only for the purpose of obtaining Qualifications Statements for the Project and
9

does not expressly or impliedly confer a license or permission of any kind to any
personforanyotherusethereof.

7.11 Publicity:Massportshallconductanyandallmediarelationseffortswithrespectto
this RFQ and the Project. Developers shall refer any and all media inquiries to
Massport.DevelopersshallnotmakeanypublicstatementswithrespecttotheRFQ
ortheProjectwithoutpriorapprovalofMassport.

7.12 NonReliance:MassportisprovidingtheinformationcontainedinthisRFQ,including
the Exhibits, solely for the convenience of Developers, and does not represent or
warrantthattheinformationisaccurateorcomplete.Developersshallnotrelyonany
statementorrepresentationbyMassportortheirconsultantscontainedintheRFQ.

8. Submission&ReceiptofQualificationsStatements

8.1 Submissions:QualificationsStatementsmustbereceivedattheadministrativeoffices
ofMassport,Attention:JuanCarlosLoveluck,SeniorProjectManager,Massachusetts
Port Authority, RE&AM Department, One Harborside Drive, Suite 200S, East Boston,
Massachusetts021282909,notlaterthan12:00nooneasterntimeonDecember21,
2015(suchtimeanddate,asmaybeamendedbyMassport,ishereinreferredtoas
the Submittal Deadline). Each Developer shall submit one (1) signed original,
twelve (12) copies, and two (2) digital files (CDROMs, thumb drives or other media
storagedevice)containingaPDFversionoftheQualificationsStatementinitsentirety.
Qualifications Statements shall be delivered to Massport at the address and to the
attentionoftheindividuallistedabove.QualificationStatementsshallbesubmittedin
asealedenvelopeorboxmarkedwiththenameandaddressoftheDeveloperandthe
wordsQualificationsStatement:TheSummerStreetDevelopmentProject.

The Qualifications Statement shall contain the contents described in Section 5,

including all certifications required by this RFQ. All Proposal documents shall be
printedon8x11paper.TheQualificationsStatementshallstatethelegalnameof
the Developer and shall be signed by the persons legally authorized to bind the
companysubmittingtheQualificationsStatement.Thenameandtitleofthepersons
signingtheQualificationsStatementshallbetypedorprintedbelowtheirsignature(s).

8.2 Receipt of Qualifications Statements: Complete Qualifications Statements must be

receivedbytheSubmittalDeadline.QualificationsStatementsoranyportionsthereof
or attachments thereto received after the Submittal Deadline may not be accepted.
The time of receipt by Massport will determine the compliance of mailed
Qualifications Statements with the delivery requirements of the RFQ, regardless of
timeofmailing.

10

Any Qualifications Statement may be withdrawn by the Developer by written notice

receivedbyMassportattheaddressforreceiptofQualificationsStatementsspecified
in this RFQ prior to the Submittal Deadline. At any time prior to the Submittal
Deadline, a Developer may submit an amendment to a Qualifications Statement
previouslysubmitted.Anysuchamendmentmustbesubmittedinwritinginthesame
manner as the original Qualifications Statement. Massport reserves the right to
disregard any amendment submitted that does not indicate clearly the proposed
modificationstotheoriginalQualificationsStatement.

MassportwillopentheQualificationsStatementsonoraftertheSubmittalDeadline.
Qualifications Statements will not be opened publicly, but a register will be
maintained of those Developers submitting timely Qualifications Statements. The
register of Qualifications Statements received will be distributed to Developers and
willbeopentopublicinspection.

8.3 Rejection of Qualifications Statements: Massport is soliciting competitive

QualificationsStatementspursuanttoadeterminationthatsuchaprocessbestserves
the interests of Massport and the general public and not because of any legal
requirementtodoso.MassportreservestherighttorejectanyorallQualifications
Statements,andtowithdraworamendthisRequestforQualificationsatanytimeit
determines that such action is in the best interests of Massport. Any Developer
submitting a Qualifications Statement that is incomplete, conditional or non
responsive may be disqualified by Massport. In addition, Massport may reject any
Qualifications Statement that is not prepared and submitted in accordance with all
requirements of the RFQ, or that contains alterations, contingencies, additions not
calledfor,errorsorirregularitiesofanykind.Massportreservestheunqualifiedright,
in its sole discretion, to waive any informalities, deviations, mistakes, defects, and
matters of form rather than substance, in any Qualifications Statement. Massport
may,butshallnotbeobligatedto,requestadditionalinformationorcorrectionsfrom
Proposers.NocostsofrespondingtothisRequestforQualifications,anyaddendaor
other documents or attendance at meetings in connection with this Request for
Qualifications shall be reimbursed by Massport. The rejection of any Qualifications
StatementinwholeorinpartwillnotrenderMassportliableforincurredcostsand/or
damages.

