11-24 JACKSON AVENUE

Request for Proposals

Queens

RELEASE DATE
January 23, 2017

INFORMATION SESSION
February 13, 2017

SUBMISSION DEADLINE
April 21, 2017

www.edc.nyc

Tableof Contents
EXECUTIVESUMMARY..................................................................................................................................5
SITEBACKGROUND.......................................................................................................................................6
Neighborhood&ImmediateVicinity....................................................................................................6
SiteDescription.....................................................................................................................................8
Zoning&LandUse................................................................................................................................8
Transportation&Access.......................................................................................................................9
DEVELOPMENTPROGRAM.........................................................................................................................11
Housing...............................................................................................................................................11
Commercial.........................................................................................................................................11
CommunityFacilityandPublicSpace.................................................................................................11
FINANCING..................................................................................................................................................12
RealPropertyTaxes............................................................................................................................12
AffordableRealEstateforArtists.......................................................................................................12
APPROVALPROCESS...................................................................................................................................13
CityEnvironmentalQualityReview(CEQR).....................................................................................13
UniformLandUseReviewProcedure(ULURP)...............................................................................13
BusinessTermsApproval:CityCharterSection384(b)(4)..................................................................13
NYCEDCand/orNewYorkLandDevelopmentCorporation(NYCLDC)BoardApproval.................13
PublicDesignCommission(PDC).....................................................................................................13
MTAApprovals....................................................................................................................................14
LIRRandNewYorkCityTransitDesignReview..................................................................................14
NewYorkStateDepartmentofTransportation(NYSDOT)Approvals.............................................14
TECHNICALCONSIDERATIONS....................................................................................................................15
LIRROperations...................................................................................................................................15
EnvironmentalConditionsandRemedialActivities............................................................................15
IndemnificationandInsurance...........................................................................................................16
PROPOSALREQUIREMENTS........................................................................................................................17
ProjectDescription..............................................................................................................................17
RespondentDescription......................................................................................................................17
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Consideration......................................................................................................................................18
ProjectFinancialInformation..............................................................................................................18
SitePlan&ArchitecturalDesign.........................................................................................................19
SustainableDevelopment&ActiveDesign.........................................................................................19
ZoningCalculation...............................................................................................................................20
Schedule..............................................................................................................................................20
HiringandWorkforcePrograms.........................................................................................................20
LocalLaw34........................................................................................................................................22
StatementofAgreement....................................................................................................................23
SELECTIONCRITERIA...................................................................................................................................23
CompletenessandQualityofOverallProposal..................................................................................23
ProgramandDesign............................................................................................................................23
FinancialandScheduleFeasibility.......................................................................................................23
HiringandWorkforcePrograms.........................................................................................................24
RespondentQualificationsandExperience........................................................................................24
EconomicImpact.................................................................................................................................24
DISPOSITIONPROCESS................................................................................................................................25
PostSelectionNegotiationandContracting.......................................................................................25
AdditionalDispositionTerms..............................................................................................................26
DUEDILIGENCE...........................................................................................................................................27
SiteFile................................................................................................................................................27
Inquiries&Submission........................................................................................................................28
RFP&SiteInformationMeeting.........................................................................................................28
SiteVisit..............................................................................................................................................28
ResponseSubmissionDate.................................................................................................................28
RFPAddenda.......................................................................................................................................29
RFPTimeline........................................................................................................................................29
APPENDIX1ASITELOCATIONMAP..........................................................................................................30
APPENDIX1BSITELAYOUTMAP..............................................................................................................31
APPENDIX21966AIRRIGHTSINDENTURE..............................................................................................32
APPENDIX3ZONINGMAP.......................................................................................................................43
3

APPENDIX4LANDUSEMAP....................................................................................................................44
APPENDIX5LONGISLANDCITYCORENEIGHBORHOODPLANNINGSTUDYMAP..................................45
APPENDIX6TRANSPORTATIONMAP......................................................................................................46
APPENDIX7LIRRPERFORMANCESPECIFICATIONS.................................................................................47
APPENDIX8MTALIRRINSURANCEREQUIREMENTS..............................................................................52
APPENDIX9PROPOSALCONTENTS.........................................................................................................65
APPENDIX10M/WBEPLAN.....................................................................................................................66
APPENDIX11HireNYC:DEVELOPMENTPROGRAM.................................................................................69
APPENDIX12HireNYC:PERMANENTPROGRAM.....................................................................................72
APPENDIX13LIVINGWAGEANDPREVAILINGWAGEREQUIREMENTS..................................................79
APPENDIX14DOINGBUSINESSDATAFORM...........................................................................................80
APPENDIX15NYCEDCSTATEMENTOFAGREEMENT..............................................................................81
APPENDIX16CONDITIONS,TERMSANDLIMITATIONS...........................................................................82

