Kingsbridge Armory Request For Proposals 2011 FF 1 11 12
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REQUEST FOR PROPOSALS
Kingsbridge Armory
Release Date: Thursday, January 12, 2012
Submission Date: Thursday, March 22, 2012
New York City Economic Development Corporation
TABLE OF CONTENTS
INTRODUCTION/OBJECTIVE ................................................................................................ 2
SITE DESCRIPTION AND HISTORY ..................................................................................... 5
SITE CONTEXT........................................................................................................................... 6
DEVELOPMENT CONTROLS .................................................................................................. 9
PROPOSAL REQUIREMENTS ............................................................................................... 10
A. PURCHASE PRICE/GROUND LEASE PAYMENTS ................................................................10 B. PROJECT DESCRIPTION ....................................................................................................10
C. FINANCIAL INFORMATION ...............................................................................................11
D. RESPONDENT DESCRIPTION ............................................................................................11
E. SITE PLAN AND ARCHITECTURAL DESIGN ......................................................................12
F. GREEN BUILDING/SUSTAINABLE DESIGN .......................................................................12 G. ZONING CALCULATION ...................................................................................................13 J. M/WBE PLAN ................................................................................................................13
K. HIRENYC & HIRING PLAN .............................................................................................14 L. LOCAL LAW 34 ...............................................................................................................14
M. STATEMENT OF AGREEMENT ..........................................................................................14
SELECTION CRITERIA .......................................................................................................... 14
DEVELOPER DUE DILIGENCE ............................................................................................ 15
DISPOSITION PROCESS ......................................................................................................... 16
INFORMATIONAL MEETING/SITE VISIT ......................................................................... 17
SUBMISSIONS ........................................................................................................................... 18
CONDITIONS, TERMS AND LIMITATIONS ...................................................................... 18
FURTHER INFORMATION .................................................................................................... 18
APPENDIX 1: ANTICIPATED PROJECT TIMELINE ....................................................... 19
APPENDIX 2: EDC BACKGROUND INVESTIGATION FORM ...................................... 20
APPENDIX 3: DOING BUSINESS DATA FORM ................................................................ 30
APPENDIX 4: CONDITIONS, TERMS AND LIMITATIONS ............................................ 34
APPENDIX 5: ADMINISTRATIVE FEE SCHEDULE ......................................................... 37
APPENDIX 6: CEQR/ULURP DESCRIPTION AND FEE SCHEDULE ............................ 38
APPENDIX 7: ECONOMIC DEVELOPMENT BENEFITS ................................................ 44
APPENDIX 8: HIRENYC .......................................................................................................... 46
APPENDIX 9: GREEN BUILDING INFORMATION .......................................................... 51
APPENDIX 10: STATEMENT OF AGREEMENT................................................................ 53
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INTRODUCTION/OBJECTIVE
Introduction
New York City Economic Development Corporation (“NYCEDC”) is seeking proposals for the
redevelopment of the Kingsbridge Armory building (the “Armory”), located at 29 West
Kingsbridge Road in the Bronx (Block 3247, Lot 10 and part of Lot 2, on the tax map of the
Bronx – the “Site”) through either a purchase or long-term lease. The Armory presents one of
New York City’s most unique and exciting opportunities; the selected developer will be
responsible for the redevelopment and reactivation of one of the largest and most architecturally
significant buildings in the Bronx.
The Site is an approximately 575,000 square
foot landmarked building. The Armory boasts
an ornate, 35,000 square foot head-house which
provides a grand entryway to the building’s
centerpiece, a 180,000 square foot, column-free
drill hall. The open design of the drill hall and
its 110 foot high ceilings allow for a tremendous
number of potential uses that might be
infeasible in more traditional building designs.
Two sublevels, one in excess of 100,000 square
feet, the other more than 200,000 square feet,
are located below the drill hall.
The Armory is also centrally located near important retail and educational hubs. Fordham Road
is one of the busiest retail corridors in the Bronx, and Education Mile – home of Walton High
School, DeWitt Clinton High School, the Bronx High School of Science, and Lehman College –
is located just north of the Site. The diversity of the surrounding neighborhood, with its mix of
retail, residential and educational uses, presents a ready market for any number of
redevelopment proposals.
Objective
Redevelopment and reactivation of the Site is a high priority for New York City (“City”) and for
the local community. The goals (the “Goals”) of the RFP are as follows:
Promote economic growth in Kingsbridge by providing a dynamic use or mix of uses that
will anchor the Kingsbridge Heights community and create an exciting destination for
people throughout the Bronx and the City;
Restore and preserve the Armory's historic façade;
Optimize the use of public transit infrastructure to minimize local traffic impacts;
Provide a source of quality jobs for area residents; and
Incorporate principles of sustainable design.
Aerial view of Kingsbridge Armory
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Each party submitting a proposal in response to this Request for Proposals (“RFP”) is referred to
herein as a “Respondent” and the Respondent that is ultimately selected for the project through
this RFP is referred to herein as the “Selected Developer.”
Respondents should note that this RFP is a new solicitation that differs from the Armory RFP
released in 2006.
NYCEDC will work closely with the Selected Developer to expedite negotiation, contract/lease
signing and closing so that the Armory can be returned to productive use.
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Figure 1 – Site Location
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SITE DESCRIPTION AND HISTORY
Proposals should include plans for redevelopment of the Site as shown in Figure 1. The Site is
bounded to the south by West Kingsbridge Road, to the east by Jerome Avenue and the No. 4
elevated train, and to the west by Reservoir Avenue. To the north, the Site is bounded by two
non-landmarked auxiliary buildings occupied by the National Guard (the “National Guard Site”).
West 195th
Street is located north of the National Guard Site.
Reputedly the largest armory in the world, Kingsbridge Armory contains 575,000 square feet of
floor area, the heart of which is an 180,000 square foot drill floor. The main drill floor measures
300 feet by 600 feet – more than a full New York City block – and is spanned freely by pairs of
vaulted steel trusses that rise 110 feet above the drill hall floor. Beneath the drill floor, a 105,000
square foot basement level and a 207,000 square foot sub-basement formerly housed offices, a
garage, rifle and pistol ranges, a dining room, a gymnasium, and an auditorium. In addition, on
the Armory’s south façade is a 35,000 square foot head-house, the central feature of which is a
double-height entrance foyer with a vaulted ceiling.
Built between 1912 and 1917, the Armory was designed by the architecture firm of Pilcher and
Tachau and was originally the home of the 258th
Field Artillery. A federal, state, and city
landmark, it is an outstanding example of military architecture and gives the appearance of a
fortress, boasting massive Romanesque arches, vaulted ceilings, decorative brick and terra cotta,
and large battlement towers. In the first half of the twentieth century, the Armory was used for
military parades and exercises. It has also been used as a site for major exhibitions, bike races,
rodeos, motorboat shows and as a set for movies, televisions and commercials. The Armory has
not been used for military purposes since 1993.
In 2003, EDC completed a $30 million program of capital improvements to the Armory. This
work included:
1. Restoration of the building's exterior systems to prevent further deterioration, including:
Abatement of the asbestos roofing materials as part of the complete demolition and
replacement of the existing 220,000 square foot roof system;
Removal of the 1,200 linear feet of fiberglass panel windows over the open drill floor
area and replacement with painted aluminum windows;
Reconstruction of the 3,600 linear feet of existing gutters and installation of new
gutter drains; and
Removal of the east and west façade metal panels and wood sheathing system and
replacement with new copper panels set on an insulated framing system.
2. Lead abatement and repainting of the steel trusses and roof framing system comprised of
over half a million square feet of surface area.
3. Restoration of the building's architectural façade, which included repairing stress relief
cracks, repointing the mortar joints, repairing the coping stones, replacing caulked joints
and providing new thermal expansion joints.
