Lovely A.

Warren, Mayor

Request for Proposals

Inner Loop East Development Sites
Five (5) Separate Sites on Union Street
Available for Sale & Development
Issued March 17, 2016

Site 5

Site 4

Site 3

Site 2

City of Rochester, New York

Department of Neighborhood & Business Development
City Hall, 30 Church Street, Rm. 005-A, Rochester, NY

Site 1

CITY OF ROCHESTER, NY
REQUEST FOR PROPOSALS INNER LOOP EAST DEVELOPMENT SITES
SITES AVAILABLE FOR SALE & DEVELOPMENT
FIVE (5) SEPARATE & DISTINCT SITES ON UNION STREET
(FORMER INNER LOOP EAST)

DATE ISSUED:

THURSDAY, MARCH 17, 2016

ISSUED FOR:

FIVE (5) SEPARATE & DISTINCT DEVELOPMENT SITES ON

UNION STREET

ISSUED BY:

CITY OF ROCHESTER
DEPT. OF NEIGHBORHOOD & BUSINESS DEVELOPMENT
30 CHURCH STREET, RM. 005-A
ROCHESTER, NY 14614

INFORMATION
SESSION:

SUBMISSION
DEADLINE:
CONTACT:

10:30 AM, TUESDAY, MARCH 29, 2016

CITY COUNCIL CHAMBERS IN CITY HALL
30 CHURCH STREET, ROCHESTER, NY 14614

4:00 PM, FRIDAY, MAY 13, 2016

ANNE DASILVA TELLA
E-MAIL: TELLAA@CITYOFROCHESTER.GOV
PHONE: 585 428-6124

REQUEST FOR PROPOSALS INNER LOOP EAST DEVELOPMENT SITES

FIVE (5) SITES ON UNION STREET AVAILABLE FOR SALE & DEVELOPMENT

MARCH 17, 2016

TABLE OF CONTENTS

Section 1.

Schedule and Proposal Submission Instructions ............................................. Page 1

Section 2.

Project Purpose & Site Description ................................................................... Page 1

Section 3.

Environmental Conditions and Encumbrances ................................................. Page 5

Section 4.

Sale Terms ........................................................................................................... Page 6

Section 5.

Vision and Design Guidelines ............................................................................. Page 6

Section 6.

Proposal Submission Requirements ................................................................. Page 8

Section 7.

Evaluation and Selection Criteria ...................................................................... Page 11

Section 8.

Offer to Negotiate and Request Refined Proposals ......................................... Page 12

Section 9.

General Information ........................................................................................... Page 12

Section 10. Attachments and Resources ............................................................................ Page 14

SECTION 1 SCHEDULE AND PROPOSAL SUBMISSION INSTRUCTIONS

Proposed Schedule & Deadlines
March 17, 2016 -------------------------------------------------------------------------------------- RFP Release
March 29, 2016 --------------------------------------------------------------- Information/Question Session
May 13, 2016 (by 4:00 p.m.) ------------------------------------------- Proposals Submission Deadline
July 8, 2016 ------------------------------------------------Review, Interviews (if applicable) & Selection
August 2016 ---------------------------------------------------------------------- Negotiate Final Sale Terms
November 2016 ------------------------Possible City Council Consideration (approval) of Land Sale
Note: The Inner Loop East Transformation (infill) project is scheduled to be completed in December 2017.

Proposals Submission Instructions

A complete electronic copy (on CD or flash drive) of the proposal and ten (10) hard copies of the
proposal are to be submitted no later than 4:00 PM on Friday, May 13, 2016 to:
Anne DaSilva Tella
City of Rochester, 30 Church Street, Room 005-A
Rochester, NY 14614.
Email: Tellaa@CityofRochester.gov
Proposals submitted after 4 PM on Friday, May 13, 2016 will not be considered.
Please submit paper proposals on 8.5 x 11 inch paper. At least one (1) copy of the proposal will be
signed by an officer or trustee of the organization empowered to contractually obligate the
organization. The proposal and any materials submitted shall become the property of the City, and
the City is not obligated to return such documents. Each proposal must include at a minimum, the
items listed in the Proposals Submission Requirements section below.

SECTION 2 PROJECT PURPOSE & SITE DESCRIPTION

Purpose
The City of Rochester (City), through this Request for Proposals (RFP) solicitation, seeks proposals
for the purchase and development of up to five sites on Union Street (Sites) from qualified
developers/teams (Developer) to purchase and creatively improve development sites resulting from
the reclamation of the eastern portion of the Inner Loop. The Sites are the subject of this RFP and
present five (5) development opportunities along Union Street, between Haags Alley to the north and
Howell Street to the south. The development opportunities have been separated into five sites, all
fronting on Union Street (eastern boundary):

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Site 1 Between Haags Alley and Charlotte Street;