EXECUTIVE SUMMARY
NewYorkCityEconomicDevelopmentCorporation(NYCEDC)andtheMetropolitanTransportation
Authority(theMTA)arepleasedtoreleasethisRequestforProposals(RFP)forthepurchaseand
developmentofasitewithanapproximately58,222squarefootfootprintlocatedat1124Jackson
AvenueinthethrivingneighborhoodofLongIslandCityinQueens,NewYork(theSite,asfurther
definedintheSiteDescription,below).
TheSitepresentsasignificantopportunitytodevelopamixeduseproject(Project)inoneofNewYork
Citysfastestgrowingneighborhoods.1Residents,businesses,andvisitorsalikearedrawntoLongIsland
Cityscentrallocation,convenienttransitandvehicularaccess,andproximitytomajorculturaland
educationalinstitutions.Theneighborhoodboastsaflourishingdiningscene,aboomingartscene,and
lushriverfrontparkswithplaygrounds.
AcompetitiveresponsetothisRFPmustdescribeaplantoaccomplishthefollowinggoals(theProject
Goals):

Createavibrantmixeduse,mixedincomeprogram(DevelopmentProgram)thatstrengthens
andrevitalizestheurbancontextoftheSite,including:
o AmixedincomehousingprogramthatcontributestotheCitysgoaloffostering
economicallydiverseneighborhoods;
o Commercialspacetoservearapidlygrowingneighborhoodpopulation;and
o Publiclyaccessibleopenspaceandcommunityfacilityamenities;
ResponsiblydeveloptheProjectbydeliveringonacomprehensivehiringandwageprogramthat
supportscommunities,helpscreatejobopportunities,andcreatesemploymentopportunities
forlowincomepersons,enablingthemtoparticipateinNewYorkCityseconomicgrowth;
Incorporatedesignexcellenceinthesiteplanandbuildingdesignstoencourageactivestreet
life,sustainableandresilientdesignandenergyperformance,thrivingretailandcreative
integrationoftheProjectintothelocalcontext;
ExecuteafinanciallyfeasibledevelopmentthatensuresProjectGoalsaremet;
ProtectcurrentandfuturerailroadoperationsofMTAandLongIslandRailroad(LIRR);and
GeneratefinancialreturnstotheCityandMTA.

TheSiteislocatedwithinaM15/R7Xzoningdistrict,thoughitisanticipatedthattheProjectwillrequire
rezoningandotherlanduseactionstoachievetheProjectGoals.
EachpartysubmittingaproposalinresponsetothisRFP(Proposal)isreferredtohereinasa
Respondent.TheRespondentthatisultimatelyselectedfortheProjectthroughthisRFPprocessis
referredtohereinastheDesignatedDeveloper.ProposalsaredueonApril21,2017.

LongIslandCityPartnership.LongIslandCityAGreatPlacetoDoBusiness.
http://www.licpartnership.org/economicdevelopment

SITE BACKGROUND
Neighborhood&ImmediateVicinity
TheSiteislocatedinLongIslandCity,Queens.Historically,LongIslandCitywasahubforindustrial
manufacturing,warehousing,anddistribution,supportedbyawaterfrontlocationthatfacilitated
transportationlogistics.Reflectiveoftheareasindustrialnature,theurbanlandscapewasprimarily
comprisedoflowscalewarehousesandfactorybuildingswithsomelowscaleresidencesinterspersed.
Bythe1970s,manufacturingactivityhadsignificantlydecreasedinthisportionofLongIslandCity.
Aseriesofrezoningactions,describedbelow,sparkednumerousresidential,commercial,andoffice
developmentswithintheneighborhood.Asaresult,todayLongIslandCityhasastrongandsteadily
growingresidentialpopulation,aburgeoningbaseofbusinessactivity,andsignificantanchor
institutions.DrivenbyproximitytoManhattan,avarietyoftransportationoptions,andcompetitive
rents,theneighborhoodspopulationhasgrownbymorethan25%since2000,addingmorethan
20,000residents.2WithinfiveblocksoftheSitealone,projectsunderwayat2224,2222,and2212
JacksonAvenuewilladdapproximately1,500morehousingunits.
Thelocalbusinessenvironmentisvibrant,consistingofover6,300businessesand93,000workers
acrossawiderangeofsectors,includinglightindustrial,technology,andcreativearts.LongIslandCitys
businessenvironmentisanchoredbylargecompanies(e.g.,JetBlue)andeducationalandcultural
institutions(e.g.,thefutureCornellTechCampusonnearbyRooseveltIsland,CUNYSchoolofLaw,
LaGuardiaCommunityCollege,andover29culturalandartsinstitutions,includingMoMAPS1,the
MuseumoftheMovingImage,andtheSculptureCenter,aswellasavarietyofpublicandprivateart
galleries).3
TheSiteoffersamixofattractivefeatures,including:

Rareopportunityforalargescaledevelopmentinthisarea;
Strongresidentialmarket;
Burgeoningretailmarketrespondingtotheneighborhoodsresidentialgrowth;
Approximately130feetoffrontagealongJacksonAvenue,agrowing,mixedusecorridorwith
considerablepedestrianandvehiculartraffic;
Excellenttransportationaccesswithinoneblock,includingsubway,LIRR,andmultiplebusstops;
Convenientvehicularaccesstootherboroughs;
AdjacencytosimilarlyattractivemixeduseneighborhoodssuchasCourtSquare,Williamsburg,
andGreenpoint;

https://commercialobserver.com/2015/04/thelonggamelongislandcitygotahugeinfluxofresidentsinthe
lastfewyearsnowcommercialtenantsarecalling/
3

http://www.licpartnership.org/economicdevelopment

ProximitytonewlybuiltHuntersPointSouthandGantryPlazaStateparks;and
Proximitytoculturalandhighereducationinstitutions.