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Photos of Drill Floor and South Façade
SITE CONTEXT
The Site is located in the Kingsbridge Heights neighborhood in Bronx Community Board 7 and
City Council District 14. As shown in Figure 2, land uses in the vicinity of the Site include a
mix of varying densities of residential, including many one- and two-family houses, commercial,
retail, open space and educational uses. Kingsbridge Road serves as the primary neighborhood
retail corridor in the immediate area.
A number of notable educational, recreational, and major health institutions are in close
proximity to the Site. Immediately north of the Site is “Education Mile,” where several
elementary schools, Walton High School, DeWitt Clinton High School, the Bronx High School
of Science and Lehman College account for a combined daily attendance of well over 20,000
students. Three blocks west of the Site, on Kingsbridge Road, is the U.S. Veteran’s Hospital. In
addition, Montefiore Medical Center and North Central Bronx Hospital complex, both located
nearby, are major employers in the Bronx.
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Figure 2 – Land Use
The Site is easily accessible by transit, as shown below. The No. 4 train stops immediately
adjacent to the Armory at the Kingsbridge Road station. The B and D trains stop nearby at the
Kingsbridge Road station, and New York City Transit bus lines 1, 2, 3, 9, 22, 28, 32, and 34 all
“Education Mile”
Lehman College
(CUNY)
St. James
Park
Kingsbridge
Armory
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stop close to the Armory. The Site is also convenient to several major roads, including the Major
Deegan Expressway, the Grand Concourse and the Bronx River Parkway.
Figure 3 – Transportation
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DEVELOPMENT CONTROLS
Zoning and Land Use Guidelines
Redevelopment of the Armory should strike a balance between addressing the needs of the local
community and creating a destination for people from beyond the immediate vicinity. The
Armory should be activated during the day and evening hours, and should attract a diverse
clientele, including users from different age groups, ethnic and cultural backgrounds and income
levels. Redevelopment plans should exhibit strong interior design that creates a clear sense of
place and sense of flow through the facility. Respondents must describe how the proposed uses
and design address these issues.
The Site is currently located in an R6 zoning district, which allows primarily for medium-density
housing. However, residential use is not permitted. Additionally, because of the Armory’s design
and landmark status, limited natural light reaches the drill floor.
Any proposed development will require a rezoning to accommodate new uses. Respondents must
propose an appropriate zoning district for the redevelopment and include a full zoning analysis as
part of their response (for additional information on rezoning, please see the Disposition Process
section of the RFP). Appropriate uses can include commercial, retail, entertainment, recreation
space and community facilities, all of which are encouraged. Proposed commercial and retail
uses must expand and enhance the current mix of retail offerings in the area, and endeavor to not
duplicate or directly compete with the existing retail uses. Suburban models of big-box stores
are discouraged, due to their significant impacts on traffic and vehicular circulation.
National Guard Relocation
Currently, two National Guard divisions – Battery B of the 258th Field Artillery and the 145th
Maintenance Company – are housed in the auxiliary buildings on the National Guard Site. Any
decision to relocate the National Guard units will be made by the State. NYCEDC is currently
not aware of any plans to demolish the buildings or to relocate the National Guard.
Design Guidelines
Green Building/Sustainable Design
NYCEDC supports green building and sustainable design, and seeks proposals that enhance the
energy-efficiency of buildings, use fewer raw materials, make the best of natural light where
appropriate, improve the indoor air quality, and decrease the total impact on the natural and
human environment. The goal of green building – also referred to as sustainable design – is to
reduce the negative impact buildings have on the health of the environment and communities as
well as create a healthy indoor environment for occupants through integrated design, best
practices and emerging technologies. While green development certainly conveys benefits to the
natural and built environment, it is also proven to reduce long term operating costs through
increased energy efficiency.
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The Selected Developer of the Armory will be encouraged to seek a LEED rating of Silver or
better from the US Green Building Council. Please refer to Proposal Requirements Section F for
more information on this RFP guideline.
Public Open Space
The open space on the Site must be landscaped and fully accessible to the public. Public
amenities such as kiosks and benches are permitted within the open space.
Landmark Designation
The Armory was designated as a City and national landmark in 1974, and was placed on both the
New York State and National Register of Historic Places in 1982. Any redevelopment must
therefore restore and preserve the Armory's historic facade. The Selected Developer will be
responsible for obtaining approvals for the proposed reuse plan by the New York City
Landmarks Preservation Commission.
Redevelopment plans may also qualify for rehabilitation tax credits. More information is
available in Appendix 7.
Transit
Successful proposals will capitalize on the Site’s excellent transit connections to minimize
vehicular traffic and public health impacts on the local community. Respondents should
encourage, through the proposed tenant mix, site plan and other aspects of the proposal, the use
of alternate forms of transit – walking, biking, and bus and subway transit – to access the Site.
Parking
Parking, if any, should be accommodated in the basement of the Armory. Respondents should
include accessory parking only, based on the requirements set forth in the proposed rezoning
district of the Site.
PROPOSAL REQUIREMENTS
In order to be deemed competitive, each proposal must contain the following elements: A. Purchase Price/Ground Lease Payments
The purchase price or ground lease payment structure must be expressed in a fixed, non-
contingent dollar amount. Offers must be confirmed by appraisal, and the final purchase
price/rent schedule will be the higher of the Selected Developer’s offer and the appraised
value. If the Site is disposed of pursuant to a sale, the Selected Developer shall pay the
purchase price in full at closing. The appraised value will be determined through an
independent appraisal commissioned by NYCEDC and paid for by the Selected
Developer. Respondent’s financial offer for the Site should assume that it will be
disposed of in as-is condition.
B. Project Description
The project description should be a detailed narrative describing relevant aspects of the
project, including type and size of development, proposed uses, type and number of
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commercial tenants (or subtenants in the case of a ground lease), and a list of potential
tenants for the proposed project along with letters of interest and/or intent from proposed
tenants. The project description must address each of the issues detailed in the
Development Controls section of this RFP. Employment generation projections (direct
and indirect, construction and permanent jobs) must also be supplied. Any phased
development assumptions should be clearly noted, with an associated timeline included.
C. Financial Information
Please submit the following:
Pro forma cash flows, in hard copy and in Excel format on computer disk, for the
development, lease-up, and project operation periods, including details of any as-of-
right or discretionary real estate tax, other tax, energy, or other governmental benefits
assumed in the model. NOTE: Indicate clearly if the proposed project is contingent
on the receipt of assumed governmental benefits. The cash flows should include a
section outlining all assumptions on which all calculations were based, including
assumptions regarding rents and the number of tenants/subtenants, minimum IRRs
sought and assumptions relating to exit strategies. The pro forma should include 20
years of operations from stabilization, all necessary capital improvements over time,
capital reserves and debt service payments associated with any financing. Excel files
should be submitted with formulas included and should not be hard coded.
Construction sources and uses of funds, including details of equity and financing
sources and a break out of all soft and hard costs and development and financing fees
to be paid on the “uses” side. Please clearly indicate escalation rates to account for
any increase in construction costs in your budget or contingencies.
Permanent sources and uses of funds, including details of equity and financing
sources and all development fees and financing fees to be paid.
Letters of interest and/or intent from equity sources and lenders.
Market comps, in the form of a detailed listing of at least three properties/projects
with similar operations, as back-up for revenue and cost assumptions.
. D. Respondent Description
Each Respondent must demonstrate sufficient financial resources and professional ability
to develop the Site in a manner consistent with its proposal. In addition, each entity must
complete and submit an NYCEDC Background Investigation form, a copy of which is
attached as Appendix 2. Each proposal must include a description of the management
and/or development team, including:
An explanation of the intended form and structure of any proposed partnership or
joint venture and a chart/diagram of the purchaser/and or development entity,
showing structure (percentages) of ownership and investment.
