REQUEST FOR PROPOSALS

Former Slaughterhouse Site Redevelopment

Release Date: Monday, August 31, 2015
Submission Date: Friday, December 11, 2015

Table of Contents
EXECUTIVE SUMMARY ............................................................................................................. 1
Project Goals............................................................................................................................ 2
SITE CONTEXT & DESCRIPTION ............................................................................................. 3
Neighborhood & Immediate Vicinity ...................................................................................... 3
Site Description & History ...................................................................................................... 8
Zoning & Land Use Overview ................................................................................................ 8
Flood and Environmental Resiliency ...................................................................................... 8
Lincoln Tunnel ........................................................................................................................ 8
Transportation & Access ....................................................................................................... 11
DEVELOPMENT PROGRAM .................................................................................................... 13
Housing Program ................................................................................................................... 13
Commercial Program ............................................................................................................. 13
Community Facility Program ................................................................................................ 14
Parking ................................................................................................................................... 14
FINANCING................................................................................................................................. 15
Affordable Housing Financing .............................................................................................. 15
Affordable Real Estate for Artists ......................................................................................... 15
Real Property Taxes............................................................................................................... 15
APPROVAL PROCESS ................................................................................................................ 16
City Environmental Quality Review (CEQR) ................................................................... 16
Uniform Land Use Review Procedure (ULURP) .............................................................. 16
Business Terms Approval: City Charter Section 384(b)(4) .................................................. 16
NYCEDC and New York City Land Development Corporation (NYCLDC) Board
Approval ................................................................................................................................ 16
PROPOSAL REQUIREMENTS .................................................................................................. 17
Project Description ................................................................................................................ 17
Respondent Description ......................................................................................................... 17
Consideration ......................................................................................................................... 18
Project Financial Information ................................................................................................ 18
Site Plan & Architectural Design .......................................................................................... 19
Sustainable Development & Active Design .......................................................................... 19

Zoning Calculation ................................................................................................................ 20

Schedule................................................................................................................................. 20
Hiring and Workforce Programs ........................................................................................... 21
Local Law 34 ......................................................................................................................... 24
Statement of Agreement ........................................................................................................ 24
SELECTION CRITERIA ............................................................................................................. 25
DISPOSITION PROCESS ........................................................................................................... 27
Additional Disposition Terms ................................................................................................ 28
DUE DILIGENCE ........................................................................................................................ 29
Environmental Conditions ..................................................................................................... 29
Inquiries & Submission ......................................................................................................... 29
RFP & Site Information Meeting .......................................................................................... 29
Response Submission Date .................................................................................................... 30
RFP Addenda ......................................................................................................................... 30
RFP Timeline......................................................................................................................... 30
APPENDIX A PROPOSAL CONTENTS ................................................................................. 31
APPENDIX B HireNYC PROGRAM ....................................................................................... 32
APPENDIX C M/WBE PARTICIPATION PROPOSAL .......................................................... 38
APPENDIX D EMPLOYMENT OPPORTUNITIES PROGRAM ........................................... 41
APPENDIX E LIVING WAGE AND PREVAILING WAGE REQUIREMENTS ................... 46
APPENDIX F - DEMOGRAPHICS ............................................................................................. 47
APPENDIX G AFFORDABLE HOUSING REQUIREMENTS .............................................. 48
APPENDIX H MANAGEMENT EXPERIENCE..................................................................... 50
APPENDIX I - NYPD PARKING SPACES ................................................................................ 52
APPENDIX J CONDITIONS, TERMS AND LIMITATIONS ................................................. 53
APPENDIX K NYCEDC STATEMENT OF AGREEMENT ................................................... 57
APPENDIX L DOING BUSINESS DATA FORM ................................................................... 58

In May 2014, Mayor de Blasio released Housing New York, A Five Borough, Ten-Year Plan
(Housing New York) and announced a goal of building or preserving 200,000 affordable units
over ten years. Among the key strategies articulated in Housing New York for achieving that goal
is using a variety of tools to promote mixed-use, mixed income communities anchored by
affordable housing. Housing New York can be found at the following link:
http://www.nyc.gov/html/housing/assets/downloads/pdf/housing_plan.pdf.
New York City Economic Development Corporation (NYCEDC) is pleased to release this
request for proposals (RFP) on behalf of the City of New York (the City), and in partnership
with the New York City Department of Housing Preservation and Development (HPD), to help
realize the vision set forth in Housing New York.

EXECUTIVE SUMMARY
NYCEDC seeks proposals (Proposals, each a Proposal) from qualified developers
(Respondents, each a Respondent) for the long-term lease and redevelopment of the Former
Slaughterhouse Site (the Site) within the Hells Kitchen neighborhood and adjacent to the
Hudson Yards Special District (the Project). The Site is owned by the City of New York (the
City) and is located at 495 11th Avenue between West 39th Street and West 40th Street in
Manhattan, New York.
This Project is an opportunity to create an innovative mixed-use development that contributes to
the overall quality of life in the Hells Kitchen neighborhood and ensures that the growth in the
area will include affordable housing.
The Site is uniquely positioned to leverage the development in the neighboring Hudson Yards
Special District (Hudson Yards). The vision of Hudson Yards as a dynamic mixed-use district
is well underway with sixteen-billion dollars of private capital committed and twenty-million
square feet of office space currently planned or under construction. By the end of the third
quarter 2015, the new 34th Street Station of the 7 train extension and the first phase of Hudson
Park and Boulevard, a several acre public park will have opened. These amenities will contribute
to the livability of the neighborhood and will spur new demand for both residential and
commercial uses.
Proposals submitted should strive for maximum housing affordability, with the goal of reaching
100% affordability, financed by other uses in the development program, such as the commercial
and/or community facility uses in the Project. The residential component should include the
maximum feasible number of affordable units at a variety of income bands.
The Site is currently occupied by the New York City Police Department (NYPD) for the
purpose of parking fifty-five NYPD vehicles (NYPD Parking Spaces). Proposals must
contemplate a permanent location for the NYPD Parking Spaces as well as a temporary location
for the duration of the construction period.

Project Goals
A competitive response to this RFP must describe a plan to accomplish the following goals (the
Project Goals):
Create a thriving mixed-use, mixed-income development that strengthens and revitalizes
the urban context of the Site and that:
o Includes an affordable housing program consistent with Housing New York and
which contributes to the Citys goal of fostering economically diverse
neighborhoods; and,
o Contains commercial and/or community facility uses that respond to the needs of
the community and provide needed services or neighborhood amenities.
Maximize the affordability, with the goal of reaching 100% affordability, financed by the
commercial and/or community facility uses in the Project in order to ensure a large
number of affordable units at a range of affordability levels;
Responsibly develop the Project by delivering on a comprehensive hiring and wage
program that supports communities, helps create job opportunities, and creates
employment opportunities for low-income persons, enabling them to participate in New
York Citys economic growth;
Design the building and Site to encourage active street life, promote sustainability and
energy efficiency, encourage thriving retail and creatively integrate of the Project into the
local context;
Ensure the financial feasibility of the development, and its ability to meet the project
requirements; and,
Generate returns to the City through the Projects lease rent and new tax revenue
attributable to the Project.
Respondents Proposals are due on December 11, 2015 at 4:00 pm (Submission Date). The
Respondent(s) selected to develop the Project is/are referred to herein as the Developer(s).

SITE CONTEXT & DESCRIPTION

Neighborhood & Immediate Vicinity
The Site, located at 495 11th Avenue in Manhattans Hells Kitchen neighborhood, is owned by
the City and under the jurisdiction of NYPD. The tax lot is identified as Block 685, Lot 38. The
Site is an approximately 24,687 square foot surface-level asphalt-paved parking lot currently
used by NYPD.
Immediately east of the Site is Hudson Yards (See Map 2). Hudson Yards spans the 28 acres
over the John D. Caemmerer West Side Yards owned by the Metropolitan Transportation
Authority (MTA).
The Hudson Yards Special District ULURP was approved by City Council and went into effect
on January 19, 2005. Hudson Yards was established to foster a mix of uses and densities,
provide new publicly accessible open space and a new supply of office space and hotels. The
goal of the Hudson Yards Special District is also to reinforce existing residential neighborhoods
and encourage new housing on Manhattans Far West Side. In the ten years since the
establishment of the Hudson Yards Special District, many thousands of commercial square
footage, acres of open space and thousands of residential units have been planned, are under
construction or have been realized by private sector developers.
Among the major public improvements adding vitality as well as much needed infrastructure to
Manhattans Far West Side are the new 7 train station and Hudson Park and Boulevard. The 7
train station at 34th Street and 11th Avenue is set to open in the third quarter of 2015. It is
projected that by 2025, the daily weekday ridership at the station will have reached 119,000
(compare to todays average daily ridership of 158,000 at Grand Central Terminal). This
extension to the 7 train will provide a connection between the Former Slaughterhouse Site and
the five boroughs for many thousands of visitors, residents, and members of the workforce.
The first phase of the Hudson Park and Boulevard, a programmed public space stretching from
33rd to 36th streets between 10th and 11th avenues is set to open by the end of 2015. The planned
second phase will extend to 39th Street. The Hudson Park and Boulevards opening will not only
bring open space to Manhattans Far West Side, but will serve as a connector between Chelsea
and Times Square easing transitions for residents and employees of the area. The expanded
access to mass transit and open space will solidify Hudson Yards as a connected and vibrant
place to live, work and play.

Figure 1(left): Hudson Park and Boulevard Looking North; One of the many initiatives underway in the Hudson
Yards Special District; Figure 2 (right): Site looking east towards Hudson Yards

The area surrounding the Site contains a variety of land uses, including commercial, residential,
and office. Several new developments are under construction in the area surrounding the site.
Northeast of the site, a major residential development is underway. Plans indicate that the
development will include 1,400 apartments and a significant retail component.
The Jacob K. Javits Convention Center (the Javits Center) is immediately south of the Site. A
semi-permanent addition to the Javits Center, built in 2009, is immediately west of the site. The
Javits Center recently completed a $465 million renovation ensuring that continual attraction of
visitors to the complex.

Figure 3: Site looking southwest toward Javits Center North

The Lincoln Tunnel north tube entrance is one block east of the Site. Immediately north of the
Site across from West 40th Street is the Michael J Quill Bus Depot operated by the MTA housing
a large number of New York City Transit Authority buses.

Figure 4: Looking west on 40th Street with view of Michal J. Quill Bus Depot

Figure 5: Site looking northwest

Map 1: Site Location Map

Map 2: Special Hudson Yards District

Site Description & History

Prior to the Sites current use as an NYPD surface-parking lot, the Site was the location of a
slaughterhouse constructed in 1905 by the architectural firm Horgan & Slattery and was owned
and operated by the New York Butchers Dressed Meat Company. At the time of the
slaughterhouses construction, access to freight rail and water transport made Manhattans Far
West Side an industrial hub. In the late 1950s the slaughterhouse ceased to be operational. From
the 1960s to the late 1970s, the building was used as a warehouse and office building. A move to
confer landmark status to the slaughterhouse ended in 1988 and the building was demolished
thereafter.
Zoning & Land Use Overview
The Site is currently zoned M1-5 which allows for a maximum allowable FAR of 5.0. M1-5
allows for a wide array of land uses, primarily manufacturing uses.
In order to achieve the desired program, it is anticipated that the Developer will seek a rezoning
for the Site to permit residential development. Respondents should identify the land use actions,
including a rezoning and any zoning special permits or authorizations that would be necessary to
facilitate their proposed Projects in the Proposals, being mindful of the surrounding zoning and
land use context. Respondents should prioritize the achievability of the Project Goals, primarily
the inclusion of commercial and/or community facility uses to support maximum affordability, in
any proposed rezonings. (See Approval Process below for more detail on the Uniform Land
Use Review Procedure (ULURP) and certain additional necessary actions associated with
rezoning.)
Respondents should note that the relevant zoning information contained herein is intended for
informational purposes only, and should not be relied on or construed as official zoning data or
analysis. In the planning and development of any Proposals for the Site, Respondents should
consult the use regulation text set forth in the Zoning Resolution. Additional information on
zoning may be found on the NYC Department of City Planning website at
http://www.nyc.gov/html/dcp/html/subcats/zoning.shtml.
Flood and Environmental Resiliency
A review of flood zone data (EDR, 2014a) indicates that the Site is located outside of the 100and 500-year flood zones; however, Respondents are encouraged to consider whether resiliency
measures would be appropriate for the Project.
Lincoln Tunnel
Due to the Sites proximity to the Lincoln Tunnel and possible limitations that may be imposed
by its physical layout, Respondents are strongly encouraged to identify the extent to which the
Lincoln Tunnel may impose any site constraints that may impact the Project (including, without
limitation, excavation work and the design and construction of building foundations). This
information may be obtained by contacting the Port Authority of New York/New Jersey.

