CITY OF TRENTON Tony Mack, Mayor

DEPARTMENT OF HOUSING & ECONOMIC DEVELOPMENT

REQUEST FOR PROPOSALS FOR

THE REDEVELOPMENT OF THE FORMER GLEN CAIRN ARMS SITE

Request for Proposals Issued: November 30, 2010 Proposals Due: February 17, 2011

Table of Contents

I. Purpose of RFP

II. Site Overview

III. Surrounding Area

IV. RFP Submission Requirements

V. Selection Process Overview and Selection Criteria

VI. Zoning

VII. Submission of Proposals

Appendix I. Site Map II. Tax Map

I. Purpose of RFP

The City of Trenton is seeking qualified developer proposals for a vacant city-owned property located at 301 West State Street. The site, the former Glen Cairn Arms Apartment Complex, consists of two five story masonry buildings containing a total of 81,000 square feet of floor area (excluding basement), and is located at the corner of West State and Calhoun Streets with good access to Route 29 and to via the . The site is immediately adjacent to, and serves as an excellent gateway into the State of New Jersey Capitol District and downtown community.

The City of Trenton is seeking a developer to redevelop the site through either the substantial rehabilitation of the existing buildings, total demolition and construction, or partial demolition of the structures and redeveloping the site in accordance with the existing Redevelopment Plan (Attachment 1). The city will entertain any viable development options that adhere to the city’s redevelopment vision.

II. Site Overview

Built in 1925, the Glen Cairn Arms formerly contained 100 luxury dwelling units. The buildings, which are in need of extensive rehabilitation, could be demolished or renovated for the purposes of providing housing, retail, office or other space. The two buildings formerly each contained 20 studios, 40 one bedroom apartments, and 40 two bedroom apartments. Glen Cairn Arms, which is situated on approximately one acre of land, is within one block of the State House and downtown Trenton; less than one mile from U.S. Route 1; and sits adjacent to New Jersey Route 29. In addition, plans put forth by the New Jersey Department of Transportation call for the eventual redesign of New Jersey Route 29 as a boulevard, which will better connect this property to the nearby riverfront. The riverfront is also slated for open space redevelopment by the State of New Jersey.

A. Planning Documents The Glen Cairn Arms falls within the Central West Redevelopment Area Plan. (The redevelopment plan is available for download at http://www.trentonnj.org/Cit-e- Access/webpage.cfm?TID=55&TPID=9657 or you can find that document attached). Additionally, in May of 2008 the City published its downtown Master Plan, “Living Trenton”. The culmination of a long and comprehensive planning process, “Living Trenton” creates a unified vision for the downtown district, with its guiding theme as advanced in the plan:

“Downtown Trenton deriving its vitality from its desirability as a “ Residential Community of Choice ,” Downtown Trenton is a source of pride as the State Capital of New Jersey and fulfills its potential as a center of business, culture, education and heritage."

Respondents to the RFP are encouraged to visit the city's webpage at http://www.trentonnj.org/cit-e-access/webpage.cfm?TID=55&TPID=9125 , and familiarize themselves with the vision and guiding themes section of the Master Plan as well as relevant sub-district chapters. Redevelopment of this site shall further the City’s vision as laid out in this plan. B. Background Information (City Demographics) Trenton’s population can be characterized as ethnically, racially and economically diverse. According to the U.S. Census Bureau, Census 2000, the City of Trenton has a total population of 85,403.

Trenton is the county seat of Mercer County and the New Jersey State Capital. It occupies 7.5 square miles or 3.4% of the Mercer County land area. The median income in the City of Trenton is $36,681 per family and $31,074 per household versus the Mercer County average of $68,494 per family and $56,612 per household.

Among the economic development strategies for the city is the continuation of the trend toward diversifying the city’s economic base – providing more private sector jobs for our residents while creating a vibrant downtown economy complete with a multitude of housing options, employment opportunities and quality retail locations.

C. Recent Development Activity The City of Trenton, over the last 10 years, has made great strides in rebuilding its neighborhoods and creating a downtown environment that is positioned for significant, private sector development. These accomplishments include:

• Catherine S. Graham Homes (former Magic Marker Site) • Villages at Delaware Run (K Hovnanian) • Cooper’s Crossing (Westrum) • Restoration and Greenway Project

Other projects have been completed that include residential. industrial, commercial, open space and public use.