Name, address, telephone number and qualifications of the development team,
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including all persons or entities that will design, develop, manage, operate or lease
space in the facility, as well as the lawyer and other professionals, as appropriate,
who will be involved in this project. Respondents must provide the Federal EIN
number of the development entity and the Social Security numbers of its principals.
Background information on all members of the Respondent’s team, including the
relevant experience of all principal members thereof and their availability for
commitment to the project. This information must be submitted for every participant
in a joint venture.
If available, the latest credit report for each of the principals and any relevant
business entities and the most recent audited financial statements for the Respondent
and each of its principals. Certified net worth statements must be submitted for every
participant in a partnership or joint venture.
Any additional documentation or information evidencing the strength of the
Respondent’s team and its ability to complete the project. E. Site Plan and Architectural Design
Respondents should provide schematic drawings for the proposed development, including
site use plans, floor plans, renderings of the building, including interior improvements
and a summary of the proposed building program with all square footages identified.
Drawings must indicate the graphic scale. Respondents may also provide up to 3 24’x36’
boards that include a site plan, use plan, and interior rendering. Please indicate the
Respondent’s name ONLY in the lower right-hand corner of the boards. Any phased
development assumptions should be clearly noted in the drawings.
F. Green Building/Sustainable Design
The Selected Developer of the Armory will be encouraged to seek a LEED rating of
Silver or better from the US Green Building Council. Requirements for this rating can be
found at www.usgbc.org. Respondents are required to submit a Green Building Plan
including the following components:
Narrative describing the proposed project’s sustainable design goals and declaration
of commitment to incorporate the specific criteria into the overall project design.
Using the LEED Scorecard, identify each credit your project will seek to achieve at
minimum LEED Silver Certification. Describe the specific steps that will be taken
and proposed technologies your project will use to achieve each credit and provide an
estimate of the total incremental cost for each LEED category (e.g. Water Efficiency),
keeping in mind that many strategies and credits are inter-related.
Statement of experience of the applicable members of the team who will develop and
implement the specific steps that will be taken to achieve LEED Silver Certification
or better. The statement should describe the team’s specialized experience in the field
of sustainable building design and demonstrate an ability to comprehensively
integrate the concept of sustainability into the project through experience with the
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LEED certification system. At least one member of this team must be LEED
accredited and have demonstrated experience in constructing and monitoring
performance in similar projects.
To ensure compliance with the requirement of achieving at minimum LEED Silver
Certification, regular progress reports will be required throughout the design, due
diligence, and pre-development phases.
A list of Green Building resources and contact information can be found in Appendix 9.
G. Zoning Calculation
Respondents must provide a preliminary zoning analysis showing all calculations,
including proposed use groups, required and proposed parking, and all required permits
and authorizations.
H. Vehicular Access, Parking and Circulation Plan
Respondents are required to include a Vehicular Access and Circulation Plan that
includes the following components:
Analysis of parking need by use and time of day;
Proposed areas for drop-off, car-pooling, or other traffic mitigation measures; and
Analysis of vehicular circulation to and around the Site including:
o Plans for lot access and management, and
o Plans for loading area access.
I. Construction Schedule
Respondents are required to provide a construction schedule for the proposed project.
J. M/WBE Plan
NYCEDC is dedicated to furthering the participation of minority and women-owned
businesses (“MWBE”) in its work. Respondents must submit a plan to address MWBE
participation in the project (the “MWBE Utilization Plan”). The MWBE Utilization Plan
must include at a minimum, but shall not be limited to:
Establishment of numerical MWBE contracting utilization goals or targets as set forth
in Appendix 8 hereof;
Strategies and methods that will facilitate participation by MWBE firms such as
carve-outs and/or unbundling bid packages;
Identification of MWBE firms seeking construction work on the project;
Establishment of administrative procedures for implementation, monitoring and
reporting of MWBE participation; and
Methods for encouraging local hiring during and post construction.
Businesses that have been certified as being women- or minority-owned by the Port
Authority of New York and New Jersey may be eligible to receive expedited certification
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from DSBS after completing the DSBS “Expedited Certification Affidavit”, which may
be obtained by calling DSBS at (212) 513-6311. K. HireNYC & Hiring Plan
NYCEDC recognizes the importance of creating employment opportunities for low-
income persons, thereby enabling them to participate in the City’s economic growth. To
this end, NYCEDC has developed the HireNYC program. Participation in this program
requires the selected Developer to make good faith efforts to achieve hiring and
workforce development goals and to comply with the other programmatic requirements
outlined in Appendix 8.
Respondents must detail the anticipated number, type, and wage level of post-
construction jobs to be created at the redeveloped Armory. NYCEDC will view
favorably development plans that maximize the number of jobs that meet the City’s
living wage and health benefits standards (“Living Wage Jobs”). The living wage is
defined by Local Law 38 of 2002 as $10.00 per hour as of July 1, 2006. In addition,
Living Wage Jobs require the employer either to provide health benefits, as defined in
Local Law 38, or in the alternative, to provide a supplement to the hourly wage of a value
equal to or greater than $1.50 per hour as of July 1, 2003. Respondents must explain how
their proposed hiring plan maximizes the number of jobs that meet these criteria.
L. Local Law 34
All entities that are doing or seeking to do business with the City, as well as their
principal officers, owners and senior managers, must follow the procedures established in
Local Law 34 (“LL 34”). In order to avoid the actual or appearance of a link between
governmental decisions and large campaign contributions, lower municipal campaign
contribution limits apply to any person listed in the Doing Business Database.
Transactions covered by LL 34 include most contracts, concessions, franchises and grants
greater than $5,000, economic development agreements, real property transactions, land
use actions and pension investment contracts. Respondents that submit proposals for any
of these transactions must complete an agency-supplied Doing Business Data Form
before their proposals can be considered or awards can be made. Respondents must
complete Appendix 3 and submit an original as part of their proposal.
M. Statement of Agreement
A statement signed by an authorized principal or officer of the Respondent that the
Respondent has read this RFP and the Appendices fully and agrees to the terms and
conditions set forth in this RFP and in the Appendices. A sample statement is included in
Appendix 10.
SELECTION CRITERIA NYCEDC will use the following criteria as a guideline to review submissions:
Economic Impact on / Spending in New York City – projected expenditures, including
purchase price/lease payments, construction costs and annual operating costs; temporary
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(construction) and permanent on-site employment and payroll; and any applicable New York
City taxes such as real property, sales, and personal income taxes, reduced by any as-of-right
and discretionary incentives and benefits assumed;
Land Use and Design – thoughtful and innovative architectural and urban design that
responds to the Development Controls listed in the RFP, and the extent to which
development potential is maximized in a manner consistent with applicable zoning,
environmental, and other regulatory controls;
Development Team Qualifications – experience, development skills, and financial resources
necessary to complete a high-quality project on time and within budget;
Financial Feasibility – Respondent’s demonstrated financial condition to complete the
project; availability of identifiable funding sources to finance the project; and an
economically viable use or uses that generate sufficient revenue to support operating
expenses, capital costs and debt service; a clear and justifiable intent to pursue as-of-right or
discretionary real estate tax incentives or benefits, which would help make the project more
economically feasible. If the Selected Developer decides to pursue discretionary benefits
through the New York City Industrial Development Agency (“IDA”), then the Selected
Developer must meet IDA eligibility requirements;
Local Hiring – strength of the MWBE plan, degree to which Respondent demonstrates a
willingness to participate in and provide resources for the HireNYC Plan and extent to which
Respondent meets other hiring goals described in “HireNYC & Hiring Plan” (Proposal
Requirement K);
Relationship to Surrounding Community – pedestrian access, vehicular access and
circulation, parking availability, landscaping and other aspects of the development’s
relationship to the surrounding community; and
Green Building Plan – performance of the development through the integration of high
performance measures and sustainable design practices as proposed in the Respondent’s
Green Building Plan.
