Homeport Request for Proposals

New York City
Economic Development Corporation
110 William Street, New York, NY 10038
212/6195000

May 20, 2003

Dear Prospective Respondent:

Your firm has been identified off our bidders list with trade qualifications required for the project described below:

New York City Economic Development Corporation (NYCEDC) is seeking consultant services for the completion of a development plan for the reuse of Staten Island's Homeport that includes a planning strategy for integrating this waterfront site with the adjacent Stapleton community and larger North Shore area.

The plan would focus on identifying reuse opportunities and implementation options for the Homeport site in the context of the harbor and surrounding community and would be shaped by such factors as market feasibility, appropriate land use mixes, waterfront accessibility and pedestrian linkages, transportation and parking, and the enhancement of open spaces and streetscapes. Community outreach and the incorporation of local needs and goals are also a critical function of the plan.

Complete submission guidelines and requirements are set forth in the enclosed RFP package. All responses must be submitted to my attention at New York City Economic Development Corporation, 110 William Street, 6th Floor, New York, NY 10038 by 4:00 PM, June 20, 2003.

For further information about this RFP, contact Thomas McKnight, by email at tmcknight@nycedc.com.

Sincerely,

Paul J. Tamboia, CPPB
Agency Chief Contracting Officer
Vice President
Contract Administration and Procurement

Enclosure

NEW YORK CITY ECONOMIC DEVELOPMENT CORPORATION
REQUEST FOR PROPOSALS
HOMEPORT DEVELOPMENT PLAN

May 20, 2003 Submission date: June 20, 2003

New York City
Economic Development Corporation

____________________________________

REQUEST FOR PROPOSALS
FOR CONSULTANT SERVICES
FOR HOMEPORT DEVELOPMENT PLAN

Introduction & Project Description

This Request for Proposals ("RFP") is for professional planning and development feasibility services to assist the City of New York (the "City"), through the New York City Economic Development Corporation ("EDC") and the Mayor's Homeport Task Force ("Task Force"), in completing a Development Plan (the "Plan") for reuse of Staten Island's Homeport (the "Homeport" or the "Site") that includes a planning strategy for integrating this waterfront site into the adjacent Stapleton community and larger North Shore area.

The Plan will focus on reuse opportunities for a unique borough asset in the context of the harbor and surrounding community and would be shaped by such factors as market feasibility, appropriate land use mixes, waterfront accessibility and pedestrian linkages, transportation and parking, and the enhancement of open spaces and streetscapes. Community outreach and the incorporation of local needs and goals are a critical function of the plan to be developed with the assistance of the selected consultant (the "Consultant").

The Task Force is comprised of key city officials, local elected officials, community boards, and other local community stakeholders. Through collaboration with a multi-disciplinary professional consultant team experienced in urban planning, market analysis and community consensus-building, the Task Force will craft a Plan that will result in recommendations for optimal future development scenarios and area.wide improvements. The Description of Services described herein will thus require a Consultant who possesses extensive expertise in New York City development, urban design, economic assessment, transportation analysis, community facilitation and implementation strategy.

Site & Area Description

The Homeport site, totaling 40 acres of upland and 118 acres of land underwater, is a former Naval base located in Staten Island Community Board 1 between Front Street and the waterfront. The site is currently zoned for manufacturing and includes a mix of industrial/warehouse, office and retail buildings with a uniform architectural design and approximately 300,000 square-feet of total floor area. In addition, the site is secured by a perimeter fence, served by an interior ring road, is completely paved, has approximately 1,000 parking spaces and offers clear views of the Manhattan skyline.

