Here is a link to the full proposals made to the Town Board from the 2 applicants for the development of the Creek Locks Road Property.
Birchez
RUPCO
These files are large and will take a few minutes to open.
They are also available at Rosendale Town Hall between the hours of 9:00am and 4:00pm
Mon.- Fri. or at the Rosendale library.
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Below please find the Request for Proposals that the Town of Rosendale originally sent out for the Creek Locks Project.
Request for Proposals (RFP) to develop Creek Locks Municipal Site Rosendale, New York
Submission Deadline: 8 (eight) copies received at:
Town Clerk’s Office
Town of Rosendale
P.O. Box 423
424 Main Street
Rosendale, NY 12472
Received on or before
3:30PM, Friday, April 30, 2010
Owner of Property: The Town of Rosendale
The Honorable Patrick McDonough, Supervisor
RFP Contact: Patrick McDonough, Supervisor
Town of Rosendale
Main Street, P.O. Box 423
Rosendale, NY 12472
Ph: 845-658-3159
Fax: 845-658-8744
Email: info@townofrosendale.com
Project Name: Creek Locks Redevelopment
Project Address: (SBL 62.4-4-41.120)
144 Creek Locks Road
Town of Rosendale, NY
I. Introduction
The Town of Rosendale (“Town”), the Owner of SBL 62.4-4-41.120, located at 144 Creek Locks Road in the Town of Rosendale, popularly known as the “Creek Locks Commons” site is seeking proposals from pre-qualified respondents to develop the 9.652 acre parcel (hereafter “the Site”) to serve various municipal goals. The Site is depicted on the map annexed hereto as Exhibit “A.” The Town envisions the site as a traditional neighborhood development focused on providing work-force and senior housing while also providing for a central location for Town offices, access to the Rondout Creek with community gardens for residents and, possibly, some professional offices and/or services. The chosen developer will be responsible for funding the necessary improved capacity for municipal sewer to serve the Site which, as indicated in the grant application annexed hereto as Exhibit “B,” may include adding a third aeration tank and clarifier and an equalization tank along with associated engineering and legal costs. The chosen developer will also be responsible for assessing the feasibility of a new Town well to be located at the Site to serve as a back-up water supply to replace the existing back-up water supply which sits on the adjacent sewer treatment plant property.
The portions of the Site dedicated to private purposes will be conveyed in “as is” condition to the chosen developer for adequate consideration and subject to a permissive referendum in accordance with Section 64 of the New York State Town Law. Such conveyance may be subject to a possibility of reverter and/or a Declaration of Covenants and Restrictions to ensure the desired development of the Site. Respondents are responsible for securing all necessary construction and permanent sources of financing for the portions of the Site dedicated to private purposes.
All respondents must adhere to the requirements of this RFP. The Town will select a developer based on an evaluation of professional qualifications, feasibility of the proposal, experience in development of affordable housing and mixed-use projects, and overall quality of design and construction.
Respondents are responsible for assembling a development team that includes members with expertise in affordable housing development, mixed-use development and municipal facility and green building design. The development team will be responsible for designing, constructing and managing the dwelling units and commercial components of the project and for designing and overseeing the construction of the proposed municipal facilities. The purchase of materials for and construction of the municipal facilities is subject to provisions in the General Municipal Law.
The RFP does not represent any obligation or agreement whatsoever on the part of the Town. Any obligation or agreement on the part of the Town may only be incurred after the Town enters into a written agreement which is consistent with New York State law
and approved by the Town Board.
The stated Town RFP Contact will be available to provide concept development guidance during the RFP process with invited, prospective developers.
II. Town Objectives and Conditions
When the Town acquired the Creek Locks Site, community members and leaders expressed interest in the development of senior housing and work-force housing, together with limited mixed-use commercial (professional offices and/or services) development on this Site. In addition, there was an interest in providing public access to the Rondout Creek for passive recreation, and the re-location of municipal offices. It has also been noted that this property presents the opportunity to expand capacity of the adjacent municipal wastewater treatment facility. Additional opportunities to locate expanded municipal services, such as not-for-profit day care center or senior programming on the site are desirable.