Map 3: Zoning

Map 4: Land Use

10

Transportation & Access

The Site is five blocks north of the 7 trains newest station at 34th Street and 11th Avenue set for
completion in third quarter 2015 (see Figure 2). The 7 train line will provide the Site with
connections to the 1, 2, 3, 4, 5, 6, A, C, E, B, D, F, M, G, S, N, Q and R trains.
For
more
information
on
the
http://web.mta.info/capital/no7_alt.html.

train

extension

please

visit:

At present, several bus and subway lines are within one mile of the Site. The M34 Select Bus
Service provides crosstown access on 34th Street. The nearest M34 stop is located at 34th Street
and 11th Avenue, 0.3 miles from the Site. The Site is approximately 0.7 miles from New York
Penn Station and 0.6 miles from the Port Authority Bus Terminal, which provide numerous
connections via bus, subway, New Jersey Transit, Long Island Rail Road and Amtrak to areas
throughout the five-boroughs, tristate area and beyond.
The Hudson River Greenway runs the length of the west-side of Manhattan from Battery Park to
the George Washington Bridge, providing easy access to several neighborhoods by bike. The
Hudson River Greenway can be accessed from West 40th Street 0.2 miles from the Site. A Citi
Bike dock is located one block north of the Site at West 41st Street and 11th Avenue.

Figure 6: The 7 train's newest station at 34th Street and 11th Avenue

11

Map 5: Transportation

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DEVELOPMENT PROGRAM
NYCEDC seeks Proposals that meet the Hells Kitchen communitys objectives, maximize
affordable housing opportunities, and ensure a thriving, diverse neighborhood on Manhattans
Far West Side. NYCEDC strongly encourages Respondents to review and incorporate
Manhattan Community Board 4s recommendations for this Site, available in the Site File.
However, Respondents should prioritize striving for maximum housing affordability, with the
goal of reaching 100% affordability, financed by other uses in the development program, such as
the commercial and/or community facility uses in the Project.
Housing Program
Respondents should review the neighborhoods demographic composition, housing stock, tenure
profiles and other characteristics of the community in which the Site is located and propose an
affordability program that contributes to the neighborhoods economic diversity. Demographic
data is available in Appendix F of this RFP; however, Respondents are encouraged to conduct
research independently of what is provided and should note that more recent data may be
available.
Respondents should maximize the percentage of affordable units, and the range of affordability
for those units, to be provided on the Site. The Proposals should include the maximum feasible
number of affordable units that can be financed from the income received by the commercial
uses and/or community facility spaces. The affordable units should be at a variety of income
bands and should not exceed 165% of AMI. Proposals that have a maximum of 15% studio units
and a minimum of 15% three-bedroom units are strongly preferred.
Among other criteria, NYCEDC and HPD will evaluate proposals based on the feasibility of the
applicants plan to maintain long-term affordability of residential units through cross-subsidy
from the commercial and/or community facility uses without ongoing public subsidy.
Respondents should review the Affordable Housing Requirements located in Appendix G.
Commercial Program
This Project is a unique opportunity to leverage the growth of Hudson Yards as an emblem of
New Yorks changing office environment. Commercial uses are an integral part of the Hudson
Yards area. Office uses in particular, play a significant role in the development of Manhattans
Far West Side. At present, twenty-million square feet of office space is planned or underway.
Demand for this office space is growing and evident in some of the major lease signings in the
Hudson Yards area including: LOral, the cosmetics brand for 402,000 square feet; SAP, a
software company, for 115,000 square feet and several major law firms for thousands of
additional square feet.
Several major new amenities including the 7 train extension and Hudson Park and Boulevard
will continue to bolster demand for commercial space in the Hudson Yards area. It is projected
that by 2025, the daily weekday ridership at the new 7 train station will have reached 119,000
(compare to todays average daily ridership of 158,000 at Grand Central Terminal).

13

The Hudson Park and Boulevards first phase opening in September 2015, will not only bring
much needed open space to Manhattans Far West Side, but will serve as a connector between
Chelsea and Times Square easing transitions and commutes for employees.
The next generation of employees seeks work environments that integrate the type of open space,
amenities, and transit access that will be features of Hudson Yards. Recent growth in Midtown
South, Downtown Brooklyn and the Financial District has indicated that high-value commercial
developments can be created by integrating uses and amenities and prioritizing accessibility and
connectivity. Respondents should emphasize how the Former Slaughterhouse Site can further
these principles.
Proposals submitted should strive for maximum housing affordability, with the goal of reaching
100% affordability, financed by other uses in the development program, such as the commercial
and/or community facility uses in the Project. Given concerns expressed by the local community
during the pre-RFP process, hotel uses are strongly discouraged. Preference will be given to
Proposals that contain a grocery store below-grade or on the ground floor. Respondents are also
encouraged to leverage synergies with the adjacent Javits Center, such as expanding facilities and
providing additional amenities to the many thousands of visitors to the Javits Center each year.
Community Facility Program
As Manhattans Far West Side experiences tremendous growth, there is also a critical need for
new community facilities. Respondents should consider both local community needs as well as
city-wide demographic trends in proposing any community facilities.
For example, twenty-one percent of the Sites zip code (10018) is aged forty-five and over, and
as trends indicate, will seek to age in-place, but will require the support services to do so. Or, as
an extension of the Times Square/Broadway Arts Cluster, many actors, dancers and other artists
rely on the area for rehearsal and performance space; but find that there is a lack of affordable
space available. Another vital need is for dormitories aimed at the growing student population in
New York City. Dormitory housing may be considered a community facility.
Respondents are not limited to the aforementioned examples and are encouraged to propose
other uses that will meet community needs.
Parking
Proposals are required to replace on site or relocate off site fifty-five (55) NYPD Parking Spaces.
Proposals should contain a detailed plan for securing use of and, if necessary, building-out the lot
for the permanent location as well as a temporary location for the duration of the construction
period (if the intent is to return the spaces back to the site within the development program). In
order to determine the impact of the parking requirements to the Proposal, Respondents are also
asked to include an alternate scenario that does not account for the replacement or relocation of
NYPD Parking Spaces. Please see Appendix I of this RFP for a description of the requirements
of the NYPD Parking Spaces.

14

FINANCING
It is the responsibility of the Developer(s) to obtain construction and permanent financing in
amounts consistent with the Proposal.
Affordable Housing Financing
The Respondents proposed financing may not rely on competitive sources of financing from
Federal, State, or City governments such as HPD/HDC subsidy, New York State Housing and
Community Renewal (HCR) 9% Low Income Housing Tax Credits, State Low Income
Housing Tax Credits, or NYS Housing Trust Fund subsidy. For the purposes of this RFP, taxexempt bond financing will not be considered a competitive funding source and may be included
in a Respondents financing scenario in accordance with NYSHFA/HDC standard practices.
Affordable Real Estate for Artists
To help low-income artists thrive in New York City, the City will work with developers, cultural
partners, housing agencies, and the philanthropic community to create 1,500 affordable live/work
housing units for artists and 500 below-market workspaces for the cultural community. City
support for this will include $30 million from the Department of Cultural Affairs over the next
decade and the conversion of City-owned assets for select projects. Respondents are permitted to
request City Capital funding to support cultural space as a programmatic component within the
Project.
Real Property Taxes
The Site will be subject to New York City Real Property Taxes and charges.
The following as-of-right or discretionary tax exemptions may be available for eligible projects
based on location, property use, and/or requirements for affordable housing: 421-a, 420-c, 420-a,
and Article XI (or similar abatements as may be available at the time of submission). HPD will
ultimately determine the Projects eligibility.
Respondents should indicate in the Proposal the tax exemption and abatement program(s) for
which the Project will apply, if any. It is the responsibility of the Developer to apply for and
meet the requirements of the specific tax benefit program(s). NYCEDC makes no representations
or warranties as to the continued availability of these benefits or as to the Projects eligibility to
receive these benefits.

15

APPROVAL PROCESS
The disposition of the Site is subject to, and may require, certain approvals including, but not
limited to, the following:
City Environmental Quality Review (CEQR)
The Site may require environmental review under CEQR. It will be the Developers
responsibility to conduct environmental due diligence and prepare any necessary documents. An
NYCEDC planner will assist the Developer and its consultants in complying with applicable
environmental review procedures.
Uniform Land Use Review Procedure (ULURP)
The lease and any other land use actions required for the Project are subject to approval under
the New York City Charters (Sections 197-c and 197-d) ULURP provisions. The Developer will
be responsible for the preparation of, and all costs associated with, the ULURP application.
Business Terms Approval: City Charter Section 384(b)(4)
City Charter Section 384(b)(4) provides the public an opportunity to review the business terms of
the lease to the Developer. The Developer will be required to complete the 384(b)(4) process,
which includes both Manhattan Community Board 4 and Manhattan Borough Board review, as
well as Mayoral authorization.
In lieu of 384(b)(4) approval, NYCEDC may determine, in cooperation with HPD, that
disposition will occur according to New York State General Municipal Law Section 695 for
urban development action area projects (UDAAP Disposition). The UDAAP Disposition
process requires a determination by HPD that the Developer is a qualified and eligible sponsor, a
public hearing and a mayoral authorization.
NYCEDC and New York City Land Development Corporation (NYCLDC) Board
Approval
The transaction will also be subject to review and approval by the NYCEDC Real Estate
Committee and the Board(s) of Directors of NYCEDC and, if applicable, NYCLDC.
Compliance with the requirements of the Public Authorities Accountability Act is also required.

16

PROPOSAL REQUIREMENTS
NYCEDC has established a streamlined set of submission requirements. In reviewing the below,
please also refer to Appendix A for a list of tabs each Proposal must contain.
Project Description
The Project description must include a detailed narrative of the Project, including:
Development plan, including type and size of development;
Proposed uses;
o Breakdown of all residential units by type and affordability (the income and
rent/sale levels contemplated and the duration of affordability);
o Breakdown of all commercial and community facility spaces proposed (including
a list of potential and committed tenants);
Qualitative aspects of the development proposed, the distribution of uses, the
commercial and community facility strategy, and any other relevant information;
o Please describe how the Respondents proposed affordable housing program
contributes to the Citys goal of fostering economically diverse neighborhoods.
Employment generation projections (direct and indirect, construction and permanent
jobs) must also be supplied.
NYPD Parking plan, Respondents are also asked to include an alternate scenario that
does not account for the replacement or relocation of NYPD Parking Spaces.
Respondent Description
Respondents must demonstrate sufficient financial resources and professional ability
commensurate with their Proposals. Each Proposal must provide the following:
Description of each member of the Respondents team specifically describing the
members relationship to the Proposal;
Respondents organizational structure, including a clear explanation and an
organizational chart/diagram for any proposed partnership or joint venture, showing
structure and percentages of ownership and investment;
If a partnership or joint venture is proposed between entities, the entities must submit
details of the arrangement by attaching a draft partnership or joint venture agreement or a
similar document to the Proposal.
Name, address, telephone number, fax number and email address of the individual who
will be authorized to act on behalf of the Respondent as the primary contact and who is
available to answer questions or requests for additional information;
Brief description of the Respondents previous experience working on projects and/or
programming in the surrounding community or otherwise engaging with the surrounding
community;
Brief description of any previous experience of members of the Respondents team with
mixed-use projects of this scope in the City. Resumes and portfolios of past projects
should be provided in electronic format only;
Respondents experience managing projects of similar size, scope, and type in the City
through the completion of Form D2 and Form D3 located in Appendix H; and,
Respondents previous three (3) years of audited financials in electronic format only;
Any additional documentation that will support the Proposal.
17