The adjacent Stapleton community is predominantly residential with local retail along streets around and near Tappen Park, a centrally located public space. Bay Street, which runs along the North Shore between the Verrazano-Narrows Bridge and the St. George transit hub, through Stapleton and adjacent to the Homeport, has a mix of retail, residential and industrial uses. The 25-acre Bayley Seton Hospital is also located nearby on Bay Street. At the base of the Verrazano Bridge and southern end of Bay Street is Fort Wadsworth, part of Gateway National Park and at the northern terminus of Bay Street adjacent to the St. George terminal is the new Richmond County Bank Ballpark and nearby former US Coast Guard Station. The area waterfront is largely industrial with some public spaces. The area is served by bus as well as the Staten Island Rapid Transit system, which terminates at St. George, where ferry service to Manhattan and borough-wide bus service is available. The Staten Island Expressway, with bridge links to Brooklyn and New Jersey, provides the nearest highway access.

Background

In 1986 the Navy acquired the site from the city and during the early 1990's constructed a $300 million Naval station to berth and provide support services for a small fleet of vessels. However, as a result of defense downsizing, the Navy ceased operations at the Homeport in 1994 and the property reverted back to City ownership in 1995.

Since that time, the City has undertaken marketing efforts to identify a viable reuse proposal for the site. Requests for Proposals ("RFP's") issued by EDC in 1994 and 1998 resulted in several responses but were unsuccessful in identifying a plan for redeveloping the Homeport as a whole.

In 2000, a consultant team of Hellmuth, Obata & Kassabaum and the Williams Group was hired to develop an action plan and disposition strategy for the Homeport, but the plan was not implemented. Also at this time, the Borough President's office developed the Bay Street Master Plan, which focused on area-wide revitalization through transportation and streetscape improvements and community development along the Bay Street corridor. The work of the Consultant should reference and build upon these previous efforts as deemed useful and appropriate.

Certain persons who responded to the 1998 RFP later submitted a proposal for a film studio at the Site and the City agreed to a short-term occupancy permit, allowing for the use of one of the Homeport buildings. That agreement has since expired and the project is the subject of litigation between the developer and the City. Portions of the Homeport are currently utilized on a month-to-month basis by city agency and court uses and some private tenants.

Study Area

In order to produce a Plan that appropriately balances Homeport development scenarios with area-wide improvements, an inclusive study area (the "Study Area") has been identified that includes the Homeport and additionally Stapleton and the larger North Shore area. The Study Area (See Attachment 1) is bound by the St. George transit hub to the north, Montgomery Avenue/St. Paul's Avenue/Smith Terrace/Tompkins Avenue to the west, the Verrazano-Narrows Bridge to the south and the waterfront to the east.

Description of Services

Under the direction of EDC, and in consultation with the Task Force, the Consultant will be required to perform the tasks set forth below. These tasks will form the basis for a detailed Development Plan for the Homeport in the context of the adjacent Stapleton community and larger North Shore area. The anticipated timeframe from contract award to final Development Plan is one year.

Review existing data and studies. The Consultant will review the previous planning documents and development proposals described above, as well as other available planning studies and materials relating to the Homeport area. The Consultant will also analyze area demographics and economic assets and trends. In addition, this task should include an examination of noteworthy plans and projects located elsewhere in the City, and national and international models that may help provide insight into the Homeport planning process and guidance on potential development scenarios. An assessment of existing site infrastructure and environmental conditions should also be undertaken to identify potential constraints on future development.

Identify community needs & goals. The Consultant will propose and implement an outreach strategy that allows the Task Force to assess community needs and goals in a comprehensive and efficient manner. This outreach effort should be completed through public meetings or similar sessions to promote dialogue and consensus on a vision for Homeport development and area-wide improvements. The outreach strategy should provide for input from both residential and business communities to help frame the development of The Plan.

Assess development potential. In consultation with the Task Force, the Consultant will conduct a thorough market feasibility analysis in order to identify the mix of activities and uses that the Homeport would be well suited to attract. The transformative effects of future site and area-wide improvements should be considered in this analysis. The study should provide an economic rationale for development but should be performed in the context of the identified community needs and goals and with sensitivity to the adjacent Stapleton neighborhood. The analysis should also determine whether changes in zoning and land use regulations on Site and in the Study Area would enhance competitive positioning. Strategies to expand the current retail mix along Bay Street and other local retail streets should also be considered.