The fundamental objective of this RFP is to engage professional participation in the development of a plan for the Site that will result in achieving a variety of municipal goals, including development of affordable housing, economic development and expanded or improved capacity to provide municipal services. The preferred project calls for mixed use, intergenerational, senior and work force housing development, with added municipal facilities, including new capacity for wastewater treatment. However, the Town welcomes creative ideas and use concepts from developers.
Previous town meetings and informal charettes have resulted in many possible uses and features already identified by the public, much of which is included in the list below. More town meetings will be required of the developer to confirm previous suggestions and conclusions, and to seek new ideas and input. It is anticipated that this would include three or four more meetings over the course of a month, very early in the Site concept development process.
As presented by elected public officials, local community need for the project has been substantiated. The Town is strongly supportive of development on the Site, to include:
- 50 to 60 units, 20-30 of which are dedicated for seniors, plus affordable work-force rentals for young families and entry level professionals
- additional sewer capacity as specified in Exhibit “B”
- back-up water supply as required by the New York State Department of Health
- public park for river access and passive recreation along with community gardens
- new Town Hall with conference room facility
- new senior programming space
- walkways connecting to Route 32
- the latest sustainable (“green”) building and construction techniques
- space for professional offices or services
- not-for-profit day care facility
These concepts are cited as suggestions and are not meant to be prescriptive or mutually exclusive, or to restrict any prospective developer or the public from creative participation in the site plan development process. As stated above, the Town is interested in any use or set of uses that would strengthen and help sustain Town-wide revitalization efforts now underway.
The respondents’ phasing plans as specified herein should include, but not be limited to, incorporation of the requirements of the State Environmental Quality Review Act and the competitive bidding requirements of the State General Municipal Law, the scheduling of necessary surveys and appraisals of the property and negotiation, approval and execution of a contract of sale for the property; the timing of any requested or required local law amendments, and federal, state or local permits or approvals; and the creation of a sewer improvement area or district to serve the Site. The respondents’ phasing plans should also identify a date by which the chosen developer shall submit to the Town a term sheet and letter of intent from a lender indicating willingness to lend an amount for construction financing of the Project. If feasible, funds from local, state and federal sources may be available to subsidize some of the construction costs and enhance overall Project affordability. Respondents may propose financing using competitively awarded sources if they judge there to be a strong likelihood they will receive funding. Proposals must comply with these sources’ criteria and maximum award amounts. Proposals must comply with all terms of any subsidy programs utilized.
The respondents are responsible for the costs of compliance with all applicable local, state and federal laws. Among others, the respondents must comply with all applicable federal, state and local laws, orders and regulations prohibiting housing discrimination.
The respondents’ financial analyses and budgets for the project should anticipate participation in energy efficiency, affordable housing and green design programs. The respondents should identify costs associated with green building and construction techniques.
The chosen developer is responsible for securing all necessary construction and permanent financing, and meeting any other terms and conditions required by construction lenders and investors.
A commitment by the chosen developer to financial, planning, design, and/or management participation in the stabilization phase of the project will be most favorably considered by the Town.
A formal public-private partnership in the form of a memorandum of understanding in the early stages of redevelopment may be considered, especially with respect to the Town Board’s commitment to work with the development team to bring this project to fruition in accordance and consistent with the Town Comprehensive Plan. Such partnership may include joint participation in grant application submissions and collaborative local planning consistent with the Town’s vision for the Site.
III. Site Description
The Town owns the Site located at 144 Creek Locks Road in the Town of Rosendale which is identified on tax maps as SBL 62.004-4-41.120 and is depicted in Exhibit “A” attached hereto (the land and improvements being referred to collectively as the “Site”). The Creek Locks Site is located in a rural residential area of Rosendale, NY. It is within walking distance of the Main Street/Route 32 shopping area, the local library, historical attractions, a rail trail/linear park, and the Rosendale Recreation Center, which has a municipal pool, tennis courts, basketball court, softball field, pavilion and picnic facilities, children’s playground, and a youth program facility. The Site is presently one parcel of primarily undeveloped grassy land directly adjacent to the Rondout Creek.
