REQUEST FOR QUALIFICATIONS

AND
PROPOSALS

For the BEACH THEATRE,

RETAIL, RESIDENTIAL, DINING
and ENTERTAINMENT DISTRICT

In the Nation’s Oldest Year-Round Seaside Resort

Cape May, New Jersey
 LETTER OF INVITATION

Dear Prospective Developer:

The Beach Theatre Foundation (BTF), a not-for profit corporation, takes a major step forward with the
release of this Request for Qualifications (RFQ) and Request for Proposals (RFP). This solicitation
invites members of the development community to submit qualifications and project concepts for the
transformation of the Beach Theatre complex into a vibrant retail, dining, residential, entertainment
center.

Located in the Historic Landmark City of Cape May, New Jersey, the Beach Theatre complex is lo-
cated on Lots 6 and 7 of Block 1062, fronting Beach Avenue. Consisting of 36,895 square feet, the
Beach Theatre complex has the potential of being an upscaled multi-use hub within this year-round re-
sort and vacation center. The Beach Theatre Foundation is seeking the private development partner to
complete the transformation process.

The following pages contain the BTF’s submission requirements, selection criteria, and other informa-
tion necessary for respondents to submit successful Qualifications and Proposal packages. Complete
RFQ & RFP packages can be found on www.beachtheatre.org. We encourage you to review them care-
fully.

The BTF is excited about offering this development opportunity. We are confident the City’s location
and history as a year-round family-oriented destination provides a most attractive development setting.
The Beach Theatre Foundation, supported by the City of Cape May, is committed to the success of our
development plan. The only ingredient remaining to invite success is you.

Sincerely,
BEACH THEATRE FOUNDATION

Steve Jackson
President

i
 TABLE OF CONTENTS

LETTER OF INVITATION i
C. BACKGROUND INFORMATION:

BEACH THEATRE FOUNDATION

REQUEST FOR QUALIFICATION ii

A. EXECUTIVE SUMMARY 1
1. Mission Statement 6

B. SELECTION PROCESS &

2. Beach Theatre Foundation
SUBMISSION REQUIREMENTS 2
Objectives and Goals 6

1. Objective of Selection Process 2

3. Business Plan 7

2. Outline of Selection Process 2

4. Site Location 7

3. Questions and Answers –

5. Beach Theatre Complex (BTC) 7
Addendum Process 3

6. Site Data 9
4. Land Use Requirements for

Beach Theatre Complex 4

5. Time Schedule for Selection Process 4

APPENDIX A Request for Qualifications (RFQ)

6. RFQ Process and
(9 Pages)
Designation Process 5
APPENDIX B Preliminary Disclosure Statement (PDS)

(5 Pages)
7. RFQ Submission Requirements
APPENDIX C Request for Proposals (RFP)
and Selection Criteria 5
(3 Pages)

APPENDIX D Land Use Controls (LUC)

8. RFP Submission Requirements
(5 Pages)
and Selection Criteria 5
APPENDIX E Site Data (SD)

(13 Pages)
 REQUEST FOR QUALIFICATIONS
BEACH THEATRE FOUNDATION
CAPE MAY, NEW JERSEY
T
he Beach Theatre Foundation is ac-
cepting proposals for the acquisition
and development of the property
located at Block 1062, Lots 6 & 7
Beach Avenue, Cape May, New Jersey 08204.
The Beach Theatre Foundation (BTF), a not-for
profit corporation, takes a major step forward with
the release of this Request for Qualifications (RFQ)
and Request for Proposals (RFP). This solicitation
invites members of the development community to
submit qualifications and project concepts for the
transformation of the Beach Theatre complex into a
vibrant retail, dining, residential, entertainment cen-
ter.
Each entity proposing under this process shall sub-
mit two signed copies of each proposal with each
proposal indicating clearly the following information:
1. Letter of Interest
2. Development Experience
3. Financial Capacity
4. Conceptual Narrative
5. References
ii
6. Relationship between the Beach Theatre
Foundation and the Developer
7. Any additional comments, information, or
issues you would like to specifically identify
to the Beach Theatre Foundation.
Proposals will be selected on their overall value to
the Beach Theatre Foundation, as judged by its
Board of Trustees in its sole discretion. Criteria
shall include: proposed treatment of the Beach
Theatre, compatibility with current zoning require-
ments, overall community impact, estimated tax
revenue to be generated to the City and the pre-
ferred ownership relationship of the Beach Theatre.
The Beach Theatre Foundation assumes no liability
for any costs incurred by those responding to this
RFQ, or in responding to any requests for additional
information, interviews, or other items prior to the
execution of a Redeveloper’s Agreement.
The Beach Theatre Foundation reserves the right to
reject any and all proposals in its sole judgment and
further reserves the right to waive any informality or
defect in the RFQ process.
Request for Qualifications shall be addressed to :
Raymond Roberts
Trustee
P.O. Box 258
Cape May, NJ 08204
E-mail: BeachRFQ@beachtheatre.org
Deadline for submissions is:
Thursday January 31, 2008.
 A. EXECUTIVE SUMMARY and support spaces. Construction of the new Con-
vention Hall is scheduled to begin September 2008.
This Request for Qualifications and Proposals
(“RFQ&P”) contains a brief summary of the develop-
ment opportunity and outlines the process and crite-
ria to be used by the Beach Theatre Foundation to
solicit for, evaluate, and select a Redeveloper for
the Beach Theatre Complex. From the opening day
Thursday, June 29, 1950 the Beach Theatre has
been an integral part of the Cape May artistic com-
munity. Designed by the famous theatre architect
William H. Lee and built by one of Cape May
County’s most prominent businessman, Mr. William
Hunt, the complex was the first in New Jersey to Another sign of the City of Cape May’s commitment
combine a theatre , retail and restaurant uses in a to well planned development is the complete revitali-
single structure. Included herein are the submission zation of the Washington Street Mall, the pedestrian
requirements, selection criteria, scheduling, and friendly business district, located three (3) blocks
other information necessary for Respondents to from the Beach Theatre Complex. The improve-
submit successful Qualifications and Proposal Pack- ments include new brick pavers, street lights, planter
ages. boxes, benches, fountains, and landscaping.

