montgomery street redevelopment...
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MontgomeryStreetRedevelopmentSiteRequestforProposals2017
HudsonDevelopmentCorporation
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TableofContents
I.INTRODUCTION................................................................................................................................. 3
II.RFPTIMELINE................................................................................................................................... 5
III.SITEDESCRIPTION ........................................................................................................................ 5
IV.DEVELOPMENTGOALS ...............................................................................................................10
V.PROPOSALREQUIREMENTS.......................................................................................................11
VI.SELECTIONCRITERIA .................................................................................................................13
VII.DEVELOPERDUEDILIGENCE ..................................................................................................14
VIII.SUBMISSIONS..............................................................................................................................15
IX.STATEMENTOFLIMITATIONS.................................................................................................15
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I.INTRODUCTIONHudsonDevelopmentCorporation,(HDC),isseekingproposalsforthepurchase,long-termlease,oracombinationthereof,andmixed-usedevelopment(Project),ofanapproximately4acresitelocatedat14-17MontgomeryStreetandSouthFrontStreetinHudson,NY.TheSiteconsistsofanemptylotandtwoadjoiningbuildings,bothsingle-story,whichareconnected.[SeeRegionalMap]
THESITESituatedontheeasternsideoftherailroadtracks,theprojectsite,thesiteofaformerwarehouseforKAZIndustries,ishighlightedingreen.Thesiteareaisdiversemixoflightindustry,culture,entertainment,andrecreationalamenities.TheSiteisadjacenttoseveralhistoricbuildings:DunnWarehouseatHenryHudsonRiverfrontPark,HudsonTrainStationandBasilicaHudson.THECITYTheCityofHudsonisattractivetostart-ups,smallbusinessesandnichemarketsbecauseitoffersreasonablerents;qualityhousingstock;accesstoconsumersandmarketsduetoitscentrallocationandthehighqualityoflifeavailabletobusinessownersandhouseholds.TourisminHudsonisrobustfromMayuntilDecember,attractingpeopleto
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uniqueentertainmentoptions,outdoorrecreation,andaneclecticmixofshopsandeaterieshousedinbeautifullyrestored,architecturallysignificantbuildingsalongthemainbusinessdistrict.Hudsoniscurrentlythethirdmostvisitedon/offdestinationontheAmtrakLine[seeAmtrakRidership.]ApartfromHudson’sstrategiclocationandroleintheCapitalDistrictandColumbiaCounty,thereisastrongconnectionbetweenbothNewYorkCityresidentsandbusinessesinHudson.Thissymbioticrelationshiphasgarnerednationalandinternationalpressattentionandexpandedinvestmentandtourisminterestfromotherareas.
THEWATERFRONTTheHudsonDevelopmentCorporationandthisCityAdministrationiscommittedtotheenhancementandredevelopmentofHudson’sRiverfrontarea.MoneyhasbeenbudgetedforthereplacementofFerryStreetBridge1,ananalysisandfeasibilitystudyhasbeencompletedfortheDunnWarehouse,akeywaterfrontbuilding2andprojectthathasalsobeenawardeda$500,0002017RestoreNYgrantfortheemergencystabilizationoftheWarehouse.Finally,aLetterofInteresthasbeensubmittedfor2018RestoreNYFundsforthemdemolitionandabatementofthewarehouselocatedonthissite,makingthisshovelready.OnAugust1,2017,GovernorCuomoawardedtheCityofHudson$10,000,000infundsaspartNewYorkState’sDowntownRevitalizationInitiative(DRI).TheGovernor’sannouncementwasmadeatHudsonHallattheHistoricHudsonOperaHouse–anemblematicbuildingintheCity’shistoryandanexampleofthetypeofnoteworthypublic-privatepartnershipsthathavealreadycometofruition