Formoredetailsonthelocation,seeSiteLocationMapprovidedinAppendix1AandtheSiteLayout
MapprovidedinAppendix1BofthisRFP.

ViewfromtheroofofHuntersPointPlaza,adjacenttoSite

MoMAPS1,threeblockseastofSite

Sidewalkdining,oneblockwestofSite


SiteDescription
Onoraround1860,theFlushingandNorthSideRailRoadCompanyacquiredlandforitsoperations,
whichincludedthetractoflandthatiscurrentlyidentifiedasBlock61,Lots5and6ontheTaxMapfor
theBoroughofQueens,andalsoknownas1124JacksonAvenue(theLand).In1876,theFlushingand
NorthSideRailRoadmergedwithLIRR,andtheLandwassubsequentlyusedaspartofLIRRsNorth
ShoreFreightBranch.
In1966,LIRRsoldtoDelbayCorporation,aprivateentity,anairspaceparcel(theAirSpaceParcel)at
andabovealimitingplanesetatanelevationof22feetabovetheexistingtopofraillocatedonthe
Land(theLimitingPlane),alongwithcertainrightsandobligations,includingtherighttoplaceand
maintaincolumnsonandabovetheLand.OnDecember22,1975,theCityacquiredtheAirSpaceParcel
throughataxlienforeclosureaction.TheAirSpaceParcelisidentifiedasBlock61,Lots9005and9006
ontheTaxMapoftheBoroughofQueens.Formoredetails,pleaserefertothe1966AirRights
IndentureincludedinAppendix2ofthisRFP.
LIRRretaineditsinterestintheLandfromthegroundleveltotheLimitingPlane(theLIRRParcel)and
transferredthatinterestintheLIRRParceltotheMTAin1987.Today,theLIRRParcelisutilizedforthe
storageandservicingofLIRRtraincars.
TheLandisborderedbyJacksonAvenuetothewest,21stStreettotheeast,and49thAvenuetothe
south.AsmallportionofLIRRParcelremainsunimprovedwhiletheremainderofLIRRParcelis
improvedwithrailtrackslocatedapproximately15feetormorebelowstreetgrade.
NYCEDC,incooperationwiththeCity,anticipatesdisposingofthefeeinterestintheAirSpaceParcelto
theDesignatedDeveloper.SubjecttotheapprovalofLIRR,andinaccordancewiththe1966AirRights
Indenture,MTAwillgranteasementsforfootings,foundations,andcolumnsonorthroughtheLIRR
Parcel(theEasements).Inaddition,MTAmaybewillingtodisposeofairrightswithintheLIRRParcel
belowtheLimitingPlane(OptionalAirSpace),ifthatairspaceisrequiredfortheProjectandLIRR
determinesthatsuchdispositionwouldnotadverselyaffectitsoperations.TheLIRRParcel,excluding
theOptionalAirSpace,ifany,isreferredtohereinastheLIRROperationsParcel.TheSiteconsistsof
theAirSpaceParcelandEasements,togetherwiththeOptionalAirSpace,ifthelatterisincludedinthe
disposition.
NYCEDC,theCity,andMTAreservetherighttonegotiatealternatestructuresforthedispositionsof
someorallportionsoftheSite.
Zoning&LandUse
LongIslandCityhasundergoneaseriesofrecentrezoningstoanticipateandreflectthechanging
characteroftheneighborhood:a2001rezoningforaSpecialLongIslandCityMixedUseDistrict(seethe
ZoningMapincludedinAppendix3,andtheLandUseMapincludedinAppendix4ofthisRFP);a2004
8

HuntersPointSubdistrictrezoning;anda2008DutchKillsrezoning,whichallowedfordenser,mixed
usedevelopment.TheNewYorkCityDepartmentofCityPlanning(DCP)iscurrentlyconductingaLong
IslandCityCoreNeighborhoodPlanningStudytoassesstheneighborhoodscapacityforadditional
housingdevelopmentthatwouldbeaffordabletohouseholdswithabroadrangeofincomes,aswellas
tosupportthemixedusecharacteroftheareabycreatingopportunitiesfornewbusinessesandjobsto
grow.AsofthetimeofthisRFP,theSiteisnotlocatedwithinthisinitiativesstudyarea(seeLongIsland
CityCoreNeighborhoodStudyMapincludedinAppendix5ofthisRFP).
TheSiteiscurrentlyzonedM15/R7X,whichallowsforamanufacturingorresidentialfloorarearatio
(FAR)of5.0andamaximumbuildingheightof125feet.UndertheexistingprovisionsoftheNewYork
CityZoningResolution(ZoningResolution),nodevelopmentoverorwithinarailroadortransitair
spacethatisunrelatedtorailfacilityusesispermittedasofright.Anownermustobtainapprovalfrom
theCityinordertoutilizetheSite,whichmayincludeobtainingaspecialpermitunderSection74681of
theZoningResolutionandconstructingapermanentplatformtounlockdevelopmentrights.