The Beach Theatre Foundation’s goal in issuing this Construction started in November 2007 and shall be
RFQ&P is to select and enter into a public/private completed by May 16, 2008.
partnership with a qualified Redeveloper who will
The combination of the redeveloped Beach Theatre
take control of the Beach Theatre complex and
Complex, the new Convention Hall and the revitali-
transform the facility into a vibrant, family-oriented
zation of the Washington Street Mall will provide an
Retail, Dining, Residential, and Entertainment at-
array of entertainment, exhibitions, restaurants,
traction designed to 1) broaden the City’s appeal, 2)
shopping, trade shows, events, and accommoda-
expand its tourist market, and 3) serve as a major
tions ALL YEAR LONG.
destination anchor for the City.
The Beach Theatre has a twelve month (option to
The City of Cape May is committed to the encour-
extend to eighteen months) theatre lease and option
agement of well planned development as evidenced
to purchase the Beach Theatre Complex, Block
by two major municipal undertakings. The City of
1062, Lots 6 and 7. It is the purpose of the Beach
Cape May is constructing a new Convention Hall,
Theatre Foundation to form a public/ private entity to
immediately across Beach Avenue. This proposed
purchase Block 1062, Lots 6 and 7 to renovate the
30,000 square foot facility includes 10,000 square
Beach Theatre and develop a high-concept facility
feet of convention hall, 6,000 square feet of restau-
having a variety of exciting, educational and enter-
rant and retail space, 8,000 square feet of meeting
taining components and to serve as a major destina-
and exhibit rooms and 6,000 square feet of common
tion attraction.

1
Permitted uses under the City of Cape May’s Zoning
Ordinance for the Beach Business District (C-2),
includes but is not limited to, residential, educa-
tional, professional offices, eating and drinking es-
tablishments, hotels, theaters and retail.
It is the desire of the Beach Theatre Foundation to
seek a private developer to join the Beach Theatre
Foundation in the development of unparalleled qual-
ity, content and design for the Project.
B. SELECTION PROCESS AND SUBMISSION
REQUIREMENTS
1. OBJECTIVE OF SELECTION PROCESS
The Beach Theatre Foundation is presenting a
unique 36,895 square foot beach block development
opportunity in the City of Cape May known as the
“Beach Theatre Complex,” hereinafter referred to as
“BTC.” Through a Request for Qualification proc-
ess, it is the stated objective of the Beach Theatre
Foundation to solicit, select and ultimately work in
partnership with a private development team on a
plan for the mixed-use redevelopment of this site.
The two major objectives are the renovation and
preservation of the Beach Theatre and the highest
beneficial economic impact to the developer,
through the development of retail, dining and resi-
dential uses.
2
2. OUTLINE OF SELECTION PROCESS
In order to select a preferred developer for the BTC,
a two-stage process has been established for solicit-
ing qualifications and proposals from interested enti-
ties or teams for the development of this site. The
first stage involves a Request for Qualifications
(RFQ) which will lead to the selection of up to three
candidate development teams demonstrating the
highest credentials, appropriate experience and fi-
nancial capacity for undertaking a mixed-use devel-
opment of the site. These candidate developers will
then be invited to submit a detailed Development
Proposal (RFP) for the site. (See Appendices “A” &
“B” for Development Proposal requirements).
At the conclusion of the RFP stage, the Beach
Theatre Foundation shall select a Preferred Devel-
oper based upon the quality of its proposal in terms
of compatibility with the Beach Theatre Foundation’s
goals and objectives, the City’s land use goals for
the site, marketability of proposal, quality of financial
structure, relationship and projected impact on the
city’s beachfront, center city and adjacent neighbor-
hoods, and projected overall fiscal and economic
impact of the proposal.
For the purpose of responding to this solicitation
(RFQ), you will find included in this package a de-
tailed description of the following:
• The Beach Theatre Foundation’s vision for
the Beach Theatre
• Submission Requirements for Request for
Qualifications (RFQ)
• Timeline for Submission and Selection
• Description of Selection Criteria and Selec-
tion Committee
• Background Information on the BTC, City of
Cape May and Cape May Island
 • Development Proposal (RFP) requirements, highly confidential.
to be required only of invited candidate de- Developer candidates shall carefully examine the
velopers subsequent to the RFQ. contents of this RFQ and, if applicable, the RFP and
their related documents. Any ambiguities or incon-
It is to be emphasized that it is not expected or
sistencies in the RFQ shall be brought to the atten-
asked of the developer to provide extensive informa-
tion of the Beach Theatre Foundation in writing.
tion on scale or massing of development, financial/
Failure to do so will constitute acceptance by the
market documentation on site plans, renderings or
developer candidate of any subsequent interpreta-
other visuals in support of their “Concept for BTC” at
tion or decision by the Beach Theatre Foundation.
the RFP stage of evaluation. Later, the candidates
No interpretation of the meaning of the RFQ will be
shortlisted for the proposal stage (RFP) will be
made orally. In the event that the Beach Theatre
asked to submit a formal detailed Development Plan
Foundation provides any interpretation, only written
for evaluation as outlined in Appendix B to this pack-
interpretations will be binding upon the
age.

The Beach Theatre Foundation is the designated

agent to facilitate the RFQ/RFP process. All corre-
spondence, inquiries and submissions regarding the
Request for Qualifications should be directed to:

Raymond Roberts
Trustee
P.O. Box 258
Cape May, NJ 08204
E-mail: BeachRFQ@beachtheatre.org
Beach Theatre Foundation. All questions, clarifica-
tions and other responses will be distributed to all
All inquiries must be in writing and directed exclu-
candidates promptly.
sively to (the person identified above).
It is the responsibility of each developer candidate to
3. QUESTIONS AND ANSWERS - ADDENDA advise the Beach Theatre Foundation of the appro-
PROCESS priate name and address for the mailing (or facsimile
transmission) of any communication, interpretation
The Beach Theatre Foundation reserves the right to or addendum.
respond or not to respond to specific questions,
The Beach Theatre Foundation reserves the right at
clarifications or requests concerning the RFQ or
its sole and absolute discretion to extend any of the
RFP processes. All submissions will be treated as
actual or proposed dates in the time schedule appli-
confidential. Each submitting developer candidate
cable to all candidates, and further reserves the right
should indicate in its RFQ or RFP responses any
to reject any and all submissions from any or all de-
specific information that it considers proprietary or
veloper candidates and to republish the RFQ or RFP