Site 2 Between Charlotte Street and East Avenue;
Site 3 Between East Avenue and Broad Street;
Site 4 Between Broad Street and Savanah Street; and
Site 5 Between Savannah Street and Howell Street.
Proposals may be submitted for any number of sites from one (1) to all five (5). If submitting for
more than one site, please discuss each site in a distinct and separate section from the others
within your proposal. Because the City will likely select more than one Developer for the sale
and development of all the sites, this will allow easier review of proposals for each site.
It is the Citys intention to receive development proposals that will lead to the sale of the Sites to
Developers who present the best use and plan/layout of such uses, and demonstrate the best financial
capacity to undertake the proposed project(s). The Developers will creatively improve the Sites with
the necessary land use/mix of uses and all necessary infrastructure to service those uses.
The $22 million project to remove a portion of the Inner Loop expressway (Inner Loop East
Transformation project) was intended to remove a barrier separating this part of downtown from
surrounding neighborhoods. The project is expected to conclude in December 2017. The result will be
an at-grade, reduced width road that will create new vehicular, pedestrian and cyclist connections from
the Alexander Street and Park Avenue neighborhoods into downtown. Through this RFP the City
intends to select development plans that will:

Present the highest and best use for the location in general, and the Sites specifically;

Return the sites to the tax roll and increase the Citys tax base;

Present high quality design and visually enhance the streetscape;

Integrate the neighborhoods formerly divided by the Inner Loop highway; and,

Create permanent job opportunities for city residents.

Note: While five (5) sites are available through this RFP, you may submit a proposal for one to
all five of the Sites in the same proposal). If submitting for more than one site, please discuss
each site in a distinct and separate section from the others within your proposal. Because the
City will likely select more than one Developer for the sale and development of all the sites, this
will allow easier review of proposals for each site.
Site Description
The Sites are located within the former bed of the eastern section of the Inner Loop, on the eastern
border of the central business district. It is bounded roughly by Howell Street to the south, Pitkin Street
to the west, the Haags Alley alignment to the north, and what will be the newly reconstructed Union
Street to the east. The Sites enjoy convenient access to Interstate 490. Once completed, the new
Union Street will become a two-lane street with a center turn lane. On the western side of the new
Union Street, immediately adjacent to the development sites, there will be an 8 ft. recessed parking
lane, 5 ft. grass tree lawn, 10 ft. 2-way cycle track, another 5 ft. tree lawn, followed by a minimum 5 ft.
sidewalk. There will be playful elements such as whimsical bike racks, chess pieces for bollards,
Legos, etc., incorporated in the public right of way around the Museum of Play.
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1
5

The Sites are in the vicinity of a mix of residential, retail, cultural, commercial, institutional, open space
and parking uses. More specifically, the Sites are within easy walking distance of vibrant
neighborhoods such as the East End, East & Alexander, Park Avenue, and Monroe Avenue. Attractive
amenities to be found around the Sites include the East and Alexander bar district, Restaurant 2-Vine,
Harts Local Grocers, The Little Theatre, Spot Coffee, Metro Center YMCA, the Eastman Theater and
The Strong Museum. This neighborhood is an expanding residential and entertainment area.
Ownership of the Sites is in the process of being transferred to the City of Rochester from the State of
New York. They were reclaimed from a former below grade expressway, which is being removed and
filled in to create several acres of shovel ready development land.
Summary of Parcel Data
Name:
Tax IDs:
Ownership:
Location:
Current Use:
Zoning:

Inner Loop East Parcels on Union Street

Not yet assigned
Presently in transition to the City of Rochester
Downtown, East End
Below Grade Highway
Center City District (CCD) East End

Sites Area:

The area being offered contains five (5) sites with a combined land area of
approximately 235,224 square feet or 5.4 acres
Site 1 (Haags to Charlotte) = 0.52 acres
Site 2 (Charlotte to East) = 1.37 acres
Site 3 (East to Broad) = 0.68 acres bisected by a driveway easement for 255
East Avenue
Site 4 (Broad to Savannah) = 0.97 acres
Site 5 (Savannah to Howell) = 1.99 acres

Access:

Direct access is available from Charlotte Street, Pitkin Street, Union Street and
Howell Street. Vehicular access from Union Street is discouraged.

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Charlotte Square Development

Another aspect to note when
Charlotte Square Rendering
considering
options
for
the
redevelopment of the Sites is the current
Charlotte
Square
development
immediately adjacent to the Sites, and
located west of Site 1, on Charlotte
Street. The project is being undertaken
by Home Leasing and will include the
new construction of a four story
structure with 72 rental apartments of
which 8 will be reserved for persons
earning under incomes of 100% of
median family income. The second
phase of the project (adjacent to Pitkin
St.) will include up to 14 owner-occupied town homes. The project will also include open space on the
lower level of the structure, 80 enclosed parking spaces, and other tenant amenities. This $15 million
project commenced construction in August 2015 and will be completed in summer/early fall 2016.
Note that the soon-to-be-constructed owner-occupied townhouses at Charlotte Square are adjacent to Site 1
being offered through this RFP. This may offer an opportunity for Developers to consider single family, possibly
home-ownership development on Site 1 to seamlessly integrate the area formerly bisected by the Inner Loop.

Development Objectives for Center City

There are several ways to create lively streets. While restaurant, retail, and entertainment uses are
among the most desirable, the market for these uses in downtown Rochester is not yet as robust as
many would like. Therefore, it is important to reinforce the existing nearby urban retail/restaurant
corridor. Conversely, surface parking and first floor parking garage spaces drain vitality and liveliness
from the street and should be avoided along East, Union, Broad, and Charlotte.
The Sites are located within the Center City for which a Center City Master Plan (CCMP) was updated
in 2014 and adopted by City Council in January 2015. The CCMP is intended to clearly communicate a
positive future for Rochester and provide specific actions on how to move towards that future. The plan
is based on the concept that Downtown is a place for living, working, and visiting. The plan is organized
around seven leverage points and 82 specific actions. The fundamental vision for Rochesters Center
City is an urban community of lively streets and public spaces that is a desirable place to live, a
desirable place to work, and because of that, a desirable place to visit. Projects, public and private, will
be evaluated on how much they add life to streets and public places. To that end, the CCMP
articulates seven (7) leverage points to achieve the vision as follows: Public Spaces; Engagement;
Heritage; Mobility and Transportation; Places and Neighborhoods; Arts and Culture; and Connecting.
Please access the whole plan here: http://www.cityofrochester.gov/CenterCity/.

