Vegas 2017 ICSC

Molly Howey

mhowey@gotopeka.com
Phone: 785.231.6040
Fax:  785.234.8656

Please stop by and say hello.

RFP for PROJECT SUB

From: Molly Howey [mailto:mhowey@topekachamber.org]
Sent: Wednesday, May 3, 2017 4:15 PM
Subject: Industrial Building Request
Importance: High

Hello,

I have attached a detailed request from a business looking at locating in Topeka. Please respond by Noon on Monday, May 8 with fliers for any property you have that meets or nearly meets all the outlined criteria. Please read through the whole document as it is exactly what was sent to me and there are some very specific requests. A summary is below:

• Looking for an existing stand-alone building  - 150,000 to 200,000 s.f. with expansion capabilities of up to 300,000 s.f.   Underlying parcel of 15 acre-minimum size is preferred
• Rail-service is not required but would be viewed as a positive for the project
• A building that was previously used for food processing would be ideal; however, they would also consider buildings that have been used for light manufacturing or warehouse/distribution as well. 
• Building with pre-cast or tilt-up concrete panels is strongly preferred.
• Purchase acquisition or lease to own is preferred
• Investment in equipment, machinery facility upgrades are estimated at $3 - $5M.  Property acquisition costs will be in addition to this amount.
• Occupancy by early summer 2017

Thanks!

Molly Howey, CEcD VP, Business Development & Attraction mhowey@gotopeka.com Office: 785.234.2644 / Cell: 785.231.4707 120 SE Sixth Avenue, Suite 110 Topeka, KS 66603

RFP for PROJECT SUB

The client is an established, well capitalized manufacturer of a specific product line within the food & beverage industry. They have developed a national brand awareness and following, and have successfully established operations which significantly benefit local economies in other locations in the US. They can readily demonstrate credit worthiness, a strong balance sheet, as well as the capability to enter sophisticated transactions resulting in leasehold and or fee-simple ownership of existing property, in other locations in the US.

GENERAL REQUIREMENTS

Acceptable Geography:

Communities and specific location solutions should be no further than 10- 15 miles from an Interstate Highway or State Highway commonly used and sized for truck routes.

Desired Location Profile:

An established, traditional industrial park location or industrial area within (or close in proximity to) an established urban area (regardless of size) or between several urban areas is preferred. Existing or planned residential development in close proximity (.25 to .5 miles) to the specific property solution will be considered less than desirable. Other major sources (both current and planned) of non-industrial traffic generation (retail, office, mixed use) in the immediate vicinity will be considered as a negative attribute.

BUILDING REQUIREMENTS & KEY INFRASTRUCTURE:

The site consultant is looking for property information in the form of a brochure and/or summary which addresses the requirements below.  If the property flyer doesn’t address the property information requested below, please type your response in “red” below the respective section to provide this additional information and submit this document, via email, with your property flyer. 

General Facility Type:

A facility designed and/or recently used for food processing and/or other light manufacturing operations, or a more robust (in terms of floor thickness & reinforcement, structural capacity, utility capacity, HVAC systems, loading, parking, etc.) building designed for distribution and warehousing uses. A building constructed with pre-cast or tilt-up concrete panels is strongly preferred.

Low water table is desirable, i.e. sufficiently low to prevent the requirement to continuously de-water sub-grade excavation work.

Prefer a building interior that is free of major partitions in proposed manufacturing space.

Prefer interior column spacing of 50 ft., 40 ft. minimum requirement

Preferred Size Requirements:

Stand-alone occupancy in an entire building is strongly preferred over co-tenancy. Spaces with near term, adjacent lease conclusions which would allow for expansion may be considered. Occupancy in a larger facility with adjacent space will require significant restrictions on current and future adjacent occupants.

Preferred size range of 150,000 sq. ft. to 200,000 sq. ft., with site expansion capabilities for an additional 50,000 – 100,000 under a common roof. An underlying land parcel with a 15-acre minimum size is preferred.   (Basically, they are looking for a stand-alone building that can be expanded to 300,000 s.f. as needed if it is not already that size.)

The client is not looking for a greenfield or a virtual building at this time.

If you have a building that has a co-tenancy situation, they would consider if the other tenant is close to the end of their lease so they could occupy the entire building.

Sufficient buffer property surrounding the facility to minimize offsite impacts typical from 24/7 light-industrial and/or distribution activities (i.e., potential for sound, process exhaust, moderate odor, etc.).

Kindly avoid submitting information for facilities which fall significantly short of the critical requirements.    

Age of Facility:

Construction date of no earlier than 1990 preferred. The presence of asbestos or any other known environmental hazard requiring clean-up or mitigation (known or discovered) will be deemed a significant negative factor.

Docks:

A building with docks on both sides is preferred, but not required.

14 dock positions minimum desired, 10 – 12 are acceptable.

Full ‘high-quality’ dock packages (automatic levelers, cushions, seals and locks) are preferred.

Rail Service:

Rail is not required but would be viewed as a positive factor for this requirement.

HVAC:

A building with at least some portion of the non-office area heated and cooled is strongly preferred. Robust, existing wall and ceiling insulation in operable condition are also of significant value.

Parking:

Significant parking is needed. 50 – 75 spaces may be needed in transition shifts and possibly up to 175 spaces. Please note existing spaces, room for expansion and applicable zoning requirements.