3
as applicable. The Beach Theatre Foundation also
reserves the right in its sole and absolute discretion
to terminate the process at any time prior to actual
execution of a development agreement, or to termi-
nate the relationship with the candidate developer(s)
and continue the process with any of the other origi-
nal candidates.
4. LAND USE REQUIREMENTS FOR BEACH
THEATRE COMPLEX
Appendix C – Land Use Controls includes excerpts
from the City of Cape May Land Use Ordinance.
The information should be carefully reviewed so as
to familiarize the developer with the permitted land
uses and area and bulk requirements.
5. TIME SCHEDULE FOR SELECTION PROCESS
All submissions (12 copies) of the RFQ for BTC
must be submitted to the Beach Theatre Foundation
and must be in the possession of the BTF no later
than 5:00 PM, Thursday, January 31, 2008. No
submissions will be accepted after this date and
time. The following four weeks will be used by the
Selection Committee to develop a shortlist of up to
three developer candidates who will then be invited
to submit under the RFP process. During the RFP
process, individual developer conferences can be
requested to provide the shortlisted candidates an
opportunity to ask any questions or receive clarifica-
4
tions on the process or what constitutes the BTC.
Meetings shall be scheduled through
Raymond Roberts
It is requested that those wishing to schedule a De-
veloper Candidate’s Conference notify the Beach
Theatre Foundation, at least ten (10) consecutive
days prior to the meeting.
The following represents the proposed timeline for
the final selection of a Preferred Developer and De-
velopment Plan for the BTC.
TIME SCHEDULE:
RFQ Stage
RFQ Formally Announced:
Monday, January 7, 2007
Candidates Conference :
Monday January 14, 2008–Friday January 25, 2008
Questions and Clarifications Deadline:
Friday, January 25, 2008
Deadline for Receipt of Qualifications:
Friday, February 15, 2008
Notification of ShortList of Developer Candidates:
Monday, March 3, 2008
RFP Stage
Developer Candidates prepare formal presentations
Monday, March 3, 2008 – Friday, April 4, 2008.
Interview of Shortlist of Developer Candidates
Sunday, April 6, 2008 – Sunday, April 20, 2008.
Selection Committee reviews all presentations
Monday, April 21, 2008 – Sunday, May 4, 2008.
Selection of Developer
Monday, May 12, 2008
6. RFQ PROCESS & DESIGNATION PROCESS
(After Shortlisting of Candidate Developers)

The candidate developers will be invited to respond

to the RFQ, which will require submission of a full-
scale development plan. The candidate developers
will provide a “redevelopment plan.” A
“redevelopment plan” shall include : 1) A descrip-
tion of the redevelopment area and the condition,
type and use of the structures therein; 2) the loca-
tion and extent of the land uses proposed for and
will not be judged solely on economic terms. The
within the area, such as residential, retail, dining,
successful Respondent will be the entity that offers
hotel, entertainment, or other categories of public
the greatest net advantage to the BTF.
and private uses; 3) need for variances from zoning
1. The financial capability of the Respondent as
regulations in the redevelopment area; and 4) any
represented by the strength of its current finan-
other detail including financial aspects of redevelop-
cial position and its ability to obtain the financing
ment which, in the judgment of the candidate devel-
required for the project proposed.
oper is necessary to present a clear picture of their
2. The strength of the Respondent’s organizational
overall proposal.
and management structure as demonstrated by
previous experience on similar projects.
Upon selection of the Preferred Developer, a memo-
3. The business reputation, professional capability,
randum of understanding will be executed concern-
and past performance of the Respondent as
ing roles and responsibilities between the selected
demonstrated by success on previous projects.
developer and the Beach Theatre Foundation.
4. The professional and technical competence and
related experience of the Respondent, including
7. RFQ SUBMISSION REQUIREMENTS AND SE-
all entities comprising the Respondent Team, in
LECTION CRITERIA
developing and, as appropriate, operation
similar projects.
Appendix A outlines the RFQ Submission Require-
5. Strength of Respondent’s references.
ments of Selection Criteria. The developer is re-
quested to submit any and all information believed
8. RFP SUBMISSION REQUIREMENTS AND SE-
necessary to meet the intent of the requirements.
LECTION CRITERIA

The evaluation and ranking of each RFQ Response

Appendix B outlines the RFP Submission Require-
will be based upon the following selection criteria.
ments and Selection Criteria. The developer is re-
The BTF reserves the right to interpret said criteria
quested to submit any and all information believed
as it sees fit – based upon its Goals and Objectives
necessary to meet the intent of the requirements.
and the requirements of this solicitation. Responses

5
The evaluation and ranking of each RFP response
will be based upon the following selection criteria.
The BTF reserves the right to interpret said criteria
as it sees fit based upon its Goals and Objectives
and the requirements of this solicitation. Responses
will not be judged solely on economic terms. The
successful Developer will be the entity that offers
the greatest net advantage to the BTF.
1. Proposed Project Concept
2. The extent to which the proposed Project Con-
cept achieves the Goals and Objectives of the
BTF. Specifically, and without limitation, Re-
spondents shall address how the proposed Pro-
ject:
Maximizes tax revenue, generates new tax
ratables or otherwise provides for substantial
return to the public sector;
Stimulates new markets and attracts new
visitors with new purchasing power to the
City of Cape May;
Provides diverse retail, dining and entertainment
experiences;
Provides for a year-round attractor; and
Increases employment and business
opportunities, including opportunities reserved
for City residents.
6
C. BACKGROUND INFORMATION
• BEACH THEATRE FOUNDATION
• BEACH THEATRE COMPLEX
1. MISSION STATEMENT
The Beach Theatre Foundation, Inc. is a not-for-
profit organization formed to preserve and restore
the historically authenticated Beach Theatre in Cape
May, New Jersey and utilize the complex as a state-
of-the-art showcase for cinema and the arts.
Excellence in a diverse array of films will be the hall-
mark of the theatre for the cultural benefit of the
residents of Cape May, Southern New Jersey and
visitors from around the world.
The Foundation’s visionary goal is to establish the
Beach Theatre and Cape May as an internationally
recognized center for film history, film preservation
& restoration, independent filmmaking and film edu-
cation.
2. BEACH THEATRE FOUNDATION OBJECTIVES
AND GOALS
1. Preservation of the Beach Theatre
2. Own and operate the Beach Theatre
3. Enter a public / private partnership to success-
fully execute the BTF business plan
4. Enter a public / private partnership to success-
fully develop the Beach Theatre Complex
5. Enter a public / private partnership to success-
fully broaden the City of Cape May’s tourist ap-
peal
6. Enter a public / private partnership to success-
fully support present and future City of Cape
May development initiatives
3. BTF BUSINESS PLAN
The BTF is a not-for-profit corporation desirous of
owning and operating the Beach Theatre as a year
round destination for culture, entertainment, the arts
and educational seminars and conferences. The
BTF anticipates revenue from donations, fund rais-
ing events, grants, ticket sales and concessions,
rentals, and corporate and individual sponsorships.
Currently a four theatre configuration, the BTF plans
on utilizing all four theatres to show the best in first
run, independent films, foreign films, retro classics
and animation. Special events in support of local
arts programs, such as the New Jersey State Film
Festival, and nationally acclaimed Jazz Festivals will
also be marketed.
The Beach Theatre Foundation is committed to
renovation of the theatre to include rocker hi-back
seating with cup holders, high definition digital pro-
jection, Dolby Digital THX Certified surround sound
audio system (would be the first in southern New
Jersey), ability to view satellite HD broadcasts, and
hearing and visually impaired access.
The Beach Theatre will be the “Sundance” of the
east coast.
4. SITE LOCATION
The BTC represents one of the few existing large-
scale beach block sites open to redevelopment in
southern New Jersey. The BTC is further supported
by its location in the Nation’s oldest year-round sea-
side resort in the wealthiest region of the country.
Located within 300± mile radius of 20% of the Na-
tion’s population, this National Historic Landmark is
in close proximity to Philadelphia (90 miles), Balti-
more (150 miles), New York City (160 miles), and
Washington, DC (190 miles). A well-developed
transportation system, including commuter and in-
terstate rail, local and regional bus service and high-
way systems, serve as important links to Cape May.
National and International air service is available at
airports nearby. Commuter air service is conven-
iently located to the site with Atlantic City Interna-
tional Airport less than one (1) hour away. Corpo-
rate air service is available at Cape May County Air-
port located less than fifteen minutes from the BTC.