Evaluate open space enhancement and improve connections. The Consultant will evaluate options to enhance public open space offerings on and around the Homeport site and to improve pedestrian linkages and streetscapes, with the goal of an improved pedestrian environment and better accessibility between the Homeport, the Stapleton community and the larger North Shore waterfront. Focus should be on options that would help to break down the existing barriers that hinder accessibility and community linkages-

Evaluate existing traffic conditions and propose improvements. The Consultant will conduct an assessment of the traffic network and develop recommendations to improve existing traffic conditions and to accommodate traffic generated by identified development scenarios. Improvements should be focused both on rationalizing traffic flow and ensuring pedestrian safety.

Analyze parking demands. The Consultant will conduct an assessment of on- and off-street parking under existing conditions and under identified development scenarios to test the area-wide affects of Homeport development. Where necessary, this assessment should also recommend parking strategies in conjunction with site development.

Examine transit system and access opportunities. In conjunction with the parking and transportation tasks, the Consultant will analyze existing public transit options and identify potential opportunities to improve transit access at the Homeport and surrounding area, including rail, bus and ferry services. This effort should include recommendations for service-oriented improvements and physical improvements to transit infrastructure.

Identify Alternatives. Based on the findings of the above tasks and in consultation with the Task Force, the Consultant will identify viable alternative development scenarios and associated area-wide improvements.

Develop implementation strategies and timetable. Based on the findings of the above tasks and in consultation with the Task Force, the Consultant will present implementation strategies for the identified development scenarios and associated area-wide improvements including the potential for a phased development approach. The Consultant should also identify possible financing strategies and funding sources, as well as identify any likely financing gaps related to each scenario. Estimated costs associated with any major area-wide improvements should be provided as well. In addition, the Consultant must include an implementation timetable for identified development scenarios that would include timeframes for all required government approvals necessary to implement scenarios.

Other Requirements

Participate in Task Force meetings, public meetings and presentations to government agencies, community boards, and civic groups, including preparation of drawings, presentation boards, and PowerPoint or other computer or electronic presentations.

Conduct fact gathering and follow-up visits to the Homeport and surrounding Study Area-

Coordinate the activities of all experts and advisors engaged as subconsultants by the Consultant to perform any portion of the above services.

Proposal Content

Proposals should be structured as follows:

1. Cover letter summarizing key points of proposal.

2. Name of lead firm, address, phone and fax numbers, and email address (the same information should be provided for each firm on the team).

3. Team members, their time commitment to and roles in this initiative, and relevant experience and expertise.

4. Narrative description of successful experience in the following areas:

- Marketing and development feasibility analyses
- Zoning and development in the City, and in other areas comparable to the Homeport
- Facilitator of community planning and consensus building process
- Large scale urban planning initiatives
- Waterfront and open space analyses
- Traffic and parking analyses
- Effective presentation and analysis of complex urban design proposals

5. Work program describing approach to scope of services described herein. The description should include methodology, schedule for completing all aspects of the Development Plan and related tasks within one year, and a list of deliverables. The deliverables should include, at a minimum, the following work products:

- A draft and final report outlining the Development Plan and addressing the issues outlined in the Description of Services herein
- Waterfront plan
- Conceptual open space and streetscape plan
- Report and drawings for detailed transit and traffic & parking plans, including recommendations
- Presentation graphics/materials of the Plan for public outreach
- Modified or supplementary presentation materials and other work products to facilitate the development of the Plan, as directed by the Task Force

6. The products created by the Consultant shall be the property of the City.

Fee proposal. A fee proposal including
(a) hourly rates for all Consultant team members;
(b) estimated number of hours for each team member;
(c) breakdown of costs for each identified tasks; and
(d) total fee for services.

The proposal shall not exceed $300,000.00 including reimbursable expenses described below.
Reimbursable Expenses. An itemized list and cost estimate of reimbursable expenses. Major reimbursable expenses, such as construction of physical models, should be highlighted. Respondents should indicate whether they are prepared to establish a cap on reimbursable expenses and, if so, at what level.