Consideration
Lease rents must be expressed in a fixed, non-contingent dollar amount. Respondents should also
propose a security deposit. Respondents financial offer should assume that the Site will be
disposed of in as-is condition.
Project Financial Information
Financial Model/Cash Flow
Respondents must submit a financial model encompassing every use within the Proposal. The
financial model should be submitted in Excel on a flash/thumb drive. All Excel files must be in
original formatting, contain all original formulas (i.e. no hard coding) and have no hidden or
locked sheets.
The financial model shall include, at a minimum, pro forma cash flows for the proposed Project
for ten (10) years (including construction and operation periods). Respondents should outline all
assumptions on which the pro forma document is based, including minimum returns sought. The
pro forma document should include all necessary capital improvements over time, reserves, and
debt service payments associated with construction and permanent financing. The financial
model should also include the calculations used to derive the lease rent for the proposed
development.
Market comparables, in the form of detailed rental/sales listings of at least three similar
properties/projects, must be provided for each use proposed. In addition, the Respondent should
provide comparables for construction costs and operating expenses for similar properties/projects
for each use proposed.
Respondent must also provide a narrative description that clearly explains the financing structure
of the Project. The narrative must explicitly identify proposed financing programs/sources and
the terms for each source distinguishing between construction and permanent financing. The
narrative must also describe any benefits or tax exemption / abatement programs assumed.
Project Financing
If private financing is proposed, a letter or letters of interest from a private lender or lenders must
be included. Letters must be dated no earlier than two (2) months from the date of submission of
the Respondents Proposal. The letter(s) must indicate a willingness to provide construction and
permanent financing in amounts and with terms consistent with the Proposal.
If tax-exempt bond financing is proposed, a letter of interest from the issuer is not required.
However, a letter of interest from a credit enhancer acceptable to the issuer must be provided.
Tenant/Operator Interest
Respondents must submit signed letters of interest from potential tenants of the commercial and
community facility spaces. The letters of interest should indicate key business terms including
rent, commencement, and term. Additional information addressing the strength of the proposed
tenant would also be helpful.

18

Site Plan & Architectural Design

Respondents must provide architectural plans and renderings and a narrative description
outlining the Respondents design approach and rationale. Proposals are required conform to
HPD Design Guidelines for New Construction, as well as the current New York City Zoning
Resolution, the Multiple Dwelling Law, the Fair Housing Act, Section 504 of the Rehabilitation
Act of 1973, and Accessibility Requirements.
HPD
Design
Guidelines
for
New
Construction
can
be
accessed
http://www1.nyc.gov/assets/hpd/downloads/pdf/developers/new-constr-guidelines.pdf

here:

Additionally, this section should include:

Proposed development square footage (gross and saleable/rentable, including

basement(s), if applicable) broken down by use/type;
Residential units broken down by affordability, homeownership/rental and unit
distribution;
Description and location of all public improvements, including open space and
landscaping, if applicable;
Building height and massing diagram/plan;
Stacking plan showing proposed uses by floor;
Site plan/street level floor plan showing all components of the Project, means of egress,
and any other uses; and
All renderings to be provided in electronic format on flash/thumb drive.

Sustainable Development & Active Design

NYCEDC supports the Citys agenda for environmentally sustainable and energy efficient
development and building design.1 Accordingly, as part of their Proposals, Respondents must
include a narrative describing how the Project will fulfill these goals and how the Respondent
intends to obtain at least minimal LEED Silver certification(s) for the Project from the U.S.
Green Building Council.
The Developer will be expected to make commercially reasonable efforts to obtain such LEED
certification(s) for the proposed Project (excluding the affordable housing components of the
Project, which are required to certify through the Enterprise Green Communities program).
Proposals that contemplate higher certification levels (e.g. LEED Gold or LEED Platinum)
will be considered to be more competitive than Proposals that contemplate other lower LEED
certification(s) or no certification. Respondents may also propose to incorporate renewable

Mayor de Blasios PlaNYC Progress Report 2014, A Greener, Greater New York, A Stronger, More Resilient
New York described urban sustainability as an urgent priority for the City. In addition, the Mayors One City:
Built to Last report released five months later in September 2014, sets a goal of reducing, from 2005 levels, the
greenhouse gas emissions from the energy used to heat, cool, and power the Citys buildings by 30 percent by 2025.
The report also notes that reducing energy use in buildings can help address the Citys affordable housing crises by
reducing utility costs for the growing share of New Yorkers who are becoming rent-burdened.

19

energy systems or to pilot emerging energy technologies in their proposed Projects as a means to
provide case studies to increase market adoption of promising technologies.2
The Developer will be required to achieve certification through the Enterprise Green
Communities program for the affordable housing component of the Project. For more
information, see Appendix G Affordable Housing Requirements.
Proposals are also expected to include design strategies that promote physical activity and health,
such as those provided in The Active Design Guidelines and Affordable Designs for Affordable
Housing.
Pedestrian safety and traffic calming are of particular importance at this Site. Respondents are
encouraged to consider physical design measures where appropriate to calm traffic and promote
pedestrian safety.
The Active Design Guidelines and Affordable Designs for Affordable Housing can be found at
http://www.nyc.gov/html/doh/html/environmental/active-design.shtml.
Zoning Calculation
Respondent must submit a preliminary zoning analysis showing all calculations, including
proposed use groups, required and proposed parking, and identifying all required permits and
authorizations to be sought. Zoning calculations and analysis should reflect the entire zoning lot,
and the public approvals required should be accounted for in the proposed development
schedule.
Schedule
Respondents must provide a development schedule for the entire proposed development.
Schedules should include, at a minimum, the following tasks/milestones: commencement of
environmental analysis, EIS scoping, DEIS completion, ULURP certification, all ULURP
approval milestones, commencement of design, completion of design, permitting, demolition and
site preparation, construction commencement, construction completion, marketing period,
occupancy and stabilization. Respondents should discuss how they will be held accountable for
such dates and contingencies, if any, to the schedule.

LEED rating requirements can be found at www.usgbc.org. One City: Built to Last can be found at
http://www.nyc.gov/builttolast. Progress Report 2014, A Greener, Greater New York, A Stronger, More Resilient
New York can be found at: nyc.gov/html/planyc2030/downloads/pdf/140422_PlaNYCP-Report_FINAL_Web.pdf

20

Hiring and Workforce Programs

NYCEDC is committed to a program of economic development that supports communities, helps
create job opportunities, and strengthens employment opportunities for low-income persons,
enabling them to participate in New York Citys economic growth. In furtherance of these goals,
NYCEDC requires Respondents to submit a Proposal that contemplates compliance with and
participation in the following programs, as applicable.
I.

Hiring and Contracting Goals

A. Minority and Women-owned Business Enterprises Program Plan

NYCEDC has adopted an M/WBE program to further participation by minority-owned business

enterprises (MBEs) and women-owned business enterprises (WBEs, together with MBEs
collectively referred to as M/WBEs) in NYCEDC related projects. M/WBEs are certified by
the New York City Department of Small Business Services (DSBS) in accordance with Section
1304 of the City Charter.
The target Participation Goal for the Contract/Lease is 20 - 35%. Respondents must submit a
plan to address M/WBE participation in the Project during the design and construction
components of work related to the Proposal (M/WBE Participation Proposal). See Appendix C
for further details.
B. Employment Opportunities Program
NYCEDC has established the Employment Opportunities Program (the EOP) to provide
construction employment and training opportunities for Target Population (as defined below)
workers in public-private development projects. The EOP is intended to provide the target
population (the Target Population) defined as persons who have an income that is below two
hundred percent (200%) of the poverty level as determined by the New York City Center for
Economic Opportunity3 with opportunities for training and employment during the Construction
Phase (as defined below) of the Project. Contracts, including subcontracts, for construction work
related to the Project are expected to be awarded to entities that provide employment
opportunities for the Target Population during the Construction Phase. For purposes of the EOP,
the Construction Phase means the period beginning on the date of the start of demolition,
excavation or foundation work for the Project (whichever is earliest) and ending on the date that
a certificate of final completion is issued for the Project. The following provisions are integral to
achieve the goals of the EOP. Respondent will be expected to comply with all requirements of
the EOP applicable under the predevelopment agreement.
Respondent must submit a narrative with its Proposal setting forth Respondents plan to
implement and promote the goals of the EOP (the EOP Narrative). The EOP Narrative must
include:

A description of the income level meeting this threshold for each household size is available at:
http://www.nyc.gov/html/ceo/downloads/pdf/ceo_poverty_measure_2005_2012.pdf

21

(i)

(ii)

(iii)

Respondents plans for outreach and marketing of employment opportunities to the

Target Population, whether by Respondents own initiative or in collaboration with
contractors, subcontractors, community organizations, etc.;
Respondents plans for potential collaborations that Respondent expects to form to
meet the goals of the EOP, including, by way of example and not limitation, working
with a New York City agency designated by NYCEDC to review Target Population
employment candidates referred by the agency; and
a description of Respondents past experience providing employment and training
opportunities for members of the Target Population as well as efforts with
collaborating organizations to create career pathways for members of the Target
Population, including the results of those efforts.

Prior to signing the predevelopment agreement, the Developer will be required to commit to a
proposed goal, expressed as a percentage, (the EOP Goal), representing the percentage of total
Construction Work (as defined below) labor and training hours the Developer estimates could be
performed by members of the Target Population. The EOP Goal is described more fully in
Appendix D. The Developers EOP Narrative and EOP Goal, as approved by NYCEDC, shall
be annexed to and made part of the predevelopment agreement. For EOP purposes, the term
Construction Work means the performance of work by any worker, laborer or mechanic
employed by the contractor or its subcontractors in connection with the Project, where such work
is either (a) within one of the trade classifications listed in the most recent prevailing wage
schedule for public works projects, as such schedules are maintained by the Office of the
Comptroller for the City of New York4 or (b) is to be undertaken by another trade, or type of
worker, laborer or mechanic acceptable to NYCEDC and consistent with the goals of the EOP.
(For the avoidance of doubt, the sole purpose of the prior reference to the prevailing wage
schedule for public works projects is to provide a list of trade classifications for the definition of
Construction Work. Such reference is not by itself intended to express or imply either an
obligation to provide the prevailing wage or that the Project is a public works project.)
In cooperation with NYCEDC, pursuant to the contract of sale or lease, the Developer will also
be required to create and submit a comprehensive EOP plan (the EOP Plan) to NYCEDC, for
NYCEDCs reasonable approval, at least one-hundred and twenty (120) days prior to the
commencement of the Construction Phase. Information that might be sought in the EOP Plan is
included for reference in Appendix D.
The Developers commitment to achieving the above described EOP Goal is demonstrated by,
among other things, a commitment to conducting outreach to members of the Target Population
according to the EOP Narrative and, where practicable, connecting interested Target Population
members to education and training opportunities. If the Developer determines that it needs
assistance to engage in outreach efforts or would like to supplement its existing outreach
capability, NYCEDC staff will be available to assist the Developer in identifying Target
Population candidates through a New York City agency designated by NYCEDC in a notice to
4

See Appendix E: Living Wage and Prevailing Wage Requirements for more information about such schedules.

