Campus Maria Request For Proposals (RFP) Functional Concept will at best provide credible answers to...
Transcript of Campus Maria Request For Proposals (RFP) Functional Concept will at best provide credible answers to...
CITY OF HELSINKI
Campus Maria
Request For Proposals (RFP)
Invitation to negotiation procedure 1 February 2018
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Contents
1 Registration and negotiation procedure 3
1.1 Objective 3
1.2 Vision and principles of functional development 3
1.3 Target schedule of the procedure 5
2 Description of the area subject to the negotiation procedure 6
2.1 General aspects 6
3 Starting points and objectives 7
3.1 Starting points and objectives for land use 7
3.2 Situation in terms of town planning 9
4 Requirements for consortiums and concept plans 9
4.1 Requirements for consortiums 9
4.2 Requirements for a concept plan 10
4.3 Questions 11
5 Negotiation procedure and decision 11
5.1 Negotiation procedure 11
5.2 Matters to be agreed during the negotiation phase 11
5.3 Assessment criteria for plan proposals 12
6 Collaborative planning 12
7 Principles of the handover of the area 13
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1 Invitation to negotiation procedure
1.1 Objective
The City of Helsinki (hereinafter the “Organiser”) has decided to reserve the
southern part of the Maria hospital area (hereinafter the “Project Area”) for the
expanding business accelerator activities of the Maria 01 startup community. The
Project Area, to be specified during the negotiation phase of the procedure, will be
reserved for one or more reservation recipients (a company or a group of
companies, hereinafter a “consortium”) for the purposes of co-planning and
implementation of the Campus Maria project. The model of procurement will be
Design-Build-Finance-Own-Operate (DBFOO). Once the project progresses to the
implementation phase, the lots to be formed in the Project Area will be handed over
with a long-term land lease agreement and, if necessary, with an option to
purchase. The Organiser requires that the consortium is willing and prepared to
make a long-term commitment to the ownership, development and operation of the
campus.
The City's objective is to develop the Maria area into Northern Europe's biggest and
internationally renowned growth company campus. The aim is to find a Functional
Concept that supports diverse growth company and accelerator activities in the
Project Area. The consortiums are expected to present their Functional Concept in
participation phase. At the end of the negotiation phase, the Consortiums shall
submit their final Design Proposals. The Organiser has estimated that the Gross
Floor Area of the Project Area will be at least 40,000 square metres.
1.2 Vision and principles of functional development
1.2.1 Vision
Campus Maria will be built in the core of Helsinki's innovation and startup
ecosystem, within the same former Maria hospital area where Maria 01 has already
attracted Finland's leading growth company operators and technology startups.
Maria 01 has created a strong growth company community and brought together
investors, accelerators, service providers and startups to develop Helsinki into a
leading Nordic growth company City.
Campus Maria builds on the solid foundation set by Maria 01 aiming at creating a
new supercluster, bringing together all growth-oriented companies, technology
entrepreneurs, accelerator programmes, investor communities, venture capitalists,
the leading anchor companies’ RDI-teams as well as technology scouts. The
supercluster is expected to attract headquarters of Finnish and international
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companies seeking new growth through global network collaboration and venture
development. Campus Maria will serve as a new bridgehead for the growing “born-
global” companies in both Finland and abroad.
Campus Maria will offer a new home to the capital region's growth company
community, bringing together all globally scalable growth companies seeking 10X-
growth. Campus Maria will serve the entire capital region and the Nordics as a
vibrant “unicorn factory” where complementary notions of co-entrepreneurship and
network collaboration create a solid foundation for a quickly accumulating global
competitive advantage. Campus Maria community will shamelessly challenge all
known industry boundaries, growth platforms and innovation ecosystems,
introducing radically new methods in the development of companies and business
models for rapid growth.
1.2.2 Campus Maria's functional concept
The City is seeking for a consortium that is willing and able a) to create a unique
and exciting concept for the growth company campus and b) to bring together the
required expertise and resources to realise the concept.
The Functional Concept will at best provide credible answers to the following
questions:
● How will the concept promote collaboration between the growth-oriented
startups and a network supporting them and bring key players together?
