The Town of Greenburgh plans to make a final decision what to do with Frank's nursery on Dobbs Ferry Road by the end of the year. Today, the Town Board voted to authorize an RFP to be distributed--seeking proposals from developers, realtors. The following RFP will be posted on the town website: www.greenburghny.com. Feel free to share with those who are interested in the property--businesses, developers, realtors.
The town, like every municipality in the nation, is experiencing budget problems and will be forced to make significant budget cuts in 2012. Additional revenue from Frank's nursery will help the town offer our residents important services.
PAUL FEINER.
(1) Issue/advertise Request for Proposal on……….…………………………..………August 9
(2) Last day for questions………………………….……………………………...September 27
(3) Proposals due by 5:00 P.M………………………………………………………October 28
(4) Selection of Developer…………………………………….…………………...December 6
(5) Finalized development agreement ...............................................not later than December 31
REQUEST FOR PROPOSALS For Town of Greenburgh
Westchester County, New York
FOR THE DEVELOPMENT OF A 6.89 ACRE PARCEL
OF LAND LOCATED AT 715 Dobbs Ferry Road
1) BACKGROUND
The Town of Greenburgh is located in the south central portion of Westchester County in New York State and includes 31 square miles of land between the Hudson River on the west and the Bronx River on the east. It contains five (5) major highways and parkways (I-87, I-287, the Bronx River, Sprain Brook and Saw Mill Parkways), and three major commercial corridors (Central Park Avenue, Route 119 and Route 9A).
The Town of Greenburgh is bounded on the north by the Town of Mount Pleasant and on the south by the City of Yonkers. East of the Bronx River are the Town of North Castle, the City of White Plains and the Village/Town of Scarsdale. There are six incorporated villages within the Town: Ardsley, Dobbs Ferry, Elmsford, Hastings-on-Hudson, Irvington and Tarrytown.
The unincorporated area of the Town of Greenburgh, hereinafter referred to as “Unincorporated Greenburgh,” is the subject of this Request for Proposal (RFP). Unincorporated Greenburgh is approximately 18 square miles and includes numerous neighborhoods. It is serviced by three fire districts, seven fire protection districts and nine separate school districts. Unincorporated Greenburgh’s population can be characterized as ethnically, racially and economically diverse. According to the U.S. Census Bureau, Census 2010, the Unincorporated Greenburgh has a total population of 42,863. According to the U.S. Census Bureau, American Community Survey, 2007, the median income in the Town of Greenburgh is $97,147 per household versus the Westchester County average of $77,856 per household.
The Town of Greenburgh Town Board will be considering applications for the development of a 6.89 acre parcel of land within the Town, including the construction and/or operation of facilities thereon, located on the south side of Dobbs Ferry Road (Route 100B).
2) INTENT
The Town of Greenburgh Town Board is seeking qualified developer proposals for a vacant town-owned property located at 715 Dobbs Ferry Road. The approximately 6.89 acres site, the former Frank’s Nursery, consists of one building containing a total of 50,000 square feet of floor area and is located on Dobbs Ferry Road approximately 1/3 of a mile west of the entrance to the Sprain Brook Parkway.
The Town of Greenburgh is seeking a developer to redevelop the site through either:
(1) the substantial rehabilitation of the existing buildings,
(2) total demolition and construction, or
(3) partial demolition of the structures and redeveloping the site, or
(4) construction of a new police station and courthouse with a lease to the town for the structure and a swapping of 188 Tarrytown Road property that has the existing police station and courthouse for new development.
The Town will entertain uses that are different from the permitted uses under current zoning and any viable development options, includingpublic-private partnership, phased and/or shared use development for the entire 715 Dobbs Ferry Road parcel through a 15 year ground lease and the possible transfer of 188 Tarrytown Road property.
3) PROPERTY DESCRIPTION
This vacant, pentagon shaped parcel is approximately 6.89 acres in size, located at 715 Dobbs Ferry Road (commonly referred to as the Frank’s Nursery Property), in the central portion of the Unincorporated Greenburgh (see attached location map).
The site is located within an established recreation corridor in the Unincorporated Greenburgh. Directly north of the property is the Elmwood Country Club, a private golf course. Also to the north is the Town’s RumbrookPark. On the east side of the property is the Con Edison Right of Way. To the westof the property is a golf drive range and to the south of the property is a commercial greenhouses and nursery.