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SECTION 3 ENVIRONMENTAL CONDITIONS AND ENCUMBRANCES

General - The Sites were generated by filling in a portion of the formerly recessed eight-lane highway
known as the Inner Loop. The former roadway is being filled in with clean fill meeting the NYSDOT
specification 203.03 Embankment in Place standard. The result of the fill will be a two lane highway
with a center turn lane upon completion (Union St), and the sites described in this RFP. There are
several encumbrances to each site and they are as follows:
Site 1: Haags to Charlotte

6 combined sewer tunnel (underground at approx. 20 depth); this will create restrictions on
foundation design, weight and access near the easement imposed by Monroe County Pure
Waters Development Review Office
Vehicular access restrictions all access must be from Charlotte Street; parcel is without
access along Union Street;
Inner Loop Phase 2 may eliminate Pitkin Street along this parcel; and
Future utility connects will be made from Charlotte Street not Union Street.

Site 2: Charlotte to East

6 combined sewer tunnel (underground at approx. 20 depth); Manhole access point for 6
combined sewer tunnel (surface level approx. 75 sf; disrupts the Union Street frontage); The
sewer tunnel will create restrictions on foundation design, weight and access near the
easement imposed by Monroe County Pure Waters Development Review Office
Vehicular access restrictions all access must be from Pitkin Street;
Utility easement for Monroe County Pure Waters; and
Future utility connects will be made from Pitkin Street not Union Street.

Site 3: East to Broad

12 gas line (underground at approx. 4 depth); 24 steam line (underground at approx. 4

depth); 48 combined sewer line (underground at approx. 20 depth); 27 wide adjacent parcel
access (driveway for 255 East Avenue) through middle of parcel;
Maintenance agreement buyer will be responsible to maintain (plow, maintenance, replace)
the 20 wide asphalt driveway and curb;
Vehicular access will be limited to existing driveway apron on Union Street;
Property is bounded by streets on only 3 sides; Pitkin Street will be removed in future;
Utility easement in the middle for steam (RDH), RGE Gas, MCPW; and
New water connections will be made from Broad Street or East Avenue, not Union Street.

Site 4: Broad to Savannah

115 KV Electric Line (tentative removal date of 1-2018); and
Vehicular access restrictions all access must be from Savannah Street; parcel is without
access along Union Street.
Site 5: Savannah to Howell
115 KV Electric Line (tentative removal date of 1-2018); and
Vehicular access restrictions all access must be from Savannah Street.
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SECTION 4 SALE TERMS

Sale and conveyance of each of the five distinct sites for a determined type of development will result
from the award of this RFP. The Sites will be sold to the Developers that provide the best proposal for
the development of each of the Sites to return them to the tax rolls, enhance the surrounding area, and
rely least on public funding. The Sites are presently in the ownership of New York State but they will
be conveyed to the City prior to sale resulting from this RFP.
Purchase Price
The Sites will be sold at full market value as determined by independent appraisals. Final fair market
value purchase price will be determined prior to sale of the Sites awarded under this RFP. By
responding to this RFP, respondent confirms willingness to pay a minimum of fair market rate for each
parcel as determined by an appraisal yet to be completed.
For guidance, respondents may choose to use a recent comparable at 14-80 Charlotte Street. The lots
totaled 1.882 acres and appraised for $700,000, equating to a value of $8.54 per square foot.
Interested developers may choose to use this estimation as a guide, at their own discretion, as a basis
for approximating the possible estimated acquisition cost per site.

SECTION 5 VISION AND DESIGN GUIDELINES

With the help of SWBR Architects the following vision was articulated for the general area that includes
the Sites, which are the subject of this RFP, and other sites not included in the RFP. All developers
must familiarize themselves with the general theme and intent of the study materials in preparing their
proposals. Please see the full document titled Land Use and Design Opportunity in the Resources
section. Highlights include:

Nationally Renowned Destination for Play & Music filling a Growing Market Niche;
A New Neighborhood Center & Urban Village Main Street Filled with a Density of New Residents;
Connected Neighborhoods & Destinations;
Both Visionary (Iconic & Critical Mass) Development and Incremental Development Opportunities;
Heavily Programmed Neighborhood and Streets;
Residents with Healthy & Lively Lifestyles;
A Reputable & Proud Address to Live and to Work; and
Unique Urban Shopping Experience with Convenience, Specialty Retail, Play, Sports, Music and
other Themed Retail.

Philip Michael Brown Studio also prepared a document titled Inner Loop East Design Vision and
Recommended Principles (see Resources) that provides an overall conceptual design vision for the
future development of the Sites. He contends that high standards of architectural and urban design
quality should be achieved in the careful development of the Sites. The rendering below is an
example of what the corner of Union Street and the new Charlotte Street extension could look like,
when looking southwest from Union.

