Sci Pittsburgh 3001 Beaver Ave Rfi

REQUEST FOR INFORMATION (RFI)
Sale & Redevelopment of SCI Pittsburgh
3001 Beaver Avenue, Pittsburgh, PA 15233
Allegheny County, Pennsylvania
1. Background
The Pennsylvania Department of General Services (DGS), on behalf of the Commonwealth of
Pennsylvania ("Commonwealth"), is issuing this Request for Information (RFI) to assess market
interest in the potential sale and redevelopment of the Commonwealth-owned State Correctional
Institution (SCI) Pittsburgh, located at 3001 Beaver Avenue, Pittsburgh, Pennsylvania ("Property").
The Commonwealth seeks to identify developers with interest in, and the capacity to undertake,
acquisition and redevelopment of the Property in its present, pre-demolition as is, condition in a
financially sound, community responsive, and high-quality manner.
The Property consists of approximately 21.691 acres with 42 structures. It is zoned RIV - Riverfront
Zoning District and is located along the Ohio River in Pittsburgh's Marshall-Shadeland
neighborhood. The site operated as a state correctional institution until its permanent closure in
2017.
This RFI is not a formal solicitation and will not result in the award of a contract or real estate
transaction. Should the Commonwealth decide to proceed with a disposition or redevelopment
initiative, a separate Request for Proposals (RFP) or other formal procurement will be issued.
Participation in this RFI neither guarantees nor precludes participation in any future solicitation.
Note: The Commonwealth does not currently have, and may not receive, legislative authority to
directly convey (sell) the Property to a specified buyer. This RFI is solely intended to gauge interest
in feasible redevelopment approaches.
2. About the Property
* Address: 3001 Beaver Avenue, Pittsburgh, PA 15233 (Allegheny County)
* Location: East bank of the Ohio River in the Marshall-Shadeland neighborhood
* The Property has been listed as a historic district on the National Register of Historic Places
since 2018. The Pennsylvania State Historic Preservation Office (SHPO) is currently
conducting a historic mitigation study, which may recommend establishing a memorial area
recognizing the Property's historical significance.

* In June 2023, Michael Baker International completed a Land Use Feasibility Study for DGS
recommending full demolition as the preferred method of disposal and proposing that
approximately 5.2 acres along the riverfront trail be dedicated as public parkland. The full
report and appendices are posted to the DGS Website at: SCI Pittsburgh Land Use
Feasibility Study | Department of General Services | Commonwealth of Pennsylvania or
available upon request.
The following sections are summaries of key findings from the Michael Baker Land Use Feasibility
Study completed June 2023:
Land Use Feasibility Summary: SCI Pittsburgh / Western State Penitentiary
This document summarizes the findings of the Land Use Feasibility Study prepared by Michael
Baker International (June 2023) for the DGS. The study evaluates the highest and best use of the
Property to support its conveyance via competitive bidding under the authority of Act 24 of 2022.
Property Overview & Current Status
The Property comprises approximately 21.7 acres along the eastern bank of the Ohio River in the
Marshall-Shadeland neighborhood, roughly 2.5 miles northwest of Downtown Pittsburgh. The site
contains 42 vacant buildings and structures totaling over 550,000 square feet, enclosed by a 25-foot
perimeter wall. The facility was permanently closed in 2017.
* Zoning: The entire site is zoned Riverfront-General Industrial (RIV-GI) by the City of
Pittsburgh. This zoning accommodates general and heavy industrial uses, prohibits
residential development, and requires a 125-foot riparian buffer setback from the river.
* Historic Status: The Property was listed on the National Register of Historic Places in 2022,
with 24 contributing resources (including the Main Penitentiary Building). While this allows for
potential historic tax credits, stakeholder consensus strongly favors demolition to remove the
site's incarceration legacy.
Public Utilities
The Property is serviced by all major public utilities, providing a strong foundation for future industrial
redevelopment. Key providers include Duquesne Light Company (electric), Pittsburgh Water &
Sewer Authority (water, wastewater, and stormwater collection), Allegheny County Sanitary
Authority/ALCOSAN (wastewater treatment), Peoples (natural gas), and telecommunications
providers Verizon and DQE Communications.
Electric: Duquesne Light Company serves an 817-square-mile territory across Allegheny and
Beaver Counties, including the SCI-Pittsburgh property, which is adjacent to DLC's Preble Service
Center. The site contains a Commonwealth-owned power substation (located in the Correctional
Industries area) with primary service provided at 23kV. Notably, the current electrical grid would
require upgrades to support major reuse.
Wastewater & Stormwater: The Pittsburgh Water & Sewer Authority operates a separated system
that collects and conveys wastewater and stormwater to ALCOSAN's 59-acre treatment plant. The
site's Sewage Pump House (Building #31) connects to ALCOSAN's deep tunnel interceptor near