Additional uses will include theatre rentals for mo- 5. BEACH THEATRE COMPLEX (BTC)
tion picture industry events including trade organiza- The site is shown on the following map, comprised of
tions, film studios, film critic associations and corpo- Block 1062 Lots 6 and 7, totaling 36,875 square feet,
rate meetings, specifically in support of the various which is currently owned by Frank Investments, Inc.
hotel, motel and bed and breakfast accommoda-
tions, and private special occasion viewings. As a
civic minded corporation, the BTF will make the
theatre(s) available to the City of Cape May for spe-
cial events/meetings.

These activities will generate unprecedented traffic

and media attention for the Beach Theatre. It is the
BTF’s goal to make the Beach Theatre a long term
instition with worldwide notoriety for the appreciation
of movies and filmmaking.

7
The Beach Theatre Foundation has committed to
achieving site control of the Beach Theatre compo-
nent and to make the remaining area available for
development. The development of the Beach Thea-
tre shall be an integral component of the Develop-
ment Proposal. The BTC is located on Cape May
Island bounded by the Atlantic Ocean, Delaware
Bay and the Intercoastal Waterway, which provides
access from the Ocean to the Bay.
GUE
RNE
Y A
VEN
UE
BEACH AVENUE
Beach Theatre Complex
8
The BTC is bordered on the north by Block 1062
Lots 5 and 8, on the east by Stockton Place, south
by Beach Avenue and on the west by Gurney
Street. The site is served by excellent transporta-
tion facilities including the Garden State Parkway
and Atlantic City Expressway, the Cape May-Lewis
Ferry, and a Center City Transportation Center.
Meanwhile, air service is located at Atlantic City In-
ternational Airport, and Cape May County Airport,
less than sixty minutes and fifteen minutes, respec-
tively, from the site.
STO
CKT
ON
P LA
CE
 The Beach Theatre Complex currently houses the Beach Theatre, retail shops and eating establish-
ments, totaling 19,043 square feet of gross building area. The remaining 17,852 square feet is occu-
pied by common spaces and a parking lot. A Tenant Summary follows:

TENANT SUMMARY – BEACH THEATRE COMPLEX

711 BEACH AVENUE, CAPE MAY, NEW JERSEY

Store # Tenant Size (S.F.)

Beach Avenue
Theatre Beach Theatre 9,413
1 Summersalt 700
2 Down by the Sea 700
3 Boutique at the Beach 700
4 Rita’s Water Ice 1,050
5 Louie’s Dog House 350
6 Zebop 750
7 Create a Bear 750
8 Zoe’s Restaurant 1,000
Total 15,413

Gurney Street
1 Louie’s Pizza 955
2 Art & Soul 567
3 Avalon 630
4 Cape May Beach & Kite Shop 567
5 Hale Nails 911
Total 3,630

The Annual Rental Income and Common Area Maintenance (CAM) for October 2006 through September 2007
was $495,000 & $69,500, respectively.

The Rental Income and CAM for the Beach Theatre are not included in these numbers.

6. SITE DATA

Appendix D contains existing site photographs and mapping. The developer is encouraged to visit the site to
have a better understanding of the existing conditions, neighborhood, and City of Cape May.

9
 APPENDIX A

REQUEST FOR QUALIFICATIONS

(RFQ)
 APPENDIX A

REQUEST FOR QUALIFICATIONS (RFQ)

Twelve (12) copies of the complete RFQ package must be submitted.

Each developer or developer team candidate shall be asked to provide the information
listed below as part of its submission to the Request for Qualifications for the BTC. All
materials submitted will become the property of the Beach Theatre Foundation.

Each submission in response to the RFQ should contain the following information and
adhere to the following format:

A. Formal letter of interest on Principal Developer letterhead

Letter of interest should be addressed to:

Raymond Roberts, Trustee
Beach Theatre Foundation
P.O. Box 258, Cape May, NJ 08204

B. Identification of Proposed Development Entity

It is asked that a full description of the principal firm (and its related development enti-
ties and subsidiaries) and team members making the submission be provided in a nar-
rative form that is clear and comprehensive. Brochures and collateral material on the
firm(s) can be included as appropriate, but should not substitute for narrative descrip-
tion. Descriptions of the development entity need to include at a minimum the types of
developments undertaken by the company(s), description of its geographical market
force, length of time in business, description of principals and key personnel who are
most likely to work on the

RFQ 1
BTC, and identification, description and resumes of key personnel of any proposed
team members.

• Description of Firm/Entity
• History of Firm/Entity
• Resumes and Credentials of Principals & Key Personnel of Submitting Developer
• Structure of the Principal Organization submitting RFQ
Description, Resumes and proposed roles of any Team Members

C. Description of Development Experience

It is asked that detailed information be submitted by the principal developer making the
submission on projects completed or in process over the last ten years. Given the im-
portance of this component in the evaluation of the RFQs, it is recommended that any
and all information that would be helpful in fully understanding the development experi-
ence of the developer be submitted including any relevant visuals, graphics or pictures
of past projects. At a minimum, the following information should be provided for each
development project described:

• Location
• Type of Development/Use
• Principal Developer Role in development (i.e., developer, contractor, investor,
property manager, etc.)
• Scale and complexity of development
• Public involvement in development, if any
• Pre-construction estimate of Development Cost
• Actual Development Cost (Please identify all sources and use of funds)
• Year Proposed/Year Started/Year Completed
• Description and Assessment or Estimate of Public Benefit of Project
• Description of Overall Development Team and Team Personnel
• Local Contact Person(s)/Reference(s) for Project

RFQ 2
D. Principal Developer Financial Capacity

A major criterion for selection of a developer in the RFQ stage will be a determination
of the financial condition and/or capacity of the principal developer to undertake the
development of the BTC. The Selection Committee will evaluate the developer’s finan-
cial qualifications based on documentation indicating both the current financial condi-
tion of the submitting developer and its past demonstrated ability to obtain debt and
equity financing. Greatest weight will be given to information providing clear and well-
documented disclosure of financial capacity. A list of suggested documentation is pro-
vided below:

Please note: documents submitted under this section may be provided under separate
cover to ensure confidentiality. If you chose to submit this information separately,
please note it clearly in the appropriate location of the RFQ submission.