DEVELOPER DUE DILIGENCE
It is the Respondent’s responsibility to conduct due diligence on the Site.
Site Information File
NYCEDC’s Site Information File (the “File”), contains important information regarding the Site.
Respondents are encouraged to review the File prior to submitting a proposal. The File may be
purchased for $500 or reviewed in NYCEDC’s offices at no charge. To review or purchase the
File, please contact Anifia Binns at 212-618-5721 or abinns@nycedc.com.
Some of the information included within the Site File was prepared for third parties and obtained
by NYCEDC. All material contained in the Site File is for informational purposes only.
Respondents are expected to conduct their own due diligence on the Site and should not rely on
information provided in the Site File.
The Site File contains the following information:
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Interior drawings
Phase I and Phase 2 site investigation reports
Groundwater investigation report
Asbestos report
Survey
Geotech engineering report
Structural conditions assessment
NYCEDC retains all rights to the information provided in the Site File.
DISPOSITION PROCESS
Public Review Process/Environmental Review
Disposition of City-owned land is generally subject to the City Charter’s (197-c and 197-d)
Uniform Land Use Review Procedure (“ULURP”) and dispositions accomplished through
NYCEDC are also subject to City Charter Section 384(b)4 for public review of the business
terms. In addition, dispositions are subject to City Environmental Quality Review (“CEQR”)
process.
As described in “Zoning and Land Use Guidelines,” it is expected that the Selected Respondent’s
redevelopment proposal will require a Site rezoning. The proposed rezoning will be included in a
ULURP review for Site disposition. A NYCEDC staff member will reasonably assist the
Selected Developer and its consultants in complying with the applicable ULURP and
environmental review procedures for the rezoning and disposition, including preparation of an
Environmental Assessment Statement (“EAS”) and, if necessary, an Environmental Impact
Statement (“EIS”). The Selected Developer will be responsible for the preparation of, and all
costs associated with, appropriate ULURP and environmental review documents. A summary of
ULURP and CEQR fees is included in Appendix 6.
Disposition Process
After review of submitted proposals, NYCEDC retains the right to enter into negotiations with
one or more Respondents. In the event NYCEDC determines it would be in its best interest to
continue negotiations with a select group of Respondents, those Respondents may be asked to
submit a markup of a contract of sale (the “Contract”) or a ground lease (the “Lease”), if a lease
is proposed by the Respondent. NYCEDC will view favorably Contracts or Leases with few, if
any, changes.
Notwithstanding any other provisions contained in the RFP, NYCEDC and the City shall not be
under any obligation to select a Respondent, or to dispose of the Site to a Respondent unless and
until a Contract or Lease is fully executed by and among all requisite parties and all approvals
required for the disposition have been obtained.
In addition, upon Contract or Lease signing, the Selected Developer will be required to pay
NYCEDC an Administrative Fee (non-refundable and not credited against the purchase price or
any future lease payments). The Administrative Fee will be based on the purchase price or, in the
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case of a lease, the present value of proposed ground lease payments (refer to Appendix 5).
At Contract/Lease signing, the Selected Developer will also be required to provide, at minimum,
a deposit of 10% of the proposed purchase price or value of ground lease payments (the
“Deposit”). The Deposit will be creditable against the purchase price or future rent payments, but
will not be refunded if Selected Developer fails to meet its obligations for Contract closing or
Lease commencement, as more fully described below.
As conditions precedent to closing, the Selected Developer will be expected to complete its due
diligence and other obligations, including:
conducting a Phase II site investigation
preparing an EAS and/or EIS as required
successful completion of the City’s Uniform Land Use Review Process (“ULURP”) and
the City Environmental Qualitative Review (“CEQR”)
successful receipt of approvals, in cooperation with NYCEDC, for the disposition
pursuant to City Charter Section 384(b)4. 384(b)4 is a required public review of the
business terms. The NYCEDC Board of Directors must also approve the disposition.
All due diligence items and any costs related to satisfaction of conditions precedent must be
prepared at the sole cost and expense of the Selected Developer. These expenses are non-
refundable and cannot be used to offset the required down payment on the purchase price or
future lease payments. Fees related to the ULURP and CEQR processes will also be at the
Developer’s sole cost and expense. Fee schedules are outlined in Appendix 6.
All work product submitted by Respondents shall become the property of NYCEDC upon
submission.
INFORMATIONAL MEETING/SITE VISIT
A Site visit and question and answer session to discuss the Site will be held at 1:00 PM on
Thursday, February 9, 2012 at the Kingsbridge Armory. Those who wish to attend the
informational meeting must contact NYCEDC by emailing
KingsbridgeArmoryRFP@nycedc.com or calling 212-312-3551 on or before Thursday,
February 2, 2012. Interested parties are strongly encouraged to attend the informational
meeting and Site visit.
In addition to those questions asked during the Site visit, Respondents may also submit questions
and/or request clarifications by emailing KingsbridgeArmoryRFP@nycedc.com. No questions
will be accepted after 4:00 PM on Thursday, March 1, 2012. Answers to all questions will be
posted by Thursday, March 8, 2012 to www.nycedc.com/RFP. For all questions that do not
pertain to the subject matter of this RFP, please contact NYCEDC’s Contracts Hotline at
212.312.3969.
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SUBMISSIONS
Five (5) copies of the submission and one (1) electronic version of the submission on disc in
searchable .pdf and excel format identified by “Kingsbridge Armory RFP Submission” on the
envelope must be received by NYCEDC by Thursday, March 22, 2012 at 4:00 p.m. Such
proposals must be delivered to the following address:
New York City Economic Development Corporation
110 William Street, 6th
Floor
New York, NY 10038
Attn: Maryann Catalano, Senior Vice President, Contracts
CONDITIONS, TERMS AND LIMITATIONS
This RFP and any transaction resulting from this RFP are subject to the conditions, terms and
limitations set forth in Appendix 4.
FURTHER INFORMATION
For further information regarding the proposal requirements or the Site, please contact:
NYC Economic Development Corporation
110 William Street
New York, NY 10038
KingsbridgeArmoryRFP@nycedc.com
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APPENDIX 1: ANTICIPATED PROJECT TIMELINE RFP Release Tuesday, January 12, 2012
Site Visit & Informational Meeting Thursday, February 9, 2012
Final Questions Due Thursday, March 1, 2012
NYCEDC responds to Questions Thursday, March 8, 2012
RFP Responses Due Thursday, March 22, 2012
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APPENDIX 2: EDC BACKGROUND INVESTIGATION FORM
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APPENDIX 3: DOING BUSINESS DATA FORM
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APPENDIX 4: CONDITIONS, TERMS AND LIMITATIONS NYCEDC, acting on behalf of the City of New York, is issuing this Request for Proposals
(“RFP”). In addition to those stated elsewhere, this RFP and any transaction resulting from this
RFP are subject to the conditions, terms and limitations stated below:
A. This Site is to be disposed of in its “as is” condition and is to be conveyed subject to all
applicable title matters.
B. The City and NYCEDC, and their respective officers, employees, and agents, make no
representation or warranty and assume no responsibility for the accuracy of the
information set forth in this RFP, the physical condition of the Site, the status of title
thereto, its suitability for any specific use, the absence of hazardous waste, or any other
matter. All due diligence is the responsibility of the Respondent and Respondents are
urged to satisfy themselves with respect to the physical condition of the Site, the
information contained herein, and all limitations or other arrangements affecting the Site.
As stated in the RFP, NYCEDC will make available for review, to any respondent so
requesting, the File. Neither NYCEDC nor the City will be responsible for any injury or
damage arising out of or occurring during any visit to the Site.