Westhall St., which will eventually be abandoned as part of ALCOSAN's Regional Tunnel System
project. Public water is also provided through the Pittsburgh Water & Sewer Authority.
Telecommunications: Verizon provides 5G Ultra Wideband and 4G LTE/5G Nationwide wireless
broadband to the area. DQE Communications provides fiber optic connectivity to businesses ALL
THAT CERTAIN tract or piece of land being composed of two contiguous lots or pieces of ground,
being Lots Nos. 87 and 88 on the Plan of Lots laid out by Jacob K. Shenk, situate in the Borough of
Millersville, formerly
Manor Township, County of Lancaster and Commonwealth of Pennsylvania, on the East side of
George Street also known as North George Street, and having thereon
erected a two (2) story brick dwelling house with two story brick attachment, with three (3)
apartments and other improvements known as No. 28 North George Street, bounded and described
as follows, to wit:
CONTAINING in front on the East side of said North George Street, sixty (60) feet, and extending in
depth of that width Eastward two hundred forty-five (245) feet, more or less, to a fourteen (14) feet
wide alley.
BOUNDED on the North by property now or late of A. H. Howard; on the East by said fourteen (14)
feet wide alley; on the South by property now or of the Millersville State Normal School, and on the
West by said North George Street.
Being the same parcel of land conveyed by the General State Authority to the Commonwealth of
Pennsylvania by deed dated June 16, 1989, and recorded at the Office of the Recorder of Deeds of
Lancaster County at Book 4186, Page 609 (Parcel 41).
Also being the same parcel of land conveyed by Student Services, Inc., to the General State
Authority by deed dated November 3, 1966 and recorded at the Office of the Recorder of Deeds of
Lancaster County at Book E-56, Page 1032.
Known as 28 North George Street, Tax Parcel Number 4405190400000. Natural Gas: Peoples
provides natural gas service to the property.
Utility Removal (Demolition): For demolition purposes, all public utility service connections are to
be removed back to the nearest connection point at the public street and capped for future site
access. Stormwater systems will be infilled with compacted aggregate. Electrical service
(underground and overhead), site lighting, and pad/yard-mounted equipment will also be removed.
These utility removal costs are incorporated in the demolition estimates provided in Appendix B.
Market Demand & Highest and Best Use
Extensive market analysis and stakeholder engagement (including the City of Pittsburgh, local
neighborhood groups, and adjacent industrial users like ALCOSAN and Duquesne Light) concluded
that the highest and best use for the property is Industrial Redevelopment supported by a
Riverfront Public Park.
* Industrial Demand: The North Pittsburgh submarket has a severe shortage of "pad-ready"
industrial sites. Market indicators suggest the site could absorb approximately 100,000
square feet of new industrial space per year.
* Unviable Uses: Retail, office, and residential uses are considered unviable due to the
surrounding heavy industrial context, lack of roadway visibility, and zoning prohibitions.
* Development Scenarios: The study models a "shovel-ready" site yielding between 371,000
and 616,000 square feet of modern industrial/manufacturing space, depending on the final
site configuration and parking requirements.

* Public Amenity: Approximately 5.2 acres along the riverfront are recommended to be
dedicated as a public park, enhancing the existing Three Rivers Heritage Trail and satisfying
community desires for river access.
Redevelopment Alternatives Analysis
The feasibility study evaluated three conveyance alternatives to determine the highest return on
investment for the Commonwealth and the local community.
Alternative 1: "As-Is" Conveyance
The property is sold in its current state, transferring all demolition ($32.5M+) and environmental
remediation liabilities to the buyer.
* Conclusion: Deemed highly unlikely to attract institutional capital. The timeline and risk
associated with achieving a pad-ready state would make project proformas unfinanceable.
Alternative 2: Partial Demolition (Retain Main Penitentiary)
The Commonwealth demolishes 39 buildings but retains the historic Main Penitentiary Building,
North Wall, and Guard Towers.
* Conclusion: Saves approximately $13 million in demolition and flood mitigation costs (the
Main Building acts as a flood and groundwater barrier). However, retaining the massive,
deteriorating structure severely limits site layout efficiency and relies on uncertain, long-term
leasing by the film industry.
Alternative 3: Full Site Demolition (Recommended)
The Commonwealth funds and executes full site demolition, hazardous materials abatement, and
Act 2 environmental clearance prior to conveying a "pad-ready" site to a developer.
* Conclusion: This is the recommended alternative. It maximizes the developable acreage
(yielding up to 616,000 SF of industrial space), eliminates developer completion risk
regarding legacy liabilities, and aligns with the strong market demand for clean industrial
land.
Demolition & Site Preparation Costs
Achieving the recommended "shovel-ready" state under Alternative 3 requires significant upfront
capital investment. A Class 4 Opinion of Probable Cost estimates the following:
Estimated
Cost Category Notes
Cost
Base
~$32.5 Includes asbestos/lead abatement, structural demolition,
Demolition &
Million hauling, and utility capping.
Abatement