1. Consolidated financial statement of parent company of principal submitting

developer, whether publicly traded or privately held.
2. Dun & Bradstreet report or ID number of parent company of principal submit-
ting developer, whether publicly traded or privately held.
3. A financial statement on a cumulative basis for one or more of the most re-
cently completed projects referred to elsewhere in the RFQ by the submitting
developer.
4. List of prior debts repaid including lender, original principal amount, organi-
zation debt, maturity date, terms and interest rate, and monthly or annual
debt service.
5. Personal financial statements of all individuals with 10% or more ownership
interest in the principal developer entity. An alternative may be a list of the
names of such individuals indicating percentage of ownership and total net
worth figure to be supported by personal financial statements to be provided
before the RFP stage, if shortlisted.

RFQ 3
Audited financial statements for the most recent accounting year should be complete
and include a balance sheet, profit and loss statement, statement of cash flow and
notes to the statements. Financial statements that are reviewed compiled or prepared
in-house will be accepted but not preferred. Financial documentation that covers the
last two years is given greatest weight. Audited financial statements will be required
before execution of the final agreement.

E. Evidence of Insurability

F. Statement Disclosing Participation by Public Officials

Each respondent to the RFQ must disclose whether any member of the governing
body of the City of Cape May or any other public official of the City who exercises any
functions or responsibilities in the review or approval of the conduct of the project pro-
posed by the developer has any direct or indirect personal interest in the Developer or
any members of the development team or in the redevelopment or rehabilitation of any
property conveyed under such project. If so, please identify the official and give a de-
tailed description of the relationship.

G. Concept/Narrative

In order to gain a clear understanding of the type of project envisioned by the candi-
date developer or team for BTC, it is required that a narrative description be provided
at the RFQ stage indicating the type of end use the developer may pursue in its future
market research effort. It is understood by the Beach Theatre Foundation, at the RFQ
stage, the development concept merely needs to outline the direction the developer
will pursue for uses and their relationship to each other, the Washington Street Mall,
and the new Convention Hall as envisioned for BTC based on the developer’s prelimi-
nary understanding of the site and its translation into potential development opportuni-
ties.

RFQ 4
H. Disqualification Factors

A developer candidate, or member of the development team, may be disqualified by

the Selection Committee if a developer entity had been convicted of a crime charge-
able as a felony within the past five (5) years; if the developer has defaulted on a pre-
vious project and/or removed as a participant in such project; has been the subject of
a voluntary or involuntary bankruptcy or insolvency proceeding, in the last five (5)
years that was not dismissed within 60 days of filing; or admitted in general its inability
to meet its debts when they became due; has made misrepresentations of fact in its
submission, and similar acts indicating a lack of qualifications for a public project of this
type.

I. References

All submissions must include a minimum of five (5) references which in the opinion of
the submitting developer can best attest to the development experience of the submit-
ting firm. Please note – two references must attest to the submitting firm’s financial ca-
pacity, including one financial reference that represents the principal bank or lender of
the submitting developer.

J. Disclosure Information

Before the BTF will consider a Respondent for participation in this Development oppor-
tunity, relevant background information must be obtained. Respondents shall com-
plete and submit the attached Preliminary Disclosure Statement. Short-listed candi-
dates may be required to submit additional disclosure information as necessary.

The BTF assumes no liability for any costs associated with the completion of this Pre-
liminary Disclosure Statement, or in responding to any requests for additional informa-
tion, interviews, or other items prior to the execution of a Redeveloper’s Agreement.

RFQ 5
Completion of the Preliminary Disclosure Statement in no way confers upon a Respon-
dent any position, privilege, or preference as relates to the development opportunity
described herein.

The BTF shall use the information contained in the Preliminary Disclosure Statement
solely to determine a Respondent’s fitness to participate in the development opportu-
nity described. Such determination shall be at the sole discretion of the BTF. The BTF
shall consider any and all disclosure-related information as privileged.

The BTF shall take no action on any RFQ response that does not include a completed
Preliminary Disclosure Statement, and shall take no (further) action regarding a Re-
spondent whose Preliminary Disclosure Statement is found to be incomplete, to con-
tain falsifications, or to be in error.

The Preliminary Disclosure Statement consists of the following:

FORM 1: Identity of Officers, Directors & Others Having a 10% or More Interest
in the Respondent.

FORM 2: Respondent’s History.

Certification and Authorization.

Release Authorization.

Respondents shall complete each item on FORM 1 and FORM 2, and shall complete a
separate Certification and Authorization form and Release Authorization form for each
person named as Officer, Director or Owner of 10% or more of the Respondent on
FORM 1.

All four (4) forms shall be submitted with the Respondent’s RFQ response.

It shall be the sole responsibility of the Respondent to obtain all relevant information
and signatures required. Missing signatures will invalidate the RFQ response.

RFQ 6
K. Certification

All submissions must be accompanied by certifications, signed by the principal(s) of all

firms comprising the Development Team, if applicable, attesting that the attached evi-
dence of the Developer’s qualifications and financial responsibility, including financial
statements, are true and correct to the best of their knowledge and belief.

L. RFQ SELECTION CRITERIA

The following Selection Criteria shall be used as a guide to evaluate all submissions to
Request for Qualifications.

Scale, Quality, Number and Type of Projects Completed/in Process 20%

Major emphasis in the selection criteria is given to the overall development experience/
track record of the candidate developer/developer team. The Selection Committee will
be focusing on the type and number of projects undertaken in the past ten years by the
candidate development entity and its team members; the complexity and scale of
these projects; and the overall quality of these projects as determined from information
provided by the submission document and through interviews by the Selection Com-
mittee with references and local contacts. Preference will be given to developer candi-
dates with successful experience in mixed-use commercial/ entertainment/ housing/
recreational developments involving reuse of historic structures.

Financial Condition/Strength 20%

A major criterion for selection in the RFQ stage will be a determination of the financial
condition and/or capacity of the candidate developer to undertake the development of
the BTC. The Selection Committee will evaluate developers financial qualifications
based on both financial information of the candidate developer and its past demon-
strated ability to obtain debt and equity financing.

RFQ 7
Quality of “Conceptual Vision” for BTC 20%

The Selection Committee will be looking at evaluating the type of use(s) proposed for
BTC and their relationship to existing structures.

Past Experience with Urban Oceanfront Development Projects 10%

Preference will be given to candidate developers demonstrating documented development experience

with commercial or mixed-use developments associated with oceanfront sites on the scale and complex-
ity envisioned for BTC. Greatest weight will be given to successful experience with urban oceanfront
developments.