Roofing:

Preferred: Adhered white TPO membrane.

Acceptable: Ballasted (if in good condition/clean)

If an option is considered for initial investigation, access to structural roof detail and plans which confirm roof loading capability will be desired.

Roof Insulation:

Preferred: Closed cell insulation over top of metal deck.

Roof Heights:

Preferred: 28’ – 36’ clear

Minimum Acceptable: 28’ clear

Exterior Walls:

Preferred: Metal panels with interior and exterior metal skins over foam insulation core.

Preferred: Concrete tilt-up walls with sandwiched insulating core.

Not Preferred: Metal siding with vinyl-faced fiberglass.

Floors:

Minimum 6” reinforced concrete slabs.

If a property option is considered for an initial investigation, access to structural floor detail that shows load capacities will be desired.

Floor Drain system is preferred, if not present provisions to install a drainage system is required.

Ability to seal joints and improve load bearing capacity of floor in critical areas is necessary.

An existing floor slab is of uniform quality throughout facility.

An existing facility with a sub-base in place and a slab yet to be poured will be considered.

Public Utilities

Power:

Extremely reliable power stability and configuration from nearest sub-station is critical.

·         Identify primary voltage at substation.

·         Identify distance substation is from building service transformer.

·         Utility to provide 3 years of down time records pertaining to this location.

·         Identify age and condition of substation (transformer, gear and controls) and identify problems or upgrade plans for the term of the lease.

·         Is substation duel fed from multiple grids? This is not mandatory but would be considered a benefit.

Power Quality shall not be impacted from nearby industry, such as voltage sags.

Existing 480V, 1 MW, 2,000 amp/ 3 phase 4 wire power in initial occupancy area is preferred. The ability to upgrade service to 4,000 amp, 2 MW is critical for future expansion needs.

Existing utility distribution system shall be able to accommodate an increased connected load of up to 480V, 4000 amps (0.5MW). Electrical utility to identify what is required for this increase in load.

Electrical utility shall have fair and competitive commercial and industrial rates. Identify rate structure and summarize the degree of retail choice among electricity suppliers for industrial customers.

Refrigeration:

Please note the presence of any existing refrigerated space within a building, and/or building infrastructure which has or can support future refrigerated areas. Refrigerated space will be viewed as beneficial.

Compressed Air:

Please note the presence of any type of compressed air system or infrastructure to support the future installation of a system.

Steam:

Please note that a steam source (120 psi preferred) that can accommodate processing and industrial cleaning scenarios will be deemed of value. Please comment if such a source is available.

Water & Sewer:

Please provide detail regarding the line size, pressure and flows of the public water and sewer service to the specific property. Also note the existing future capacity of the water and wastewater treatment systems, maximum acceptable parameters for discharge (BOD, pH, TSS, COD, etc.); along with the rate schedule of discharge of process waste into the public wastewater treatment system. Water consumption is broadly estimated to be 5,000 – 15,000 gpd, with 50% discharge.

Gas:

Natural gas existing or available is required. Please provide the line size and pressure of existing gas service which serves the proposed property, and summarize the degree of retail choice among gas suppliers for industrial customers.

Fire Protection:

An ESFR System is preferred. Please detail the type of system which exists in the facility as part of your response.

If a property option is considered for an initial investigation, access to supply specifications and design detail will be desired.

Solid Waste:

Please note the proximity in miles to nearest composting, recycling, and or waste-to-energy facilities.

Sustainable Design:

An existing facility with existing LEED certification or equivalent is not required, but would be deemed to be of value.

Exterior:

Fenced in site with a security access system and fencing is required, and will be deemed of value.

Separate car and truck entrances are preferred.

Adjacent dust or odor producing operations are of significant concern, from both known and future sources. Please detail any known conflicting operations within proximity and be aware this factor will be closely scrutinized.

OCCUPANCY CONSIDERATIONS

Beneficial Occupancy:

A fee-simple facility purchase acquisition or lease/lease to own is preferred and will be viewed as a significant differentiating factor. Lease occupancy may be considered pursuant to the conditions and terms described in the three sections immediately below. A planned facility with expansion area in the later stages of permitting with a construction and delivery schedule that meets the desired occupancy schedule will be considered.

Lease term:

An initial lease term of 10 years is desired, with 2, 10 year renewal options.

NNN lease form is preferred

A Right of First Refusal to purchase the facility, or fixed price purchase option will be required.

Tenant/Landlord relationship:

The ability to truly “partner” with a building owner on a long term basis will be the most critical requirement of a lease situation. This will need to translate into a carefully pre-determined understanding between tenant and owner which allows tenant significant flexibility and autonomy to make improvements to the building, based on their process needs. An ownership structure which offers stability, a strong local presence and streamlined decision making is crucial and will be evaluated vigorously as part of the search process. Carefully negotiated restrictions on adjacent uses (if applicable) will be critical as well.

A facility owned or controlled by a local/regional development authority or other governmental jurisdiction is acceptable.

Aerial and location maps are requested if not included as part of summary.

Kindly avoid submitting information for facilities which fall significantly short of the critical requirements.

Regardless of lease or ownership means of control, fee ownership or beneficial occupancy is required by early Summer of 2017.