Submission

Please submit ten (10) copies of the proposal by 4:00 pm on Friday, June 20, 2003 to the address listed below. Please note that the page limit of the proposals, including the cover letter, but excluding appendices, is no longer than 10 pages (exclusive of graphics), with font size no smaller than 12. All proposals shall be in an 8 1/2" x 11" format and packaged in a spiral loose-leaf binder. E-mailed or faxed proposals will not be accepted.

Mr. Paul Tamboia
Agency Chief Contracting Officer
NYC Economic Development Corporation
110 William Street, 6th Floor
New York, NY 10038

Interviews

Interviews with selected respondents are expected to be held in late June.

Questions

Please submit all questions and clarification requests via e-mail to tmcknight(~nycedc.com by June 6, 2003. All questions must be in writing and both questions and answers will be available to all potential respondents. All inquiries submitted by June 6,2003 will be answered by June 13,2003. No other contact with EDC and the Task Force regarding issues raised by this RFP will be permitted.

Selection

EDC and the Task Force plan to select respondents on the basis of various factors including, but not limited to, the quality of the proposals, strength of the team, commitment of senior principals to the project, prior experience and proposed fees. EDC and the Task Force reserve the right to waive irregularities and reject any or all proposals in its sole and absolute discretion.

General Conditions, Terms, Limitations and Requirements

In addition to those stated elsewhere, this RFP is subject to the specific conditions, terms, limitations and requirements stated below:

A. Proposal as Offer to Contract. Unless a specific exception is noted, submission of a proposal in response to this RFP shall constitute an offer on the part of the successful respondent to execute a contract with EDC. The supporting documents and all other items attached as exhibits to this RFP shall be incorporated into the contract. The successful respondent shall cooperate in supplying any information as may be required with respect to the Vendex Clearance Forms, and any other government review and approval forms. Respondent's proposal shall remain open for acceptance by EDC and shall remain firm and binding upon the respondent for at least 60 days after the date on which the proposals are received by EDC, except that EDC may by written notice to the respondent extend that date for an additional 45 days.

B. News Releases. Recipients of this RFP shall make no news or press release pertaining to this RFP or anything contained or referenced herein without prior written approval from EDC. All news and press releases pertaining to this RFP must be made in coordination with EDC.

C. Prohibited Persons. The Consultant and the members of its Consultant team, and all officers, principals, principal shareholders, partners and members thereof, if applicable, must complete a background questionnaire and shall be subject to investigation by EDC and the City's Department of Investigation. The selection of a respondent may be rejected or revoked in EDC's sole discretion in the event any derogatory information is revealed by such investigation, including that such person(s) are determined to have been convicted of a felony or crime involving moral turpitude, to be an "organized crime figure", to be under indictment or criminal investigation, to be in arrears or in default on any tax, debt, contract or obligation to or with the City or State of New York or otherwise to be a "prohibited person" as determined by the City or EDC.

D. Freedom of Information Law. All proposals submitted to EDC in response to this RFP may be disclosed in accordance with the standards specified in the Freedom of Information Law, Article 6 of the Public Officers Law of the State of New York ("FOIL"). An entity submitting a proposal may provide in writing, at the time of its submission, a detailed description of the specific information contained in its submission which it has determined is a trade secret and which, if disclosed, would substantially harm such entity's competitive position. This characterization shall not be determinative, but will be considered by EDC when evaluating the applicability of any exemptions in response to a FOIL request.

E. Costs. EDC shall not be liable for any cost incurred by the respondent in the preparation of its proposal or for any work performed by the respondent prior to the execution and delivery of the contract. EDC is not obligated to pay any costs, expenses, damages or losses incurred by any respondent at any time unless EDC has expressly agreed to do so in writing.