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Additionally, designs should promote healthy, playable, engaging and interactive walkable
environments. Play elements promote community building, health, tourism, and bring families, young
professionals and economic development to the area. For examples of play infrastructure, please visit
"playable city" resources at www.playrocs.org.

Inner Loop East Design Guidelines

The lands created by the Inner Loop East Transformation project offer an unparalleled opportunity for
city building. Well-designed development of the new sites will mend the urban fabric and reconnect
neighborhoods that have been divided by an expressway for over half a century.
The new development shall:
1. Be forward looking yet acknowledge the context and scale of urban Rochester, in general, and the
East End neighborhood in particular;
2. Incorporate publicly accessible open/green space. There are opportunities (in order or preference)
on Site 2 at the corner of East Avenue and Union; and, on Site 2 by continuing the Vine Street
corridor; and/or on Site 5 by continuing the Buena Place corridor;
3

Connect to and reinforce adjacent neighborhoods and public spaces, especially Dr. Martin Luther
King Jr. Memorial Park and the future expansion of Strong Museum of Play;

4. Consist of buildings that are truly urban;

a.
b.

Appropriate scale bulk and massing

Variety in building massing and facades; the goal is to prevent monolithic structures

5. Have active first floor spaces;

a.
b.
c.
d.

Reinforce East Avenue retail corridor with retail space

Employ creative approaches to first floor activity. This can include retail or office space,
live-work space, and/or ground related residential or other flexible space that can be easily
modified should market demands change
Frequent and active building entrances for pedestrians
Surface parking or first floor interior parking are usually not considered an active space

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6. Not propose additional vehicular crossing of the new Union Street separated bicycle lane (cycle
track);
7. Have architectural features to reinforce prominent corners and gateways, especially the
intersection of East and Union;
8. Use high quality materials;
a.
b.
c.
d.
e.
f.

Authentic clay brick

Stone and cultured stone
Full height glass storefronts (where retail is proposed)
Terra cotta
Wood
Metal

9. Support and build upon the Strong National Museum of Play: a nationally and internationally known
institution located within the neighborhood.
Approvals
Development of the Sites will require a number of approvals from the City of Rochester. At a minimum, the
following approvals will be required:
Rochester City Council (for land sale);
City Bureau of Planning and Zoning (for site plan review and approval); and
State Environmental Quality Review.

SECTION 6 PROPOSAL SUBMISSION REQUIREMENTS

The proposals being submitted must demonstrate a well-planned and detailed development, with high quality
and appropriate design concept relying on the information in the attached documents, and the financial strength
to undertake the project. The City reserves the right to reject any proposals submitted without the minimum
requirements listed below.
The minimum items that must be submitted for consideration for the purchase and development of the Sites
are:
A. Transmittal letter with the following information:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.

Developers Name;
Developers Street Address;
City, State & Zip;
Mailing Address if different from Street Address;
Contact Person Name, Title;
Telephone Number;
Email Address;
Fax Number;
Federal Taxpayer I.D. Number; and
This proposal is for (check all that apply): Site 1 ___; Site 2 ___; Site 3 ___; Site 4____; Site 5____.

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B. Summary of Overall Proposal

1. Narrative summarizing the overall project/proposal including the need/demand for the proposed use,
key benefits (public and private) of the proposal and project development costs;
2. Vision statement describing the general development program, architectural style, exterior materials,
etc.; and
3. Statement as to how/why the proposed development is the highest and best use of the Site(s). The City
deems mixed use to be the highest and best use of the Sites.
C. Project Development Plan
1. Design concept/rendered drawings and elevations minimum concept drawings to include:
-

Site plan including how the proposed building will be oriented on the Sites, and showing building
elements, landscaping, parking and access (vehicular and pedestrian);
Description of land use types, styles and number of bedrooms/square footage proposed for each
land use type; and
Infrastructure requirements.
Note: Detailed perspectives, renderings, 3D modeling and electronic presentations are not
required; however, they may enhance understanding of the proposal.
Digital presentation material on CD may be submitted to supplement the proposal hard copies.

2. A project narrative describing proposal for each Site:

-

Number of buildings to be developed on each Site, specifically the types of use for each building
and number of residential units, commercial units, or whatever is proposed;
Square footage by proposed uses, number and, if applicable, size of housing units broken down by
floor;
Describe your understanding of the 2014 Center City Master Plan Update, the ILE vision, and the
recommended design concepts for the Sites and the district as a whole, and state how your design
plays to these guidelines;
Key development components with an explanation of relevance for each component;
How the project responds to the environmental conditions and findings of the Site; and
Any unique and/or highlighted features and how these features will be beneficial.

3. Access and Parking Demand:

Provide a preliminary analysis of the access and parking demand associated with the proposed
development and how the demand will be met. Developers are encouraged to consider multiple
solutions related to access such as walking, bicycling, transit, car share and private automobile
(parking). Also consider parking agreements with the owners of nearby existing parking lots & garages.
4. Project schedule (proposed) including:
-

Closing on property sale;

Design;
Anticipated permit approvals;
Funding commitments based on the proposed funding sources;
Construction start/completion; and
Occupancy.