8.4 MassportsDiscretion:Massportreservestheunqualifiedright,initssolediscretion,
toundertaketheProjectusinganychosenapproachortorequestfurtherinformation
fromanyDeveloperortoselectaDeveloperinwhatevermannerchosenbyMassport,
ortonotproceedwithsuchselection.

8.5 Required Certifications: Developers shall execute the Qualifications Statement

CertificationFormattachedasExhibit6andanyadditionalcertificationsrequiredby
Massport.

11

8.6 Exhibits

Exhibit1: SiteLocation
Exhibit2: AerialViewofParcelD2
Exhibit3: ParcelD2,ExistingConditions
Exhibit4: MaximumBuildingHeights
Exhibit5:

ParcelD2andAirRightsGarage

Exhibit6: CertificationForm

12

Exhibit 1

Logan International
Airport

Parcel D-2

Boston Convention
& Exhibition Center

South Boston

World Trade Center

Fort Point Channel

Moakley Federal
Courthouse

South Station

Downtown Boston

Quincy Market &

Faneuil Hall Marketplace

Massachusetts Port Authority

Real Estate & Asset Management
October 2015

Site
Aerial
Location
Base
Parcel D-2

Exhibit 2

World Trade Center Avenue

D-2
t

e
tre
rS

Massachusetts Port Authority

Real Estate & Asset Management
October 2015

m
um

D Street

Parcel D-2
South Boston

Exhibit 3

D-Street Bridge

nue Br

r Ave
Cente
Trade
World

a
o
R
l
u
a
H
assport

D-2

89,570 sf

idge
eet
r
t
S
r
e
m
m
u
S

Massachusetts Port Authority

Real Estate & Asset Management
October 2015

Parcel D-2 area of 89,570 sf includes RR easement area of 13,802 sf

and City of Boston property area of 975 sf

RR easement (13,802 sf)

City of Boston Property (975 sf)

Parcel D-2

Existing Conditions

Massport Haul

Road

1
2

D Street

26
26

D-2

3
26
4

26

26

26

26

26

26

27

World Trade Center Avenue

Exhibit 4

Summer Street

Massachusetts Port Authority

Real Estate & Asset Management
October 2015

Elevations shown are measured from Mean Sea Level (NAVD88)

Parcel D-2

Maximum Building Heights

Exhibit 5

Park

Sta

rbo

Silver Line
Way Station

ay
eW

Lin

l Road

ne
t La
Por

John
hn H
hn
Hancock
Hanc

er

Silv

Ln

World Trade
Center Station

t
D Stree

World Trade Center Avenue

Masspor t

Parcel D-2
Parcel

Summer Stree

t
Eas

Westin
Boston
Water
front

rive

eD

Sid

Boston
Conve
ntio
Exhibi
tion C n and
enter

Massachusetts Port Authority

Real Estate & Asset Management
October 2015
0

100

200

800

D Street

D-3

Haul Roa

d
Road

Haul

State
Police

Pumphouse

rt
asspo

Road

Air Rights
Garage Parcel

OT
sD g
as ildin
M u
B

I-90

Masspor t Hau

Congress Street

ard

Summe

r Street

Inman

Street

Parcel D-2

Air Rights Garage

EXHIBIT6

CERTIFICATIONFORM

To:

MassachusettsPortAuthority
OneHarborsideDrive,Suite200S
EastBoston,MA021282909

From: ____________________________________

[DeveloperName]

TheProposersQualificationsStatementherewithissubmittedinresponsetotheRequestfor
Qualifications for the Development of the Summer Street Development Project (Project)
issuedbytheMassachusettsPortAuthority(Massport)anddatedNovember9,2015.
AllcapitalizedtermsusedbutnotdefinedhereinshallhavethemeaningssetforthintheRFQ.