.Hudson’swininthishighlycompetitiveapplicationprocessspeakstotheCity’sextraordinary,decades-longtransformationfueledbysignificantpublicandprivatesectorinvestmentandwhichhasreceivedregional,nationalandinternationalattention.Indeed,Hudsonisoftencitedasamodelforthesuccessfulmixbetweenlocallyinitiated,organicgrowthcoupledwithcomplementary,targetedplanninginitiativesthatbuilduponestablishedpatternsandtrends.The$10,000,000awardofDRIfundsfurtherenhancesthesite’sdesirability.Hudson’sexcellentenvironmentalresources,first-ratehistoricbuildingstockandgridlayoutmakeforauniqueurbanenvironmentinaruralsetting.Foraprogressive,creativedevelopmentteam,thesiteoffersanopportunityofunprecedentedscaletobuildaninnovativemixed-use,mixed-incomecomplexwithsignificantvisibilityandlong-term,positiveeconomicimpact3
1See2016CityBudget:http://cityofhudson.org/content/News/View/1832SeeDunnWarehouseAnalysisandFeasibilityStudy:http://cityofhudson.org/content/News/View/1863SeeWinningDRIApplication:https://www.ny.gov/sites/ny.gov/files/atoms/files/DRIHudsonApplication.pdf
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ThisimportantandcatalyticsiteistheonlydevelopablepropertyofthissizeandavailablenearHudson’swaterfront.TheselecteddeveloperofthisprojectsitewillbenefitfromtheState’sandCity’scontinuedinvestment.AdditionalResources
• ColumbiaCountyEconomicDevelopmentStrategicPlanning• NCARArtsVibrancyIndex,April2017• LeveragingRegionalAssetsforaVibrantFuture-CAPTIVATEReport2015• HudsonValleyPatternforProgress-UrbanActionAgenda2015:CityofHudson
Figure1:ContextualImageoftheWaterfrontAreaII.RFPTIMELINERFPreleasedate:October12,2017Sitetours: October26at10amand2pm
October31stat10amand2pmNovember2ndat10amand2pm
Deadlinetosubmitquestions:November15that5pm
TheWickHotelAmtrakTrainStation
BasilicaHudson
DunnWarehouse
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DeadlinetosubmitProposals:November22ndat5pmInterviews:TobeconductedduringtheweekbeginningDecember11andDecember18th
III.SITEDESCRIPTIONSiteSummaryStructureTheSite’smain,one-storybuilding(Building1)wasconstructedin1970sandtheSite’sannex(Building2)isaone-storystructurethatwasbuiltflushagainstBuilding1in1980s.Doorwayswerelatercreatedthroughthecommoncinderblockwalltounifythetwostructures.BuildingMaterialsThebuildingiscomposedofasteelframeandsidedwithcommonfireproof/compositeasbestos-containingmaterial[ieTransite]constructedonaconcreteslab.Oneinteriorwallisconstructedusingcinderblock.Theroofisaflatrubberroof.NoleadorHazardousMaterialshavebeenidentifiedinthepreliminaryassessment.[SeeAmbientEnvironmentalBulkAsbestosReport]
BuildingDimensionsTheestimatedslab-to-slabinteriorfloorareaacrossbothbuildings76,672squarefeet.Thetotalcombinedlotsize(includingbuildings)is4.32acres(188,179squarefeet)representinga0.40FAR.LandandUsesThesitewasusedasastoragefacilityforanow-closedplasticsmanufacturer.SincetheclosingofKAZIndustries,thebuildinghasremainedlargelyvacantwiththeexceptionofaportionofthebuildingbeingusedtostorefurnitureandantiques.Theadjacentproperty,tothenorth,iscurrentlybeingrehabilitatedintoa50roomboutiquehotel,TheWick.https://www.thewickhotel.com/tobeoperatedbyaMarriottbrand.Thedeveloperwillbedoingsignificantexteriorworkincludinglayingnewsidewalks,installingattractivelightingandinstallingappropriatesignage.Theadjacentpropertytothesouth,anuncoveredmeteredparkinglot,isownedbytheCityofHudson.ACSXownedmaintenancebuildingimmediatelyadjacenttothelotremainsinactive.Behindthebuildingtotheeastareseveralsinglefamilydetachedhomes.Soils&GeologyGeology:UnderlyingtheCity’scoastalareaareshales,chertsandconglomeratesandlimestonesofCambrianandOrdovicianages.TheMountMerinoShaleisoftenfoundwiththreeotherrockunits:theOrdovicianageIndianRiverShaleandStuyvesantFallsFormationandtheCambrianageGermantownFormation.Together,theserockunitscomprisetheVanBurenthrustsheetofthelateOrdovicianTaconideOrogeny.The