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D. Project Costs and Funding

1. Provide cost estimates detailing land acquisition, hard costs and soft costs. Include all assumptions.
2. Use the attached standardized Sources and Uses Form for summarizing the sources of funds (including
bank participation, owner equity, and any other sources that may be pursued) for both construction and
permanent financing, and uses of the funds.
There must be no funding gaps.
The standardized form will assist the selection committee in comparing proposals during the evaluation
process.
3. List expected terms for the project financing by source, including loan amounts, interest rates, term
length, and any special loan covenants/requirements.
4. The proposed financing arrangements must be verified by a letter from the financial source/institution
indicating that the project has been reviewed and the source/institution is willing to favorably consider a
loan application to finance the project.
5. Projects requiring subsidies should identify the other resources that may be sought, specifically noting
the entity names and specific program (such as COMIDA, State of New York, the Federal Home Loan
Bank, etc.
6. Developers expecting to apply for COMIDA assistance by way of a PILOT should note that the City
expects respondents to apply for the JobsPlus Program (an existing COMIDA tax abatement program).
If residential use is proposed, and since JobsPlus does not accommodate residential uses, the City will
consider supporting an application to COMIDA with the same abatement schedule as the JobsPlus
(subject to the approval of the PILOT Review Committee). More information on the COMIDA JobsPlus
Program
can
be
found
by
following
this
link:
http://www.growmonroe.org/files/file/Policies/UTEP_Jan12_Appendix_v2(1).pdf .
7. Provide a 10 year pro forma showing all revenues, expenses, debt service, rate of return and detailed
assumptions (vacancy, rents by BR size or per sq. ft. for commercial/retail and if the latter is triple net,
etc.).
E. Development Team
1. Provide a listing of, and an organization chart for the development team members, including the
developer, project manager, construction manager, architects/engineers and marketing personnel;
2. Provide resumes of the principal participants involved in the project; and
3. The proposals should include a summary of the experience of the project team, similar projects that the
development team has been involved with and how that experience will be useful in undertaking the
proposed project.
F. Developer Experience
1. Provide a list of all current projects and development commitments for the next 24 months; and
2. Submit a detailed history of all projects that have been completed in the last five (5) years with an
emphasis on projects similar to those being proposed here

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G. Marketing plan
Please include a marketing plan that includes, at a minimum, the following items:
1.
2.
3.
4.

Rent/lease marketing plan for all uses;

Promotion schedule/phasing;
Identification of targeted market sector/population that the project is intended to serve;
A narrative describing how the project will be successfully marketed to reach the intended targeted
market sector/population ;
5. Any applicable pre-sale marketing strategies; and
6. Marketing team.
H. Issues and Concerns
The proposal should identify any issues or concerns in relation to the project. Any financial assistance
requested from the public sector should be presented in detail.
I. Enterprise and Workforce Goals
1. During the construction of the project, the Developer will be expected to meet the Citys utilization goals
for Minority and Women-owned Enterprises of 20% of the total dollar amount of contracts; and
2. There will also be required workforce hiring goals of 20% minority and 6.9% women of the total
employment numbers or hours for the project.
Final Note: The City reserves the right to reject any proposal submitted without the minimum items
indicated above.

SECTION 7 EVALUATION AND SELECTION CRITERIA

Each proposal will be evaluated based on the information submitted. A committee will be formed with members
appointed from various City departments. Proposals received within the stated deadline and containing all
required information will be evaluated using the following criteria:
A. Quality of the Development Plan:
1. Consistency with, and support of, the objectives and design strategies set forth in the Center City
Master, Design Vision & Recommended Principles, Design Guidelines (listed in this document) and
other Inner Loop East studies;
2. Design and key features of the proposal;
3. Provisions to address new parking demand as a result of the proposed development; Surface parking is
discouraged, but if necessary, its placement should not detract from or interrupt active frontage along
Union Street, East Avenue, Charlotte and Broad Streets;
4. Inclusion of affordability component in any proposed housing;
5. Overall appeal and quality of design and materials proposed;
6. Incorporation of publicly accessible open/green space; and
7. Use of sustainable and/or environmentally sensitive construction methods and materials.
B. Understanding the Project and Sensitivity to the Recommended Guidelines:
1. Consistency with the vision for the Sites;
2. Publicly accessible open/green space; and
3. Identification of relevant issues and sound reasoning.
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C. Financing Plan:
1. Economic feasibility/financial soundness of project budget/Proforma, with Sources and Uses;
2. Ability to secure project funding/financing (i.e. commitment of funds already in place);
3. Level of Developer cash equity in the project; and
4. Impact on the tax base.
Please note: Preference will be given to proposals showing:
- The highest economic benefit to the public; and
- The lowest or no public subsidy necessary to complete the project.
D. Experience:
1. Developer must demonstrate proof of having completed projects similar in scope and size;
2. Developer must demonstrate ability to complete proposed project; and
3. Experience working with public/private partnership.
E. Project Schedule:
The Developers ability to complete the projects in a timely manner.
Upon initial review of the submitted proposals, the evaluation team may choose to establish a short-list for
subsequent interviews, may require the submission of more detailed information related to the financial
condition of the development company (company financial statements, personal financial statements, global
real estate report, etc.). Any additional financial information provided will be confidential and not subject to
the Freedom of Information Law. All RFP respondents will be notified if and when a short-list is established.
The City reserves the right to accept or reject any and all submissions.