C. The proposed development shall conform to, and be subject to, the provisions of the New
York City Zoning Resolution, all other applicable laws, regulations, and ordinances of all
Federal, State and City authorities having jurisdiction, and any applicable Urban Renewal
Plan, design guidelines or similar development limitations, as all of the foregoing may be
amended from time to time. Without limiting the foregoing, closing on a proposed
transaction shall be subject to successful completion of the City’s Uniform Land Use
Review Procedure (“ULURP”), if not already completed, completion of the City
Environmental Quality Review (“CEQR”), approval by the applicable Community
Board, compliance with Section 384(b)(4) of the New York City Charter, and approval
by NYCEDC’s Board of Directors. ULURP and CEQR compliance shall be solely at the
expense of the Selected Developer. NYCEDC will cooperate with the Selected
Developer in obtaining necessary approvals.
D. A Respondent submitting a proposal in response to this RFP may be rejected if it or, if
the Respondent is a business entity, any of its principal shareholders, principals, partners
or members is determined, in NYCEDC’s sole discretion, to be within a category of
persons or entities with whom or which the City or NYCEDC will not generally do
business or otherwise to be a “prohibited person” as defined by the City. Respondent and
all officers and principals thereof must complete a background questionnaire and shall be
subject to investigation by NYCEDC and the City’s Department of Investigation. Any
designation may be revoked in NYCEDC’s sole discretion in the event any derogatory
information is revealed by such investigation.
E. Neither NYCEDC nor the City is obligated to pay and shall not pay any costs incurred by
any Respondent at any time unless NYCEDC or the City has expressly agreed to do so in
writing.
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F. NYCEDC invites the participation of real estate brokers acting on behalf of and with the
authorization of identified principals, provided that the broker arranges for the payment
of its commission or other compensations exclusively by the Selected Developer of the
premises. It shall be a condition to the designation of a developer of the project that the
Selected Developer agrees to pay any commission or other compensation due to any
broker in connection with the development of the premises, and to indemnify and hold
harmless NYCEDC and the City from any obligation commission or compensation
brought by any broker by reason of the project or the development of the premises.
NYCEDC warrants and represents that it has not retained any broker in connection with
the proposed sale, lease or development of the Site.
G. Only proposals from principals will be considered responsive. Individuals in
representative, agency or consultant status may submit proposals only at the direction of
identified principals.
H. This is a Request for Proposals not a Request for Bids. NYCEDC shall be the sole judge
of each response’s conformance with the requirements of this RFP and of the merits of
the individual proposals. NYCEDC reserves the right to waive any conditions or modify
any provision of this RFP with respect to one or more applicants, to negotiate with one or
more of the applicants with respect to all or any portion of the Site, to require
supplemental statements and information from any respondents, to establish additional
terms and conditions, to encourage applicants to work together, or to reject any or all
responses, if in its judgment it is in the best interest of NYCEDC and the City to do so. If
all proposals are rejected, this RFP may be withdrawn and the Site may be retained, and
re-offered under the same or different terms and conditions, or disposed of by another
method, such as auction or negotiated disposition. In all cases, NYCEDC shall be the
sole judge of the acceptability of the proposals. NYCEDC will enforce the submission
deadline stated in the RFP. The timing of the conditional selection may differ depending
upon the degree to which further information on individual proposals must be obtained or
due to other factors that NYCEDC may consider pertinent. Once submitted, all proposals
shall become the property of NYCEDC.
I. All terms in this RFP related to the permitted use and bulk of the Site shall be as defined
in the New York City Zoning Resolution and any applicable Urban Renewal Plan, design
guidelines, or similar development limitations and controls. Where any conflict arises in
such terms, the most restrictive shall prevail.
J. Except as specifically provided herein, the Selected Developer will pay all applicable
taxes payable with respect to the project, including transfer and mortgage recording taxes.
Selected Developer will be required to pay the New York City Real Property Transfer
Tax and New York State Real Estate Transfer Tax, notwithstanding any exemption on
account of the City’s or NYCEDC’s involvement in the transaction.
K. This transaction will be structured as a “net” deal to NYCEDC, with the Selected
Developer being responsible for all fees relating to the project and all costs incurred by
NYCEDC including, but not limited to, costs for outside legal counsel, if any, studies,
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and outside consultants.
L. All proposals and other materials submitted to NYCEDC in response to this RFP may be
disclosed in accordance with the standards specified in the Freedom of Information Law,
Article 6 of the Public Officers Law (“FOIL”). The entity submitting a proposal may
provide in writing, at the time of submission a detailed description of the specific
information contained in its submission, which it has determined is a trade secret and
which, if disclosed, would substantially harm such entity’s competitive position. This
characterization shall not be determinative, but will be considered by NYCEDC when
evaluating the applicability of any exemptions in response to a FOIL request.
M. In furtherance of NYCEDC’s mission of economic development, the disposition of the
Site will be subject to NYCEDC’s standard provisions for similar transactions. In the
case of a sale, the deed conveying the Site to the Selected Developer shall contain
redevelopment obligations as well as restrictions on use and transfer of the Site. Failure
to comply with these restrictions will result in a right by NYCEDC or the City to re-enter
and re-acquire the Site for no consideration, or such other remedies as NYCEDC deems
appropriate. In the case of a Lease, failure to comply with terms of the Lease will result
in the right by NYCEDC to terminate the Lease or pursue such other remedies as
NYCEDC deems appropriate.
N. The Selected Developer will be required to deliver evidence to NYCEDC of the creation
of employment opportunities at the Site for the first eight (8) years after the closing of the
project. The Selected Developer must also agree in good faith to consider any proposals
made by the City or City-related entities with regard to jobs developer is seeking to fill
and to provide the City with the opportunity to make job referrals and create a training
program for City residents. Selected Developer will be required to cause commercial
tenants to agree to these provisions at the time it enters into leases with such tenants.
O. Upon submission of a proposal to this RFP, Respondents and their representatives and
agents, shall treat their proposals and all information obtained from the File or otherwise
obtained from NYCEDC in connection with this RFP (the “Confidential Information”) in
a confidential manner, and shall not discuss, publish, divulge, disclose or allow to be
disclosed the Confidential Information to any other Respondents or any other person,
firm or entity, including press or other media, without NYCEDC’s prior written approval.
P. NYCEDC is dedicated to furthering the participation of minority and women-owned
businesses in its work. All respondents must include in their proposals methods for
facilitating the participation in the project of businesses that have been certified by the
New York City Department of Small Business Services (“DSBS”) as being women-
owned or minority-owned. Businesses that have been certified as being women- or
minority-owned by the Port Authority of New York and New Jersey may be eligible to
receive expedited certification from DSBS after completing the DSBS “Expedited
Certification Affidavit”, which may be obtained by calling DSBS at (212) 513-6311.
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APPENDIX 5: ADMINISTRATIVE FEE SCHEDULE Purchase Price/Ground Lease Present Value:
1 Fee:
Less than $100,000 $5,000
$100,001-$500,000 $20,000
$500,001-$1,000,000 $40,000
$1,000,001-$5,000,000 $50,000
More than $5,000,000 1% of purchase price
1 The present value of the Lease payments will be calculated by discounting annual payments at 6.25%.
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APPENDIX 6: CEQR/ULURP DESCRIPTION AND FEE SCHEDULE
Note: All fees should be independently confirmed by Respondents. Fee information is found in Subchapter A of Chapter 3 of Title 62 of the Rules of the City of New York and on the
Department of City Planning’s website: www.nyc.gov/dcp
SCHEDULE OF FEES FOR CEQR APPLICATIONS
§ 3-01 Fee for CEQR Applications (http://www.nyc.gov/html/dcp/html/luproc/ceqrfee.shtml)
Except as specifically provided in this section, every application made pursuant to Executive
Order 91 and Chapter 5 of these rules shall include a non-refundable fee which shall be
submitted to the lead agency for the action or to an agency that could be the lead agency pursuant
to § 5-03 of the rules of the Commission, and shall be in the form of a check or money order
made out to the "City of New York". The fee for an application shall be as prescribed in the
following Schedule of Charges, § 3-02 of these rules. The fee for modification for an action,
which modification is not subject to § 197-c of the New York City Charter shall be twenty
percent of the amount prescribed in the Schedule of Charges for an initial application. The fee
for any modification for an action, which is subject to § 197-c of the New York City Charter
shall be the amount set forth in the Schedule of Charges (§3-02) as if the modification were an
initial application for the action. Where the fee for an application is set pursuant to § 3-02(a), and
the square footage of the proposed modification is different from the square footage of the
original action, the fee for an application for the modification shall be based upon the square
footage of the modified action or as set forth in § 3-02(b), as determined by the lead agency.