NYCEDCandMTAwelcomeProposalsthatcallforrezoningforadditionaldensityanddevelopmentof
theSiteinamannerthatisharmoniouswiththesurroundingdevelopmentprojectsintheneighborhood
orconsistentwithproposedrezoningofsurroundingsites.
EachProposalshouldincludeapreliminaryzoninganalysisthatdemonstratescompliancewithall
relevantsectionsoftheZoningResolution.ForanyportionsofaProposalthatdonotcomplywith
existingzoning,theRespondentmustdetailthemechanisms(e.g.,waivers,variances,specialpermits,
zoningtextormapchanges)throughwhichtheProposalcanbeachievedinitsproposedformaswellas
justificationforwhysuchmechanismsarerequired.
Respondentsshouldnotethattherelevantzoninginformationcontainedhereinisintendedfor
informationalpurposesonly,andshouldnotbereliedonorconstruedasofficialzoningdataoranalysis.
IntheplanninganddevelopmentofanyProposalsfortheSite,Respondentsshouldconsultthetextset
forthintheZoningResolution.AdditionalinformationonzoningmaybefoundonDCPswebsiteat:
http://www.nyc.gov/html/dcp/html/subcats/zoning.shtml.
Transportation&Access
TheSitehasconvenientvehicularaccesstootherboroughs,includingalessthan2.5miledriveto
MidtownManhattan(viatheQueensMidtownTunnelortheEdKochQueensboroBridge)andtothe
rapidlydevelopingNorthWilliamsburgandGreenpointwaterfrontsandBrooklynTechTriangle.
TheSiteislocatedwithinwalkingdistancefrommultiplesubwayandtrainstations(seethe
TransportationMapincludedinAppendix6ofthisRFP),including:

VernonBoulevardJacksonAvenueStation(subway,7line)
HuntersPointAvenueStation(subway,7line)
21stStreetStation(subway,Gline)
9

HunterspointAvenueStation(LIRR)

TheSiteisalsoconvenientlylocatednearbusstops,including:

JacksonAvenueand48thAvenue(B32,B62,Q67);
VernonBoulevardand49thStreet(Q103);and
44thDriveand21stStreet(Q69).

TheEastRiverFerrydocksattheHuntersPointSouthstation,whichislessthanamilewalkfromthe
Site.Theferryrunsevery20to30minutesonweekdaysandcosts$4perride.OncetheCitywideFerry
Serviceislaunchedin2017,theferrywillservemoreroutesandisexpectedtocost$2.75perride.
TheSiteisalsowithinwalkingdistancefromfourCitiBikelocations.Theselocationshaveproventobe
highlyvaluedbyresidentsoftheneighborhood,andlocaldevelopershavebeguntopartnerwith
CitiBiketoprovidedockinglocationsattheirpropertiesasbuildingamenities.4Adjacentbikelanes
connecttheSitetoAstoria,RooseveltIsland,SunnysideGardens,Greenpoint,Williamsburg,and
beyond.

WallStreetJournal.CitiBikeStations:LandlordsLatestTenantPerk.http://www.wsj.com/articles/citibike
stationslandlordslatesttenantperk1444002742.

10

DEVELOPMENT PROGRAM
NYCEDCandtheMTAseekProposalsthatenhancethediversityandqualityoflifeinthisneighborhood.
TheProjectisenvisionedtoincluderesidential,retail,communityfacilityandopenspacecomponents.
Respondentsareexpectedtoreviewbothcurrentandfuturelocalmarketneedsandcommunitydesires
inordertocraftaresponsiveprogram.
Housing
Proposals should include a housing program that complies with Mandatory Inclusionary Housing
requirementssetforthintheZoningResolution.Respondentsareencouragedtoconductresearchand
review the neighborhoods demographic composition, housing stock, tenure profiles, and other
characteristicsofthecommunityinwhichtheSiteislocatedandproposeaMIHoptionthatrespondsto
theneighborhoodsneeds.
Commercial
RetailusesareanintegralpartofanycompleteCityneighborhood,andthegrowthofLongIslandCitys
residentialsectorhashelpedtocreategrowingdemandforlocalretail.Respondentsareencouragedto
leverage synergies with the multiple nearby residential developments and the proximity of the 7 line
andGlinesubwaystopstocreativelyincorporateretailintotheirProposals.
Arobustgroundfloorretailpresence wouldfulfillthevisionofcreatingvibrantstreetfrontagethatis
integraltoqualityCityneighborhoods.Respondentsmightalsoconsideracommercialprogramonthe
upperfloorsoftheproposeddevelopmenttoaddressanygradechangesandtofacilitateaconnection
betweenJacksonAvenueand21stStreetforthelocalcommunity.
CommunityFacilityandPublicSpace
Community facilities that are focused on education, active living, health, or arts and culture are of
interesttotheCitysgoalofcreatingcompleteCityneighborhoods.Respondentsshouldconsiderboth
localcommunityneedsaswellasCitywidedemographic trends intheirProposalsforanycommunity
facilities.
Publiclyaccessibleopenspaceisalsostronglyencouraged.DuetotheconstraintsoftheSite,Proposals
mayincludecreativeopenspaceconceptsthatmightleverageroofspaceand/orthegradechange
betweenJacksonAvenueand21stStreetwhilealsoencouragingaccessibilityfromstreetgrade.