SECTION 8 OFFER TO NEGOTIATE AND REQUEST REFINED PROPOSALS

The Developers selected for consideration under this RFP will enter into a period of exclusive negotiations with
the City of Rochester for a period of time. If the City and the Developers are able to reach an agreement on the
development terms (purchase price, development programs, financing plan, and development schedule), the
City will move forward with the public and legal processes to sell each parcel for which agreement is reached. If
the City and the Developers are unable to reach an agreement, either party may withdraw from the project with
no liabilities. The City may open discussion with other Developers at that time.
The City may request any additional information as it determines appropriate to select Developers whose
Proposals are best suited to this project. All Developers are responsible for the cost of preparing all information
in response to this RFP and any additional information as requested by the City.

SECTION 9 - GENERAL INFORMATION

Restriction on Communication
News releases pertaining to this RFP or the services to which it is related will not be issued by an
offeror/bidder/proposer or the selected offeror/bidder/proposer without the prior written approval of the City. In
the event an offeror/bidder/proposer issues a news release pertaining to this RFP or the purposes to which it
relates without the prior approval of the City, the offeror/bidder/proposer may be excluded from consideration.

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Rights Reserved
A. Only submissions that comply with all the objectives, provisions and requirements of this Request for
Proposals (RFP) will be considered for review by the City of Rochester (City).
B. The City reserves the right to independently investigate or request clarification of the contents of any
proposal, including requesting that any prospective purchaser provide additional information, or make a
presentation before the final selection is made.
C. All materials submitted in response to this RFP become the property of the City, without obligation of the
City to return such materials.
D. All determinations of completeness of any submission and compliance with the objectives, provisions and
requirements of this RFP, and the eligibility or qualification of any developer, shall be at the sole and
absolute discretion of the City.
E. Subsequent to the submission of the proposals, the City, in its sole and absolute discretion, may enter into
parallel negotiations with two or more developers, may designate two or more developers for short list
consideration, may request best and final offers and/or may conduct competitive proceedings with respect to
the potential disposition of the property described in this RFP. This is not a competitive process; the City
will assess proposals and select developers in its sole and absolute discretion.
F. The City of Rochester may waive any of the provisions, requirements, terms and conditions of this RFP.
G. The City reserves the right to cancel or reissue the RFP at its sole discretion and that the City shall have no
liability for any costs incurred in preparing a proposal.
H. The City reserves the right to issue an addendum should it become necessary to revise any section of this
RFP, provide additional information necessary to adequately interpret provisions and requirements of this
RFP, or respond to written inquiries concerning the RFP.
I. The City reserves the right at its sole discretion to accept or reject any and all proposals received as a result
of this RFP, to waive minor irregularities, to withdraw from the sale of the property, to elect not to proceed
with the process set forth in this RFP, and to conduct discussions with all responsible respondents, in any
manner necessary, to serve the best interest of the City of Rochester.
J. The City has no obligation to discuss its reasons for selecting, accepting or rejecting any proposals with any
proposers or representatives of said proposers.
K. The City shall not be liable for any costs or expenses (including but not limited to the foregoing costs and
expenses of legal counsel) incurred by any proposer in responding to this Request.
L. All costs and expenses incurred by each proposer in connection with this RFP will be borne by the proposer,
including without limiting the foregoing, all costs and expenses in connection with: surveys, reports, plans,
designs, schematics, studies, research and any other due diligence work; preparation of each proposal;
advice and representation of legal counsel responding to this RFP.
M. The City reserves the right to withdraw from, or lease any or all of the properties for which the City has
made a public request for Proposals at any time prior to approval by Rochester City Council.
N. Proposals shall be accepted from principals only. No brokerage fees, finders fees, commissions or other
compensation will be payable by the City in connection with selection of a developer.
O. Should it become necessary to review any part of this RFP, provide additional information necessary to
adequately interpret provisions and requirements of this RFP, or respond to written inquiries concerning this
RFP, the City reserves the right to issue Addenda to the RFP and post it to the City website
(http://www.cityofrochester.gov) it is the responsibility of all interested parties to regularly check the City
website for any Addenda. The City reserves the right to extend the Submission Deadline by a reasonable
time.
P. The City of Rochester has the right in its sole and absolute discretion to reject any and all proposals, to
accept any proposal and to elect not to proceed with the process set forth in this Request for Proposals.

-----------------------------------------------------------------------------------------------------------------------------------------RFP Inner Loop East Development Sites

Page 13
City of Rochester, NY

SECTION 10 ATTACHMENTS AND RESOURCES

Attachments:
A. Proposal Submission Checklist
B. Standardized Sources and Uses Format
C. Survey Maps and Descriptions
Resources:
1. Land Use and Design Opportunity by SWBR
2. Design Vision and Recommended Principles by Philip Michael Brown Studio
3. Public Comments - Inner Loop East Development
4. Center City Master Plan: http://www.cityofrochester.gov/CenterCity/
5. Inner Loop East Transformation Project Documents: http://www.cityofrochester.gov/InnerLoopEast/
6. COMIDA JobsPlus Description: http://www.growmonroe.org/files/file/Policies/UTEP_Jan12_Appendix_v2(1).pdf

-----------------------------------------------------------------------------------------------------------------------------------------RFP Inner Loop East Development Sites

Page 14
City of Rochester, NY

Inner Loop East RFP Proposal Submission Checklist

Attachment A Proposal Submission Checklist
Please include this checklist with your submission
Developer Name: ________________________________________________________
I am submitting for (check all that apply): Site 1 ____; Site 2 ____; Site 3 ____; Site 4____; Site 5____
The following items, A to D-7, must be provided separately for each Site check marked above:
A.