22

Developer (Designated City Agency). If the Developer needs the assistance of a Designated
City Agency in the screening of candidates from the Target Population, the Developer must
provide NYCEDC and the Designated City Agency with the approximate number and types of
jobs that will become available and, for each job type, a description of the basic job
qualifications. The job qualifications must also distinguish between being either (i) skilled/semiskilled or (ii) unskilled.
Additionally, NYCEDC strongly encourages the Developer to include one or both of the
following commitments in the EOP Plan: a commitment by the Developer of resources for
training efforts or to support connections to education and training.
Consistent with these obligations, the Developer will incorporate into all contractor and
subcontractor agreements either the requirements of the EOP or a statement obligating that
contractor or subcontractor to use good faith efforts to support the Developer in its compliance
with the requirements of the EOP, comprised of the EOP Narrative the EOP Goal and the EOP
Plan. The Developer will also be required to report periodically to NYCEDC, upon its request,
on the Developers achievement of program goals.
C. HireNYC
NYCEDC recognizes the importance of creating employment opportunities for low-income
persons, enabling them to participate in the Citys economic growth. To this end, NYCEDC has
developed the HireNYC Program for all projects producing ten (10) or more permanent jobs over
the life of the project. Participation in this program requires the Developer to use good faith
efforts to achieve the hiring and workforce development goals and to comply with program
requirements described in Appendix B. Participation in NYCEDCs HireNYC Program applies
only to projects producing ten (10) or more permanent jobs.
Respondents for projects producing ten (10) or more permanent jobs over the life of the project
must submit a Proposal that includes a HireNYC program plan addressing how Respondent will
seek to achieve the goals and perform the requirements of NYCEDCs HireNYC Program. See
Appendix B for further details.
II.

Wage Regulations and Requirements

A. Living Wage and Prevailing Wage

The Living Wage Act, as expanded by Executive Order No. 7, as well as the Prevailing Wage
Law (collectively, the Living Wage Requirements, all as hereinafter defined in Appendix E,
apply to certain companies that receive at least $1 million of financial assistance from the City
and/or NYCEDC. The Developer will be subject to the Living Wage Requirements, as
applicable.
In addition, NYCEDC is committed to ensuring that its projects meet wage goals set forth in the
Living Wage Requirements, regardless of applicability. NYCEDC will give preference to
Proposals in which Respondents demonstrate that wages and benefits paid to all employees of
23

the Respondent will meet or exceed the living wage and that wages and benefits paid to building
service employees at the Site will meet the prevailing wage.
Respondents Proposal should include the proposed wages to be paid and supplemental benefits
to be provided to employees of the Respondent who are expected to be employed at the Site.
Please be sure that you review and understand all of the requirements of the Living Wage
Act, the Executive Order and the Prevailing Wage Law to understand how these
requirements will affect the project. Additional details are provided in Appendix E.
Contractual provisions implementing the Living Wage Requirements and the requirements of the
Prevailing Wage Law will be incorporated into the predevelopment agreement to be entered into
between the City/NYCEDC and the successful Respondent.
Local Law 34
All entities doing or seeking to do business with the City, as well as their principal officers,
owners and senior managers must follow the procedures established in Local Law 34, as
amended, of the NYC Administrative Code. In order to avoid the actual link or appearance of a
link between governmental decisions and large campaign contributions, lower municipal
campaign contribution limits apply to any person listed in the Doing Business Database.
Respondents must complete a Standard Doing Business Data Form along with its proposal in a
separate sealed envelope labeled Doing Business Data Form. Please see Appendix L for links to
the Doing Business Data Form and additional information.
Statement of Agreement
The Respondent must submit a notarized statement signed by an authorized principal or officer
of the Respondent that states that the Respondent has read this RFP and the Appendices fully and
agrees to the terms and conditions set forth herein (see Appendix K).

24

SELECTION CRITERIA
NYCEDC and HPD will evaluate each Proposal and any supplemental information made
available to NYCEDC and HPD according to the selection criteria outlined below in no order of
preference.

Completeness and Quality of Overall Response

o Readiness and structure of Respondent and Respondents team;
o Quality and completeness of Proposal and documentation; and,
o Concerns, if any, regarding Respondent representations.

Program and Design

o The overall quality of the Proposal and the extent to which the Proposal
contributes to the achievement of the Project Goals including but not limited
to;
o The extent to which the Proposal strives for maximum affordability financed
by the commercial and/or community facility uses in the Project;
o The overall quality of the commercial component including the extent to
which the commercial component addresses quality of space, attention to
market conditions and context, proposed tenants, and the Proposals inclusion
of a grocery store;
o The extent to which the Proposal incorporates physical design measures,
where appropriate, to calm traffic and promote pedestrian safety;
o The extent to which the Proposal achieves design excellence. The following
elements, among others, will be considered: site planning, street wall
elevations, massing, building materials, amenities, and streetscape treatment;
o The extent to which the Proposal incorporates sustainable, resilient and active
design features; and

Financial and Schedule Feasibility

o Respondents demonstrated financial condition to complete the proposed
development, and the feasibility and availability of financing sources;
o Respondents ability to support the financial assumptions contained within the
Proposal, including development costs, rents/sales prices, operating expenses,
capital costs and debt service;
o Respondents ability and capacity to secure financing;
o Maximizing lease valuation while achieving maximum public policy
objectives, primarily affordable housing;
o Long term viability of operations; and
o Feasibility of the proposed development schedule.

Hiring and Workforce Programs

o M/WBE Participation Proposal - the Respondents proposed plans for
participation by minority and women-owned business enterprises in
connection with the design and construction components of the Proposal,
including the Respondents M/WBE Participation Goal;
25

o EOP - Respondents proposed EOP Narrative, including the specificity and

thoroughness of the narrative, Respondents plan for outreach and marketing
to the Target Population, potential collaborations, and demonstrated success in
administering similar programs in the past;
o HireNYC the Respondents proposed HireNYC program plan, including the
degree to which Respondent demonstrates a willingness to participate in and
provide resources for the HireNYC program; and
o Living Wage Requirements and Prevailing Wage Law - the Respondents
proposed wages and benefits to be provided to employees, regardless of the
applicability of the Living Wage Requirements and the Prevailing Wage Law,
and the amount by which the Respondents proposed wage and benefit
amounts exceed the base living wage rate.

Respondent Qualifications and Experience

o The extent of experience securing a mix of financial instruments to redevelop
urban districts through public/private partnerships;
o Experience with public/private partnerships and successfully negotiating and
implementing legal agreements with NYCEDC and HPD;
o The extent of the Respondents experience, in terms of number, size, type,
complexity, and scale of recent development projects built and managed;
o The extent of the Respondents experience in managing mixed-use
developments;
o Respondents capacity for undertaking the proposed development within the
timeframe proposed. The Respondents current workload and other pending
obligations will be assessed;
o The extent of Respondents experience in rent-up, management, and/or sales
of affordable housing, including track record of compliance with eligibility,
record-keeping, and reporting requirements of programs for such tenants, if
applicable;
o Qualifications and experience in affirmative and fair housing marketing;
o Demonstrated understanding of markets and the ability to attract and retain the
identified markets; and
o The extent of experience in project managing urban development projects,
including obtaining necessary governmental and community approvals and
permits.

Economic Impact
o The number of new jobs created related to construction and operations;
o The City taxes the proposed development generates such as real property,
sales and personal income taxes; and
o The lease rent proposed.

26

DISPOSITION PROCESS
NYCEDC and HPD anticipate entering into negotiations with multiple Respondents in this RFP
process that would result in a final predevelopment agreement or contract of sale agreement with
NYCEDC. The final predevelopment agreement will include a substantially final lease
agreement as an exhibit. NYCEDC reserves the right to explore a purchase and sale transaction
with one or more Respondents after lease Proposals are submitted, in which case NYCEDC
anticipates negotiating with such Respondents to reach a final contract of sale agreement.
NYCEDC and HPD reserve the right to terminate negotiations with or without cause.
The Project legal agreements are also expected to include regulatory agreements with HPD,
enforcement notes and mortgages with HPD, and other agreements.
The Respondent(s) with whom NYCEDC executes the predevelopment agreement or contract of
sale agreement will become the Developer(s).
During the term of the predevelopment agreement or the contract of sale agreement, as
applicable, NYCEDC and the Developer will be required to diligently pursue certain conditions
precedent to execution of lease or closing of the purchase and sale transaction (such as design
development and financing) and, when all such conditions, including conditions to be met by
NYCEDC and the City, are met, the disposition of the Site can occur. The predevelopment
agreement or contract of sale agreement, as applicable, will provide, among other provisions,
that disposition of the Site will be subject to the following:

Notice of Completion for environmental review;

Authorization by the City of the disposition of the Site pursuant to ULURP;
Authorization by the City of the disposition of the Site pursuant to 384(b)4 or an alternate
process, as determined by the City in its sole discretion;
Approval by the NYCEDC Board of Directors;
Approval by the NYCLDC Board of Directors, if applicable;
Simultaneous closing of a bona fide construction loan and/or commitment of equity, as
required to finance and commence full development;
Payment of other closing fees;
Disposition of the property from the City to NYCEDC or NYCLDC, as applicable, for
further disposition to Developer subject to development obligations as well as restrictions
on use and transfer;
Execution of other disposition documents as necessary;
HPD approval of the affordable housing terms in the predevelopment agreement;
Delivery of an enforcement note and mortgage to HPD;
Execution of a regulatory agreement with HPD which will govern tenant eligibility, rent
requirements, minimum household size and tenant selection procedures;
Developers assumption of the obligations of NYCEDC under the instrument disposing
of the Site from the City to NYCEDC; and
Payment of the initial installment of lease rent or the entire purchase price, as applicable.

27

Notwithstanding any other provisions herein that may be to the contrary, NYCEDC will not be
under any obligation to dispose of the Site to the Developer unless, and until, a disposition
agreement or contract of sale agreement, as applicable, is executed between NYCEDC and such
Developer, the Project has received all requisite public approvals and all conditions pursuant to
the disposition agreement or contract of sale agreement, as applicable, have been met.
Additional Disposition Terms
At predevelopment agreement execution, the Developer will be required to post a security
deposit, which will be credited towards the initial rent or security deposit at Closing pursuant to
the lease (or otherwise refunded to the Developer). In the case of a purchase and sale
transaction, a down payment will be required.
Upon execution of the predevelopment agreement and in accordance with the provisions thereof,
the Developer must reimburse NYCEDC for the following costs and fees, which are
nonrefundable and cannot be used to offset the required security deposit or otherwise credited
against lease payments:

Administrative Fee, determined as follows:

$[TBD]/affordable unit (to be determined by HPD and NYCEDC)5
Reimbursement for the cost of an independent appraisal;
Reimbursement for the cost of a title report;
Reimbursement for the cost of a survey;
Any necessary fees associated with CEQR; and,
Any other fees outlined in the Predevelopment Agreement.

During the predevelopment period, the Developer will be expected to complete its due diligence.
These due diligence items (as further detailed in the Due Diligence section below) must be
prepared at the sole cost and expense of the Developer. All work products shall become property
of NYCEDC upon submission. These expenses are non-refundable and cannot be used to offset
lease rent.
The Developer will be required to pay all applicable taxes payable with respect to the proposed
development including transfer taxes, notwithstanding any exemption on account of the Citys,
HPDs or NYCEDCs involvement in the transaction.

Not less than 25% paid at pre-development agreement execution (non-refundable). Balance paid at closing (may be
funded from the Security Deposit).

28

DUE DILIGENCE
Prior to submitting a Proposal, Respondents are encouraged to review (i) any and all publicly
available sources of information regarding the Site, and (ii) NYCEDCs Site File, containing
information regarding the Site (the Site File).
The Site File, amongst other items, contains:
Phase I Report
Land Use Survey
Community Board 4s Letter with goals for the Site
NYCEDC and HPDs response to Community Board 4s Letter
The Site File will be available for purchase for $100, or can be viewed at no cost by appointment
at the offices of NYCEDC, by request to Hildegarde Williams at HWilliams@edc.nyc.
Information provided in this RFP and the Site File is for general informational purposes only.
NYCEDC makes no representations as to the completeness or accuracy of the information in the
RFP or the Site File. It is the Respondents responsibility to conduct due diligence on the Site.
Environmental Conditions
NYCEDC does not make any representation regarding the presence or absence of hazardous
materials or any other environmental conditions that may impact the value of the Site, or any
future development thereon.
Closing contingencies related to environmental conditions will not be permitted. NYCEDC
requires that the Developer take the Site as-is and assume the obligation to remediate any
environmental contamination, indemnify NYCEDC and the City for any claims that may be
made against them in the future, and release NYCEDC and the City from any claims that
Developer may have in the future arising out of the condition of the Site.
Inquiries & Submission
All inquiries regarding this RFP should be directed to: SlaughterhouseRFP@edc.nyc.
Questions will be accepted until 5:00PM on November 13, 2015. Answers will be posted on a
rolling basis at http://www.nycedc.com/opportunities/real-estate-development-procurement.
Answers to questions submitted by November 13, 2015 will be posted no later than November
24, 2015.
RFP & Site Information Meeting
An informational meeting will be held on September 21, 2015 at 2:00 PM at 110 William Street
on the 4th floor, conference room 4A/B.
NYCEDC strongly recommends that interested Respondents attend the information meeting, as
this will be the only opportunity to ask questions and receive answers in-person regarding the
RFP. Please RSVP to SlaughterhouseRFP@edc.nyc.