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StuyvesantFallsandGermantownFormationsareexposedinClaverackandStockport,buttheiroccurrencewithintheCitycanonlybeinferredfromthepresenceoftheMountMerinoShalesandtheshapeofthethrustsheetcontact.ThesouthandwestcontactofthisthrustsheettrendsnortherlyintotheCitynearAcademyHill,thencewesterlytowardsthelighthouse,andthencenortherlyacrosstheriverandalongthewesternshorelineinAthens.SeeDraftLocalWaterfrontRevitalizationPlan,GenericImpactStatement,page44,formoredetail.Soil:ThesoilsintheHudsoncoastalareacanbedividedintotwobasicgroups:thosealongtheshorelineoftheHudsonandthebays,andthoseontheuplandandescarpments.Thesoilsalongtheshorelineandbaysconsistofriverinedeposits,dredgeandfillmaterial,organicwetlanddeposits,withsomesiltyloamoftheLimerickseriesoccurringatthesouthendofSouthBay.Thewetlanddepositsandsomeoftheriverinedepositsareoftensubmergedanddifficulttodevelop.TheLimericksoilsaredeep,nearlylevelandmoderatelywelldrainedsoilswhichforminfloodplains.ThepredominantsoiltypefoundontheuplandsandescarpmentsofthecoastalareaaretheHudsonsiltloams.SeeDraftLocalWaterfrontRevitalizationProgram,GenericImpactStatement4,page45,formoredetail.ZoningTheSiteislocatedintheResidentialSpecialCommercialzone5.Inshort,thePermittedUsesunderR-S-CZone:Anyusepermittedin,andasregulatedin,theThree-StoryMultipleResidenceR-4District,§325-11,exceptschoolsandchurches.Usesinclude:(1)Multifamilydwellingsownedandoperatedbyamunicipalhousingauthorityprovidinghousingforlow-incomefamiliespursuanttoanyfederalorstatelaw;alimiteddividendnonprofitorcooperativecorporationforlow-ormoderate-incomefamiliespursuanttoanyfederalorstatelaw.(2)MultipleDwellings,attachedorrowdwellings.(3)OneortwofamilydwellingsConditionalUses:Thefollowingconditionalusesarepermitted,subjecttotheapprovalofthePlanningBoardinaccordancewithArticleVIIIhereof:(1)Anyuseconditionallypermittedin,andasregulatedin,theThree-StoryMultipleResidenceR-4District,§325-11.(2)Retailstoresandbanks.(3)Personalservicestoressuchas,butnotlimitedto,barbershops,beautyparlorsandtailors.(4)Professional,governmentorbusinessoffices.(5)Schools,churches,libraries,museumsandartgalleries.4DraftLocalWaterfrontRevitalizationProgramandGenericImpactStatementcanbeaccessedattheCityofHudsonWebsitehttp://cityofhudson.org/content/Generic/View/35CityofHudsoneCode:ResidentialSpecialCommercialZonecanbeaccessedhere:http://ecode360.com/5082422?highlight=residential%20special%20commercial,commercial%20residential,residential,commercial,special
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(6)Theaters,assemblyhalls,bowlingalleys,eatinganddrinkingplaces.(7)Serviceestablishments,furnishingservicesotherthanofapersonalnature,butexcludinggasolinefillingstations,motorvehiclestorageandrepair,autobodyworksorautoserviceestablishments.(8)Outletandpickupstationsforlaundriesanddry-cleaningestablishments,excludingcommerciallaundry;self-serviceautomaticlaundryanddry-cleaningestablishments.(9)Assembling,converting,cleaningoranyotherprocessingofproductswithinafullyenclosedbuilding.Suchprocessingshallbeconfinedtolightindustryonly.(10)Publicandprivateparkinglotsandgaragesandgaragesfornoncommercialvehicles.(11)Busstation.(12)Wholesale,storageorwarehousing,withinafullyenclosedbuilding.(13)Publicutilityusesandstructures.(14)Telecommunicationstowers.[1](15)ParkingLotsandgarages Accessoryuses.(1)Withrespecttoanypermitteduse,suchcustomaryaccessoryusesasarepermittedin,andasregulatedin,theThree-StoryMultipleResidenceR-4District,§325-11.(2)Withrespecttoanyconditionaluse,customaryaccessoryuses,includingrequiredoff-streetparkingandloadingfacilitiesandsigns,subjecttoArticlesIVandVandthefollowingconditions:
a) Notmorethanonesuchsignshallbepermittedforeachtenantonthepremisesoneachwallfrontingonastreet.
b) Theaggregatearea,insquarefeet,ofallsignsonanywallshallbenotgreaterthantwotimesthelengthinfeetofsuchwall.
c) Inaddition,wherethebuildingissetbackfromthestreetlineadistanceof25feetormore,notmorethanonefreestandingsignforeach50feetoffrontagemaybeerectedwithatotalareaonallfacesofnotmorethan40squarefeet.