Transmittal letter with all 10 items listed in section 6A of RFP (No exceptions)

B.

Summary to include Narrative summarizing overall proposal; Vision; and Justification for highest
and best use

C-1

Project Development Plan Design Concept/Rendered Drawings and Elevations

C-2

Project Development Plan Project Narrative

C-3

Project Development Plan Access and Parking Demand

C-4

Project Development Plan Project Schedule

D-1

Project Costs and Funding Cost Estimates including all assumptions

D-2

Project Costs and Funding Standardized Sources & Uses Form for construction & permanent
phases

D-3

Project Costs and Funding Expected terms for all sources for financing

D-4

Project Costs and Funding Letter from financial source/institution

D-5

Project Costs and Funding Sources of other subsidies sought

D-6

Project Costs and Funding Statement about requiring COMIDA/City tax abatements

D-7

Project Costs and Funding Ten-year Proforma

The following items, E-1 to I, below need only be provided once for the entire proposal:
E-1 Development Team Listing and organization chart showing development team members
E-2

Development Team Resumes of principal participants

E-3

Development Team Summary of experience of development team; Description of similar projects

F-1

Developer Experience List current projects & commitments for next 24 months

F-2

Developer Experience History of all projects within last five years

G.

Marketing Plan

H.

Issues and Concerns

I.

Enterprise and Workforce Goals Plan

Please include this checklist with your submission No Exceptions

Yes

N/A

Attachment B - Standardized Sources and Uses

USES OF FUNDS
PROJECT:

USE

ESTIMATED COST

Property Acquisition
Professional Fees (Arch., Legal, Eng., etc)
Site Work/Mobilization/Staging
Construction Costs
FF&E/Finishes
Financing Fees/Carrying Costs/Closing Closing Costs
Contingency
Other:
Other:
Other:

TOTAL

Additional Comments:

NOTES

CONSTRUCTION SOURCES OF DEVELOPMENT FUNDS

PROJECT:
TYPE
Cash Equity
Const. Loan
Other
Other
Other
Other
Other
TOTAL
Additional Comments:

SOURCE

AMOUNT

TERMS (Term, Interest Rate)

NOTES

PERMANENT SOURCES OF DEVELOPMENT FUNDS

PROJECT:
TYPE
Cash Equity
Const. Loan
Other
Other
Other
Other
Other
TOTAL
Additional Comments:

SOURCE

AMOUNT

TERMS (Term, Interest Rate)

NOTES

Attachment C - Survey Maps

NEW YORK STATE
DEPARTMENT OF TRANSPORTATION
CONVEYANCE MAP

MAP NO. 3-C

PARCEL NOS. 498 THRU 503
SHEET 6 OF 10 SHEETS

ROCHESTER CITY:
INNER LOOP ART.
(NORTH STREET TO GEORGE STREET) F.A.C. 63-23

THE PEOPLE OF
THE STATE OF NEW YORK
UNDER PRESENT JURISDICTION OF
THE STATE OF NEW YORK
DEPARTMENT OF TRANSPORTATION

MAP REFERENCE INFORMATION:

Parcel 502: Portion of Maps 415, 416,
417, and 418 which were filed in the
Monroe County Clerks Office on
12/21/1961, 12/26/1961, 12/26/1961,
and 12/11/1961.

PARCEL SUMMARY:
Type: CONVEYANCE
Portion of 2013 Tax Map
Ref. No. 106.81-2-NO I.D.
City of Rochester
County of Monroe
State of New York

Parcel 503: Portion of Map 469 which

was filed in the Monroe County Clerks
Office on 3/6/1962.

IAN
RID
ME

Parcel Locator Point &

UE
TR

Point of Beginning:
Parcel No: 502
N:

OF

Parcel Locator Point &

Point of Beginning:

E
TH

Parcel No: 503

N:

16"
PINE

M-469
P-479
WOA

16"
PINE

TE
GRANI

STA U 54+38.46

1962

85.60

STA U 54+38.81

1961

1961

M-424
P-431
WOA

HAAGS ST
ON ST
N UNI
ONE WAY

PAVERS
CNCv

2"
1
MAPLE

Uv
54+00
GRANI
TE

STOP
ON ST
N UNI
CHARLOTTE ST

EXIST. HWY. BDY.

PARKI
NG FOR UNI
ON PLACE ONLY

CONCRETE
PAVERS
WALL

CONCRETE

SURVEY BASELINE

ELEC

CONCRETE

ELEC
1
#1

CS 9+50

cvPROP.vIMP.

1961

RCS
TE
GRANI
W/ DH

CONCRETE

EXIST. HWY. BDY.

EXIST. HWY. BDY.

1961

M-423
P-430
WOA

#12

CHARLOTTE STREET
(R.
O.
W. 50 )

2012 SURV
EY BASELI
NE

1961

M-422
P-429
WOA

EXIST. HWY.
BDY.