29

People with disabilities requiring special accommodations to pick up the RFP or to attend the
information meeting should contact SlaughterhouseRFP@edc.nyc.
Response Submission Date
Six (6) copies of the Proposal and one (1) electronic version of the Proposal, on flash drive or
CD, in PDF must be delivered by December 11, 2015 at 4:00 pm. The PDF of the Proposal
should be in Searchable PDF format. A flash/thumb drive must be submitted in order to transmit
the following: financial models, financial statements, and resumes/past project descriptions.
Proposals should be submitted in a sealed envelope identified by Slaughterhouse RFP by hand
delivery, express mail, or courier service to NYCEDC at the following address:
New York City Economic Development Corporation
110 William Street, 4th Floor Mailroom
New York, New York 10038
Attn: Maryann Catalano, Senior Vice President, Contracts
Late submissions will not be accepted.
NYCEDC reserves the right, in its sole discretion, to withdraw or modify this RFP and to reject
any Proposal as being non-responsive or if it is in the best interest of the City or NYCEDC to do
so (see Appendix J for more Conditions, Terms and Limitations).
Proposals that are incomplete or not in conformance with the requirements of this RFP may be
eliminated from further consideration. Respondents should note carefully the Proposal content
requirements listed below.
RFP Addenda
NYCEDC reserves the right to amend or withdraw this RFP at any time. In order to be
considered, Proposals must conform to any addenda that may be issued to this RFP. NYCEDC
will advise all Respondents who have requested a copy of this RFP, by email, of any
clarifications or revisions.
If, in NYCEDCs judgment, additional time is required for Respondents to prepare their
Proposals, NYCEDC reserves the right to grant an extension of the deadline for submission of
the Proposals.
RFP Timeline
The following schedule has been established for this RFP:
Release of RFP ..................................................................................................
August 31, 2015
RFP & Site Information Meeting September 21, 2015
Question & Answer Deadline ............................................................................
November 13, 2015
Question & Answer Response Posting ..............................................................
November 24, 2015
Submission Date ................................................................................................
December 11, 2015

30

APPENDIX A PROPOSAL CONTENTS

Each Proposal must contain the forms and supporting documentation indicated below. Each copy
of the Proposal must be tabbed as indicated.
RFP Checklist:
Tab 1:

Project Description

Tab 2:

Respondent Description

Tab 3:

1. Management Experience Forms D2 and D3

Consideration

Tab 4:

Project Financial Information

Tab 5:

Site Plan & Architectural Design

Tab 6:

Sustainable Development & Active Design

1. Enterprise Green Communities Overlay

Tab 7:

Zoning Calculation

Tab 8:

Schedule

Tab 9:

Hiring and Workforce Programs

Tab 10:

Additional Forms
1. Statement of Acknowledgement and Agreement

In a separate envelope: Standard Doing Business Data Form (Local Law 34)

31

APPENDIX B HireNYC PROGRAM

NYCEDC recognizes the importance of creating employment opportunities for low-income
persons, enabling them to participate in the Citys economic growth. To this end, NYCEDC has
developed the HireNYC Program for all land sales and leases expected to produce ten (10) or
more permanent jobs over the life of the project. Participation in this program requires the
successful Respondent to use good faith efforts to achieve the hiring and workforce development
goals and perform the requirements of NYCEDCs HireNYC Program.
Each Respondent for projects expected to produce ten (10) or more permanent jobs over the life
of the project must submit within its response a HireNYC program plan (Respondents
HireNYC Program) addressing how Respondent will seek to achieve the goals and other
requirements set forth below and describing its experience, if any, conducting similar hiring and
workforce development programs or undertaking other efforts to create employment
opportunities for low-income persons. Please see the HireNYC Program Plan Template at the
end of this Appendix B for assistance in preparing Respondents HireNYC Program.
Respondents HireNYC Program must include all programmatic details listed below, including
collaboration with a New York City agency designated by NYCEDC in a notice to Respondent
(Designated City Agency). The Designated City Agency will assist Respondent in
implementing their HireNYC Program including the screening of candidates from the target
population (Target Population) defined as persons who have an income that is below two
hundred percent (200%) of the poverty level as determined by the New York City Center for
Economic Opportunity (a description of the income level meeting this threshold for each
household size is available at
http://www.nyc.gov/html/ceo/downloads/pdf/poverty_measure_2011.pdf). Respondents
HireNYC Program will be in effect for a period of eight (8) years from the commencement of the
first business operations at the project location (HireNYC Program Term).
Respondents HireNYC Program will apply to Respondent, its successors and assigns, and to all
tenants (which term also includes subtenants) at the project location during the HireNYC
Program Term.
I. Goals. Respondents HireNYC Program must include, at a minimum, the following
hiring and workforce development goals or, at each Respondents discretion, higher goals
(collectively, the Goals):
Hiring Goal:

Fifty percent (50%) of all new permanent jobs created in

connection with the project (including jobs created by tenants, but
excluding jobs relocated from other sites) will be filled by
members of the Target Population referred by the Designated City
Agency for a period beginning, for each employer, at
commencement of business operations and continuing through the
end of the HireNYC Program Term. Notwithstanding the
foregoing, the Hiring Goal shall only apply to hiring on occasions
when Respondent is hiring for five (5) or more permanent jobs.
32

Retention Goal:

Forty percent (40%) of all employees whose hiring satisfied the

Hiring Goal will be retained for at least nine (9) months from date
of hire.
Advancement Goal: Thirty percent (30%) of all employees whose hiring satisfied the
Hiring Goal will be promoted to a higher paid position within one
(1) year of date of hire.
Training Goal:
Cooperation with NYCEDC and the Designated City Agency to
provide skills-training or higher education opportunities to
members of the Target Population.
II. Program Requirements.
Respondents HireNYC Program must also include all of
the following requirements:
1.

Designation of a workforce development liaison by Respondent to interact with

NYCEDC and the Designated City Agency during the course of Respondents HireNYC
Program.

2.

Commitment by Respondent to do the following:

a. use good faith efforts to achieve the Goals;
b. notify NYCEDC six (6) weeks prior to commencing business operations;
c. with respect to initial hiring for any new permanent jobs associated with the
commencement of business at the project location (but only if initial hiring is for
five (5) or more permanent jobs):
(i)
provide NYCEDC and the Designated City Agency with the approximate
number and type of jobs that will become available, and for each job type
a description of the basic job qualifications, at least three (3) months
before commencing hiring; and
(ii)
consider only applicants referred by the Designated City Agency for the
first ten (10) business days, until the Hiring Goal is achieved or until all
open positions are filled, whichever occurs first;
d. with respect to ongoing hiring on occasions when hiring for five (5) or more
permanent jobs:
(i)
provide NYCEDC and the Designated City Agency with the approximate
number and type of jobs that will become available, and for each job type
a description of the basic job qualifications, at least one (1) month before
commencing hiring or as soon as information is available, but in all cases
not later than one (1) week before commencing hiring; and
(ii)
consider only applicants referred by the Designated City Agency for the
first five business days, until the Hiring Goal is achieved or until all open
positions are filled, whichever occurs first.
e. notify NYCEDC thirty (30) days prior to execution of any tenant or subtenant
lease at the project location;

33

f. provide NYCEDC with one (1) electronic copy of all tenant and subtenant leases
at the project location within fifteen (15) days of execution;
g. submit to NYCEDC an annual HireNYC Employment Report in the form
provided by NYCEDC (or quarterly reports at the discretion of NYCEDC);
h. cooperate with annual Site visits and, if requested by NYCEDC, employee
satisfaction surveys relating to employee experience with Respondents HireNYC
Program;
i. provide information related to Respondents HireNYC Program and the hiring
process to NYCEDC upon request; and
j. allow information collected by NYCEDC and the Designated City Agency to be
included in public communications, including press releases and other media
events.
III. Optional Provisions. NYCEDC strongly encourages Respondents to include one or more
of the following elements in Respondents HireNYC Program:
1. Commitment by Respondent of resources for training efforts, such as making financial
investments in employee training and creating technology-based tools to:
a. promote and track workforce development efforts;
b. notify jobseekers of job opportunities; and
c. provide information and assistance to tenants to in need of training options for
new and current employees.
2. Commitment by Respondent, if the project is expected to produce 1,000 or more
permanent jobs, to provide temporary space and personnel for a satellite outreach or
workforce development site to provide outreach and screening of local jobseekers,
distribute job applications and inform the public of available job opportunities leading up
to the commencement of business operations.
3. Commitment by Respondent to support connections to education and training. NYCEDC
staff will be available to work with Respondents workforce development liaison to
connect individuals interested and in need of education and training to training and other
educational programs available at Designated City Agency service provider locations or
through relationships with other accredited training providers.
IV. General Requirements. The following general requirements also must be included in
Respondents HireNYC Program
1. Respondents HireNYC Program must provide that it applies to Respondent, its
successors and assigns, and to all tenants and subtenants at the project location during the
HireNYC Program Term. Respondent is required to incorporate the terms of its
HireNYC Program into all tenant and subtenant leases obligating tenants and subtenants
to comply with the Goals and other requirements in Respondents HireNYC Program to
the same extent as Respondent is required to comply with such Goals and other
requirements.
34

2. Enforcement. In the event NYCEDC determines that Respondent, its tenants or

subtenants, have violated any of Respondents HireNYC Program requirements,
including, without limitation, a determination that Respondent, its tenants or subtenants,
have failed to use good faith efforts to fulfill the Goals, NYCEDC may (1) assess
liquidated damages set forth immediately below; and/or (2) assert any other right or
remedy it has under the project agreement to which Respondents HireNYC Program
applies.
3. Liquidated Damages. If Respondent , its tenants or subtenants, do any of the following:
(i) fail to comply with their obligations set forth in Section II(2) clauses (a)(with
respect to the Hiring Goal), (c), and/or (d), and as a result the Designated City
Agency was unable to refer applicants or participate in the hiring process as
required by the program ; or
(ii) fail to comply with their obligations set forth in Section II(2) clauses, (f), (g),
(h), (i), and/or (j) and such failure shall continue for a period of thirty (30) days
after receipt of notice from NYCEDC, then, in the case of clause (i), NYCEDC
may assess liquidated damages in the amount of $2,500 for each position for
which the Designated City Agency was unable to refer applicants or otherwise
participate in hiring as required by the program; and in the case of clause (ii),
NYCEDC may assess damages for breach of each requirement in the amount of
$1,000. In view of the difficulty of accurately ascertaining the loss which
NYCEDC will suffer by reason of Respondents failure to comply with program
requirements, the foregoing amounts are hereby fixed and agreed as the liquidated
damages that NYCEDC will suffer by reason of such failure, and not as a penalty.
Respondent shall be liable for and shall pay to NYCEDC all damages assessed against
Respondent, any tenant or subtenant at the project upon receipt of demand from
NYCEDC.
V. Project Agreement. The successful Respondents HireNYC Program will be incorporated
into the project agreement to be entered into with the successful Respondent.