Estimated
Cost Category Notes
Cost
Required to raise the 16.5-acre industrial development pad
Floodplain ~$3.9 above the FEMA Special Flood Hazard Area (SFHA) once the
Mitigation (Fill) Million Main Penitentiary Building (which currently acts as a floodwall)
is removed.
Total Estimated ~$36.4 Excludes potential groundwater treatment systems if demolition
Site Prep Million alters subsurface hydrology.
Strategic Takeaways for Developers
For institutional developers evaluating an acquisition opportunity, the SCI Pittsburgh site represents
a premier urban-infill industrial play, contingent upon the Commonwealth delivering the site in a pad-
ready condition. DGS may dispose of the site through the existing legislation for competitive bidding
(Act 24 of 2022), new legislation to convey to a specific entity, or convey to a redevelopment
authority if the property qualifies as a blighted property.
1 Zoning & Entitlements: The RIV-GI zoning provides a clear, by-right path for industrial
development, though developers must navigate the 125-foot riparian buffer and strict surface
parking maximums (which may necessitate structured parking or mobility trust contributions).
2 Community Alignment: A successful proposal must incorporate local job creation/training
initiatives and collaborate with the City on the 5.2-acre riverfront park dedication.
3 Liability Clearance: Developers should require the Commonwealth to secure an Act 2
Relief of Liability for the site prior to closing, ensuring legacy environmental risks are
extinguished.
Environmental Due Diligence Summary: SCI Pittsburgh / Western State Penitentiary
This document summarizes the environmental conditions, hazardous materials, and recommended
remedial actions for the Property, based on the Phase I Environmental Site Assessment (ESA),
Phase II ESA, Supplemental Phase II Investigation, and Hazardous Materials Survey conducted by
Rhea Engineers & Consultants, Inc. between September 2022 and April 2023.
Executive Overview
The ~21.7-acre subject property has operated as a correctional facility and industrial site since the
late 1800s. The site contains 42 buildings and structures, many of which are in poor condition and
have been vacant since 2017. Environmental due diligence indicates that while soil contamination is
generally limited and manageable, groundwater contamination (specifically VOCs) and
widespread hazardous building materials (asbestos, lead paint, mold, and universal wastes)
present material redevelopment costs and liabilities.
The property is currently being evaluated under the assumption of a "shovel-ready" conveyance,
which would require full site demolition and environmental remediation to achieve Act 2 Land
Recycling Program clearance for non-residential (industrial) use.

Soil Conditions
Extensive soil sampling across the site indicates that historical industrial activities have not impacted
site soils to an extent that would prohibit future earth-disturbing activities.
* Volatile Organic Compounds (VOCs): No soil samples collected during the subsurface
investigations contained VOCs at concentrations above the Pennsylvania Department of
Environmental Protection (PADEP) Act 2 Non-Residential Statewide Health Standards.
* Metals: Elevated levels of manganese and lead were detected in isolated surface soil
samples (e.g., SB-02A, SB-07A, SB-08A, SB-11). The presence of manganese is largely
attributed to natural processes, while lead detections are likely related to historical industrial
activity.
Recommendations for Soil: No active soil remediation is recommended. However, a Health and
Safety Plan (HASP) and a Soil Management Plan (SMP) must be developed to manage exposure
to manganese and lead during future earth-disturbing activities. If the site is developed with paved
surfaces (e.g., industrial parking or slabs), the pavement will act as an effective cap.
Groundwater Conditions & Vapor Intrusion Risk
Groundwater impacts are the primary subsurface environmental concern at the property, driven by
historical on-site industrial operations, including laundry/dry-cleaning facilities, power plants, and
machine shops.
* VOC Contamination: Tetrachloroethene (PCE) and its daughter products, Trichloroethene
(TCE) and cis-1,2-Dichloroethene (DCE), were detected in multiple monitoring wells in the
central and north/northeastern portions of the site at concentrations exceeding Act 2
standards (5 g/L). Notably, PCE was detected at 634 g/L in well MW-01A.
* Metals in Groundwater: Arsenic, iron, and manganese were detected above Act 2
standards. Arsenic presence may be related to historical coal ash from the on-site power
plant, while iron and manganese are naturally occurring.
* Vapor Intrusion: Because PCE and TCE concentrations in shallow groundwater exceed the
Medium Specific Concentration (MSC) for vapor intrusion, there is a complete pathway for
vapor intrusion into any future buildings constructed over or within 100 feet of the plume.
Recommendations for Groundwater:
1 Deed Restrictions: Implement institutional controls prohibiting the use of groundwater at the
site.
2 Vapor Mitigation: Future building designs must incorporate engineering controls, such as
active or passive vapor mitigation systems (e.g., sub-slab depressurization), to address
potential indoor air quality impacts.
3 Surface Water Protection: While current data does not show VOCs migrating into the
adjacent Ohio River, the demolition of the Main Penitentiary Building (which currently acts as
a deep foundation barrier) could alter groundwater flow. Further monitoring may be required
to ensure contaminated groundwater does not reach the river post-demolition.