Agencies of the federal, state or city governments shall not be required to pay fees, nor shall a
neighborhood, community or similar association consisting of local residents or homeowners
organized on a non-profit basis be required to pay fees, if the proposed action for purposes of
CEQR review consists of a zoning map amendment for an area of at least two blocks in size, in
which one or more of its members or constituents reside. Fees shall be paid when the application
is filed, and these fees may not be combined in one check or money order with fees required
pursuant to other land use applications submitted to the Department of City Planning or the City
Planning Commission. No application shall be processed by the lead agency until the fee has
been paid and twenty-five copies of the application have been filed with the lead agency.
§ 3-02 Schedule of Charges
(a) Projects measurable in square feet (Square Footage of Total Project).
Less than 10,000 sq. ft. $460
10,000 to 19,999 sq. ft. $1,350
20,000 to 39,999 sq. ft. $2,940
40,000 to 59,999 sq. ft. $5,465
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60,000 to 79,999 sq. ft. $8,195
80,000 to 99,999 sq. ft. $13,660
100,000 to 149,999 sq. ft. $27,325
150,000 to 199,999 sq. ft. $47,815
200,000 to 299,999 sq. ft. $71,415
300,000 to 499,999 sq. ft. $128,545
500,000 to 1,000,000 sq. ft $192,820
Over 1,000,000 sq. ft. $314,225
(b) Projects not measurable in square feet
(Ex. bus franchises) $1,880
Type II Actions $110
(c) Supplemental Fee for Environmental Mitigation
In addition to all other applicable fees as set forth above, a supplemental fee of $8,000 shall be
required for CEQR applications filed on or after July 1, 2009, for which a restrictive declaration
to ensure compliance with project components related to the environment and/or mitigation of
significant adverse impacts will be executed.
SCHEDULE OF FEES FOR ULURP APPLICATIONS
§ 3-07 Schedule of Charges (http://www.nyc.gov/html/dcp/html/luproc/ulurpfee.shtml)
(a) Applications for Special Permits and Zoning Map amendments pursuant to
Section 197-c of the City Charter:
(1) Applications for special permits:
For special permits, the total amount of floor area, or in the case of open uses, area
of the zoning lot:
Less than 10,000 square feet $2,040
10,000 to 19,999 square feet $3,100
20,000 to 39,999 square feet $4,080
40,000 to 69,999 square feet $5,215
70,000 to 99,999 square feet $6,125
100,000 to 239,999 square feet $6,805
240,000 to 500,000 square feet $17,765
over 500,000 square feet $29,485
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For this purpose, the amount of floor area shall be calculated based upon the floor
area for the entire development or enlargement.
(2) Applications for zoning map amendments, the area of all zoning lots in the area
to be rezoned:
Less than 10,000 square feet $2,190
10,000 to 19,999 square feet $3,250
20,000 to 39,999 square feet $4,310
40,000 to 69,999 square feet $5,445
70,000 to 99,999 square feet $6,425
100,000 to 239,999 square feet $7,105
240,000 to 500,000 square feet $18,445
over 500,000 square feet $30,620
(b) Applications for changes to the City Map, Landfills: Except for applications to eliminate a mapped but unimproved street from the
property of an owner-occupied, one- or two-family residence, for which no fee shall
be charged, fees are as follows:
Elimination of a mapped but unimproved street $1,740
Establishment of a Landfill $3,400
Any other change in The City Street Map $5,445
(c) Applications for franchises and revocable consents:
(1) Applications pursuant to §197-c of the City Charter – $3,400
(2) Enclosed sidewalk cafes pursuant to New York City Administrative Code section
20-225: $55 per seat/minimum of $1360
(d) Applications for amendments to the text of the Zoning Resolution pursuant
to Section 201 of the City Charter –$5,445
(e) Applications for zoning certifications and zoning authorizations:
(1) For certification for public school space pursuant to Section 107-123 of Article
X, Chapter 7 (Special South Richmond Development District) of the Zoning
Resolution, the fee shall be $160.
(2) Pursuant to Article VI, Chapter 2 (Special Regulations Applying in The
Waterfront Area), Article X, Chapter 5 (Natural Area District), Article X, Chapter 7
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(Special South Richmond Development District) and Article XI, Chapter 9 (Special
Hillsides Preservation District) of the Zoning Resolution.
Certifications For an application for one zoning lot with no more than two existing
or proposed dwelling units and no commercial or community facility
use…. $380
For all other applications the fee for each zoning lot shall be $430.
Authorizations For an application for one zoning lot with no more than two existing
or proposed dwelling units and no commercial or community facility
use ….$755
For all other applications with no commercial or community facility
use, the fee shall be based upon the number of dwelling units being
proposed, in the amount of $830 per dwelling unit, however, in cases
of open uses, the fee shall be based upon the area of the zoning lot,
and in cases of community facility or commercial uses, the fee shall
be based upon the total amount of floor area, as follows:
Less than 10,000 square feet $1,060
10,000 to 19,999 square feet $1,590
20,000 to 39,999 square feet $2,040
40,000 to 69,999 square feet $2,645
70,000 to 99,999 square feet $3,100
100,000 square feet and over $3,400
(3) Pursuant to §95-04 (Transit Easements) of the Zoning Resolution -- $270
(4) Pursuant to all other sections of the Zoning Resolution:
Total amount of floor area, or in the case of open uses, area of the zoning lot:
Less than 10,000 square feet $1,060
10,000 to 19,999 square feet $1,590
20,000 to 39,999 square feet $2,040
40,000 to 69,999 square feet $2,645
70,000 to 99,999 square feet $3,100
100,000 square feet and over $3,400
In the case of a transfer of development rights or floor area bonus, the fee shall be
based upon the amount of floor area associated with such transfer or bonus.
(f) Modifications, follow-up actions and renewals
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(1) The fee for an application which requests a modification of a previously
approved application, where the new application is subject to § 197-c of the New
York City Charter, shall be the same as the current fee for an initial application, as
set forth in this Schedule of Charges.
(2) The fee for an application which requests a modification of a previously
approved application, where the new application is not subject to § 197-c of the New
York City Charter, shall be one-half of the current fee for an initial application, as
set forth in this Schedule of Charges.
(3) The fee for a follow up action under the Zoning Resolution, or a restrictive
declaration or other legal instrument shall be one-quarter of the amount prescribed in
this Schedule of Charges for an initial application.
(4) The fee for the renewal of a previously approved enclosed sidewalk cafe shall be
one-half of the amount prescribed in this Schedule of Charges for an initial
application.
(5) The fee for the renewal pursuant to Section 11-43 of the Zoning Resolution of a
previously approved special permit or authorization which has not lapsed shall be
one-half of the amount prescribed in this Schedule of Charges for an initial
application.