Allconditionallypermitteduses,includingallusesaccessorythereto,otherthanoff-streetparkingandpublicutilityusesandstructures,shallbecarriedoninbuildingsfullyenclosedonallsides.FurtherinformationontheHudsonZoningDistrictsisavailableintheCity’swebsite,http://cityofhudson.org/content/Boards/View/11FloodPlainTheSiteislocatedinafloodzone,asdesignatedbytheU.S.FederalEmergencyManagementAgency.RespondentsareencouragedtoresearchthisdesignationandobserveFloodResilienceDevelopmentpractices.TransportationTheSiteisacrossfromanAmtrakstationwithEmpireServicetoAlbanyandNewYorkCity.WaterService
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TheSiteisservedbymunicipalwatermains.ThesystemincludesstandpipesandsprinklerheadsattheSitethatprovidefireprotectiontothetwoadjoiningbuildings.WaterisprovidedbytheCityofHudsonmunicipalwatersupplysystem.SanitarySewerTheSiteisservedbymunicipalundergroundsanitarysewerpipingandmanholes.StormwaterSystemTheSiteisservedbyastormwatercollectionsystemconsistingofroofdrains.Note:TheSitehasnothistoricallyfallenundertheregulatoryrequirementsoftheNewYorkStateDepartmentofEnvironmentalConservationMunicipalSeparateStormSewerSystem(MS4)forstormwatermanagement,butmaybesubjecttosuchrequirementsunderprivatepartyownership.ElectricalServiceElectricservicefortheSiteisprovidedbyNationalGriddeliveredis200volt3phasepower,mainbreaker3000amps.PoweristhendistributedthroughoutBuilding1andBuilding2.EmergencyandLifeSafetySystemsEmergencyLifeandSafetySystemsincludestandpipes,firealarm,andemergencyexitandlights.Thesesystemswillremaininbothbuildings,butcompliancewithapplicablelawandregulationwillbetheresponsibilityoftheDesignatedDeveloper.Thesystemsarenotcurrentlyinoperation.RefrigerationSystemsExistingairconditioningandrefrigerationsystemsatthefacilityareunknown.OwnershipandTaxesTheSiteiscurrentlyownedbyHDCandisexemptfrompropertytaxes.Underapurchaseandprivatere-useoftheSite,propertytaxeswouldbeassessedbytheHudsonTaxAssessor.Asof2014,unimprovedthebuildingandlandscarryanassessmentof$2.66M.Moreinformationonpropertytaxesandtheassessorcanbefoundathttp://cityofhudson.org/content/Assessment
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IV.DEVELOPMENTGOALS
HDCinvitesRespondentstosubmitProposalsthatmaximizethebenefitstotheNewYorkState,theCapitalRegionandCityofHudsoneconomiesthroughredevelopmentoftheSite.HDCisseekingProposalsthatareresponsiveto,butarenotlimitedto,thefollowingdevelopmentpriorities:
1. Maximizingeconomicimpactthroughworkforcedevelopmentandjobcreation;2. Providingopportunitiesforcommunityuseand/orrecreation;3. Visiblyandstrategicallylinkingthesiteintotheexistingfabricofthecity;4. Creatingatransportationorienteddevelopmentprojectthatreducescar
dependency,facilitatesADAaccessandencouragespedestriantrafficand/ortrainridership;
5. First-ratedesignandaestheticqualityinharmonyofsurroundingbuildings&community;
6. IncorporatingsustainablebuildingpracticesandemployingLEED,PassiveHouse,ZeroNetEnergyorEnergyStarfeatures
ProposalsshouldideallyincludeamixusesandtransitorienteddesignprinciplestoencouragecommuterandtouristtrafficviaAmtrakaswellasparking(coveredoruncovered)toaccommodateadditionalbusiness,residentialandrecreationalactivity.TransactionStructureandCertainCostsEveryProposalmustprovideanofferpricefortheacquisitionoftheentireSiteand/orlong-termleasetermsfortheentireSite(ineachcaseinclusiveoflandandimprovements).Underasale,itisintendedthatthesitebeconveyedatclosing,andthatthepurchaserwillholdtitleduringdevelopmentoftheSite.Underasale,thepurchasepricemustbeexpressedinafixed,non-contingentdollaramount.ThepurchaserwillberequiredtoenterintoaDevelopmentAgreementthatprovidesthetermsofanyphasingoftheProjectandagreementstodeveloptheSiteincompliancewiththeproposeddevelopmentplan.Underalong-termlease,itisintendedthatthelesseewillbeginitsleaseoftheSiteatclosingandwillholdtheleaseduringdevelopmentoftheSite.Ifalong-termleaseisproposed,thefollowingtypesofrentalpaymentsareexamplesthatwillbeconsideredandareencouraged:
• AninitialdepositpaymentuponProjectclosing.