The Town Request for Statement of Interest and Qualifications (“RFQ”) annexed as Exhibit “C” provides a good description of the Site and respondents should refer to same in developing the response to this RFP. Additional documents relevant to the Site including a Wetlands Delineation Report are annexed hereto as Exhibit “D.” The Town Code and Comprehensive Plan are available online at www.townofrosendale.com.
No PILOT or other property tax consideration is contemplated for this project, and ultimately the Town envisions a significant part of the property to be privately-owned and managed, with land and improvements returned to the tax rolls.
The chosen developer shall complete a new survey for the Site for the purposes of a subdivision application to Town Planning Board to allow the Town to retain the portion of the Site on which the public aspects of the development such as the Town Hall will be located. Such survey shall be available to the Town prior to any execution of any contract of sale for the conveyance of the property to the chosen developer.
The chosen developer shall pay all transfer taxes associated with the conveyance of the Site to the developer, and all transfer and recording taxes associated with project financing.
The Town does not make any representation or warranty whatsoever regarding the condition of the property or the suitability of the property for the uses contemplated by this RFP. The chosen developer will be solely responsible for providing engineering and institutional controls to allow for the use of the Site.
IV. The RFP Process and Guidelines
The Respondent should promptly review the RFP documents and request clarifications, if required, by March 26, 2010. The Town will notify all respondents with any clarifications issued. All requests and clarifications shall be conducted via email. The Town reserves the right to issue addendum(s) to the RFP to correct any mistakes herein or add material to the RFP. Any addendum issued will be shared with all respondents.
This RFP to develop the Creek Locks Site is being distributed to three (3) selected, pre-qualified respondents to the Town’s Request for Qualifications (RFQ) issued in December of 2006. The information provided in this RFP is in addition to the information previously provided in the RFQ. Together, both documents should be consulted in preparing a response to the RFP. Since distribution of the RFQ, there have been changes regarding the size of the parcel and the presence of existing structures. Otherwise, the information provided in the RFQ and RFP is believed to be reliable, but should still be confirmed by the respondents through independent research.
The name and concept of the successful respondent to this RFP will be announced when the Respondent’s proposal is presented to the Town Board for approval and authorization is granted to enter into negotiation with respect to the contract of sale for the Site and an agreement concerning the development rights and obligations of the respective parties. The form and substance of such an agreement shall be consistent with New York State law and shall be mutually acceptable to the Town Administration and the Respondent before such contract is presented to the Town Board for approval.
A. Site Acquisition and Price
Pursuant to New York State Town Law, the Town must receive fair market value for the property to be conveyed to the chosen developer. There is no minimum price for the property. As indicated herein, the Respondent should include in a phasing plan for the development of the Site, the timing of the necessary survey, appraisal and permissive referendum with respect to the conveyance of the property to the chosen developer.
B. Site Visits and Investigations
Initial Site Visits shall be completed by March 19, 2010.
Limited, controlled access shall be arranged and scheduled through the Supervisor’s Office. Unauthorized, unscheduled site visits are not permitted.
The respondent’s professional team shall make a Site visit. Each respondent shall coordinate the schedules of all members of their professional development and investigative team and provide a list of participants and requested day of visit to the Supervisor’s Office in advance for scheduling of the site visit. The respondent shall assure that their team members allot sufficient time to conduct inspections, tests and investigations on the scheduled site visit day. Site visits shall commence at 9:00am in the morning and run through 4:00pm. Only the firm principals, firm’s project manager, and hired professionals may enter the property.
If one day is considered insufficient, an additional day may be requested. The Town will make every effort to accommodate reasonable requests.
Respondents are advised in advance of site visit constraints:
Hazardous conditions and material may be present on the site. All safety precautions prescribed by the Town or the authority having jurisdiction will be strictly adhered to.
V. Elements of a Complete Proposal
Please organize Proposal as presented below:
A. Title Page
B. Table of Contents
C. Transmittal Letter signed by CEO or managing member of Development Firm along with copies of New York Department of State filings creating the Firm.
D. Executive Summary (1-2 pages) to include:
- Brief overview of the proposal showing an understanding of the Site and the development objectives of the Town.
- Statement of Respondent’s preparedness and extent of proposed involvement in each phase of redevelopment, including public participation in site plan development, environmental review and permitting, demolition of the abandoned structure, procurement, construction and management.