● What kind of service models will the campus operators use to promote
continuous development of collaboration between Finnish and international
partners (investors, funding providers, business development companies)
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and to link partners to the startup and technology ecosystems of Helsinki and
the Nordic region?
● How will the campus serve its community as a growth accelerator and build a
solid foundation for “unicorns” seeking explosive 10X-growth?
● How will the Functional Concept enable a strong and smooth relationship
between Maria 01 and Campus Maria and promote the growth of a uniform
“growth company City” in the heart of Helsinki?
● How will the concept ensure the development of Campus Maria as an open
collaboration platform? What kind of space and service solutions could
promote openness and connections to networks, on-site, off-site and global?
● How will the campus promote open dialogue and exchange of information between different operators and groups, support co-entrepreneurship and connect spaces and services in a way that they complement each other?
● How will the campus be linked to ecosystems that support and complement growth businesses in Helsinki and the Nordic region (e.g. university campuses and thematic development platforms)?
● How will the campus operators build international relationships and connections to the global value networks?
● How will the campus land use and built infrastructure (for example first-class
office solutions for established businesses, flexible modular spaces,
temporary accommodation, open space to promote collaboration) support
the Functional Concept?
Moreover, the selected consortium is expected to present a feasible proposal for a
long-term business model in which the consortium commits itself to developing
Campus Maria for the next 10 years as the leading growth company campus in
Helsinki and the capital region – as an engine of growth for the most functional City
of the World.
The consortiums with the most potential will be able to present initial ideas
regarding campus actors, for example
● key tenants planning to settle within the area (headquarters, R&D and
innovation units of companies etc.)
● promising startup and/or growth company teams
● service providers and companies supporting growth company operations
● operators supporting the development of the growth company community.
1.3 Target schedule of the procedure
The invitation (this RFP) to the Campus Maria negotiation procedure will be
published on 1 February 2018. The participation period will end on 30 April 2018.
The aim is to begin negotiations between the City and the Consortiums in May. At
the end of the negotiations, the Consortium whose final proposal meets the set
objectives best will be presented the recipient of the planning reservation. The
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Urban Environment Board will present the reservation to the City Board autumn
2018.
Phase Begins Completed
Invitation to participate February 2018 April 2018
Negotiations August 2018
Proposal for the reservation recipient (Steering
Group), planning principles (Urban Environment
Board)
September 2018
Reservation decision (Urban Environment Board
and City Board)
October 2018
Co-planning November 2018
The project Steering Group will assess the consortiums' proposals and propose a
reservation recipient to the Urban Environment Board. After the City Board has
reached a decision, co-planning will begin and the Consortium will continue
developing their proposal.
The target schedule for planning has been detailed in section 6 Co-planning.
2 Description of the area subject to the negotiation procedure
2.1 General aspects
Founded in the 1880’s, The Maria Hospital is the first municipal hospital in Helsinki.
Hospital activities in the area ceased in 2014. The City of Helsinki owns the entire
area which is culturally and historically valuable with layers created over time.
The 2.8-hectare area is located on the western edge of central Helsinki, separated
by Mechelininkatu from the nationally valuable cultural environment of the
Hietaniemi cemetery. The northern part of the area is a perimeter block and
connected to Kamppi's structure. The southern part has an open structure with
characteristics of the 19th century hospital area, which until the 1980’s and is
characterized by the varying scale of the buildings and architectural styles of
different eras. Part of the wooden buildings in the eastern and southern part were
demolished when the Porkkalankatu bridge was built and the harbour railway was
broadened.
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Established in 2016, Maria 01 startup community is located in the northern part of
the area in buildings 15, 16, 17 and 2 and is expanding to buildings 3 and 5.
Building 4 will be integrated into the startup cluster later. Building 14 is occupied by
a design firm. The northern part will remain under the City's ownership in the
foreseeable future. In the middle of the area, there is an apartment building (18)
owned by the City, which will be taken down at the City’s expense. In the southern
part of the area, there are old single-storey buildings with mainly temporary
activities.