Success in Project Completion 20%

Candidate developers will be evaluated on past success in completion of development projects, particu-
larly involving public/private initiatives. Particular weight will be given to demonstration of public/
community benefits of past projects undertaken by candidate developer.

Organizational Structure & Credentials of Key Personnel 10%

The present organizational structure of the candidate developer will be closely evaluated along with re-
sumes, appropriate experience and qualifications of principals, project managers and key personnel of
candidate developer and team members. Evaluation will be based on an assessment of the candidate
developer’s ability to commit necessary technical and staff resources to accomplish development of
BTC.

Based on information provided by the candidate developer on past or current projects which it has man-
aged, an assessment will be made on the quality of the overall organizational or team approach to de-
velopment. This would include an evaluation of the personnel/firms used in the project design, develop-
ment, construction, operation and management of its past projects.

RFQ 8
Summary of RFQ Selection Criteria

Scale, Quality & Type of Project completed or in process 20%

Financial Condition/Strength 20%
Quality of “Concept Vision” for BTC 20%
Past Experience with Urban Oceanfront Development Projects 10%
Success in Project Completion 20%
Organizational Structure and Credentials of Key Personnel 10%
TOTAL 100%

RFQ 9
 APPENDIX B

PRELIMINARY DISCLORSE STATEMENTS (PDS)

 REQUEST FOR QUALIFICATIONS & PROPOSALS
BeachTheatre Foundation
Cape May, New Jersey

IDENTITY OF OFFICERS, DIRECTORS & OTHERS HAVING A 10% OR MORE INTEREST IN THE RESPONDENT

Respondent: _____________________________________ Business Phone: _____________________ Fax:

__________________________

Business Address: ________________________________ website/email:

_______________________________________________________

________________________________

NAME HOME ADDRESS DATE PLACE SOCIAL SECURITY POSITION PERCENT

OF OF OF NUMBER OF
INDIVIDUAL BIRTH BIRTH
OWNERSHIP

/ / - -
/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

/ / - -

PDS 1
 REQUEST FOR QUALIFICATIONS & PROPOSALS
BeachTheatre Foundation
Cape May, New Jersey

RESPONDENT'S HISTORY
[For the following set of questions, answer YES or NO. If YES, provide all pertinent
details, including name(s) of individual(s) or entity(s) and any and all dates, places,
charges, Courts and actions taken. Attach any explanation deemed necessary.]

1. Has the Respondent, any Affiliate, Related Entity, officer, director or holder of ten percent
(10%) equity in the Respondent (as listed in response to FORM 1 and referred to herein as
"Principal(s) of the Respondent") within the past ten (10) years:

a. been adjudged bankrupt as a result of voluntary or involuntary proceedings?

YES NO

b. made a general assignment for the benefit of creditors?

YES NO

c. been an officer, director or principal of any entity which was reorganized in bankruptcy,
adjudged a bankrupt or made a general assignment for the benefit of creditors?

YES NO

2. Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the

Respondent":

a. been indicted for or convicted of any crime within the past ten (10) years?

YES NO

Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the Respondent":

b. defaulted on any loan(s) currently or in the past?

YES NO

c. had real property seized by the government for non-payment of taxes?

YES NO

d. have any present interest or relationship with the development project or the property on
which said Project is located, or any identity of interest whatsoever now existing or which will
exist in connection with the Project?

YES NO

e. entered into any agreement, participated in a collusion, or otherwise taken any action in
restraint of free and competitive bidding or negotiation in connection with the services to be
provided for this development project?

YES NO

PDS 2
 REQUEST FOR QUALIFICATIONS & PROPOSALS
BeachTheatre Foundation
Cape May, New Jersey

f. within the past five (5) years, been a party defendant in litigation or administrative
proceedings involving laws governing the hours of labor, minimum wage standards,
discrimination in wages, child labor, worker's compensation, payroll or withholding taxes,
employment discrimination or occupational safety and health?

YES NO

Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the

Respondent":

g. ever been charged with or convicted of any criminal offense(s) other than a motor vehicle
violation?

YES NO

h. currently a plaintiff or defendant in any civil or criminal litigation?

YES NO

i. ever been subject to any disciplinary action, past or pending, by any administrative,
governmental or regulatory body?

YES NO

j. ever been denied any license, business related or other (excluding a motor vehicle/drivers
license), or had such a license suspended or revoked by any administrative, governmental or
regulatory body?

YES NO

k. currently subject to any order resulting from any criminal, civil or administrative proceedings
brought by any administrative, governmental or regulatory body?

YES NO

Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the

Respondent":

l. ever been debarred, suspended or disqualified from contracting with any Federal, state or
local agency?

YES NO

m. shared or accepted any compensation, or will they share or accept any compensation,
directly or indirectly, if any, for or with any other party in interest or in a relationship to the
development project?

YES NO

n. the subject of a current or ongoing investigation with respect to possible violations of state or
Federal laws, or been subpoenaed or indicted by any grand jury or other investigative body?

YES NO

PDS 3 FORM 2
 REQUEST FOR QUALIFICATIONS & PROPOSALS
BeachTheatre Foundation
Cape May, New Jersey

CERTIFICATION AND AUTHORIZATION

I, being duly sworn upon my oath, hereby represent and state that the forgoing information and any
attachments thereto, to the best of my knowledge, are true and complete. I acknowledge that the Beach
Theatre Foundation (BTF) is relying on the information contained herein and thereby acknowledge that I
am (and the undersigned entity is) under a continuing obligation, from the date of this Certification
through the completion of any contracts with the Beach Theatre Foundation on the subject development
project, to notify the BTF in writing of any changes to the answers or information contained herein. I
acknowledge that I am aware that it is a criminal offense to make false statements or misrepresentations
in the Preliminary Disclosure Statement and in this Certification, and if I do so I recognize that I am and/or
the undersigned entity is subject to criminal prosecution under the law, and that it will also constitute a
material breach of any agreement between the undersigned and the BTF on the subject development
project, and that the BTF, at its option, may declare all contracts associated with the subject development
project void and unenforceable.

I (the undersigned) authorize(s) the BTF to verify any information contain herein, to investigate the
background and credit worthiness of the undersigned, and to enlist the aid of third parties, including any
and all Federal, state and local law enforcement agencies, which may be contemplated by the BTF in its
investigative process. Said authorization is extended and Release is hereby granted to allow the BTF
access to any and all pertinent information available, with the understanding that any and all information
obtained thereby will be kept confidential.

I (the undersigned) further authorize(s) the BTF to disclose any of the foregoing information and any
information discovered in any investigation pursuant to this Certification to any party in connection with
the subject development project, provided such party has made written request to the BTF for specifically
identified information. No information shall be released prior to fourteen (14) consecutive calendar days
from the date of receipt of written notification from the BTF to me or my designated representative.