The property has substantial frontage along Dobbs Ferry Road (NYS Route 100B), which is suitable for access, is extremely convenient from the Sprain Brook Parkway, Route 9A, and New York State Thruway. Part of the land is paved along Dobbs Ferry Road, which are the remains of the prior use’s parking area.
The property is level and close to the grade of Dobbs Ferry Road. The property is currently zoned R-30 Single-Family Residential District.
Site plan and environmental protection permit approvals from the Town of Greenburgh and the town’s applicable land use boards are required prior to any use or development of land.
All bidding developers should familiarize themselves with the physical attributes of the property and Town of Greenburgh Zoning Code.
The property has access to all typical utilities including but not limited to water, electric,telephone, sewer, and natural gas.
4) RFP SUBMISSION REQUIREMENTS
Each proposal in response to this RFP must be formatted as a single bound volume and must be submitted at or before the time and date set forth in this RFP. The Town of Greenburgh Town Board (the “Town”), in its sole discretion, may extend the submission date and time.
a) Responses shall remain valid, active and firm for a period of 180 days from the due date.
b) Each Respondent must submit the information requested in standard letter size format for their proposal to be complete (fold out documents will be accepted).
c) The outside of the package containing a proposal should be clearly marked with “715 Dobbs Ferry Road RFP.”
d) All submittals must include a minimum of the elements as described below in i through vii below. Although the Town is not obligated to evaluate incomplete submittals or to accept additional and supplemental materials, it may choose to do so.
e) All submittals should be concise and address the Town’s goals and objectives as listed in this RFP and relevant support documents
i) Cover Letter and Executive Summary
The submittal must include a cover letter with a statement that the individual signing the letter is authorized to obligate the entity to proceed with negotiation of a “Development Agreement” should the entity be tentatively designated as the developer for the property.
The proposal must also include an executive summary of the principal elements of the submittal, including a project description and schedule, as well as the development team’s approach to the development, mix of uses, open space, financing, environmental processing, and terms.
PLEASE NOTE, the Town is will enter into a ground lease for property with the selected developer.
ii) Development Team, Relationships and References
The Town is seeking sufficient information on the development team to make a judgment as to how well the team could perform in the role of developer of the proposed plan and to compare the qualifications of the redevelopment teams associated with the proposals submitted. Respondents are free to present this information in a format and a degree of detail that in their judgment is adequate for these purposes.
The following is a suggested format for consideration:
• The redevelopment team description shall include the corporation, joint venture or other entity that would serve as the Designated Redeveloper of the proposed development and would be party to the Redevelopment Agreement with the Town. If the entity is a subsidiary of, or otherwise affiliated with another organization, the Respondent shall indicate such a relationship.
• Identify all participants in the Respondent’s development team including those members responsible for the building design, landscape and site design, land use planning, engineering, permitting, legal and financial analysis, and community relations, as well as investors and proposed lending institutions. This information should include, but not be limited to, company profiles of firms on the proposed team and individual resumes of key personnel who would be assigned to the project. Brochures detailing the individual team members’ qualifications may be included as an appendix.
• Submit an organization chart showing all team members, the responsibility of each team member, and the proposed interrelationships of the team with the Town during the design, development and operation of the project.
• For each company/individual involved in the development, construction or operation of the redevelopment, identify the company or individual involved, including the name, address, telephones and fax numbers and primary contact person for each listing. The list of companies and individuals shall include at least the following:
· Developer
· Architect(s) (site, buildings, landscape)
· Land Use/Environmental Planner (if known)
· Engineer(s) (geo-technical, traffic, structural, etc., if known)
· Attorney(s) (if known)
· Lender(s) (if known)
· General Contractor (if known)
· Other
• For each member of the Respondent’s team noted above, identify the names of all principals who will be responsible for the redevelopment, construction and operation of the proposed redevelopment and provide professional resumes for each such principal.
• The proposal shall identify the persons responsible for each activity related to the permitting, design, financing and construction of the project. The proposal shall identify one or more individuals who have full power and authority on behalf of the Respondent’s team to negotiate and execute the Agreement, if the Respondent is chosen for negotiation of the Agreement.