3 Starting points and objectives
3.1 Starting points and objectives for land use
The area will be developed as a block area for Central functions, enabling small-
scale accommodation. The target for the planning area in the southern part is
40,000 to 60,000 square metres Gross Floor Area. The environmental impact of
Mechelininkatu and Porkkalankatu traffic must be taken into consideration.
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Initial planning and impact area with current buildings
The aim is to develop the entire Maria area into an open and inviting environment
for citizens and connect it to the surrounding area, physically and functionally.
A pedestrian bridge extending from Lastenkodinkatu across Baana bicycle route
could be added, serving as an emergency vehicle access route. A moderate
expansion of the block into the Baana bicycle route area is possible. Maintenance
access for the northern part should be primarily arranged through the central axis.
The Proposal must take into consideration the current and future underground
spaces as well as the parking and maintenance traffic to and from the office
building on the south side of the Ruoholahti bridge (Mechelininkatu 1). Parking
should be primarily situated in an underground parking facility. A traffic planning
project for the West Harbour area will begin spring 2018 that may affect land use of
Campus Maria.
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The wooden buildings in the Project Area can be moved, primarily within the area
and secondarily to a new location. Essential aspects reminiscent of the hospital
garden must be preserved in the Project Area.
In terms of the cityscape, the buildings of Campus Maria must be of high quality.
The buildings along Mechelininkatu should not exceed ten floors and the eastern
part should be low-rise. Variation in building heights is recommended. In the
southern part, a locally taller building is permitted if it is justified from a cityscape
point of view.
Available at the project website are the Guidelines regarding land use premises and
objectives, which will be specified into a Development Plan during the negotiation
phase.
3.2 Situation in terms of town planning
In the 2002 City Master Plan, the area was zoned as an area dominated by multi-
storey housing/office buildings and an area of historical value in terms of culture,
architecture and landscape.
In the new City Master Plan, the area is part of the City centre C2 area that will be
developed as a functionally mixed area of housing, commercial and public services,
offices, administration, parks, recreational and outdoor services and urban culture.
The new detailed plan for Maria Startup and Campus Maria is currently in process.
After the negotiation phase, the Development Plan will be presented to the Urban
Environment Board autumn 2018, simultaneously with the presenting of the
reservation. The City planning office will continue their work during the participation
and negotiation phases.
4 Requirements for consortiums and concept plans
4.1 Requirements for consortiums
In creating their Functional Concept for Campus Maria, the Consortium must use
the services of a construction project manager, a growth company specialist and an
architect. The Consortium must have a track record of carrying out similar projects.
The project team and contact persons must be presented in the participation phase.
As of the negotiation phase, the Consortium must acquire local knowledge of land
use, urban planning, building permit procedures and project management practises.
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The consortiums must be committed to the renting, facility services and
maintenance of the properties as required by their life cycle and develop them in
accordance with the requirements of the functions. For these purposes, the
Consortium must have an operator.
4.1.1 Financial requirements
The Consortium must have sufficient financial resources to be able to realise their
proposal. The fulfilment of these requirements will be assessed on the basis of the
information provided by the Consortium in their Functional Concept.
The Functional Concept must include the following:
● description of the Consortium's mutual contractual arrangements
● information on the Consortium's holdings, finances and operations
● the key figures from the Consortium's income statement and balance sheet
● the likely ownership and financing model of the project and the planned main
sources of capital.
4.1.2 Payment of taxes and other public contributions
During the negotiation phase, each company within the Consortium must be
prepared to present reliable documents or proof of the fulfilment of their social
obligations in a generally accepted way and in accordance with the legislation of
their country. The documents may not be more than three months old. The City has
the right to exclude from the procedure those Consortiums whose members do not
fulfil these obligations.
4.2 Requirements for a concept plan
The Functional Concept, which should not contain more than approximately ten A3
sheets, must include a description of the functional principles. In a schematic
presentation, the principles of land use and spatial solutions should be presented
through diagrams and 3D views and necessary additional material for example but
not restricted to
● the fulfilment of the Guidelines for land use
● sketches of building masses, functions and their location
● principles regarding the arrangement and flexibility of spaces
● the structural and functional connection of Campus Maria and Maria 01.