35

HireNYC Program Plan Template

Please follow this template as a guide in creating your HireNYC Program.
All hiring and workforce development goals and Program requirements, as set forth below and
further described on the previous pages of the HireNYC Program Appendix B, must be set forth
in full in each Respondents HireNYC Program.
Respondents HireNYC Program Plan
Project Name:
______________________________________________________________________________
Respondent Name:
______________________________________________________________________________
Date:
______________________________________________________________________________
1. Program Goals
a. Set forth in full the hiring and workforce development goals for your operations
or, at Respondents discretion, higher goals (collectively, the Goals) as outlined
in the HireNYC Program Appendix B, section I Goals.
b. Include the Hiring Goal, Retention Goal, Advancement Goal and Training Goal.
2. Program Requirements
a. Set forth in full all HireNYC Program requirements as outlined in the HireNYC
Program Appendix B, section II Program Requirements, clauses 1 and 2 (a), (b),
(c), (d),(e), (f), (g), (h), (i), and (j).
b. Set forth in full the requirements in the HireNYC Program Appendix B, section
IV General Requirements
3. Program Implementation
a. Discuss how you intend to work with tenants and subtenants at the project
location to implement your HireNYC Program.
b. Discuss how your workforce development liaison will promote and track
workforce development efforts, including the completion of HireNYC reporting
forms.
c. Discuss how you will facilitate targeted hiring such as a) arranging meetings at
which NYCEDC and the Designated City Agency staff can discuss the HireNYC
Program and b) assist with information sharing, including results from hiring
efforts and providing resources for hiring activities.
d. Discuss how you will support connections to education and/or training either in
partnership with NYCEDC and the Designated City Agency or through
relationships with other accredited training providers.

36

e. Discuss any additional elements that you will include in your HireNYC Program.
Please see, for example, the items set forth in the HireNYC Program Appendix B,
section III Optional Provisions.
4. Additional Information
a. New Jobs and Skill Level
i. Number of projected permanent jobs at the project location (including
projected jobs of tenants and subtenants)
ii. Number and type of projected skilled/semi-skilled permanent jobs at the
project location (including projected jobs of tenants and subtenants)
iii. Number and type of projected unskilled permanent jobs at the project
location (including projected jobs of tenants and subtenants)
b. Training and Certifications
i. Training required for skilled/semi-skilled permanent jobs
c. Workforce Development Liaison
i. Contact name, number and e-mail address
Job Type Examples:
Skilled/Semi-skilled: Any job or labor that requires special training or education attainment (i.e.,
certifications, higher education degree) for its satisfactory performance. Examples include
Commercial Vehicle Operators, Bookkeepers, Accountants, and Supervisors/Managers.
Unskilled: Any job or labor that requires relatively little or no training or experience for its
satisfactory performance. Examples include Warehouse Clerks, Office Clerks, Laborers, Packers,
Assemblers, Cashiers, and Customer Service Representatives.

37

APPENDIX C M/WBE PARTICIPATION PROPOSAL

I.

M/WBE Participation Goal.

a. Participation Goal - The target Participation Goal for the Contract/Lease is 20 35%. This range reflects the minimum to the optimal Participation Goal for the
design and construction components of work related to the Proposal (the Work).
b. The target Participation Goal range represents a percentage of the hard costs and soft
costs associated with the Work (the Eligible Costs) that will be paid to contractors,
subcontractors and supplier firms certified with the New York City Department of
Small Business Services (DSBS) as MBEs or WBEs. Respondents shall identify
their Participation Goal in their M/WBE Participation Proposal. The Participation
Goal may be calculated as follows:
1. Contractors: The total dollar amount that Respondent pays to
contractors certified with DSBS as MBEs or WBEs for Eligible Costs
shall be credited toward fulfilment of the Participation Goal, provided
that the value of such a contractors participation shall be determined
by subtracting from this total dollar amount any amounts that the
contractor is obligated to pay to direct subcontractors or suppliers upon
completion of such subcontractors or suppliers work or services.
2. Direct Subcontractors: The total dollar amount that a contractor pays
to subcontractors certified with DSBS as MBEs or WBEs for Eligible
Costs shall be credited toward fulfilment of the Participation Goal,
provided that the value of such a direct subcontractors participation
shall be determined by subtracting from this total dollar value any
amounts that the direct subcontractor is obligated to pay to indirect
subcontractors or suppliers upon completion of such indirect
subcontractors or suppliers work or services.
3. Indirect Subcontractors: The total dollar amount that a subcontractor
pays to its subcontractors certified with DSBS as MBEs or WBEs for
Eligible Costs shall be credited toward fulfilment of the Participation
Goal.
4. Suppliers: 60% of the dollar amount spent on materials or supplies for
the design and construction components of the Proposal purchased by
Respondent, contractors or direct subcontractors from suppliers
certified with DSBS as MBEs or WBEs shall be credited toward
fulfilment of the Participation Goal.
5. Joint Ventures: A contractor, direct subcontractor or indirect
subcontractor that is a qualified joint venture, as defined in Section 638

129(c)(24), shall be permitted to count a percentage of its own

participation toward fulfillment of the Participation Goal. The value of
such a contractor, direct subcontractor or indirect subcontractors
participation shall be determined by subtracting from this total dollar
amount any amounts that the contractor, direct subcontractor or
indirect subcontractor pays to subcontractors or suppliers, and then
multiplying the remainder by the percentage to be applied to total
profit to determine the amount to which an M/WBE partner is entitled
pursuant to the joint venture agreement. If a contractor, direct
subcontractor or indirect subcontractor claims credit for participation
as a qualified joint venture, then upon Sellers/Lease Administrators
request, Respondent must promptly provide a copy of the joint venture
agreement for review and confirmation of the M/WBE partners profit
share as used in calculating credit toward fulfilment of the
Participation Goal.
II.

Minority and Women -Owned Business Enterprises.

M/WBE firms must be certified by DSBS to credit such firms participation toward attainment of
the Participation Goal. Such certification must occur prior to the firms commencement of work.
A list of M/WBE firms may be obtained from the DSBS website at www.nyc.gov/buycertified,
by emailing DSBS at buyer@sbs.nyc.gov, by calling (212) 513-6356, or by visiting or writing
DSBS at 110 William Street, New York, New York, 10038, 7th Floor. Eligible firms that have not
yet been certified may contact DSBS in order to seek certification by visiting
www.nyc.gov/getcertified, emailing MWBE@sbs.nyc.gov, or calling the DSBS certification
helpline at (212) 513-6311. No credit shall be given for participation by a graduate M/WBE, as
defined in Section 6-129(c)(20) of the Administrative Code of the City of New York.
III.

M/WBE Proposal Submission Forms M/WBE Participation Proposals.

a. The Respondent must complete and submit as part of its Proposal an M/WBE
Participation Proposal setting forth:
i. the proposed Participation Goal, and
ii. a narrative related to Respondents implementation of the proposed
Participation Goal, including, but not limited to:
1. strategies and methods that will facilitate participation by M/WBE
firms as contractors, subcontractors or suppliers consistent with
Section I above, such as carve-outs and/or unbundling bid packages;

39

2. methods for identification of M/WBE firms seeking design or

construction work in connection with such development; and
3. a statement that Respondent will make good faith efforts to meet the
Participation Goal.
b. Respondents M/WBE Participation Proposal will be ranked against that of other
respondents and will be evaluated as an important part of the selection process, with
focus on (i) the Respondents Participation Goal in relation to the target Participation
Goal range set forth in this RFP, and (ii) the development and quality of the M/WBE
Participation Proposal narrative.
c. If the Respondents Proposal is accepted, then the M/WBE Participation Proposal, as
approved by NYCEDC, shall be annexed to and made part of the Contract/Lease.
Respondent shall also submit a more comprehensive M/WBE Participation Plan. The
M/WBE Participation Plan will include the Respondents Participation Goal and
include information on the percentage of work to be awarded to contractors,
subcontractors and suppliers, and the identity of all proposed M/WBE contractors,
subcontractors and suppliers, as well as a description of the type and dollar value of
work designated for participation by M/WBE firms.
IV.

Other M/WBE Requirements. If the Respondents Proposal is accepted, then the

Contract/Lease will contain additional M/WBE Program Requirements.
Please note that if a Respondent fails to use good faith efforts to fulfill its Participation
Goal, then NYCEDC may, in addition to asserting any other right or remedy it has under
the Contract/Lease, assess liquidated damages in the amount of ten percent (10%) of the
difference between the dollar amount of Work required to be awarded to M/WBE
contractors, subcontractors and suppliers to meet the Participation Goal and the dollar
amount the Respondent actually awarded and paid to such M/WBEs. In addition, the
Respondent shall provide NYCEDC with certified reports detailing Respondents
compliance with its M/WBE Participation Plan and Participation Goal.

40

APPENDIX D EMPLOYMENT OPPORTUNITIES PROGRAM

EOP Narrative:
The Developers EOP Narrative, as submitted with its Proposal in response to this RFP and the
EOP Goal (as defined below), as approved by NYCEDC, shall be annexed to and made part of
the predevelopment agreement.
EOP Goal:
Prior to signing the predevelopment agreement, the Developer shall define its EOP Goal in the
form provided below. The EOP Goal should be accompanied by:
(i)
a description of the assumptions the Developer used in calculating its proposed EOP
Goal (these assumptions should include, without limitation, all assumptions and other
relevant information the Developer used when determining the EOP Goal and should
include (a) the total number of hours of Construction Work the Developer estimates
will be performed by all workers, laborers and mechanics in connection with the
Project and (b) the specific trade classifications in which the Developer believes
members of the Target Population would be engaged); and
(ii)
a description of any additional trades or types of workers, laborers or mechanics that
the respondent believes should be considered by NYCEDC for inclusion within the
definition of Construction Work but that are not otherwise listed in one of the trade
classifications listed in the most recent prevailing wage schedule for public works
projects, as such schedules are maintained by the Office of the Comptroller for the
City of New York6 (if the Developer elects to identify such additional trades or
workers in its EOP Goal, the Developer should also include a description of the
reasons why the Developer believes it is reasonable for such trades or workers to be
considered).
EOP Goal Template:
NYCEDC has established the EOP to provide construction employment and training
opportunities for Target Population workers during the Construction Phase of the Project.
Contracts, including subcontracts, for construction work related to the Project are expected to be
awarded to entities that provide employment opportunities for the Target Population.
To further the objectives of the EOP, the Developer agrees to commit to a proposed goal,
expressed as a percentage, (the EOP Goal), representing the percentage of total Construction
Work labor and training hours the Developer estimates will be performed by members of the
Target Population. The EOP Goal is calculated by dividing:
(i)
the aggregate total number of hours of Construction Work and training the Developer
estimates may be performed by members of the Target Population during the
Construction Phase of the Project, by

Such schedules are available at: http://comptroller.nyc.gov/general-information/prevailing-wage/

41

(ii)

the aggregate total number of hours of Construction Work the Developer estimates
will be performed by all workers, laborers and mechanics during the Construction
Phase of the Project.