(g) Supplemental Fee for Large Projects In addition to all applicable fees as set forth above, a supplemental fee shall be
required for the following applications:
Applications that may result in the
development of 500,000 to 999,999 square feet
of floor area
$80,000
Applications that may result in the
development of 1,000,000 to 2,499,000 square
feet of floor area
$120,000
Applications that may result in the
development of at least 2,500,000 square feet
of floor area
$160,000
§ 3-08 Natural Feature Restoration Fee In the event that an application, pursuant to §§105-45, 107-321, 107-65, and 119-40 of the
Zoning Resolution, for the restoration of trees that have been removed or topography that
has been altered without the prior approval of the City Planning Commission pursuant to
§§105-40, 107-60, 119-10, 119-20, or 119-30 of the Zoning Resolution is filed, the fee for
such application shall be $.10 per square foot, based upon the total area of the zoning lot,
but in no case to exceed $18,900.00.
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This section shall not apply to developments for which zoning applications have been
approved by the City Planning Commission prior to January 6, 1983 and for which an
application for a building permit has been filed prior to January 6, 1983.
§ 3-09 Fee for Zoning Verification The fee for a request that the Department of City Planning verify in writing the zoning
district(s) in which a property is located shall be $110 per request. Each zoning verification
request shall be made in writing, and shall include the address, borough, tax block and lot(s)
of the property. Each separate property shall be a separate request; however, a property
comprised of multiple contiguous tax lots shall be treated as a single request.
Source: Department of City Planning (www.nyc.gov/dcp)
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APPENDIX 7: ECONOMIC DEVELOPMENT BENEFITS
Certain economic development benefits offered by NYCEDC and other government agencies
and entities may be available for the Armory, depending on a Respondent’s specific proposal.
The information is for general informational purposes only. The potential benefits and
incentives described herein are subject to approval by the appropriate government agencies.
Accordingly, neither the Respondents nor any third party should view the contents of this section
as a final offer from, or commitment of, the City, NYCEDC or other agencies. Additional
information and programs can be found at www.nycedc.com/FinancingIncentives.
Relocation Employment Assistance Program (“REAP”)
The Relocation and Employment Assistance Program (REAP) provides a refundable business tax
credit for commercial and industrial businesses relocating to designated areas of New York City
and making capital improvements to their space. REAP encourages businesses to relocate from
Manhattan south of 96th Street, or from outside the city, to eligible premises in Manhattan north
of 96th Street and all other boroughs.
Qualified businesses are entitled to a credit against a city business income tax liability of up to
$3,000 per eligible employee per year for up to 12 years. Businesses must relocate either to a
building improved by at least 50% of its assessed value or sign a lease of at least three years and
spend a minimum of $25 per square foot on improvements. The city business income taxes
against which the credit can be taken include the general corporation tax, unincorporated
business tax, banking corporation tax or the utility tax. Credits are refundable for the year of
relocation and the succeeding four years. Unused credits from subsequent years may be carried
forward for five years.
For more information, please visit:
http://www.nyc.gov/html/dof/html/property/property_tax_reduc_reap.shtml
Industrial and Commercial Abatement Program (“ICAP”)
ICAP abates the increase in real estate taxes due to new construction, modernization or
rehabilitation for eligible commercial buildings. Certain properties in eligible locations receive
additional inflation protection on their assessment base. ICAP provides a partial exemption from
or abatement of property taxes for varying periods of up to 25 years. ICAP benefits are granted
"as-of-right" to all applicants whose projects qualify under the provisions of the legislation. All
applicants must file preliminary applications with the Department of Finance prior to the
issuance of a building permit or, if no permit is required, prior to the start of construction. All
applicants must meet the minimum required expenditure target, which is a percentage of the
assessed value of the property determined in the year the building permit is issued or, if no
permit is required, at the start of construction.
For more information, please visit:
http://www.nyc.gov/html/dof/html/property/property_tax_reduc_incentive.shtml
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Energy Cost Savings Program (“ESCP”)
The ECSP reduces energy costs for businesses that (a) relocate to, (b) make improvements to
property in, or (c) lease space in, previously improved buildings in Manhattan above 96th Street
or in Brooklyn, Queens, the Bronx, or Staten Island.
For more information on ESCP, visit: http://www.nyc.gov/
New Markets Tax Credit Program (“NMTC Program”)
The NMTC Program permits taxpayers to receive a credit against Federal income taxes for
making qualified equity investments in designated Community Development Entities (CDEs).
Substantially all of the qualified equity investment must in turn be used by the CDE to provide
investments in low-income communities. The credit provided to the investor totals 39% of the
cost of the investment and is claimed over a seven-year credit allowance period.
The NMTC Program is administered by the Community Development Financial Institutions
(CDFI) Fund. For more information regarding the program’s eligibility requirements and
restrictions, as well as a complete listing of CDEs with an allocation of the tax credits that may
be used in the financing of projects and businesses located in low-income areas of New York
City please visit:
http://www.cdfifund.gov
Rehabilitation Tax Credit (“Historic Tax Credit Program”)
Depending on the nature and character of a Respondent’s proposal, its project may qualify for
State and Federal historic preservation tax credits. The Federal Historic Preservation Tax
Incentives program, administered by the National Park Service in cooperation with the State
Historic Preservation Offices, offers a 20% federal income tax credit for the substantial
rehabilitation of historic properties. If a project qualifies for federal tax credits, the State also
offers an additional state tax credit if the property is located in an eligible census tract. Owners
can receive an additional 20% of the qualified rehabilitation expenditures up to $5,000,000. For
more information on Historic Tax Credits, please visit: http://www.nysparks.com/shpo/tax-
credit-programs/ and http://www.nps.gov/history/hps/tps/tax/
It is possible for a project to receive credits from both the NMTC Program and the Historic Tax
Credit Program.
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APPENDIX 8: HireNYC
NYCEDC recognizes the importance of creating employment opportunities for low-income persons,
enabling them to participate in the City’s economic growth. To this end, NYCEDC has developed the
HireNYC program. Participation in this program requires the selected Developer to make good faith
efforts to achieve the hiring and workforce development goals described below.
Each Respondent must include within its response a HireNYC program plan (example included below)
explaining how it will seek to achieve the goals and other requirements below and describing its
experience, if any, conducting similar hiring and workforce development programs or undertaking other
efforts to create employment opportunities for low-income persons in order to assist NYCEDC in its
assessment of each Respondent’s capacity in this area. The program should describe all programmatic
details, including, as applicable, collaboration with a Designated City Agency, implementation, record-
keeping and monitoring processes and any other relevant information. For the purposes of this RFP, the
target population is defined as persons who have an income that is below two hundred percent (200%) of
the poverty level as determined by the New York City Center for Economic Opportunity (a description of
the income level meeting this threshold for each household size is available upon request).
The hiring and workforce development goals to be incorporated into the Program shall include, at a
minimum, the following goals or, at each Respondent’s discretion, higher goals (collectively, the
“Goals”):
Hiring Goal: 50 percent (50%) of all new permanent jobs created in connection
with the project (including jobs created by tenants but excluding
jobs relocated from other sites) will be filled by members of the
target population for a period beginning, for each employer, at
commencement of business operations and continuing for eight (8)
years thereafter.
Retention Goal: 40 percent (40%) of all employees whose hiring satisfied the
Hiring Goal will be retained for at least nine (9) months from the
date of hire.
Advancement Goal: 30 percent (30%) of all employees whose hiring satisfied the
Hiring Goal will be promoted to a higher paid position within one
(1) year.
Training Goal: All tenants will cooperate with the Designated City Agency to
provide skills-training or higher education opportunities to
members of the target population.
The Program must include the following elements:
1. Designation of a workforce development liaison to interact with NYCEDC and the
Designated City Agency during the course of the Program.