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• Abaserentalpaymentschedule(whichcouldincludeaportionofbaserentalpaymentsduringconstruction),withannualescalations,oralternativelyasingleup-frontpre-paymentofallrentdueunderthelease.
• Ashareofand/orcompensationforfutureincreasestotheSite’saccumulatedpropertyvalueand/orfuturerentalrevenues.
• AleaseagreementthatsatisfiesthemissionandobjectivesofHDC.
Pleasenote,oncetheDesignatedDeveloperentersintoagreementswithHDC,HDCwillrequiretheDesignatedDevelopertopay:
1. Underapurchase,a10%securitydepositagainstthepurchaseprice;2. Underalong-termlease,asecuritydepositagainstfuturelong-termleasepayments
ofanamountexpectedtobeapproximatelyequalto10%ofthenetpresentvalueofthelong-termleasepayments;and
3. HDC’sout-of-pocketcostsandexpensesincurredinconnectionwiththeProjectandthedispositiontotheDesignatedDeveloperoftheSite,including,withoutlimitation,costsandexpensesofHDC’sconsultantsandlegalcounsel.
Atclosing,ifapurchase,theDeveloperwillberequiredtopaythebalanceofthepurchasepricetoHDCinadditiontoanHDCadministrativefeeofanamountequalto6.5%ofthepurchaseprice.
V.PROPOSALREQUIREMENTSThefollowingarethesubmissionrequirementsforallProposalsrespondingtothisRFP.HDCreservestheright,initssolediscretion,torejectanyProposalthatisdeemedincompleteorunresponsivetotheRFPrequirements.HDCalsoreservestheright,initssolediscretion,torejectanyandallProposalsforanyreasonorfornoreason,andtoproceed(ornotproceed)withthedevelopmentoftheSite(eitherbyitselforinconjunctionwithoneormorethird-party(ies))withoutcompletingthisRFPprocess.InevaluatingthecapabilitiesoftheRespondent,HDCmayutilizeanyandallinformationavailable(includinginformationnotprovidedbytheRespondent).Proposalsshouldclearlyandconciselystatetheuniquecapabilities,experience,andadvantagesoftheRespondent,anddemonstratetheRespondent’scapabilitytosatisfytherequirementsandobjectivessetforthinthisRFP.HDCfurtherreservestherighttoaskadditionalwrittenororalclarifyingquestionstoallRespondentsortoasubsetofRespondents.Respondent’sfinancialofferfortheSiteshouldassumethatitwillbetransferredinas-iscondition.EachcompleteProposalfortheredevelopedsitemustcontainthefollowingelements:1. RespondentDescription
EachentitysubmittingaProposalmustdemonstratesufficientfinancialresourcesandprofessionalabilitytodeveloptheSiteinamannerconsistentwithitsProposal.EachProposalmustincludeadescriptionoftheRespondentowner(underasale)ortenantentity(underalong-termlease)orthedevelopmentteam,including:
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• Theintendedformandstructureoftheownerortenantentityandanyproposedpartnershiporjointventuremustbeclearlyexplained.Achart/diagramoftheownerortenantentity,showingstructure(percentages)ofownershipandinvestmentmustbeincluded.