F. EDC Rights. This is a "Request for Proposals" and not a "Request for Bids". EDC shall be the sole judge of whether a proposal conforms to the requirements of this RFP and of the merits and acceptability of the individual proposals. Notwithstanding anything to the contrary contained herein, EDC reserves the right to take any of the following actions in connection with this RFP: amend, modify or withdraw this RFP; waive any requirements of this RFP; require supplemental statements and information from any respondents to this RFP; award a contract to as many or as few or none of the respondents as EDC may select; to award a contract to entities who have not responded to this RFP; accept or reject any or all proposals received in response to this RFP; extend the deadline for submission of proposals; negotiate or hold discussions with one or more of the respondents; permit the correction of deficient proposals that do not completely conform with this RFP; waive any conditions or modify any provisions of this RFP with respect to one or more respondents; reject any or all proposals and cancel this RFP, in whole or in part, for any reason or no reason, in EDC's sole discretion. EDC may exercise any such rights at any time, without notice to any respondent or other parties and without liability to any respondent or other parties for their costs, expenses or other obligations incurred in the preparation of a proposal or otherwise. All proposals become the property of EDC.

G. Applicable Law. This RFP and any contract, subcontract or any other agreement resulting herefrom are subject to all applicable laws, rules, regulations and executive orders, policies, procedures and ordinances of all Federal, State and City authorities, as the same may be amended from time to time, including without limitation, equal employment opportunity laws.

H. Modifications. Any modifications to this RFP shall be posted by EDC at www.nycedc.com (the "Website"). Nothing stated at any time by any representative of EDC or of any other entity shall effect a change in, or constitute a modification to this RFP unless posted on the Website or confirmed in writing by EDC.

I. City Not a Party. The City is not a party to this RFP, has made no representation to any prospective respondent and shall have no liability whatsoever in connection with this RFP.

J. Brokerage Fees or Commissions. The City and EDC shall not be obligated to pay any fee, cost or expense for brokerage commissions or finder's fees with respect to the execution of the contract. The respondent agrees to pay the commission or other compensation due to any broker or finder in connection with the contract, and to indemnify and hold harmless the City and ED(' from any obligation, liability, cost and/or expense incurred by the City or EDC as a result of any claim for commission or compensation brought by any broker or finder in connection with the contract.

K. Additional Work. EDC, in its sole discretion, may choose to work with the selected Consultant and/or hire its services for projects other than or that exceed the Scope of Services described herein. EDC's decision to do so may be based on the firm's relevant experience and its successful performance under the contract.

L. Proposals From Principals. Only proposals from principals will be considered responsive. Individuals in representative, agency or consultant status may submit proposals only at the direction of certified principals, where the principals are solely responsible for paying for such services.

M. Disclaimer. EDC and the City, and their respective officers, directors, agents, members and employees make no representation or warranty and assume no responsibility for the accuracy of the information set forth in this RFP. Further, EDC and the City do not warrant or make any representations as to the quality, content, accuracy or completeness of the information, text, graphics, links or any other facet of this RFP once it has been downloaded or printed from this or any server, and hereby disclaim any liability for any technical errors or difficulties of any nature that may arise in connection with the Website on which this RFP is posted, or in connection with any other electronic medium utilized by respondents or potential respondents in connection with or otherwise related to the RFP .

N. Minority and Women-owned business enterprise participation. EDC is dedicated to furthering the participation of minority- and women-owned businesses in all of its projects and enterprises. Accordingly, all respondents are encouraged to include in their proposals specific means by which they propose to maximize participation of businesses certified by the New York City Department of Small Business Services ("DSBS") as women or minority-owned in connection with the Services to be performed under the Contract. This can take any form a respondent considers appropriate including, but not limited to, proposals intended to ensure the use of certified minority- and women-owned businesses as subcontractors or as joint- venture partners. Businesses that have been certified as being minority-or women-owned by the Port Authority of New York and New Jersey or the New York State Department of Economic Development may be eligible to receive expedited certification from DSBS after completing the DSBS "Expedited Certification Affidavit", which may be obtained by calling EDC's Contract Department at (212) 312-3969.