Hazardous Building Materials
A comprehensive Hazardous Materials Survey of the 43 structures on site identified significant
abatement requirements prior to any demolition or renovation activities. The estimated cost for
asbestos abatement alone is approximately $1.03 million.
Hazard
Findings & Extent Required Actions
Category
Identified in 17 structures. 30
Asbestos- Must be abated prior to demolition in
materials confirmed as ACM via lab
Containing accordance with NESHAP and local
analysis; 7 presumed ACM.
Material regulations. Requires formal abatement
Abandoned underground tunnels are
(ACM) drawings and specifications.
presumed to contain ACM.
Due to the age of the structures, all
Contractor must implement OSHA
Lead- painted surfaces are classified as
worker safety protocols during
Containing LCP under OSHA definitions.
demolition/renovation. Proper disposal
Paint (LCP) Widespread peeling and
of LCP debris is required.
deterioration observed.
Present in all structures due to
Mold & Water Requires worker protection during
severe roof deterioration and water
Damage demolition.
infiltration since the facility's closure.
~7,300 fluorescent light bulbs
Must be segregated, handled, and
(potential mercury); ~3,650 light
Universal disposed of at licensed
ballasts (potential PCBs); ~100
Wastes & recycling/disposal facilities per EPA
thermostats (mercury); ~123 exit
Other Hazards Universal Waste and TSCA
signs (tritium); ~45 smoke detectors
regulations.
(Americium-241).
Conclusion & Liability Management
For an institutional developer, the environmental profile of the Property is typical of a legacy heavy-
industrial/institutional riverfront property. The primary cost drivers will be the abatement of
hazardous building materials prior to demolition and the installation of vapor mitigation
systems in new vertical construction.
It is assumed that the Commonwealth (or a designated public entity) will enter the site into the
PADEP Act 2 Voluntary Cleanup Program to secure a Relief of Liability prior to conveyance. This
liability protection will extend to the future buyer, mitigating long-term environmental risk provided
that the required institutional controls (groundwater use restrictions) and engineering controls (vapor
barriers, soil management plans) are maintained.

Real Estate Appraisal Summary: SCI Pittsburgh / Western State Penitentiary
This document summarizes the MAI-certified real estate appraisal prepared by Advantage Real
Estate Advisors (May 2, 2023) for the former State Correctional Institution (SCI) - Pittsburgh
property. The appraisal was commissioned to determine the current market value of the fee simple
estate to support the Commonwealth's disposition strategy under Act 24 of 2022.
Valuation Conclusion & Premise
The appraiser concluded a current market value of $3,000,000 for the fee simple estate of the
subject property, with an effective date of March 26, 2023.
Crucially, this valuation is predicated on a specific Hypothetical Condition: The property is
appraised as a "shovel-ready" vacant industrial development site.
This hypothetical condition assumes that prior to conveyance:
1 All 42 existing buildings and structures have been fully demolished and removed.
2 All necessary environmental remediation and hazardous materials abatement (asbestos,
lead, etc.) have been completed.
3 Clean fill has been imported to raise the 16.5-acre developable portion of the site above the
Special Flood Hazard Area (SFHA) with a 1-foot freeboard.
4 The site has been legally subdivided into two parcels, bisected by the Three Rivers Heritage
Trail.
Note: The "As-Is" value of the property (including the existing deteriorating structures and
environmental liabilities) was not quantified in this report, but the Land Use Feasibility Study
indicates that the cost of demolition and remediation (~$36.4M) far exceeds the stabilized land
value.
Highest and Best Use
The appraisal evaluated the legally permissible, physically possible, and financially feasible uses for
the site. Because the property is being appraised as a vacant, shovel-ready site, the "Highest and
Best Use As Improved" is not applicable.
Highest and Best Use "As Vacant": The maximally productive use of the site is a bifurcated
development strategy:
* Industrial Redevelopment: 16.5 acres dedicated to modern industrial/manufacturing use,
aligning with the site's Riverfront-General Industrial (RIV-GI) zoning and strong regional
market demand.
* Public Park: 5.2 acres of riverfront land dedicated to public park use, supporting the existing
Three Rivers Heritage Trail. (The appraisal assumes the buyer will dedicate this acreage to a
public entity, and therefore excludes it from the usable acreage valuation).