11

FINANCING
ItistheresponsibilityoftheDesignatedDevelopertoobtainconstructionandpermanentfinancingin
amountsconsistentwithitsProposal.
RealPropertyTaxes
TheSitewillbesubjecttoNewYorkCityRealPropertyTaxesandcharges.
Thefollowingtaxexemptionsmaybeavailableforeligibleprojectsbasedonlocation,propertyuse,
and/orrequirementsforaffordablehousing:Sections420cand420aoftheNewYorkStateReal
PropertyTaxLaw,andArticleXIoftheNewYorkPrivateHousingFinanceLaw(orsimilarabatementsas
maybeavailableatthetimeofsubmission).HPDwillultimatelydeterminetheProjectseligibilityand
approveapplicationsforaffordablehousingtaxexemptionsandabatements.
ProposalsthatareeligiblemayalsoconsidertheIndustrialandCommercialAbatementProgram(ICAP),
whichprovidesabatementsforpropertytaxesforperiodsofupto25years.Tobeeligible,industrialand
commercialbuildingsmustbebuilt,modernized,expanded,orotherwisephysicallyimproved.
Otherasofrightabatementsand/orexemptionsmayapplybasedonaRespondentsProposal.
RespondentsshouldindicateintheirProposalsthetaxexemptionandabatementprogram(s)forwhich
theProjectwillapply,ifany.ItistheresponsibilityoftheDesignatedDevelopertoapplyforandmeet
therequirementsofthespecifictaxbenefitprogram(s).NYCEDCandtheMTAmakenorepresentations
orwarrantiesastothecontinuedavailabilityofthesebenefitsorastotheProjectseligibilitytoreceive
thesebenefits.
AffordableRealEstateforArtists
TohelplowincomeartiststhriveinNewYorkCity,theCitywillworkwithdevelopers,culturalpartners,
housingagencies,andthephilanthropiccommunitytocreate1,500affordablelive/workhousingunits
forartistsand500belowmarketworkspacesfortheculturalcommunity.Citysupportforthisinitiative
willinclude$30millionfromtheDepartmentofCulturalAffairsoverthenextdecadeandtheconversion
ofCityownedassetsforselectprojects.RespondentsarepermittedtorequestCityCapitalfundingto
supportanyculturalspaceincludedasaprogrammaticcomponentwithintheProject,ifapplicable.

12

APPROVAL PROCESS
ThedispositionoftheSitefortheProjectisexpectedtobesubjecttocertainotherapprovalsincluding,
butnotlimitedto,thefollowing:
CityEnvironmentalQualityReview(CEQR)
TheProjectwillrequireenvironmentalreviewundertheNewYorkCityEnvironmentalQualityReview
Act(CEQR).TheDesignatedDeveloperwillberesponsibleforconductingenvironmentalduediligence
andpreparinganynecessarydocuments.ANYCEDCplannerwillassisttheDesignatedDeveloperandits
consultantsincomplyingwithapplicableenvironmentalreviewprocedures.
UniformLandUseReviewProcedure(ULURP)
ThedispositionissubjecttotheNewYorkCityCharters(Sections197cand197d)ULURPprovisions.
TheDesignatedDeveloperwillberesponsibleforthepreparationof,andallcostsassociatedwith,the
ULURPapplication.
BusinessTermsApproval:CityCharterSection384(b)(4)
Following ULURP, City Charter Section 384(b)(4) provides the public an opportunity to review the
business terms of the transaction between the City and the Designated Developer. It is expected that
the Designated Developer will be required to complete the 384(b)(4) process, which includes Queens
CommunityBoard#2review,QueensBoroughBoardapproval,andMayoralauthorization.Itispossible
thattheDesignatedDevelopermayneedtocompleteanalternateprocess,suchasUrbanDevelopment
ActionAreaProject(UDAAP).
NYCEDCand/orNewYorkLandDevelopmentCorporation(NYCLDC)BoardApproval
ThetransactionwillalsobesubjecttoreviewandapprovalbytheNYCEDCRealEstateCommittee,the
NYCEDCBoardofDirectors,and/orNYCLDCBoardofDirectors.

CompliancewiththerequirementsofthePublicAuthoritiesLawisrequired.
PublicDesignCommission(PDC)
As discussed below under Proposal Requirements, NYCEDC and MTA reserve the right to negotiate a
lease of the Site instead of a sale. If the parties agree to pursue a lease structure, then Designated
DeveloperwillberequiredtoseekdesignapprovalfromPDC.IntheeventthatPDCapprovalisrequired,
preliminaryapprovalfromPDC,ataminimum,willberequiredpriortoclosing.