• Name,address,phonenumberandemailandofeachmemberoftheownerortenantentity.RespondentsmustprovidetheFederalEINnumbersofthedevelopmententityandidentifyaprimarycontactperson.
• Currentoperatingbudget.• EvidenceofabilitytofinancetheProjectincludinglettersofinterestand/orintent
fromequitysourcesandlenders.• Anyadditionaldocumentationorinformationevidencingthestrengthofthe
RespondentanditsabilitytocompletetheProjectinatimelymanner.2. ProjectDescription
TheProjectdescriptionshouldincludeadetailednarrativedescribingallrelevantaspectsoftheProjectandanyplans/timingofphasingofthedevelopment.Thedescriptionshouldaddress:• Theproposeduse(s).• Type,bulkandsizeofeachcomponentofthedevelopmentprogram• Descriptionoftheproposeduses,alistofpotentialtenantsandanylettersof
interestand/orintentfrompotentialtenantsandadescriptionofhowsuch• tenantsalignwiththeDevelopmentGoalssetforthinSectionIVofthisRFP.• ThedescriptionshouldaddresshowthisprojectwilladvancetheDevelopment
GoalssetforthinSectionIVabove.3. PurchasePriceand/orLong-TermLeaseTerms
ForRespondentswishingtoproposeapurchaseofferfortheSite,apurchasepriceoffermustbeexpressedinafixed,non-contingentdollaramounttobepaidatclosing.ForRespondentswishingtoproposealong-termleaseofferfortheSite,Respondentsshoulddelineateallsignificantproposedleasetermsincluding,butnotlimitedto,proposedleaseduration,aproposedscheduleofescalatinglease,andallmajorleaseterminationorrenewalcontingencies.
4. SitePlanandArchitecturalDesign
EachentitysubmittingaProposalmustprovidethefollowing:• AsummaryoftheproposedbuildingprogramfortheProjectwithsquarefootages
foreachuse.• Ataminimum,asetofconceptsketcheson8.5x11paper,showingtheproposed
ProjectandasetofschematicrenderingsoftheproposedProjectshowingtheprincipalelevationsandmassing,floorplansforeachuse,trafficcirculation,streetscapeandlandscapeplans,entryfeaturesandsignage.
• Adescriptionoftheproposedexteriormaterialsandotherrelevantspecifications.• Adescriptionofsustainablebuildingpracticesthatwillbeincorporatedintothe
projectduringconstruction/renovationandoperationoftheimprovements.
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• Adescriptionofspecificnoteworthyfeaturesthatwillbepreserved,aswellasanysignificantproposedbuildingmodificationsorenhancements.
5. ZoningCalculationRespondentmustsubmitafloorarearatio“FAR”analysisshowingallcalculations,includingproposedusesandanyproposedparking.
6. DevelopmentTimeframeRespondentmustsubmitadevelopmenttimeline(subdividedintophases,ifnecessary),identifyingtheestimatedlengthoftimetoreachkeymilestones,including:commencementandcompletionofdesign;financing;commencementandcompletionofconstruction;potentialtenants;andoperationalstabilizationforeachcomponentofthedevelopmentprogram.Anycontingenciesthatmayaffectthistimelineshouldbeidentified.
7. Mechanicals,Equipment,InfrastructureRespondentshallprovideanoverviewofhowtheprincipalspaces,systemsandbuildingelementswouldbemodifiedorre-usedordemolished.Proposalshouldoutlineallnecessarydevelopment,includingmodificationsfromcurrent―as-iscondition,andincludeanestimatedschedule,budgetandfundingsources.
8. TeamMemberQualifications• Identificationandqualificationsofeachmemberofthedevelopmentteam,including
allpersonsorentitiesthatwilldesign,develop,oroperatetheProject,aswellastheattorney,engineer,generalcontractorandotherprofessionals,asappropriate,includingleasingandmanagement,whowillbeinvolvedwiththisProject.
• AdescriptionofsimilarprojectsundertakenbythemembersoftheRespondent’steam,particularlypreservationandadaptivere-useprojects
• AsummaryoftheavailabilityofeachoftheprincipalmembersofeachfirmandtheiravailabilityforcommitmenttotheProject.