Valuation Methodology
Because the subject property is appraised as a vacant site, the Income Capitalization Approach and
the Cost Approach were deemed inapplicable. The valuation relies entirely on the Sales
Comparison Approach.
Sales Comparison Approach
The appraiser analyzed five recent comparable industrial land sales in the greater Pittsburgh market
(including Imperial, Sewickley, and Duquesne).
* Unit of Comparison: Price per Usable Acre. (The 5.2 acres of parkland were excluded,
leaving 16.5 usable acres for the subject property).
* Comparable Range: The unadjusted sale prices of the comparables ranged from $71,397 to
$214,286 per usable acre.
* Adjustments: Qualitative adjustments were made for market conditions (time), location
(proximity to major highways like I-279 and I-376), site size, topography, and zoning
restrictiveness.
* Reconciliation: The most similar comparable sales indicated a mean value of approximately
$179,000 per usable acre. The appraiser concluded a unit rate of $180,000 per usable acre.
Calculation: 16.50 Usable Acres x $180,000/Acre = $2,970,000 Rounded Final Value: $3,000,000
Key Site Characteristics & Constraints
While the appraisal assumes a clean, shovel-ready site, it documents several underlying physical
and legal characteristics that developers must factor into their underwriting:
* Zoning (RIV-GI): Permits heavy industrial uses but requires a 125-foot riparian buffer from
the river and imposes strict limits on surface parking (maximum 75 spaces per lot), which
may necessitate structured parking for high-density uses.
* Flood Zone: A significant portion of the site lies within a FEMA Special Flood Hazard Area.
The valuation assumes the developer receives the site already elevated above the floodplain
via imported fill.
* Act 24 Covenant: The authorizing legislation includes a covenant running with the land that
prohibits the property from ever being used as a licensed gaming/casino facility.
* Exposure Time: Given the specialized nature of the property and the typical RFP/sealed-bid
process used for government dispositions, the appraiser estimated a reasonable market
exposure time of less than one year.
Developer Implications
For institutional developers, the $3.0M valuation represents the underlying land basis only if the
Commonwealth delivers the site fully cleared, remediated, and elevated out of the floodplain.
If a developer is required to take on the demolition and remediation scope (Alternative 1 or 2 in the
Feasibility Study), the acquisition price would need to be heavily discounted, likely to a negative land

value-requiring substantial public subsidies, TIF, or grant funding to make the project economically
viable.
3. Commonwealth Objectives
Through this RFI, the Commonwealth aims to understand how the development community would
approach redevelopment of Property in alignment with the following objectives:
* Achieve financially feasible redevelopment without requiring Commonwealth funded site
demolition.
* Encourage high quality, context sensitive redevelopment that reflects community needs
identified through prior stakeholder engagement (see pages 23-28 of the 2023 Feasibility
Study).
* Support community serving outcomes, including job creation and economic development.
* Minimize execution, entitlement, environmental, and reputational risks to the Commonwealth.
* Transfer title to the Property as is and predemolition, without contingencies, as
expeditiously as possible.
4. Instructions for Submitting Information
DGS invites all interested parties to submit information regarding possible redevelopment
approaches for the Property. This RFI is for planning purposes only and is intended to assist the
Commonwealth in evaluating market interest and development capacity.
Please keep submissions concise-no more than ten pages-and provide high-level information
addressing the following:
* Respondent identity, organizational overview, and key principals.
* High level redevelopment concept(s).
* Pro forma demonstrating the financial feasibility of redevelopment in the Property's
current, as is condition.
* Description of the level of financial capacity, experience, and expertise required to execute a
redevelopment project of this nature.
* A non-binding indication of the potential value or consideration the respondent may
contemplate for the Property.
Please submit responses electronically by September 1, 2026 to:
ra-gsbre@pa.gov
Subject line: "3001 Beaver Avenue, Pittsburgh - RFI"
DGS will review responses received and may schedule follow up interviews to discuss submissions.