13

MTAApprovals
ThedispositionofanyofMTAsorLIRRspropertyinterestsintheOptionalAirSpace,ifany,and/or
grantingofeasementstotheDesignatedDeveloperbeyondthoseEasementsalreadyapprovedor
conveyedpursuanttothe1966AirRightsIndenture,willbesubjecttoSEQRAreviewandMTABoard
approval.
LIRRandNewYorkCityTransitDesignReview
The Designated Developer must submit all plans and specifications for the platform and structures
below the platform to LIRR, and must receive written approval from LIRR of such plans prior to
commencingwork.OnceLIRRhasapprovedtheplansandspecifications,theycannotbechangedinany
mannerthataffectsLIRRoperationswithoutLIRRswrittenauthorization.

Inaddition,duetotheSitesproximitytotheGtraintunnel,designreviewandapprovalbyNewYork
City Transit will be required by the New York City Department of Buildings prior to the issuance of a
buildingpermit.
NewYorkStateDepartmentofTransportation(NYSDOT)Approvals
IfOptionalAirSpaceisrequiredfortheDevelopmentProgramandconsideredforinclusionintheSite,
andLIRRdeterminesthatOptionalAirSpaceisnotneededfortheoperationoftherailswithintheLIRR
ParcelanddispositionofsuchairspacedoesnotadverselyaffectLIRRoperations,thenLIRRcanformally
petition NYSDOT for a waiver of the 22 foot rail height clearance requirement to a lower height as
agreedtobyLIRR,pursuanttotheapplicableNewYorkStateRailroadLaw.
Ifawaiverisgranted,theDesignatedDeveloperwillberesponsibleforapportioningthenewairrights
lots.

14

TECHNICAL CONSIDERATIONS
LIRROperations
Startingin2017,LIRRexpectstobeginreceivingandcommissioningnewEastSideAccesstrains(amajor
MTAcapitalinvestmentprojectthatwillbringLIRRserviceintoGrandCentralTerminalontheeastside
ofmidtownManhattan),whichwillrequireperiodicuseoftheLIRROperationsParcel.Theacceptance
andcommissioningofnewtrainsisexpectedtointensifyin2019andcontinuethrough2022,requiring
regularuseoftheLIRROperationsParcelandcoordinationwithanydevelopmentprojectoccurringat
theSite.FullrevenueserviceforEastSideAccessiscurrentlyscheduledtocommencein2022,atwhich
pointtheLIRROperationsParcelwillbeinconstantuse.
EachRespondentsProposalmustthereforeassumeregularcoordinationwithLIRRandadevelopment
schedulethatprovidesforLIRRsanticipatedusethrough2019andbeyond.Respondentsare
encouragedtoincludedevelopmentplansintheirProposalsthatminimizenegativeimpactstothe
currentrailinfrastructureandtheLIRRsfutureoperationsattheSite.TheProjectmustalsomeet,ata
minimum,theLIRRPerformanceSpecificationsprovidedinAppendix7ofthisRFPtoensurethatthe
agencysoperationsarenotadverselyimpactedduringandafterconstructionoftheDesignated
DevelopersProject.
RespondentsshouldassumethatMTAgrantstheEasementsforfootings,foundationsandcolumnsinto
theLIRROperationsParcel,andRespondentsshallacceptresponsibilityforallcostsrelatedto
developmentoftheSite,including,butnotlimitedto,anyrequiredconstructionandmaintenanceof
footings,foundations,columnsandtheplatformovertheLIRROperationsParcel.
TheDesignatedDeveloperwillalsoberequiredtoconstructjoistsorequivalentlinkstoconnectthe
platformtotheJacksonAvenueand21stStreetbridges.TheDesignatedDeveloperwillberequiredto
maintainthesejoistsinperpetuityundertheoversightoftheNewYorkCityDepartmentof
Transportation.
EnvironmentalConditionsandRemedialActivities
ThegroundwaterbeneaththesurfaceoftheLandiscontaminatedwithchlorinatedsolvents.Although
theextentofthecontaminationhasyettobedetermined,LIRRhasenteredintoavoluntarycleanup
agreementwiththeNewYorkStateDepartmentofEnvironmentalConservation(theDEC)to
remediatethiscontamination(VCANo.V00733).InaccordancewiththetermsofitsVoluntaryCleanUp
Agreement,LIRRisassumingresponsibilityforfundingandperformingtheremediationassociatedwith
thiscontamination.
AspartoftheVoluntaryCleanUpAgreement,LIRRiscurrentlyperformingenvironmentalinvestigations
oftheLIRRTracksandsurroundingarea.Onceinvestigationsarecompleted,LIRR,inconjunctionwith
DEC,willdeterminetheappropriateremedialaction.Anyconstructionactivitiesassociatedwiththe
Projectwillhavetoaccommodatethisremediationwork.
15

