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

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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):

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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

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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