• Three (3) references are required that can specifically address the capability of the Respondent to undertake similar development projects. References should include name, title, addresses, telephone numbers, fax numbers, and email addresses and a brief description of the relationship to the development entity in regard to previous experience.
In addition, the proposal should identify any potential conflicts that the individual team members or firms may have because of current or prior relations with the Town of Greenburgh, Townof Greenburgh related boards and individuals, or its consultants. The Town reserves the right, in its sole discretion, to request additional information on potential conflicts of interest and to limit or prohibit the part the participation of any team member or firm due to any such conflict of interest. To the extent that public disclosure laws may be applicable, participants in the development team shall be responsible for complying with all applicable requirements.
iii) Project Experience
The Town is seeking sufficient information on the Respondent’s project experience to make a judgment as to how well the team could perform in the role of redeveloper of the project site, and to compare with the experience of other redevelopment teams. The following information is suggested to meet this requirement. Respondents are free to present this information in a degree of detail that in their judgment is adequate for these purposes:
All individuals listed as contacts on existing projects may be contacted and should be available to assess the Respondent’s record relating to the project(s). In addition, the Town may consult references familiar with the Respondent or members of the Respondent’s team regarding past experience, qualifications, performance, or other matters, regardless of whether the specific individuals are identified in the proposal. The proposal should demonstrate that all of the team members have experience in the redevelopment of similar size and scope projects in a comparable urban setting.
To the extent that a developer cannot demonstrate the proper strength in a particular area, the developer will be required to hire or joint venture with an entity that has strength in that particular area. The developer must provide the names of the persons on the development team and the corporate structure to be responsible for the planning and implementation of the project.
iv) Understanding of the Redevelopment Process
The proposal should clearly demonstrate an understanding of the scope and tasks required for the design, financing, construction and leasing/sale of the proposed redevelopment and the challenges to successful completion of such a project in accordance with the project schedule. The Respondent should demonstrate an understanding of the challenges of undertaking and completing the project in the Unincorporated Greenburgh by including in its proposal, among other things, a detailed plan schedule for meetings and dealing with all relevant constituencies.
With respect to project financing, each Respondent should demonstrate its approach to the financing, the risks and issues involved and how the Respondent will mitigate these financial risks and address the issues.
v) Project Schedule
The respondent shall describe the proposed project schedule including key steps in, permitting, financing, design, construction (including start and completion), and leasing/sale and occupancy.
vi) Proposed Redevelopment Program
Each proposal should include a program description reflecting the contemplated building design. Submissions of conceptual site plans with representative building elevations are encouraged. The program description should include, at a minimum, the following:
(1) The proposed development shall include a preliminary concept plan indicating the proposed use, parking, grading, drainage, circulation, parking, views, street tree planting along street frontages, fences and walls, if any, landscaping, screening, the exterior design of the building, structures and any signs.
(2) A rendering of the site and building (s).
(3) Identify views to and from the area of the proposed development from surrounding roads and properties, utilizing photographs, cross sections, sketches and photo simulations of the proposed development, and the visual impact it will create from all surrounding vantage points, as appropriate.
(4) A detailed account of proposed terms
(5) A statement that the Respondent’s will hold the Town harmless for any material or condition found on the property.
(6) An affirmative statement that the Respondent will not require any financial assistance from the Town.
(7) Time periods for commencing and completing construction, and opening for business.
(8) Estimated development cost, and verifiable evidence of financial capability.
(9) A primary contact name and numbers including phone, fax, and email.
(10) An affirmative statement that the Town will not be required to pay any closing costs,inspection fees or professional fees.
(11) An expeditious planning and construction schedule that would meet or beat the following time periods for each phase of development:
A. Submit application for site plan approval not later than 45 days after Town approval of development agreement.
B. Commence construction not later than 180 days after site plan approval.
C. Complete construction not later than 365 days after commencing construction.
D. Open for business and have a certificate of occupancy not later than 30 days after completing construction.
Each proposal should also provide information on employment generation (construction and permanent jobs), secondary spending on and off-site, as well as property taxes to be generated.
vii) Proposed Project Cost and Capital Structure; Financial Capacity
The proposal shall contain, with sufficient detail, the key financial components of the respondent’s proposal, including rental terms, price point projections, revenue projections, and the Respondent’s financing strategy. At a minimum, the Statement of Proposed Financial Terms and Assumptions should include the following (draft development pro fomas are encouraged):
(1) Respondents should describe their plans for funding all required improvements, including identifying sources of funds. Such description should include the proportion of equity to debt financing, and identify any special restrictions or conditions associated with the financing plan.