III. Surrounding Area

The project site is located across the street from the State House historic district. If the developer is interested in renovating the Glen Cairn Arms building(s) special consideration should be given to restore or highlight some of the building’s architectural features. Developers who are proposing new construction must ensure that the design of a new structure incorporates architectural elements found in the surrounding buildings. The residential neighborhoods north and northeast of the site have undergone a major neighborhood revitalization program which consists of new construction and substantial rehabilitation of more than 300 homeownership units (knows as the Canal Banks neighborhood). The Canal Banks area runs north on Calhoun Street to Pennington Avenue and the Battle Monument area. The revitalization area includes West Hanover, Spring, and Passaic Streets where revitalization activities are planned. To date, more than 200 homeowner units have been created.

Other area and regional attractions include:

ü Waterfront Park, home to Trenton Thunder Minor League Baseball team. 3 minute drive ü Princeton, 15 minute drive ü Lambertville, New Jersey, quaint riverside town, 20 minute drive ü New Hope, Pennsylvania, quaint riverside town, 20 minute drive ü Route One shopping and employment centers, 10 minute drive

The location of the Glen Cairn Arms is also within a 3 to 5 minute drive from the newly renovated . The Transit Center offers rail service on Amtrak, SEPTA, South Jersey Light Rail Transit System (River Line) serving numerous destinations including , DC and .

IV. 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 City of Trenton, in its sole discretion, may reject any submission made after this time. An original and three (3) copies of each proposal must be provided. Responses shall remain valid, active and firm for a period of 180 days from the due date. Each proposer must submit the information requested in standard letter size format for their proposal to be complete (fold out documents will be accepted). The outside of the package containing a proposal should be clearly marked with “Glen Cairn RFP.”

All submittals must include a minimum of the elements as described below in A through H below. Although the City is not obligated to evaluate incomplete submittals or to accept additional and supplemental materials, it may choose to do so. All submittals should be concise and address the City’s goals and objectives as listed in this RFP and relevant support documents

A. 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 Redeveloper Agreement should the entity be tentatively designated as developer for the project. 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 team’s approach to the development, mix of uses, open space, financing, environmental processing, offer price and terms. PLEASE NOTE, the City is not offering a minimum price for this project. The offer amount must be included the project financing. Offering price is not considered a deciding factor as the city evaluates proposals. The City reserves the right to negotiate the final price with the selected redeveloper as part of the disposition agreement process. As a point of reference the assessed value of this property is $831,800.

B. Development Team, Relationships and References The City is seeking sufficient information on the development team to make a judgment as to how well the team could perform in the role of Designated Redeveloper of the proposed plan and to compare the qualifications of the redevelopment teams associated with the proposals submitted. Proposers 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 city. If the entity is a subsidiary of, or otherwise affiliated with another organization, the proposer shall indicate such a relationship. The description shall include any participating development entities that are deemed important to meeting the City’s goals and objectives for the redevelopment of this site.

• Identify all participants in the proposer’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 City 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:

Ø Developer Ø Architect(s) (site, buildings, landscape) Ø Land Use/Environmental Planner (if known) Ø Engineer(s) (geo-technical, traffic, structural, etc., if known) Ø Attorney(s) (if known) Ø Lender(s) (if known) Ø General Contractor (if known) Ø Other

• For each member of the proposer’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 proposer’s team to negotiate and execute the Redevelopment Agreement, if the proposer is chosen for negotiation of the Redevelopment Agreement.

• Three (3) references are required that can specifically address the capability of the proposer to undertake similar redevelopment 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 City, City- related boards and individuals, or its consultants. The City 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.

C. Project Experience The City is seeking sufficient information on the proposer’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. Proposers 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 proposer’s record relating to the project(s). In addition, the City may consult references familiar with the proposer or members of the proposer’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.

D. 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 proposer should demonstrate an understanding of the challenges of undertaking and completing the project in the City of Trenton, New Jersey 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 proposer should demonstrate its approach to the financing, the risks and issues involved and how the proposer will mitigate these financial risks and address the issues.

E. 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.

F. Proposed Redevelopment Program The respondent shall include a statement of the proposed redevelopment program. This statement must list the types of uses by approximate square footage. Residential, retail, office, restaurant or other uses shall be identified by the approximate size of each use. For any residential proposed, the redeveloper shall state the type of units, whether rental or ownership, proposed rent levels or price points and proposed number of bedrooms. The inclusion of accessory retail space and amenities available to the public is encouraged.

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:

Ø Estimate building size, stories, (if new) Ø Proposed exterior building materials (new or rehabilitation) Ø Building orientation (if new) Ø Estimate gross square footage for each use Ø Estimate of number of on site parking – how parking needs will be addressed.