• Backgroundinformationoftheownerortenantentity,includingresumesdescribingtherelevantexperienceofallprincipalmembers.Thisinformationmustbesubmittedforeveryparticipantinajointventureandshouldhighlightsimilarprojects(includingaprojectdescriptionandapproximatedollarvalueforeach).
VI.SELECTIONCRITERIAProposalsmaybereviewedbyHDCandotherCityofficials.Thesaleorlong-termleaseoftheSitemaybesubjecttoapproval,asrequiredunderapplicablelawandregulation,whichmayincludeapprovaloftheHDCDirectors,theDepartmentofPublicWorks,thePublicAuthoritiesControlBoard,andtheComptrolleroftheStateofNewYork.Whenevaluatingproposals,thefollowingequally-weightedselectioncriteriawillbeconsideredinnoorderofpriority:
• ConsistencywithDevelopmentGoals:ThoughtfulandinnovativeapproachtoaddressingtheDevelopmentGoalsarticulatedinRFP’sSectionIV.
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• FinancialFeasibility:Respondent’sdemonstratedfinancialconditiontocompletetheProject;availabilityofidentifiablefundingsourcestofinancetheProject;sufficientrevenuetosupportoperatingrevenues,scheduledpaymentsrelatedtocapitalcosts,reservefundcontributorsanddebtservice.EmploymentImpact:Creationofconstructionandpermanenton-sitejobsandpayroll.
• EconomicImpact:Projectedexpenditures,constructioncosts,annualoperatingcostsandotherdirectspendingthatwillhelpspureconomicactivity.HDCwillalsoconsidertheimpactthatindirectspendingthattheProjectwillgenerateandanyapplicabletaxrevenue.
• FinancialOffer:Provisionofcompetitivetermsforthepurchaseand/orlong-termleaseoftheSite.InthefinalanalysisusedtoselecttheDesignatedDeveloper,thiscriterionwillbescoredbyHDCbasedonthemethodofdispositionthatHDCelectstopursue.
• DevelopmentTeamQualifications:Experience,developmentskills,andfinancialresourcesnecessarytocompleteahigh-qualityProjectontimeandwithinbudget.
• ScheduleandTiming:ProvenabilitytocompletetheProjectinatimelymanner.
PriortoselectingtheDesignatedDeveloper,HDCreservestherighttoremoveRespondentsfromcompetitiveconsiderationatoneormorepointsthroughoutthesolicitationbasedonthesecriteriaand/orafailuretoachieveminimumsatisfactionofthedevelopmentgoals.Inordertoremainincompetitiveconsideration,RespondentsareencouragedtopresenttheirmostcompetitiveProposaltermsateachstageofthesolicitation.HDCalsoreservestherighttoconductinterviewswithorposequestionsinwritingtoindividualRespondentsinordertoclarifythecontentoftheirproposalsandtoensureafullandcompleteunderstandingofeachproposal.
VII.DEVELOPERDUEDILIGENCERespondentsmustrelyontheirownresearchandinvestigationsforallmatters,including,costs,title,survey,development,financing,construction,remediation,andrenovation.Itisstronglyrecommendedthatrespondentsreviewtherelevantplanningdocuments,including:DowntownrevitalizationInitiativeApplication2002ComprehensivePlan,CityofHudsonWebsitehttp://cityofhudson.org/content/Generic/View/2DraftLocalWaterfrontRevitalizationProgram,CityofHudsonWebsitehttp://cityofhudson.org/content/Generic/View/3http://cityofhudson.org/content/Generic/View/3:field=documents;/content/Documents/File/884.pdfThe1996HudsonVisionPlanisavailableinhard-copyat1NorthFrontStreet,HudsonNY12534andavailableuponrequest.