I (the undersigned) further agree(s) to release, indemnify and hold harmless any entity, individual or
corporate, who supplies or furnishes the BTF with any information pursuant hereto or contemplated
herein.

A facsimile (fax), photostatic copy or other reproduction of this authorization shall be considered as
effective and valued as the original.

COMPANY NAME:

NAME (print): TITLE: ______________________

SIGNATURE: DATE: ______________________

BE IT REMEMBERED THAT, on this day of , 20 , before me personally

appeared , who I am satisfied is the person named in the
within instrument and who, being duly sworn upon his/her oath, has executed the same as his/her
voluntary act and deed.
Notary Public
My Commission expires:
 REQUEST FOR QUALIFICATIONS & PROPOSALS
BeachTheatre Foundation
Cape May, New Jersey

RELEASE AUTHORIZATION
NOTE: This Release Authorization is to be completed and signed by all
persons identified on FORM 1 of the Preliminary Disclosure Statement.

TO WHOM IT MAY CONCERN:

I have authorized representatives of the Beach Theatre Foundation (“BTF”) to

investigate my qualifications and fitness to participate in the development project
described in the attached Preliminary Disclosure Statement (or in the cover letter
attached to this Release Authorization), and to verify the information regarding my
financial and other background that I have submitted to the BTF in support of said
application. Said authorization is extended and Release is hereby granted to allow the
BTF access to any and all pertinent information available, with the understanding that
any and all information obtained thereby will be kept confidential.

I further authorize the BTF to disclose any of the foregoing information and any
information discovered in any investigation pursuant to this Authorization to any party in
direct connection with the subject development project, provided such direct party has
made written request to the BTF for specifically identified information. No information
shall be released prior to fourteen (14) consecutive calendar days from the date of
receipt of written notification from the BTF to me or my designated representative.

You are therefore authorized to release any and all information pertaining to me,
documentary or otherwise, as requested by an appropriate employee, agent or
representative of the Beach Theatre Foundation. Accordingly, I hereby agree to release,
indemnify and hold harmless any entity, individual or corporate, who supplies or
furnishes the BTF with any information pursuant hereto or contemplated herein.

A facsimile (fax), photostatic copy or other reproduction of this authorization shall be

considered as effective and valued as the original.

COMPANY NAME:

NAME (print): TITLE:

______________________

SIGNATURE: DATE:
______________________

BE IT REMEMBERED THAT, on this day of , 20 , before me

personally appeared , who I am satisfied is the
person named in the within instrument and who, being duly sworn upon his/her oath, has
executed the same as his/her voluntary act and deed.
Notary Public
My Commission expires:
 APPENDIX C

REQUEST FOR PROPOSALS

(RFP)
 APPENDIX C

REQUEST FOR PROPOSAL (RFP) – By Invitation Only

PRELIMINARY DEVELOPMENT PLAN SUBMISSION REQUIREMENTS AND SE-

LECTION CRITERIA

Important Note: The following submission requirements are intended for the Develop-
ment Proposal stage only and are presented herein for your information only. Please
do not include response to this component in the Request for Qualification submission.
Only those “shortlisted” will be invited to submit to this stage.

Additionally, it should be noted that a detailed description of the official submission re-
quirements and evaluation criteria for the RFP stage may be sent to developers short-
listed in the RFQ stage and may reflect changes or modifications to the outline listed
below.

The RFQ process is intended to identify up to three developer(s)/development team(s)

who on the basis of past track record and financial strength are best judged to under-
take development of BTC in a unique public/private partnership. The next stage of
evaluation – the RFP – is intended to identify the best development proposal for BTC
from among those developers invited to submit. For the purpose of understanding the
complete process of selection of a developer and development plan for BTC, an out-
line of these requirements is provided below.

I. SUBMISSION COMPONENTS FOR DEVELOPMENT PROPOSAL (RFP)

A. Identification of Principal Developer and proposed members of

development team
B. Description of Organizational Structure/Approach to Project
C. Description of Development Proposal for BTC
1. Narrative explaining concept of Proposed Development Plan

RFP 1
2. Specific reference of Proposed Development as it relates to the following:
(to include narrative and drawing/site plan/visuals, as appropriate, for
each component)
• Type, scale and location of proposed land use(s)

• Beach Theatre

• Additional space for BTF filmmaking & educational support

• services
• Conceptual circulation plan

• Public access issues

• Relationship to oceanfront and surrounding neighborhood

• Relationship to existing transportation networks

• Parking requirements

• Public benefit to surrounding community and general City environs

D. Market support of rationale for proposed Development Plan

E. Projection of Phasing or Schedule of Proposed Development Plan
F. Projected Capital Budget
1. Land acquisition
2. Infrastructure improvements
3. Construction
4. Debt & Carrying Costs

Proposed Source of Funds & Financing Strategy

Estimated economic/fiscal impact of proposed development
1. Jobs
2. Taxes

RFP 2
 III. OUTLINE OF CRITERIA FOR DEVELOPMENT PROPOSAL

The submitted Development Plan is to be evaluated on the following basis:

A. Quality and Feasibility of Proposed Development Plan 20%
B. Proposed relationship between the Developer and the Beach
Theatre Foundation 20%
C. Timeline 10%
D. Strength, Quality and Feasibility of Financial Structure for Plan 15%
E. Projected Economic and Community Benefit of Proposed
Development Plan 10%
F. Relationship with Washington Street Mall, Oceanfront Convention Hall,
and Transportation System 10%
G. Quality of Organization and Approach to Proposed
Development Plan 15%
TOTAL 100%

After the above evaluation is made, the intention of the BTF is to negotiate the terms and
principles of the development agreement and final development plan with a single devel-
oper/development team.

RFP 3
 APPENDIX D

LAND USE CONTROLS (LUC)

 APPENDIX D

LAND USE CONTROLS

There is no predetermined development scenario other than the preservation of the

Beach Theatre. Developers interested in proposing are therefore encouraged to ex-
plore different development options that optimize the use of the Beach Theatre and the
locational and economic benefits of the site. The selected developer may develop re-
tail, entertainment, recreation, other commercial uses, hotel/motel, market rate hous-
ing, or any combination thereof, in configuration that will have the minimum impact on
the Beach Theatre. A housing component at market rate is desirable, but not as the
exclusive site use.

Preference in the selection process shall be given to those concepts or plans providing
a strong link to the Washington Street Mall and new Convention Hall.

Although some properties along BTC’s northerly boundary are not included in the De-
velopment Plan, the selected developer may negotiate with those property owners as
well in order to accommodate their development concept for the BTC.

Following are excerpts from Section 525-23. C-2 Beach Business District of the City of
Cape May Zoning Ordinance:

§525-23. C-2 Beach Business District

A. Use Regulations

(1) Uses by right. In any C-2 District, land, buildings or premises may be used
by right for the following purposes:

(a) Apartments above commercial uses.