- Description of how the development will comply with zoning and other legal requirements
E. Name and Contact information of Respondent’s Project Manager
F. Respondent’s development team and contact information, including names of participating individuals under direct employ of the Respondent by title, business address, phone, fax and email, if available. Include similar information for each professional or consulting firm for the project. Include an updated description of developer experience as required by the RFQ and a description of each team member’s experience.
G. Site Plan Pre-development Schedule (narrative and spreadsheet or graphic representation)
- Respondent’s level of commitment to participation in this phase (if no Commitment to participate in this phase, state so)
- Work plan including: division of responsibilities and costs between Town and Respondent; including debris removal plan; site stabilization plan; and plans for temporary measures to protect water
- Proposed schedule to perform stabilization and water protection activities
H. Work plan and Schedule, Pre-development Phase (narrative plus spreadsheet or graphic representation)
- Identify all studies and investigations to be carried out by Respondent
- Schedule of these events with target calendar dates
I. Work Plan and Schedule, Development Phase (s) (narrative plus spreadsheet or graphic representation)
J. Work Plan and Schedule, Marketing, Sales and Leasing Phase (narrative plus spreadsheet or graphic representation)
K. Preliminary Market Analysis (1 page narrative)
L. Preliminary Broad Scope Construction Budget (16 Division Format preferred, separate stabilization phase and full development phase)
M. Financial Analyses (spreadsheet(s))
- Total Development Budget, (soft and hard costs and financing cost assumptions during development)(respondent should isolate the total cost of materials and construction for the proposed public facilities as part of the analysis)
- Sources, Uses and Flow of Funds (including anticipated sources and amounts of public finds)(Respondents should consider including letters of interest from private lenders on the lender’s letterhead indicating a willingness to provide financing and stating the amount of the financing and the terms)
- Proposed Project Phasing
- Rent/Sales Assumptions
- Operating Budget ( show cash flow after debt service, projected ten years)
- Gap analysis, if any, and proposed solutions to make project feasible
- Narrative summary of financial feasibility
N. Most recent Certified Annual Report or Financial Statement prepared according to Generally Accepted Accounting Principles (“GAAP”) indicating respondent’s capacity to undertake this project and updated evidence of financial capacity and ability to secure financing for the project as required by the RFQ.
VI. Format and Number of Copies of Proposal
To the extent possible, submissions should be prepared on 8 ½” x 11” and/or 11” x 17” sheets and bound.
For the sake of comparability, all proposals shall be organized in the order specified in Section V.
Provide 8 (eight) hard copies in addition to an electronic submission that is compatible with Microsoft Word 97-2003 or Excel.
Submittal package shall be sealed and clearly marked Creek Locks Redevelopment RFP.
VII. Submittal Conditions, Review of Proposals, and Proposed Schedule
A. Submission of a proposal indicates the Respondent’s agreement with all terms, conditions and provisions of this RFP.
B. No submittals shall be open by the Supervisor prior to the deadline.
C. The Town reserves the right to accept or reject any or all proposals, to waive irregularities and technicalities, and/or to request additional detail or resubmission. The Town shall be the sole judge of the proposal that best meets the goals of the Town as they relate to the preservation and redevelopment of the Site.
D. Respondent agrees to enter into a written agreement acceptable and provided to the Town Board with the RFP proposal to defend, indemnify and hold harmless the Town, its employees, agents, and servants from and against any claim, demand, cause of action, liability, losses and damage that may be caused by Respondent or its employees, agents, servants, representatives or independent contractors as a result of entry on to Town property or by any wrongful or negligent acts or omissions, or willful misconduct of the Respondent, its employees, agents, servants representatives or independent contractors.
E. Submitted proposals shall become the property of the Town. The Town retains the right to use or reject any part or all of the development concepts submitted.
F. Proposals shall be evaluated by the Town Supervisor for completeness, conformity with stated Town objectives and conditions in the RFQ and RFP, and commitment and capacity to perform in a timely manner.
G. Assuming a successful response to the RFP, presentation to the Town Board could occur as early as June 9, 2010.
VI. Special Conditions
THIS SECTION BLANK
END
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