In connection with the submission of the Qualifications Statement, the Proposer hereby
warrantsandcertifiestoMassportthat:

1. Examination and Acceptance of RFQ. The Proposer has received and carefully
reviewed the RFQ, including its exhibits and any addenda that Massport may
have issued prior to the date on which Qualifications are due, and hereby
acceptsallrequirementsandconditionscontainedtherein.

2. QualificationsStatementSubmittedinGoodFaith.

The information contained in the Qualifications Statement is true and

complete.

TheQualificationsStatementhasbeenpreparedandsubmittedingoodfaith
andhasbeendulyandproperlyauthorizedforsubmissiononbehalfofthe
Proposer.

InpreparationoftheQualificationsStatement,theProposerhasnot,directly
or indirectly, solicited or received any advice, assistance or information
concerning the Project from any representative of Massport, its agents or
consultants, which was not equally available to other Proposers and which
might contribute to an actual or potential competitive advantage for the
Proposer.

The Qualifications Statement is made without collusion or fraud with any

otherpersonorentity.

TheProposerhas(or,iftheProposeriscomprisedofmorethanoneentity,
each such entity has) filed with the Massachusetts Secretary of State all
certificatesandannualreportsrequiredbyapplicablelaw.

3. Information Submitted. The Proposer understands and agrees that Massports

receiptordiscussionofanyinformation(includinginformationcontainedinthe
Qualifications Statement and any ideas or other material communicated or
exhibited by the Proposer or on its behalf) shall not impose any obligation
whatsoeveronMassportorentitletheProposertoanycompensationtherefor,
excepttotheextentspecificallyprovidedinsuchwrittenagreementasmaybe
enteredintobetweenMassportandtheProposer.Anysuchinformationgiven
toMassportbefore,withoraftersubmissionoftheProposal,eitherorallyorin
writing, except as provided in the RFQ, is not given in confidence, and may be
used,ordisclosedtoothers,foranypurposeatanytimewithoutobligationor
compensation and without liability of any kind whatsoever. Any statement
whichisinconsistentwiththetermsofthisparagraph,whethermadeaspartof
or in connection with any information received from the Proposer or made at
anyothertimeinanyfashion,shallbevoidandofnoeffect.

4. NonRelianceonRFQInformation.TheProposerunderstandsandacknowledges
thatMassportisprovidingtheinformationcontainedinthisRFQ,includingthe
Exhibits, solely for the convenience of Proposers, and that Massport does not
representorwarrantthattheinformationisaccurateorcomplete.TheProposer
shallnotrelyonanystatementorrepresentationbyMassportoritsconsultants
containedintheRFQ.
5. NonDiscrimination.TheProposerwillnotdiscriminateagainstanyemployeeor
applicant for employment based on race, color, age, gender, ethnicity, sexual
orientation, gender identity or expression, religion, creed, ancestry, national
origin, disability, veterans status (including Vietnamera veterans) or
background.Equalopportunityanddiversityshallbeprotectedandaffirmatively
promotedintheconstructionandoperationoftheProject.TheProposerisand
will remain in compliance with all applicable federal and state laws, rules, and
regulationsgoverningfairlaborandemploymentpractices.
6. Tax Compliance. Pursuant to M.G.L. Chapter 62C, Section 49A, the Proposer
herebycertifiesthat(a)theProposerisincompliancewithallfederallawsand
laws of the Commonwealth of Massachusetts relating to taxes, reporting of
employeesandcontractors,andwithholdingandremittingchildsupport,and
(b) the Proposer has no outstanding payment or filing obligations to the
CommonwealthofMassachusettsDepartmentofRevenue.
2


7. Conflict of Interest. The Proposer certifies that (a) no relationship exists
between the Proposer and Massport or any officer, employee, or agent of
Massportthatconstitutesunfaircompetitionoraconflictofinterestorthatmay
be adverse to Massport; and (b) it has not acted in collusion with any other
ProposerorotherentitydoingbusinesswithMassportinamannerthatwould
constituteunfaircompetitionorthatmaybeadversetoMassport.

INWITNESSTHEREOF,theProposerhasexecutedthisCertificationFormthis_____dayof

___________________,2015.

____________________________________

(CorporateName)

____________________________________

(AddressofCorporation)

By__________________________________

(SignatureofCorporateOfficer)

____________________________________

(PrintedNameofOfficer)

____________________________________

(Officeheldbysignatory)