For EOP purposes, the term Construction Work means the performance of work by any
worker, laborer or mechanic employed by the contractor or its subcontractors in connection with
the Project, where such work is either (a) within one of the trade classifications listed in the most
recent prevailing wage schedule for public works projects, as such schedules are maintained by
the Office of the Comptroller for the City of New York or (b) is to be undertaken by another
trade, or type of worker, laborer or mechanic acceptable to NYCEDC and consistent with the
goals of the EOP.
The Developer agrees to commit to the following EOP Goal: ____________.
The Developer determined the above described EOP Goal by using the following assumptions:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
_____________________
The Developer believes that the following additional trades or types of workers, laborers or
mechanics should be considered by NYCEDC for inclusion within the definition of
Construction Work:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
_____________________
EOP Plan:
Not later than one-hundred and twenty (120) days prior to the commencement of the
Construction Phase, the Developer shall submit to NYCEDC, for NYCEDCs reasonable
approval, a comprehensive plan (the EOP Plan), on the template provided below, that reflects
the EOP Narrative. The EOP Plan should include, without limitation, the following:
1. A commitment to achieve the EOP Goal made in the predevelopment agreement.
2. The contact name, number and e-mail address of a designated liaison who will be
responsible for communicating with NYCEDC about the EOP.
3. Information regarding contractors and subcontractors performing components of
Construction Work related to the Proposal, regardless of tier and value amount, such as
information on trade craft, contractor names, estimated total work hours and estimated
total work hours performed by the Target Population for all contractors and
subcontractors.
4. Although optional, NYCEDC strongly encourages the Developer to include one or both
of the following commitments in the EOP Plan: a commitment by the Developer of
resources for training efforts or to support connections to education and training.
5. Program implementation.
42

Employment Opportunities Program Plan Template:

Developer Name: ______________________________________________________________________
Project Name: _________________________________________________________________________

The Developer must complete and submit this EOP Plan at least one-hundred and twenty (120)
days prior to the commencement of the Construction Phase.
1. Program Goal
The Developer committed to the following EOP Goal in its predevelopment agreement: ______.
The Developer acknowledges that its commitment to the above described EOP Goal includes,
among other things, a commitment to conducting outreach to members of the Target Population
according to the EOP Narrative and, where practicable, connecting interested Target Population
members to education and training opportunities. NYCEDC staff will be available to assist the
Developer in identifying Target Population candidates through a New York City agency
designated by NYCEDC in a notice to the Developer (Designated City Agency). If the
Developer will need the assistance of a Designated City Agency in the screening of candidates
from the Target Population, please indicate its intention by selecting Yes below.
Yes: ___________

No: ___________

To receive assistance, the Developer must provide NYCEDC and the Designated City Agency
with the approximate number and types of jobs that will become available and, for each job type,
a description of the basic job qualifications. The job type must specify whether it is skilled/semiskilled or unskilled. Skilled/semi-skilled jobs are any job or labor that requires special training
or education attainment (i.e., certifications, higher education degree) for its satisfactory
performance. Examples include electricians, plumbers, carpenters and HVAC workers.
Unskilled jobs are any job or labor that requires relatively little or no training or experience for
its satisfactory performance. Examples include laborers.
2. Program Liaison
Provide the contact name, number and e-mail address of a designated liaison who will be
responsible for communicating with NYCEDC and the Designated City Agency about the
Employment Opportunities Program:
Name ______________________ Contact info: _____________________________________________

43

3. Workforce Projection Table

Instructions for completing the Workforce Projection Table:
1. Please organize the contractor or subcontractors information based on their trade
craft work.
2. For contractors or subcontractors performing work in various trade crafts, please list
contractor/subcontractor name in each trade craft (if applicable to your hiring plans,
specify whether worker hours are performed by an apprentice or journey).
3. Total final three columns at the end of completed form.

Trade Craft

Example:
Laborer

Contractor or Subcontractor
List contractors and
subcontractors by Trade Craft
Contractor X

Journey

Est. Total
work hours
800

Apprentice 200

Est. Total
Target
Population
work/training
hours
100

Est. Total
Target
Population
work/training
hours %
12.5%

100

50%

Journey
Apprentice
Journey
Apprentice
Journey
Apprentice
Journey
Apprentice
TOTAL

4. Optional Provisions
NYCEDC strongly encourages the Developer to include one or both of the following
commitments in the EOP Plan:
1. Commitment by the Developer of resources for training efforts, such as making
financial investments in employee training and creating technology-based tools to:
a. promote and track workforce development efforts;
b. notify jobseekers of job opportunities; and
c. provide information and assistance to subcontractors in need of training
options for new and current employees.
2. Commitment by the Developer to support connections to education and training.
NYCEDC staff will be available to work with the Developers Program Liaison to
connect individuals interested and in need of education and training to training and
other educational programs available at Designated City Agency service provider
locations or through relationships with other accredited training providers.
44

5. Program Implementation
Please discuss how the Developer will implement the EOP Plan by responding to the following:
1. Discuss how the Developers Program Liaison will promote and track workforce
development efforts, including the completion of EOP reporting forms.
Discuss how the Developer will facilitate targeted hiring, such as arranging meetings
at which NYCEDC and the Designated City Agency staff can discuss the EOP Plan
and hiring needs.

45

APPENDIX E LIVING WAGE AND PREVAILING WAGE

REQUIREMENTS
The living wage and prevailing wage laws and regulations described below help guarantee that
City development efforts encourage the creation of jobs that provide economic opportunity and
benefit for all New Yorkers while serving as models to employers across the City.
Local Law No. 37 of 2012 added the Fair Wages for New Yorkers Act as Section 6-134 of the
New York City Administrative Code (the Living Wage Act), which was broadened when the
Mayor issued Executive Order No. 7 (the Executive Order, the obligations imposed on a
successful Respondent pursuant to the Living Wage Act and the Executive Order are collectively
referred to as the Living Wage Requirements). The Living Wage Requirements require
companies that receive at least $1 million of financial assistance (as such term is defined in the
Living Wage Act) from the City or NYCEDC to pay their employees at the project site no less
than a living wage, unless the company qualifies for an exemption under the Living Wage
Requirements. As of September 30, 2014, the living wage is equal to the sum of $11.50 per
hour (in cash) plus $1.63 per hour (in cash and/or health benefits), subject to annual inflationbased adjustments (the Commissioner of the Department of Consumer Affairs will announce the
new rates each January 1, which will go into effect on April 1 of each such year). Additionally,
other additional covered employers (as such term is defined in the Executive Order) at the
project site are required to pay their employees at the project site no less than a living wage,
unless those employers qualify for an exemption under the Living Wage Requirements. Copies
of the Living Wage Act and the Executive Order are available for download at
http://www1.nyc.gov/assets/home/downloads/pdf/executive-orders/2014/eo_7.pdf.
Local Law No. 27 of 2012 added Section 6-130 of the New York City Administrative Code (the
Prevailing Wage Law). Like the Living Wage Requirements, the Prevailing Wage Law applies
to certain companies that receive at least $1 million of financial assistance (as such term is
defined in the Prevailing Wage Law) from the City or NYCEDC for projects that are expected to
be larger than 100,000 square feet or to include more than 100 residential units, unless the
company and/or project qualifies for an exemption under the Prevailing Wage Law (a nonexempt company is referred to as a covered developer). A covered developer must ensure that
all building service employees performing building service work (as such terms are defined
in the Prevailing Wage Law) at the project location are paid no less than the prevailing
wage. The prevailing wage means the rate of wage and supplemental benefits paid to
workers in the same trade or occupation in the New York City locality, as determined annually by
the City Comptroller.
The current prevailing wage schedule is available for download at
http://comptroller.nyc.gov/general-information/prevailing-wage/.
A copy of the Prevailing Wage Law is available for download at
http://legistar.council.nyc.gov/View.ashx?M=F&ID=1951352&GUID=2FA06042-5204-4767B9CA-710367C39270.

46

APPENDIX F - DEMOGRAPHICS
The demographic data described here should be used as a point of information. Respondents are
encouraged to conduct research independently of what is provided and should note that more
recent data may be available.

Data Sources: Zip Code 10018 profile, Sources: 2013 American Community Survey 5-Year Estimates, 2000, 2010
Decennial Census, 2011 NYC Housing and Vacancy Survey, 2000 and 2012 Zip Code Business Patterns
Existing Housing Stock AMI Bands
Nei ghborhood

<30% AMI 30-50% AMI 50-80% AMI 80-100% AMI

>100% AMI

Total

Cl i nton

17%

11%

14%

7%

52%

100%

Huds on Yards -Chel s ea-Fl at Iron-Uni on Square

13%

9%

8%

7%

63%

100%

TOTAL: CB4 Approxi mate

15%

10%

11%

7%

58%

100%

Data Source: American Community Survey 5-Year Estimates, 2007 - 2011

47

APPENDIX G AFFORDABLE HOUSING REQUIREMENTS

Regulatory Agreement
At closing, the Developer will be required to execute a regulatory agreement with HPD recorded
against the property, which will govern tenant income eligibility, rents, minimum and maximum
household sizes and tenant selection procedures.
Enforcement Note and Mortgage
In the event NYCEDC and the Developer agree to a purchase and sale transaction, the
Developer, at closing, will be required to deliver an enforcement note and mortgage
(Enforcement Note and Mortgage) to HPD. The Enforcement Note and Mortgage is designed
to ensure compliance with the regulatory agreement. The Enforcement Note and Mortgage may
also contain resale and refinancing recapture provisions. The value of the Enforcement Note and
Mortgage shall equal the difference between purchase price and the appraised value of the Site.
The Enforcement Note and Mortgage will accrue interest at a fixed rate to be determined by
HPD, compounded annually. The principal and accrued interest will be due and payable at
maturity.
Design
HPD has outlined a set of design principles and guidelines to foster quality and encourage
creative approaches throughout the entire design development process (HPD Design
Guidelines). The guidelines apply to all new construction housing projects subject to HPD
review and approval. Respondents are required to follow the HPD Design Guidelines which can
be accessed here: http://www1.nyc.gov/assets/hpd/downloads/pdf/developers/new-constrguidelines.pdf
Enterprise Green Communities
Respondents are required to achieve Certification through the Enterprise Green Communities
Program, which is a comprehensive green building framework for affordable housing that
provides costeffective standards for creating healthy and energyefficient homes.
Specifically, Respondents are required to comply with the 2015 Enterprise Green Communities
Criteria Certification Overlay for NYC HPD Projects. Detailed instructions on using the HPD
Overlay can be found at
http://www.enterprisecommunity.com/servlet/servlet.FileDownload?file=00P1400000gTNDAE
A4
Please include this overlay with the Proposal.
In addition to the documentation requirements of the Green Communities Program, the
designated Developer will be required to periodically provide budgets that identify project costs
specifically related to green design, energy efficiency measures and building operations, upon
HPDs request.

48

Marketing
Marketing of the rental of affordable residential units and/or the sale of the affordable
homeownership units, if applicable, is the sole responsibility of the Developer. In carrying out
these functions, the Developer must comply with HPD-HDCs marketing requirements, which
are designed to ensure that the availability of the units is disseminated as widely and fairly as
possible. The marketing of the units will be monitored by HPD/HDC staff to ensure compliance
with these requirements.
Rent Stabilization
All rental units must be entered into the New York State rent stabilization system (Rent
Stabilization) upon initial occupancy (see www.nycrgb.org for further information). Rent
increases for affordable units will be governed by the lower of 30% of the applicable AMI or
Rent Stabilization increases. Rent increases for market rate units that are under a City tax
abatement program, in buildings of mixed affordability, will be governed by Rent Stabilization
increases.
Fair Housing
The Developer is required to comply with all applicable Federal, State, and local laws, orders,
and regulations prohibiting housing discrimination.
Loan Authority
Projects which Respondents propose to finance with HPD/HDC subsidy will be subject to statues
under which HPD and HDC are authorized to provide such loans including, but not limited to,
Article 16 of General Municipal law and Article 22 of Private Housing Finance law. Respondents
are encouraged to review these and similar statues to understand the restrictions and obligations
associated with such loans.