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.

G. 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; 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.

H. Other Factors Although there is no obligation to do so, each proposer should feel free to provide a description of other factors not accounted for in the RFP that the proposer believes underscore the proposer’s qualifications to undertake the project and what is “unique” about their development concept.

V. SELECTION PROCESS OVERVIEW AND SELECTION CRITERIA

A. Process Overview On or before the time specified in this RFP, the proposers will submit a proposal in response to this RFP. The City may form a steering committee to evaluate the merits of each proposal. If a steering committee is formed, the proposals will be reviewed by the Steering Committee and the committee will evaluate the proposals based upon responsiveness to items listed in Part IV and Part V of this RFP. The City may develop a short list from the RFP’s reviewed. If so, the City 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.

Proposers may be asked to answer written questions based on their first and best and final proposals until the City 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 City may, in order to facilitate the selection or ranking of the proposers, visit the offices of each proposer, 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 proposer.

Once a team is selected, the City will begin negotiations with the selected team that will ultimately result in a developer’s designation by the Trenton City Council and the execution of a redeveloper’s agreement. If the City believes that an agreement cannot be reached with the selected team, the City at its sole option may terminate negotiations. The city may, at this time, choose to entertain proposals from other team that may be on a short list.

The City will evaluate all proposals in accordance with the criteria and procedures identified in this RFP. The City 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 City, as determined by the City in its sole and absolute discretion.

Proposals will be evaluated on a scale of up to 100 points. The criteria described below will be employed in assessing the merits of each qualified proposal received by the City:

1. Experience and Qualifications of Respondent (30 Points)

• 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 for development; • (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 and operating 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 financial institutions; (iii) overall financial track record.

2. Quality of Proposal (20 Points)

• Quality of Developers' approach to the project, the extent to which the project meets the City’s objectives to create a high quality development; • Understanding and compliance with the requirements of the Central West Redevelopment Area Plan and the City of Trenton's Downtown Master plan. The controls set forth in the Redevelopment Plan shall be adhered to, with that said, if the redeveloper presents compelling reasons to allow exemptions to the plan requirements, the City will entertain amendments to the Plan, in an effort to move this project forward; • The extent to which the Plan demonstrates Respondent’s commitment to create or retain jobs for Trenton 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; and • Potential social and economic contributions to the City

3. Cost and Time Effectiveness (30 Points)

• 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 City funding will be more favorably rated; • Reasonableness of Respondent’s underlying assumptions, including proposed terms of rent or sale; • A project schedule that effectively and efficiently achieves a successful development in a relatively short timeframe; and • Other factors as appropriate.

4. Project Innovation – Sustainable Design (20 Points)

• 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, the city has created guiding principles for sustainable development that are available on line at the following: http://www.trentonnj.org/documents/housing- economic/city_master_plan/sustainable%20design%20guidelines%20and%20rati ng%20system.doc

VI. Zoning The Site is zoned for mixed-use and residential development as set forth in the Central West Redevelopment Area Plan.

VII. Submission of Proposals On or before the submission deadline of February 17, 2011 the developers must submit their proposals in accordance with the instructions and attachments contained in this RFP. All proposals must be submitted to the Director of Economic Development at:

Division of Economic Development 319 East State Street, 1st Floor Trenton, NJ 08608

The submission of a proposal shall allow the City to make inquiries concerning the applicant as deemed necessary. Any proposal that is not complete or not in conformance with the requirements of this RFP will be eliminated from further consideration.

After submission, the City will not accept additions or changes to the proposals. Upon review, however, the City, at its discretion, may notify a respondent that additional information or clarification is necessary.

All questions shall be directed to:

J.R. Capasso, Director of Economic Development, by either e-mail at [email protected] or by phone at 609-989-3501. All answers to question received will be posed on the City's webpage at www.trentonnj.org/GlenCairnQuestions within two business days of receipt of the question. All respondents to this RFP are encouraged to check this site periodically to see questions and posted answers. No question will be accepted after January 15, 2011.

The city will have the building open for inspection on Thursday, December 16, 2010 from 930 am to 130 pm (bring portable lighting; signing of liability release required). Viewing the building prior to submission is encouraged but not required. If questions arise from this meeting, both the questions and answers will be posed as described above. Due to the structural issues at the building, limited viewing on the lower floors will be allowed.

The City, in its sole discretion, may amend or withdraw this RFP at any time.