Respondents should also include evidence of financing resources and their concurrence with the proposed development program. A financial statement, at delivery of Proposal, or prior to short‐listing, supporting the Respondent’s capability of undertaking this project including company operating revenues and expenses, history of debt repayments, and letters of credit.
(2) Identify any local, state or federal financial assistance that will be required to implement the project. Although it is recognized that public monies may be needed to bring this project to completion, the greater the reliance on subsidies the less favorably the proposal will be evaluated. To the extent the Respondent intends to utilize grant or other public funds, describe the source of such funds and the status of any commitments from the granting agency, and the Respondent’s experience in obtaining such funds;
(3) Respondents are expected to conduct their own market research/study to identify potential demand, along with any other research necessary to justify any assumptions and projections that they may make.
viii) Other Factors
Although there is no obligation to do so, each Respondent should feel free to provide a description of other factors not accounted for in the RFP that the Respondent believes underscore the Respondent’s qualifications to undertake the project and what is “unique” about their development concept.
5) SELECTION PROCESS OVERVIEW AND SELECTION CRITERIA
a) Process Overview
On or before the time specified in this RFP, the Respondents will submit a proposal in response to this RFP. The Town will evaluate the proposals based upon responsiveness to items listed in Part D of this RFP. The Town may develop a short list from the RFP’s reviewed. If so, the Town will conduct interviews. Project teams selected to appear for an interview will be notified in writing, by mail, facsimile transmission, or otherwise, of the time and place of the interview.
Respondents may be asked to answer written questions based on their first and best and final proposals until the Town has made a final selection. In addition, further information and detail about proposals may be requested. Such information may include pre-schematic architectural drawings, a more comprehensive project financing package, a final list of team members and further explanation of the development program.
The Town may, in order to facilitate the selection or ranking of the Respondents, visit the offices of each Respondent, upon reasonable prior notice, to observe the office facilities and conduct further interviews, or conduct site visits to observe one or more of the developments identified by a Respondent.
Once a team is selected, the Town will begin negotiations with the selected team that will ultimately result in a developer’s designation by the Town Board of the Town of Greenburgh and the execution of a redeveloper’s agreement. If the Town believes that an agreement cannot be reached with the selected team, the Town at its sole option may terminate negotiations. The Town may, at this time, choose to entertain proposals from other team that may be on a short list.
The Town will evaluate all proposals in accordance with the criteria and procedures identified in this RFP. The Town reserves the right in its discretion to make a selection based directly on the proposals submitted or to negotiate further with one or more of the respondents. The respondent selected under this RFP will be chosen on the basis of ability to best meet the overall objectives of the Town, as determined by the Town in its sole and absolute discretion.
The criteria described belowwill be employed in assessing the merits of each qualified proposal received by the Town:
i. Experience and Qualifications of Respondent
• Whether the Respondent has sufficient and proven experience and capabilities to perform all aspects of the project as outlined in this RFP, the developers demonstrated capabilities in executing projects of this type and magnitude;
• Experience and qualifications of Respondent and Key Personnel related to consistent quality management, maintenance, and operation of the type of project and uses proposed. Relevant factors will include experience and qualifications specifically related to (i) ability to implement complex development projects effectively, (ii) demonstrated success working cooperatively with public agencies, (iii) developer’s team operational approach, including the proposed timeline fordevelopment; (iv) other special qualifications that may be relevant to the successful implementation of the project;
• Financial capacity of the Respondent to cover initial capital expenditures andoperating cost: § (i) ability to raise capital for the project, either through equity capital and unsubordinated debt financing, and/ or private charitable funds and governmental grant funds; (ii) strength of current relationships with funding sources, including financialinstitutions; (iii) overall financial track record.