2. Commitment by the selected Developer (or its successors and assigns, as applicable) to
do the following (and provide in each tenant lease, if any, that the tenant will do the
following):
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a. make good faith efforts to achieve the Goals with respect to its operations;
b. provide the Designated City Agency with the approximate number and type of
jobs that will become available, and for each job type, a description of the basic
job qualifications, at least three (3) months before commencing hiring;
c. notify Designated City Agency six (6) weeks prior to commencing business
operations;
d. during initial hiring for any new permanent jobs, consider only applicants referred
by the Designated City Agency for the first ten (10) business days, until the
Hiring Goal is achieved or until all open positions are filled, whichever occurs
first;
e. during ongoing hiring for any new permanent jobs, consider only applicants
referred by the Designated City Agency for the first five (5) business days, until
the Hiring Goal is achieved or until all open positions are filled, whichever occurs
first (unless the Designated City Agency reaches a different agreement with the
tenant regarding ongoing hiring practices);
f. submit to NYCEDC and the Designated City Agency, for eight (8) years
following the date of the commencement of business operations, an annual
employment and benefits survey that will include, but not be limited to: targeted
hiring statistics, wages and job retention, training and advancement data;
g. cooperate with annual site visits and satisfaction survey following the date of the
commencement of business operations; and
h. allow information collected by the Designated City Agency and NYCEDC to be
included in public communications, including press releases and other media
events.
3. Commitment by the selected Developer (or its successors and assigns, as applicable) to
facilitate targeted hiring by (a) arranging meetings and other events at which HireNYC
and the Designated City Agency staff can introduce potential or actual tenants to the
menu of services available from the Designated City Agency and (b) assisting with
information sharing, providing space for hiring activities and transmitting feedback from
tenants regarding results of hiring initiatives.
NYCEDC strongly encourages Respondents to include one or more of the following elements in
each such Respondent’s Program:
1. Commitment by the selected Developer (or its successors and assigns, as applicable) of
resources for training efforts, such as making financial investments in employee training
and creating a website or other technology-based tools and supports to:
i. promote and track workforce development efforts;
j. notify tenants of potential grant opportunities; and
k. provide assistance to tenants to apply for grants, and share other opportunities or
information as may be relevant.
2. Commitment by the selected Developer (or its successors and assigns, as applicable) to
provide temporary space and personnel for a satellite outreach or workforce development
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site to provide outreach and screening of local jobseekers, including, but not limited to,
distributing job applications and informing the public of available job opportunities
leading up to the commencement of business operations.
3. Commitment by the selected Developer (or its successors and assigns, as applicable) to
support connections to education and training. The workforce development liaison will
work in partnership with HireNYC staff to connect individuals interested and in need of
education and training to training programs and further education, at Designated City
Agency service provider locations, or through relationships with other accredited training
providers.
HireNYC Program Information:
HireNYC is a free program that connects the City's workforce development services to
economic development projects. For more information about HireNYC contact:
Dalsie Andrade Senior Project Manager, Workforce Development
NYCEDC
110 William Street
New York, NY 10038
Phone: 212-312-3876
E-mail: DAndrade@nycedc.com
Program website:
http://www.nycedc.com/BusinessInNYC/WorkforceDevelopment/Pages/HireNYC.aspx
49
Sample HireNYC Program Plan
HireNYC Program Description
Project Name: _________________________________________________________________________
Respondent Name: _____________________________________________________________________
Date: ________________________________________________________________________________
Please explicitly explain how you will address the HireNYC goals stated in Appendix 8. In your response,
describe what in-house resources are available to meet the program goals or how you will utilize the
services available through a Designated City Agency.
Description of efforts to meet program goals, please include as much detail as possible:
1) Discuss how you will facilitate targeted hiring such as (a) arranging meetings and other events at
which the Designated City Agency staff can introduce potential or actual tenants to the menu of
services available from the Designated City Agency and (b) assisting with information sharing,
providing space for hiring activities, and transmitting feedback from tenants regarding results of
hiring initiatives.
2) Discuss how you will support connections to education and training either in partnership with the
Designated City Agency or through relationships with other accredited training providers (in your
1. New Jobs and Skill Level: Number of new hires:
Number and type of skilled/semi-skilled jobs:
Number and type of unskilled jobs:
2. Training and Certifications:
Training required for skilled/semi-skilled jobs:
3. Workforce Development Liaison:
Contact information for liaison (include company title):
50
response please reference resources available for training efforts, such as financial investments in
employee training and creating a website or other technology-based tools and support).
3) Discuss how the workforce development liaison will promote and track workforce development
efforts.
4) Discuss options for providing temporary space and personnel for a satellite outreach or workforce
development site to provide outreach and screening of local jobseekers.
5) Discuss career advancement opportunities, which may include opportunities to be promoted, to
obtain a wage increase, etc.
6) Discuss experience with the implementation of workforce development programs and/or history
of collaboration with NYC Government Agencies (if applicable).
Job Type Examples (including, but not limited to):
Skilled/Semi-skilled: All jobs requiring a Commercial Drivers License (CDL), Commercial Vehicle
Operators, Bookkeepers, Accountants, and Supervisors;
Unskilled: Warehouse Clerks, Office Clerks, Laborers, Packers, Assemblers, Cashiers, and Customer
Service Representatives.
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APPENDIX 9: GREEN BUILDING INFORMATION Background Information for High Performance/Green Building Development:
Please refer to the following list of Internet resource sites to facilitate with high
performance/green building research. In addition, please refer to LEED and the New York State
Green Building Tax Credit guidelines.
Green Building Funding Sources:
New York State Green Building Tax Credit
New York State Department of Taxation and Finance
Business Tax Hotline:
1-800-972-1233
General Tax Information Hotline:
1-800-225-5829
New York State Energy Research and Development Authority
Craig Kneeland, Project Manager
(518) 862-1090 ext. 3311
e-mail: cek@nyserda.org
New York State Department of Environmental Conservation
James Austin, Assistant Commissioner
Phone: (518) 485-8437
e-mail: jdaustin@gw.dec.state.ny.us
web site: http://www.dec.state.ny.us
Green Building Program Information:
New York State Energy and Research Development Authority
For more information about NYSERDA’s building Programs, contact:
NYSERDA
Technical Communications Unit
Corporate Plaza West
286 Washington Avenue Extension
Albany, NY 12203-6399
Phone: (518) 862-1090 ext 3250
web-site: http://www.nyserda.org
United States Department of Energy
For more information about USDOE building programs, contact:
Dru Crawley
1000 Independence Avenue, SW
52
Washington, DC 20585
Phone: (202) 586-2344
Fax: (202) 586-1628
e-mail: drury.crawley@ee.doe.gov
web-site: http://www.doe.gov
Green Building Resources:
American Council for an Energy-Efficient Economy
http://www.aceee.org
Energy Efficiency and Renewable Energy Network (EREN)
http://www.eren.doe.gov
Energy Star Program (U.S. EPA)
http://www.energystar.gov
Environmental Building News
http://www.ebuild.com
Environmental Defense Fund
http://www.edf.org
National Resources Defense Council
http://www.nrdc.org
New York State Energy and Research Development Authority
http://www.nyserda.org
Rocky Mountain Institute
http://www.rmi.org
Southface Energy Institute
http://www.southface.org
US Department of Energy
http://www.doe.gov
US Environmental Protection Agency
http://www.epa.gov
US Green Building Council
http://www.usgbc.org
53
APPENDIX 10: STATEMENT OF AGREEMENT SAMPLE
(On company letterhead)
Date:
New York City Economic Development Corporation
110 William Street, 6th
Floor
New York, NY 10038
Attn: Maryann Catalano, Agency Chief Contracting Officer
Dear Ms. Maryann Catalano:
This letter hereby certifies that [Respondent] has read this RFP and the Appendices fully and
agrees to the terms and conditions set forth in this RFP and Appendices.
Sincerely,
Respondent
Respondent Title [must be authorized principle or officer of the respondent]
Land Use
Key Residential Mixed Use Recreational Office/Institutional
Commercial/Retail Industrial Transportation/Utility
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