GRANITE

USN 16+00

M-421
P-428
WOA

ASPHALT

90
1
Y-

M-420
P-427
WOA

Uv
53+00

NORTH UNION STREET

(
v
R.
O.
W. 66
v
)

cv
PROP.
v
IMP.
USN 17+50

GRANI
TE

ASPHALT

USN 16+50

TE
GRANI

18"
PINE

HAAGS ALLEY
(R.
O.
W. 15 )
EXIST. HWY. BDY.

CP 220 (
STA Uv
52+
40.
97)
N 1
,
1
51
,
927.
1
40
2012
E 1
,
41
1
,
805.
077

USN 18+00

Y2M
NYS

EXIT
RAMP

GRANI
TE

CS 10+50

C
NG TRAFFI
MERGI
940T/4362/3D01
ONE WAY

CS 11+00

GRASS

R=8.00
L=12.53

TO 490
<-

STA U 52+91.49

14"
PINE

1961

USN 17+00

STA U 52+99.49

1962

M-419
P-426
WOA

NG
NO STOPPI
ME
ANYTI

85.61

M-470
P-480
WOA

STREET

LI
NK FEN
CE

GRASS

P.T.

NYS

CHARL
OTTE

6 CHAI
N

GRASS

1961

M-417
P-423
WOA

B.SEWER
6 TUNNEL COM

STA U 54+23.81

M-416
P-422
WOA
TE
GRANI

P.O.C.

0/M
1
B1

L
DE RAI
GUI

H
W
Y
.

85.60

P.C.

TE
GRANI

CONC

BOXBEAM

L
DE RAI
GUI

CS 11+50

VEMENT
EDGE OF PA

TE
NI
GRA

1961

DY.
.B
HWY

M-419
P-470
W/A

ST.
EXI

2 STORY
WOOD FRAME
#89

CS 12+00

SR5M
2
1
B1

50
16+
PS

EXIST. HWY. BDY.

PARCELS 502&503

93.57

AY
BOL
ONE W
C SYM
AFFI
NG TR
MERGI
.
IMP
GHTS
I
v
P.
TWO L
PRO
cv

NO LEFT
TURN SYMBOL
STOP

P.O.B.

1961

NEW STREET BOUNDARY

cvPROP.vIMP.

CS 12+50

GRANITE

. M3-C
746 SQ. FT
22,
P502
522 ACRE
0.

CS 13+00

VEMENT
EDGE OF PA

MERGE
SYMBOL

E
NK FENC
LI

NYS

GRASS

+00
PS 17

GRANITE

INNER LOOP
SOUTHBOUND

N
6 CHAI

TE
GRANI

TE
GRANI

+50
PS 17

NCE
NK FE
LI

14"
LOCUST

TO BE
PROPERTY
D
QUITCLAIME

MP
EXIT RA

N
I
6 CHA

IMP.
v
.
PROP
cv

+00
PS 18

TE
CONCRE

2
MAPLE

BDY. 0"

STA U 52+90.74

ONE WAY

1961

1961

14"
LOCUST

WBEAM

M-418
P-424
WOA

P.L.P. &

INNER LOOP
ND
NORTHBOU

M-415
P-421
WOA

TE
GRANI

GRASS

TE
GRANI

NK FENCE
N LI
6 CHAI

TE
GRANI

M-418
P-425
W/A

246.41

CHARLOTTE STREET
(R.
O.
W. 50 )

CONCRETE CONCRETE

EXIST. HWY.
BDY.

90

1961

CONCRETE

0.
28

AY
ONE W

+50
PS 18

EET
N STR
PITKI

NG
RKI
NO PA
MES
W/ TI
TTE
CHARLO
00
1
ST 1

EXIST.

HAAGS AL
L
EY
15.00

STA U 54+23.46

TE
GRANI

GRAVEL
GATE POSTS

15.20

268.25

.
Y. BDY
. HW
EXIST

CE
NK FEN
LI

AY
ONE W
N ST
TKI
PI
ALLEY
HAAGS
STOP

N
4 CHAI

TE
CONCRE

GATE
POST

6"
SUMAC

16"
PINE

16"
PINE

ASPHALT

1961

2"
1
BASSWOOD

1961

1961

NG FOR
PARKI
ON PLACE ONLY
UNI

M-414
P-420
WOA

16"
PINE

EXIST. HWY. BDY.

ASPHALT

M-413
P-419
WOA

NCE
NK FE
LI

1961

M-412
P-418
WOA

USN 18+50

M-411
P-417
WOA

1961

HAAGS ALLEY
(R.
O.
W. 15 )

6"
CHERRY

CP 10 (STA Uv56+06.12)
N 1,152,265.417
N
I
6 CHA

TE
GRANI

TE
GRANI

+00
PS 19

ONE
WAY

EXIST. HWY.
BDY.

M-410
P-416
WOA

270.71
ELEC

WITH RISERS

2,758 SQ. FT. M3-C

0.063 ACRE P503

E 1,411,942.550
08B
1
TE
CONCRE

EXIST. HWY. BDY.

PROPERTY TO BE
QUITCLAIMED

5
n3
78

E:

RGE NO#
RTC 6

DE
ITU
NG
LO

AT

ST
WE

H
RT
NO

E:

CP 210 (STA Uv45+78.91)

N 1,151,326.753
E 1,411,526.039

20

40

20

1" = 40

PREPARED BY

ANTHONY CRETELLE

CHECKED BY

SEAN BALDWIN

FINAL CHECK BY

MICHAEL BOGARDUS, L.S.

60

80