ii. Experience and Qualifications of Respondent Quality of Proposal
• Quality of Developers' approach to the project, the extent to which the project meets the Town’s objectives to create a high quality development;
• Potential social and economic contributions to the Town; and
• The extent to which the Plan demonstrates Respondent’s commitment to create or retain jobs for Greenburgh residents, especially economically disadvantaged persons, and to provide minority and women-owned business enterprises with an equal opportunity to compete for and participate in project development and operations.
iii. Cost and Time Effectiveness
• Feasibility of Respondent’s proposal, Proposals with definite funding sources will be rated more favorably than those with indefinite funding sources;
• Proposals that have no or minimal reliance on direct Town funding will be more favorably rated;
• Reasonableness of Respondent’s underlying assumptions, including proposed terms of rent;
• A project schedule that effectively and efficiently achieves a successful development in a relatively short timeframe; and
• Other factors as appropriate.
iv. Project Innovation – Sustainable Design
• The developer must provide a narrative, along with samples or a model outlining the use of innovative techniques that are significantly superior to what is typical in such development. Demonstrated capability in project design and sensitivity to environmental issues and adjacent land uses, including architectural design, landscape design, building massing, sustainable development strategies, creative design and construction.
• To the extent by which the proposal contains environmental performance, energy efficiency, and quality living spaces as well as innovative green design and building technologies.
6) PROPOSAL PACKAGE
Please submit ten (10) copies of the Proposal and one (1) electronic copy on CD in PDF format.
7) DELIVERY
Proposals should be marked ʺPROPOSAL FOR 715 DOBBS FERRY ROAD SITEʺ and delivered:
(1) By hand, courier, USPS, FEDEX, UPS or recognized overnight courier to the Town of Greenburgh, Department of Community Development and Conservation, 177 Hillside Avenue, Greenburgh, NY, 10607.
8) DEADLINE 5:00 P.M. LOCAL TIME October 28, 2011
Proposals received after the specified time and date will not be considered. The Town will not beresponsible for failure of the United States Postal Service, private courier, or any other deliverymeans to deliver a proposal to the appointed place at the specified time in order to beconsidered.
9) SCHEDULE
(1) Issue/advertise Request for Proposal on……….…………………………..………August 9
(2) Last day for questions………………………….……………………………...September 27
(3) Proposals due by 5:00 P.M………………………………………………………October 28
(4) Selection of Developer…………………………………….…………………...December 6
(5) Finalized development agreement ...............................................not later than December 31
10) SELECTION
The Town shall review all qualified proposals and the proposalselected, if any, that is determined to be in the public interest for uses, will be presented at a Town Board work session for consideration.
11) DEVELOPMENT AGREEMENT
Subsequent to the award, a finalized development agreement between the Town and theRespondent must be approved by the Town Board of the Town of Greenburgh.
12) INQUIRIES AND QUESTIONS.
All inquiries, questions, requests for interpretation, or clarification must besubmitted in writing, either by e‐mail or by facsimile and shall arrive not later than 5:00 PM, September 27, 2011.
13) TOWN CONTACT
Thomas Madden, AICP, Commissioner, Department of Community DevelopmentandConservation, Town of Greenburgh at (914) 993-1505 or by FAX (914) 993-1518, 1505 or by email to tmadden@greenburghny.com.
Additionalinformation and copies of this RFP may be downloaded at www.greenburghny.com
14) TOWN RESERVATIONS
The Town reserves the right to:
(1) Modify, waive, or otherwise vary the terms and conditions of this RFP at any time, includingbut not limited to, deadlines for submission and proposal requirements.
(2) Select one or more proposals to develop the entire site or a portion thereof; or award thedevelopments rights for the site to more than one developer.
(3) Waive irregularities in the proposals.
(4) Reject or refuse any or all proposals.
(5) Cancel and withdraw this RFP at any time.
(6) Negotiate with any or all Respondents in order to obtain terms most beneficial to the Town.
(7) Accept the proposal which, in its sole and absolute discretion, best serves the interest of theTown.
15) DISCLOSURE
(1) Information contained in this RFP regarding the site is believed to be reliable; however,interested parties should rely on their own experts for counsel.
(1) All proposals submitted to the Town are subject to public disclosure pursuant to Public Officers Law, Article 6 Freedom of Information Law. An exception may be made for submitted information by the Respondent, pursuant to FOIL.
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