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VIII.SUBMISSIONSTen(12)hardcopiesandone(1)electroniccopy(intheformofaflashdriveorCD-ROM)oryoumayshareaDropBoxlinkinlieuofaflash/CD.ProposalsmustbereceivedbyHDCbyNovember22atthefollowingaddress:HudsonDevelopmentCorporationAttn:SheenaSalvino,Director1NorthFrontStreet2ndFloorHudson,NY12534RFPInquiriesHDCwillacceptwrittenquestionsviaemailfromprospectiveRespondentsregardingtheRFP.Pleasesubmitquestionsto:[email protected]’sname,e-mailaddressoftheRespondentrepresentedandshouldbereceivedbyNovember15,2017at5pm.ResponsestoalltimelyandappropriatequestionswillbepostedonHDC’swebsiteat:www.hudsonfirst.comNocontactrelatedtothissolicitationwithHDCBoardmembers,stafforconsultants,otherthanemailstothedesignatedemailaccountforthesolicitation,[email protected],willbeallowedbyRespondentsoremployedrepresentativesofRespondentteammembersduringtheprocurementperiodofthisRFP.AnysuchcontactbyaProposerwillbegroundsfordisqualification.SiteToursHDChasscheduledtwoSitetourdatesofMONTHDAYYEARandMONTHDAYYEAR.Oneachdate,itisanticipatedthatapproximately30-45-minutetourswillbeofferedatthefollowingtimes:10:00AM;2:00PM.Respondentsmayattendnomorethanonetourperdateandarenotrequiredtoattendanytours.PleaseemailBrandaMaholtz,[email protected],timesandparties(andasitewaiversignedbyattendees)ifyouplanonparticipatinginoneormoreSitetour.HDCreservestherighttomodifythisRFPscheduleatitsdiscretion.NotificationofchangesinconnectionwiththisRFPwillbemadeavailabletoallinterestedpartiesbye-mailandviaHDC’swebsite:www.hudsonfirst.com
IX.STATEMENTOFLIMITATIONS1.ThisRFP,submissionsfromRespondentstothisRFP,andanyrelationshipbetweenHDCandRespondentsarisingfromorconnectedorrelatedtothisRFP,aresubjecttothespecificlimitationsandrepresentationsexpressedherein,aswellasthetermscontainedelsewhereinthisRFP.ByrespondingtothisRFP,RespondentsaredeemedtoacceptandagreetothisStatementofLimitations.BysubmittingaresponsetothisRFP,theentityacknowledgesandacceptsHDC'srightsassetforthintheRFP,includingthisStatementofLimitations.2.TheissuanceofthisRFPandthesubmissionofaresponsebyanyfirmortheacceptanceofsuchresponsebyHDCdoesnotobligateHDCinanymannerwhatsoever.Legal
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obligationswillonlyariseuponexecutionofaformalcontractbyHDCandthefirm(s)selectedbyHDC.HDCreservestheright:(i)toamend,modify,orwithdrawthisRFP;(ii)toreviseanrequirementsofthisRFP;(iii)torequiresupplementalstatementsorinformationfromanyrespondingparty;(iv)toacceptorrejectanyorallresponsesthereto;(v)toextendthedeadlineforsubmissionofresponsesthereto;(vi)tonegotiateorholddiscussionswithanyrespondentandtocorrectdeficientresponseswhichdonotcompletelyconformtotheinstructionscontainedherein;and(vii)tocancel,inwholeorpart,thisRFP,foranyreasonorfornoreason.HDCmayexercisetheforegoingrightsatanytimewithoutnoticeandwithoutliabilitytoanyRespondentoranyotherpartyforitsexpensesincurredinthepreparationofresponsesheretoorotherwise.ResponsesheretowillbepreparedatthesolecostandexpenseofeachRespondent.3.HDCreservestheright,initssolediscretion,withoutliability,toutilizeanyoralloftheRFPresponses,includinglateresponses,initsplanningefforts.HDCreservestherighttoretainanduseallthematerialsandinformation,andtheideas,suggestionstherein,submittedinresponsetothisRFP(collectively,the―ResponseInformation),andeachRespondentmustgrantanunconditionalandperpetuallicensewithoutchargetoHDCtouseanycopyrightorotherlegallyprotectedrightsinandtotheResponseInformation.4.ThisRFPshallnotbeconstruedinanymannertoimplementanyoftheactionscontemplatedherein,nortoserveasthebasisforanyclaimwhatsoeverforreimbursementofcostsforeffortsexpendedinpreparingaresponsetotheRFP.HDCwillnotberesponsibleforanycostsincurredbyRespondentsrelatedtopreparingandsubmittingaresponsetothisRFP,attendingoralpresentations,orforanyotherassociatedcosts.5.TothebestofHDC'sknowledge,theinformationprovidedhereinisaccurate.Respondentsshouldundertakeappropriateinvestigationinpreparationofresponses.