TheDesignatedDeveloperwillberequiredtotaketheSiteinasiscondition,toassumetheobligation
toremediateanyapplicableenvironmentalcontaminationbeyondthatalreadyidentifiedbyLIRRand
detailedabove,toindemnifyMTA,LIRR,NYCEDC,NYCLDCandtheCityforanyclaimsthatmaybemade
againsttheminthefuture,andtoreleaseMTA,LIRR,NYCEDC,NYCLDCandtheCityfromanyclaimsthat
DesignatedDevelopermayhaveinthefuturearisingoutoftheconditionoftheSite.
IndemnificationandInsurance
TheDesignatedDeveloperwillberequiredtoatalltimesdefend,indemnify,protectandsaveharmless
MTA,LIRR,theCity,NYCEDC,andNYCLDC(IndemnifiedParties)fromoragainstallcostandexpense
resultingfromanyandalllosses,damages,detriments,suits,claims,costs,andchargeswhich
IndemnifiedPartiesmaydirectlyorindirectlysufferorsustainbyreasonoforoccurringonaccountof
theconstruction,removaloutoftheirexistenceoroperation,maintenance,repair,orimprovementof
theplatformandresultingoverbuildstructures,whetherornotduetothenegligence,fault,ordefault
oftheIndemnifiedParties,itsagents,servantsoremployees,orofcontractorsorsubcontractors,their
agents,servants,oremployees.
TheIndemnifiedPartieswillrequiretheDesignatedDevelopertocarryinsurancepoliciesofthetypeand
limitsspecifiedintheMTALIRRInsuranceRequirementsincludedinAppendix8ofthisRFP.
MaintenanceReserve
TheDesignatedDeveloperwillbeexpectedtoenterintoanagreementwithLIRRcoveringthe
constructionandpostcompletionmaintenanceofanyimprovementsnotrelatedtoLIRROperationsor
nonLIRRimprovementsconstructedover,across,through,orwithintheLIRROperationsParcel,
includingbutnotlimitedtotheplatformandrelatedstructuralsupports.Thisagreementwillalso
requiretheDesignatedDevelopertofundamaintenancereserveinitiallyintheamountof
approximately$15persquarefootofplatformarea,andsubjecttoincreaseandreplenishment,which
willserveassecurityfortheDesignatedDevelopersmaintenanceobligations.Thisagreementmayalso
includecertainrightsallowingLIRRtoaccesstosomeorcertainportionsoftheSite,ifnecessary.

16

PROPOSAL REQUIREMENTS
NYCEDCandtheMTAhaveestablishedasetofsubmissionrequirements.Inreviewingthefollowing
requirements,pleasealsorefertotheProposalContentsincludedinAppendix9ofthisRFPfora
checklistoftabseachProposalmustcontain.
ProjectDescription
TheProjectdescriptionmustincludeadetailednarrativeoftheProject,including:

TheDevelopmentPlan,includingthetypeandsizeofthedevelopment;
Abreakdownofallproposeduses;
Breakdownofallresidentialunitsbytypeandaffordability(theincomeandrent/salelevels
contemplatedandthedurationofaffordability);
Breakdownofallcommercialandcommunityfacilityspacesproposed,asapplicable(includinga
listofpotentialandcommittedtenantsandanyLettersofIntentorotherdocumentsexpressing
interest);
Theamountofotherusessuchasopenspaceandparking,ifapplicable;
Thequalitativeaspectsofthedevelopmentproposed,thedistributionofuses,thecommercial,
retailand/orcommunityfacilitystrategy(asapplicable)andanyotherrelevantinformation;and
Employmentgenerationprojections(directandindirect,constructionandpermanentjobs).

RespondentDescription
Respondentsmustdemonstratesufficientfinancialresourcesandprofessionalabilitycommensurate
withtheirProposals.EachProposalmustprovidethefollowing:

DescriptionofeachmemberoftheRespondentsteam,specificallydescribingthemembers
relationshiptotheProposal;
Respondentsorganizationalstructure,includingaclearexplanationandanorganizational
chart/diagramforanyproposedpartnershiporjointventure,showingstructureand
percentagesofownershipandinvestment;
Ifapartnershiporjointventureisproposedbetweenentities,theentitiesmustsubmitdetailsof
thearrangementbyattachingadraftpartnershiporjointventureagreementorasimilar
documenttotheProposal;
Name,address,telephonenumber,faxnumberandemailaddressoftheindividualwhowillbe
authorizedtoactonbehalfoftheRespondentastheprimarycontactandwhoisavailableto
answerquestionsorrequestsforadditionalinformation;
DescriptionoftheRespondentsexperienceworkingonprojectsthatentailedconstructinga
platformoveranexistingandfunctioningfacilitysuchasarailyard;
BriefdescriptionoftheRespondentspreviousexperienceworkingonprojectsand/or
programminginthesurroundingcommunityorotherwiseengagingwiththesurrounding
community;
17

BriefdescriptionofanypreviousexperienceofmembersoftheRespondentsteamwithmixed
useorcommercialprojectsofthisscopeintheCity(Resumesandportfoliosofpastprojects
shouldbeprovidedinelectronicformatonly);
AnyadditionaldocumentationthatwillsupporttheProposal.