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4.3 Questions
The Consortiums can present questions through Q&A at www.campusmaria.fi. The
Organisers seek to answer them within five working days. The questions and
answers are public.
5 Negotiation procedure and decision
5.1 Negotiation procedure
Only Consortiums that meet the participation requirements and whose Functional
Concept meets the City’s objectives will be invited to the negotiation phase. The
Steering Group will decide how many Consortiums will be invited to the
negotiations.
According to preliminary schedule, the negotiations will start May 2018. One of the
main purposes of the negotiations is to develop the Consortium's Functional
Concept into a Design Proposal. In addition, the negotiations will handle issues
such as building schedule and sources of financing. The scope of contract between
the City and the Consortium as well as responsibilities and the terms of property
reservation and handover will be provisionally discussed during the negotiations.
The Steering Group will assess the final Design Proposals submitted before
deadline and select the Consortium to be proposed as the recipient of the
reservation. The assessment criteria have been detailed below in section 5.3.
No compensation will be paid for participation.
5.2 Matters to be agreed during the negotiation phase
The City will seek to provide the Consortium with all related information in its
possession. The City will be responsible, at its own expense, for the demolition of
the residential building in the area, analysis of contaminated soil including required
measures, geotechnical surveys and construction of a pedestrian bridge.
The negotiation phase will include discussions of changes and reorganisations in
the vicinity of the Project Area, serving the Project Area and based on the
Consortium's proposal, and possible dividing of costs and responsibilities.
The consortium will be responsible, at its own expense, for all arrangements in the
Project Area, in a way approved by the parties and required for the continuation of
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activities in the surrounding area, and for the completion of the Project Area,
including but not limited to:
● disconnection from infrastructure networks and building of own infrastructure network and connections
● connecting to the service tunnel
● maintenance of the Project Area
● parking, including a driveway through the Project Area; possible connections to the properties to the south of area
● relocation of old wooden buildings left in the area.
Issues of this kind will be discussed during the negotiation phase. Necessary
arrangements have to be approved by City officials.
5.3 Assessment criteria for plan proposals
The Consortium must submit their final Design Proposal through the project website
(www.campusmaria.fi) by the deadline determined during the negotiation phase.
The assessment of the proposals, completed during the negotiation phase, will be
carried out on the basis of the following criteria:
● meeting the requirements of the Development Plan
● feasibility and environmental aspects
● quality from the cityscape point of view
● functionality of the Project Area and the entire growth company campus.
The area will be reserved for the Consortium whose plan is assessed as the best, provided that the reservation terms have been agreed on during the negotiations and that the Consortium meets the participation requirements.
The City has the right to reject all Design Proposals.
6 Co-planning
A detailed plan proposal for the Maria area will be achieved in co-planning. The
target is to submit the detailed plan proposal to the Urban Environment Board for
review spring 2019. The decision regarding the approval of the plan will be made by
the City Council. The new plan will have legal status, at the earliest spring 2020.
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7 Principles of the handover of the area
The area will be reserved for the selected Consortium for a minimum of two years’
design phase, producing the application for building permit. The City Board will
make the reservation decision at its discretion, on the basis of the Urban
Environment Board’s proposal.
Also with regard to the reservation decision, the City will reserve the right to appoint
a member of the consortium or a user of the facilities to be built. The City will also
reserve the right to take control of the lots planned in the area and hand them over
to a specifically selected party. The detailed contents and extent of the above
mentioned terms are subject to discussion during the negotiation phase.
It will be proposed that the Project Area is rented to the reservation holder with a 30
to 60-year land lease agreement (or agreements) which will include, if necessary, a
option to purchase. A decision regarding land lease exceeding 30 years must be
approved by City Council. The handover terms will oblige the Consortium to ensure
that the Project Area is used for growth company activities for at least 10 years. In
other respects, the City's regular handover terms and possible additional terms set
by a competent authority will apply.
In connection of land value, the City will act according to section 130 of Municipal
Administration Act. Based on the current view, the market value of the Gross Floor
Area for office use is approximately €700 per square metre. The rent and eventual
selling price based on the option to purchase will be determined based on a market
value analysis by a neutral party.