(b) Art, crafts, fine arts and other studios for teaching.
(c) Bicycle rental.
(d) Business, administrative and professional offices.
(e) Commercial recreation limited to tennis and other racquet sports, minia-
ture golf, dance hall, billiard parlor, bowling alleys, health clubs, theaters,
but excluding drive-in theaters.
(f) Drinking establishments licensed for on-premises consumption.
(g) Eating establishments except drive-in facilities with curb service.
LUC 1
 (h) Hotels and motels.
(i) Libraries, art galleries, museums.
(j) Personal services such as, but not limited to, beauty and barber shops.
(k) Public parking lot or garage except that no automobile service facilities or
gasoline sales are permitted.
(l) Retail sale of goods or prepared food.
(m)Taxi stations.
(n) Travel agency.

(2) Accessory Uses. Only the following accessory uses may be permitted in
any C-2 District:

(a) Off-street parking facilities.

(b) Private and semiprivate recreation facilities subject to §525.61.
(c) Storage of goods, subject to §525-59G.
(d) Uses which are clearly incidental and accessory to the uses by right and
conditional uses, including dining or other service facilities, conference
and meeting facilities, and exhibit space in conjunction with hotels and
motels, provided such uses may not occupy the equivalent of more than
25% of the total floor area of the principal use.

LUC 2
 B. Area and Bulk Regulations

(1) Minimum Requirements.

Table 1
Nonresidential Hotel/Motel
Lot Size 2,500 SF 10,000 SF
Lot size per unit N/A 600 SF
Building Setback Line 10 Feet 20 Feet
Lot Width 25 Feet 80 Feet
Lot Frontage 25 Feet * 80 Feet *
Habitable floor area
Apartment above commer-
cial use 500 SF N/A
Per unit including bath N/A 300 SF
Per unit with cooking facility
N/A 330 SF
Rear Yard 12 Feet 25 SF
Each Side Yard None required, except if one is
provided, it must be at least 12 Feet
six feet wide. 6 Feet

(2) Maximum Regulations.

Table 1
Building Height Lot Coverage
Commercial only 35 Ft 60%
Hotels and Motels 35 Ft 70%
Buildings with mixed uses 35 Feet 80 %

C. Off-street parking. Off-street parking shall be provided in accordance with §525-

49. A change from one use by right to another use by right, in the C-2 Zone,
which does not require additional parking pursuant to §525-49 is permitted. If a
change of use requires additional parking pursuant to §525-49 (i.e., parking in ex-
cess of that required by the prior use), then a site plan review shall be required
(regardless of whether any other factor involved in the change of use would re-
quire such site plan review) and the applicant shall be required to supply the addi-
tionally required parking or secure a parking variance.

LUC 3
§525-49. Off-street parking standards.

A. General Standards.

(1) Off-street parking space, or spaces with proper and safe access from street or
alley, shall be provided on each lot, either within a structure or in the open to
serve the uses, whether principal or accessory, within the district adequately. If
located within the structure, the parking shall be enclosed. The parking spaces
shall be at least nine (9) feet by eighteen (18) feet in size. Parking spaces, drive
aisles, and driveways shall have a surface approved by the Construction/Zoning
Official and shall have a safe and convenient access in all seasons. Drive
aisles shall have a minimum width of 10 feet and a maximum width of 30 feet
exclusive of parking spaces as approved by the Board Engineer.

C. Number and location of required spaces. The following off-street parking spaces
shall be provided, and satisfactorily surfaced and maintained by the owner of the
property for each building which, after the date this chapter becomes effective, is
changed in use, expanded, erected, enlarged or altered for use for any of the fol-
lowing principal or accessory purposes:

(1) Dwellings, in accordance with the New Jersey Residential Site Improvement
Standards, N.J.A.C. 5:21.
(2) Auditorium, church, stadium, theater, restaurant, tavern, or other places of pub
lic assembly, at least one parking space for each four seats provided for patrons
based on maximum seating capacity.
(4) Hotel, motel, or tourist/guest houses, except as may otherwise be required by
this chapter, at least one parking space for each guest sleeping room, plus one
space per employee on the largest shift.
(7) Retail stores, at least one parking space for each
200 square feet of selling area.
(8) Office buildings and banks, at least one parking space for each
200 square feet of office floor area.
(11) Employee parking, unless otherwise specified. In addition to the above require-
ments, there shall be p0rovided one space for each full-time employee. It is
herein specified, however, that in the C-1 and C-2 Districts, no additional em-
ployee parking shall be required where (an) additional employee(s) is (are) em-
ployed due to business considerations only and there is no change of use, addi-
tion to, alteration of or enlargement of the business as conducted or expansion
or conversion of the interior of the building leading to an increase in floor area,
office floor area, selling area, or customer service area as specified herein.

LUC 4
§525-50. Loading Standards.

A. Common standards. All off-street loading spaces shall meet the following stan-
dards:

(1) At least one space shall be at least 12 feet wide and 55 feet long.
(2) Loading facilities shall have paved surfaces.
(3) Required off-street parking space shall not be computed for loading and
unloading purposes.
(4) The necessity for a loading zone shall be determined by the Planning Board
or the Zoning Board of Adjustment in connection with site plan review or
other reviews of applications for development before the respective Boards.

C. Nonresidential multiple use. Multiple utilization of an off-street loading and

unloading space by more than one use may be permitted by the Planning Board
where such uses are contiguous or in close proximity and are all within 300 feet
of the loading space.

LUC 5
 APPENDIX E

SITE DATA (SD)

 UE
EN
AV
Y
NE
ER
GU
BEACH AVENUE

SD 1
E
AC
PL
ON
KT
OC
HALL
N ST
CONVENTIO
 Beach Theater Complex

SD 2
WASHINGTON STREET MALL
 E HA L L N
PLAC

SD 3
KTON ENTIO
STOC CONV

VENUE
BEACH A
ENUE
EY AV
GUERN
 UE
EN
AV
Y
NE
ER
GU

SD 4
CE
LA
N P
TO
CK
STO
 STOCK
UE
Y AVEN

TON P
LACE
GUERNE

BEA
CH AVE
N UE

SD 5
SD 6
SD 7
Taken From Beach Avenue & Guerney Avenue

Taken From Beach Avenue & Guerney Avenue

SD 8
Taken From Convention Hall – Beach Avenue

Taken From Beach Avenue & Stockton Place

SD 9
Looking from Beach Avenue, down Stockton Place

Beach Theater Parking Area

SD 10
Looking Towards Beach Avenue

Guerney Elevation

SD 11
Beach Theatre (1960’s)

SD 12
Beach Theatre (1960’s)

SD 13