49

APPENDIX H MANAGEMENT EXPERIENCE

50

51

APPENDIX I - NYPD PARKING SPACES

Proposals are required to replace on site or relocate off site fifty-five (55) NYPD Parking Spaces.
Proposals should contain a detailed plan for securing use of and, if necessary, building-out the lot
for the permanent location as well as a temporary location for the duration of the construction
period (if the intent is to return the spaces back to the site within the development program). In
order to determine the impact of the parking requirements to the Proposal, Respondents are also
asked to include an alternate scenario that does not account for the replacement or relocation of
NYPD Parking Spaces.
Twenty of the fifty-five NYPD Parking Spaces (detailed in the table below) are for special
department vehicles. The NYPD Parking Spaces must be built-out in a secure parking facility
that is accessible via card (or fitted-out with closed-circuit television) 24/7 to authorized users
only (the NYPD Parking Facility or NYPD Parking Facilities). The NYPD Parking Facility
would also require extra clearance heights and may not include stackers or automation other than
for access purposes. If a public parking area is contemplated, there must be an entrance to the
parking area that is separate from the entrance to any public parking area.
The remaining thirty-five parking spaces are for sedan or SUV-sized vehicles. It is preferable
that all fifty-five parking spaces are located in one lot, however Proposals which contemplate
separate lots for the special department vehicles and the remaining vehicles will be considered.
The NYPD Parking Facilities must be located within walking distance of the Manhattan South
Task Force located at 524 West 42nd Street Manhattan, New York. In the event that no suitable
alternative location can be found, the Developer may accommodate all fifty-five NYPD Parking
Spaces on-Site within the Project.
The NYPD Parking Spaces would not generate sales or operating revenue for the Project.
The following description of the twenty special department vehicles has been provided to
NYCEDC by NYPD for the purposes of inclusion in this RFP and to inform proposals of the
specifications for the replacement and/or relocation of these vehicles.
Vehicle Type
Barrier Truck
Box Truck
Radiation Truck
Patrol Wagon
Merv's (THV)
Bus
Military Bus
Skywatch
Light Towers
Box Trailer
Rescue Boats
TOTAL

# of Vehicles
3
2
1
2
2
1
1
1
4
1
2
20 vehicles

Length
25' 5"
24' 6"
23' 2"
23' 3"
22' 20"
38'
18' 6"
24'

Width
8' 6"
8'
7'
7'
8' 4"
8'
7' 3"
8'5"

Height
12' 6"
11' 6"
8'
9'
9'
10' 8"
8' 6"
10' 6"

21' 6"
14' 2"

8'
5' 1"

9' 7"

52

APPENDIX J CONDITIONS, TERMS AND LIMITATIONS

In addition to those stated elsewhere, this RFP and any transaction resulting from this RFP are
subject to the conditions, terms and limitations stated below:
1. The Site is to be disposed of in as is condition and is to be conveyed subject to all
applicable title matters.
2. The City and NYCEDC, and their respective officers, employees, and agents, make no
representation or warranty and assume no responsibility for the accuracy of the information
set forth in this RFP, the Site File, the physical condition of the Site, the status of title thereto,
its suitability for any specific use, the absence of hazardous waste or materials, or any other
matter. All due diligence is the responsibility of the Respondent and Respondents are urged
to satisfy themselves with respect to the condition of the Site, the information contained
herein, and all limitations or other arrangements affecting the Site. NYCEDC and the City
will not be responsible for any injury or damage arising out of or occurring during any visit
to the Site.
3. The proposed development shall conform to, and be subject to, the provisions of the New
York City Zoning Resolution, all other applicable laws, regulations, and ordinances of all
Federal, State and City authorities having jurisdiction, and any applicable Urban Renewal
Plan, design guidelines or similar development limitations, as all of the foregoing may be
amended from time to time. Without limiting the foregoing, closing on a proposed
transaction shall be subject to the Citys Uniform Land Use Review Procedure (ULURP),
completion of the City Environmental Quality Review (CEQR), approval by the applicable
Community Board, compliance with Section 384(b)(4) of the New York City Charter, and
approval by NYCEDCs Board of Directors. ULURP and CEQR compliance shall be solely
at the expense of the Developer. NYCEDC will cooperate with the Developer in obtaining
necessary approvals.
4. A Respondent submitting a Proposal in response to this RFP may be rejected if it or, if the
Respondent is a business entity, any of its shareholders, officers, directors, partners or
members (Principals) is determined, in the Citys or NYCEDCs sole discretion, to be
within a category of persons or entities with whom or which the City or NYCEDC will not
generally do business. Respondent and all officers and Principals thereof will be required to
complete a background questionnaire and shall be subject to investigation by NYCEDC and
the Citys Department of Investigation. Any designation may be revoked in the Citys or
NYCEDCs sole discretion in the event any derogatory information is revealed by such
investigation.
5. NYCEDC and the City are not obligated to pay and shall not pay any costs incurred by any
Respondent at any time unless NYCEDC or the City has expressly agreed to do so in writing.
6. NYCEDC invite the participation of real estate brokers acting on behalf of and with the
authorization of identified Principals, provided that the broker arranges for the payment of its
commission or other compensation exclusively by the Developer of the Site, or portion
thereof. The submission of a Proposal will constitute the Respondent undertaking to pay any
commission or other compensation due to any broker in connection with the development of
the Site, or portion thereof, and to indemnify and hold harmless NYCEDC and the City, and
their respective officers, employees and agents from any obligation, commission or
compensation brought by any broker by reason of the Project or the development of the Site,
53

or portion thereof, and any liability, cost and/or expense incurred by NYCEDC and/or the
City as a result of any claim of commission or compensation brought by any broker by
reason of the Project or the development of the Site.
7. Only Proposals from Principals will be considered responsive. Individuals in representative,
agency or consultant status may submit proposals only under the direction of identified
Principals, where the Principals are solely responsible for paying for such services.
8. This is a Request for Proposals not a Request for Bids. NYCEDC and HPD shall be the sole
judges of each Proposals conformance with the requirements of this RFP and of the merits of
the individual Proposals. NYCEDC and HPD each reserves the right to waive, modify or
amend any terms, conditions or provisions of this RFP, with or without notice, with respect to
one or more Respondents, to negotiate with one or more of the Respondents with respect to
the Site or any portion of the Site, to negotiate and dispose of the Site on terms other than
those set forth herein (including to parties other than those responding to this RFP), to require
supplemental statements and information from any Respondents, to establish additional terms
and conditions, to require a Respondent to modify and cure its proposal if it is nonresponsive to the RFP or if it does not otherwise comply with one or more requirements of
the RFP, to request a Respondent make changes to a Proposal, to entertain modifications or
additions to selected Proposals, to withdraw the Site or portions of the Site from or add
individual parcels to this RFP, to encourage Respondents to work together, or to reject any or
all Proposals, if in NYCEDCs or HPDs judgment it is in the best interest of NYCEDC and
the City to do so. If all Proposals are rejected, this RFP may be withdrawn and the Site may
be retained, and re-offered under the same or different terms and conditions, or disposed of
by another method, such as auction or negotiated disposition. In all cases, NYCEDC and
HPD, conferring with other agencies, authorities and organizations, shall be the sole judges
of the acceptability of the Proposals. NYCEDC or the City will enforce the submission
deadline stated in the RFP at its sole discretion. The timing of the selection may differ
depending upon the degree to which further information on individual Proposals must be
obtained or due to other factors that NYCEDC may consider pertinent. All Proposals shall
become the property of NYCEDC upon submission.
9. Proposals may not be contingent on the acquisition of property not included within this RFP
or the determination of a separate and distinct request for proposal process by another City or
State agency.
10. Neither NYCEDC nor the City are obligated to pay, nor shall in fact pay, any costs or losses
incurred by any Respondent at any time, including the cost of responding to the RFP or
negotiating legal agreements.
11. All terms in this RFP related to the permitted use and bulk of the Site shall be as defined in
the New York City Zoning Resolution and any applicable Urban Renewal Plan, design
guidelines, or similar development limitations and controls. Where any conflict arises in such
terms, the most restrictive shall prevail.
12. Except as specifically provided herein, the Developer will pay all taxes payable with respect
to the project, including transfer and mortgage recording taxes. Developer will be required to
pay the New York City Real Property Transfer Tax and New York State Real Estate Transfer
Tax, notwithstanding any exemption on account of the Citys or NYCEDCs involvement in
the transaction.

54

13. This transaction will be structured as a net deal to NYCEDC, with the Developer being
responsible for all fees relating to the project and all costs incurred by NYCEDC including,
but not limited to, costs for outside legal counsel, if any, studies, and outside consultants.
14. All Proposals and other materials submitted to NYCEDC or HPD in response to this RFP
may be disclosed in accordance with the standards specified in the Freedom of Information
Law, Article 6 of the Public Officers Law (FOIL). The entity submitting a Proposal may
provide in writing, at the time of submission a detailed description of the specific information
contained in its submission, which it has determined is a trade secret and which, if disclosed,
would substantially harm such entitys competitive position. This characterization shall not
be determinative, but will be considered by NYCEDC and HPD when evaluating the
applicability of any exemptions in response to a FOIL request.
15. In furtherance of NYCEDCs mission of economic development, NYCEDC-led dispositions
will be subject to NYCEDCs standard provisions for similar transactions. The lease or
contract of sale, as applicable conveying the Site, or portion thereof, to the Developer(s) shall
contain redevelopment obligations as well as restrictions on use and transfer of the Site.
Failure to comply with these restrictions will result in a right by NYCEDC or the City to
terminate the lease and Developers tenancy at the Site or, in the case of a contract of sale, to
re-enter and re-acquire the Site, or portion thereof, for no consideration, as the case may be.
16. The Developer will be required to deliver evidence to NYCEDC of the creation of
employment opportunities at the Site for the first eight (8) years after the closing of the
Project. The Developer must also agree in good faith to consider any proposals made by the
City or City-related entities with regard to jobs Developer is seeking to fill and to provide the
City with the opportunity to make job referrals and create a training program for City
residents. Developer will be required to cause commercial tenants to agree to these
provisions at the time it enters into leases with such tenants.
17. Upon review of the Site File, Respondents, and their representatives and agents and
consultants, shall treat their Proposals and all information obtained from the Site File or
otherwise obtained from NYCEDC or the City in connection with this RFP (the
Confidential Information) confidentially, and shall not discuss, publish, divulge, disclose or
allow to be disclosed the Confidential Information to the press or other media, without
NYCEDCs prior written approval. In addition, upon submission of a Proposal to this RFP,
Respondents, and their representatives and agents and consultants shall not discuss, publish,
divulge, disclose or allow to be disclosed the Confidential Information to any other
Respondents or any other person, firm or entity, including press or other media, without
NYCEDCs prior written approval. If either provision is breached by a Respondent,
NYCEDC may disqualify that Respondent from the RFP as non-compliant and seek any
other remedy available at law or in equity, including but not limited to injunctive relief and/or
damages.
18. All determinations as to the completeness or compliance of any Proposals, or as to the
eligibility or qualification of any Respondent, will be within the sole discretion of NYCEDC
and HPD.
19. NYCEDC are dedicated to furthering the participation of minority and women-owned
businesses. All Respondents are urged to include in their proposals methods for facilitating
the participation in the project of businesses that have been certified by the New York City
Department of Small Business Services (DSBS) as being women-owned or minorityowned. Businesses that have been certified as being women- or minority-owned by the Port
55

Authority of New York and New Jersey may be eligible to receive expedited certification
from DSBS after completing the DSBS Expedited Certification Affidavit, which may be
obtained by calling DSBS at (212) 513-6311.
20. The Developer may be required to seek design approval from the Public Design Commission
(PDC) for projects developed pursuant to lease transactions. In the event that PDC
approval is required, preliminary approval from PDC, at a minimum, will be required prior to
closing.
21. The City and NYCEDC may, at its discretion, contribute funds to development projects
and/or permit the Developer to apply for discretionary tax abatements in order to further
Project Goals or effectuate policy goals regardless of the requirements of Respondents
submissions.

56

APPENDIX K NYCEDC STATEMENT OF AGREEMENT

(On company letterhead)
Date:
New York City Economic Development Corporation
110 William Street, 6th Floor
New York, NY 10038
Attn: Maryann Catalano, Senior Vice President
Dear Ms. Catalano:
This letter hereby certifies that [Respondent] has read this RFP and the Appendices fully and
agrees to the terms and conditions set forth in this RFP and Appendices.
Sincerely,
Respondent
Respondent Title [must be authorized principal or officer of the respondent]

57

APPENDIX L DOING BUSINESS DATA FORM

NEW YORK CITY ECONOMIC DEVELOPMENT CORPORATION
REQUEST FOR PROPOSALS FORMER SLAUGHTERHOUSE
SITE REDEVELOPMENT
PROJECT CODE NO. 6030
The Respondent shall complete and submit a Doing Business Data Form which can be found
at www.nycedc.com in the following section:
Resource/Vendor Resources
The text of said section provides as follows
Doing Business Accountability Project
Doing Business Accountability Project Forms
Local Law 34 of 2007 (LL 34) requires the creation of a database containing information about
entities that do business with the City as defined by the law, and principal officers, owners and
senior managers of these entities. This information will be collected on Doing Business Data
Forms that are distributed, collected and reviewed by agencies, and forwarded to the Doing
Business Accountability Project (DBAP) at MOCS for processing. Collected data will be used to
identify entities and people who are subject to LL 34s limitations on campaign contributions in
municipal elections.

If you have any questions or concerns, please contact the Doing Business Accountability Project
at 212-788-8104 or DoingBusiness@cityhall.nyc.gov.
Doing Business Form
Doing Business Form-Real Property
Q&A General
Q&A Real Property

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