From the Amazon rfp:
In choosing the location for HQ2, Amazon has a preference for:
Metropolitan areas with more than one million people
A stable and business-friendly environment
Urban or suburban locations with the potential to attract and retain strong technical talent
Communities that think big and creatively when considering locations and real estate options
HQ2 could be, but does not have to be:
An urban or downtown campus
A similar layout to Amazon’s Seattle campus
A development-prepped site. We want to encourage states/provinces and communities to think
creatively for viable real estate options, while not negatively affecting our preferred timeline
Building/Site Requirements: Amazon is considering greenfield sites, infill sites, existing buildings, or a
combination for the Project. If existing buildings are available that can be retrofitted/expanded within
an acceptable budget and time schedule, Amazon may consider this option; however, the company
acknowledges that existing buildings may not be available to meet its requirements. As such, Amazon
will prioritize certified or shovel-ready greenfield sites and infill opportunities with appropriate
infrastructure and ability to meet the Project’s timeline and development demands, as set forth
below.
The following is a summary of the Project’s ideal site and building requirements:
Core Preferences Quantity Units Description
Site Requirements
Proximity to population center 30 Miles
Proximity to International airport Within approx. 45 Minutes
Proximity to major highways and arterial roads Not more than 1-2 Miles
Close to major arterial roads to provide optimal access
Access to mass transit At site
Direct access to rail, train, subway/metro,bus routes
Building Requirements
Initial Square Foot Requirement 500,000+ Sq. Ft. Phase I (2019)
Total Square Foot
Requirement Up to 8,000,000 Sq. Ft. Beyond 2027
Priority for Consideration (in no particular order):
Amazon will consider the following site/building categories for the Project:
1. Existing buildings of at least 500,000+ sq. ft., meeting the core requirements described
above and that are expandable or have additional options for developmentnearby.
2. A greenfield site of approximately 100 acres certified or pad ready, with utility infrastructure
in place. The sites do not have to be contiguous, but should be in proximity to each other to
foster a sense of place and be pedestrian-friendly.
3. Other infill, existing buildings, including opportunities for renovation/redevelopment and
greenfield sites, meeting the proximity and logistics requirements of the Project. This can
also be a combination of the above.
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4. Please also consider the overall proximity of the buildings at full build-out as you are making
recommendations
Additional Information:
Sustainability: Amazon is committed to sustainability efforts. Amazon’s buildings in its current
Seattle campus are sustainable and energy-efficient. The buildings’ interiors feature salvaged and
locally sourced woods, energy-efficient lighting, composting and recycling alternatives as well as
public plazas and pockets of green space. Twenty of the buildings in our Seattle campus were built
using LEED standards. Additionally, Amazon’s newest buildings use a ‘District Energy’ system that
utilizes recycled heat from a nearby non-Amazon data center to heat millions of square feet of office
space – a system that is about 4x more efficient than traditional heating. This system is designed to
allow Amazon to warm just over 4 million square feet of office space on Amazon’s four-block
campus, saving 80 million kilowatt-hours over 20 years, or about 4 million kilowatt-hours a year. We
also invest in large solar and wind operations and were the largest corporate purchaser of
renewable energy in the U.S. in 2016. Amazon will develop HQ2 with a dedication to sustainability.
Connectivity: Ensuring optimal fiber connectivity is paramount at our HQ2 location. Please
demonstrate the fiber connectivity on all submitted sites. Also, demonstrate multiple cellular phone
coverage maps to ensure optimal service.
KEY PREFERENCES AND DECISION DRIVERS
The below are our preferences and are not in a ranking order. We want to encourage you to think
big and be creative as you are collaborating to respond. Please address the drivers discussed
below in your RFP submittals.
Site/Building – As described herein, finding suitable buildings/sites is of paramount importance.
Amazon HQ2 is a transformational Project, and we must ensure we have the best real estate
options available whether this be a redevelopment opportunity, a partnership with the state,
province, local government, or new buildings. All options are under consideration.
Capital and Operating Costs – A stable and business-friendly environment and tax structure will be
high-priority considerations for the Project. Incentives offered by the state/province and local
communities to offset initial capital outlay and ongoing operational costs will be significant factors in
the decision-making process.
Incentives – Identify incentive programs available for the Project at the state/province and local
levels. Outline the type of incentive (i.e. land, site preparation, tax credits/exemptions, relocation
grants, workforce grants, utility incentives/grants, permitting, and fee reductions) and the amount.
The initial cost and ongoing cost of doing business are critical decision drivers.
Labor Force – The Project includes significant employment requirements at the threshold
compensation levels described herein and with corresponding educational attainment of the
available workforce. The Project must be sufficiently close to a significant population center, such
that it can fill the 50,000 estimated jobs that will be required over multiple years. A highly educated
labor pool is critical and a strong university system is required.
Logistics – Personnel travel and logistics needs, both from population centers to the Project site, as
well as between company facilities, are critically important. As such, travel time to a major highway
corridor and arterial roadway capacity potential are key factors. The highway corridors must provide
direct access to significant population centers with eligible employment pools. Travel time to an
international airport with daily direct flights to Seattle, New York, San Francisco/Bay Area, and
Washington, D.C. is also an important consideration.
Time to Operations – The Project requires an expeditious timetable for the location decision and
the commencement of construction. Given this, sites with the requisite access, utility
infrastructure, and zoning are critical. Please outline the permitting process and estimated
timetable to initiate Phase I of our operations.
Cultural Community Fit – The Project requires a compatible cultural and community environment for
its long-term success. This includes the presence and support of a diverse population, excellent
institutions of higher education, local government structure and elected officials eager and willing to
work with the company, among other attributes. A stable and consistent business climate is
important to Amazon. Please demonstrate characteristics of this in your response. We encourage
testimonials from other large companies.
Community/Quality of Life – The Project requires a significant number of employees. We want to
invest in a community where our employees will enjoy living, recreational opportunities, educational
opportunities, and an overall high quality of life. Tell us what is unique about your community.