Consideration
EachRespondentshouldproposeasinglepurchasepricecorrespondingtoitsProposal.Thepurchase
pricemustbeexpressedinafixed,noncontingentdollaramount.Respondentsshouldalsoproposea
downpaymentofatleast10%oftheproposedpurchaseprice.
ProjectFinancialInformation
FinancialModel/CashFlow
RespondentsmustsubmitafinancialmodelencompassingeveryusewithintheProposal.Thefinancial
modelshouldbesubmittedinExcelonaflash/thumbdrive.AllExcelfilesmustbeinoriginalformatting,
containalloriginalformulas(i.e.,nohardcoding)andhavenohiddenorlockedsheets.
Thefinancialmodelshallinclude,ataminimum,proformacashflowsfortheproposedProjectforten
(10)years(includingbothconstructionandoperationperiods).Respondentsshouldoutlineall
assumptionsonwhichtheproformadocumentisbased,includingminimumreturnssought.Discount
ratesshouldbeexplained.Theproformadocumentshouldincludeallnecessarycapitalimprovements
overtime,expensesassociatedwiththemaintenancereserves,reservesanddebtservicepayments
associatedwithconstructionandpermanentfinancing.Thefinancialmodelshouldalsoincludethe
calculationsusedtoderivethesalepricefortheSite.
Marketcomparables,intheformofdetailedrental/saleslistingsofatleastthreesimilar
properties/projects,mustbeprovidedforeachuseproposed,includingcapitalizationrates,where
applicable.Inaddition,theRespondentshouldprovidecomparablesforconstructioncostsand
operatingexpensesforsimilarproperties/projectsforeachuseproposed.
Respondentmustalsoprovideanarrativedescriptionthatclearlyexplainsthefinancingstructureofthe
Project,includingtheequitycontributionbytheRespondent.Thenarrativemustexplicitlyidentify
proposedfinancingprograms/sourcesandthetermsforeachsourcedistinguishingbetween
constructionandpermanentfinancing.Thenarrativemustalsodescribeanybenefitsortax
exemption/abatementprogramsassumed.
ProjectFinancing
Aletterorlettersofinterestfromaprivatelenderorlendersmustbeincluded.Lettersmustbedated
noearlierthantwo(2)monthsfromthedateofsubmissionoftheProposal.Theletter(s)mustindicatea
willingnesstoprovideconstructionandpermanentfinancinginamountsandwithtermsconsistentwith
theProposal.
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Tenant/OperatorInterest
Respondents are encouraged to submit signed letters of interest from potential tenants of the
commercial and community facility spaces. The letters of interest should indicate key business terms
includingrent,commencementandterm.Additionalinformationaddressingthefinancialstrengthand
howtheusealignswithcommunityneedsoftheproposedtenantwouldalsobehelpful.
SitePlan&ArchitecturalDesign
Respondentsmustprovidearchitecturalplansandrenderingsandanarrativedescriptionoutliningthe
Respondentsdesignapproachandrationale.Allmaterialsshouldbeprovidedinanelectronicformaton
aflash/thumbdrive.AllProposalsshouldconformtothecurrentZoningResolution,theMultiple
DwellingLaw,theFairHousingAct,Section504oftheRehabilitationActof1973andAccessibility
Requirements.
Additionally,thissectionshouldinclude:

Proposeddevelopmentsquarefootage(grossandsaleable/rentable,includingbasement(s),if
applicable),allocatedbyuse/typebasedontheZoningCalculationdescribedbelow;
Residentialunitsbrokendownbyaffordability,homeownership/rental,andunitdistribution;
Descriptionandlocationofallpublicimprovements,includingopenspaceandlandscaping,if
applicable;
Buildingheightandmassingdiagram/plan;
Stackingplanshowingproposedusesbyfloor;
Siteplan/streetlevelfloorplanshowingallcomponentsoftheProject,meansofegress,andany
otheruses;and
Renderings.

SustainableDevelopment&ActiveDesign
NYCEDCsupportstheCitysagendaforenvironmentallysustainableandenergyefficientdevelopment
andbuildingdesign.5Accordingly,aspartoftheirProposals,Respondentsmustincludeanarrative
describinghowtheProjectwillfulfillthesegoalsandhowtheRespondentintendstoobtainatleastthe
U.S.GreenBuildingCouncilLEEDSilvercertification(s)fortheProject(orequivalentstandard).

MayordeBlasiosPlaNYCProgressReport2014,AGreener,GreaterNewYork,AStronger,MoreResilientNew
YorkdescribedurbansustainabilityasanurgentpriorityfortheCity.Inaddition,theMayorsOneCity:Builtto
LastreportreleasedfivemonthslaterinSeptember2014,setsagoalofreducing,from2005levels,the
greenhousegasemissionsfromtheenergyusedtoheat,coolandpowertheCitysbuildingsby30percentby
2025.ThereportalsonotesthatreducingenergyuseinbuildingscanhelpaddresstheCitysaffordablehousing
crisesbyreducingutilitycostsforthegrowingshareofNewYorkerswhoarebecomingrentburdened.

19

TheDesignatedDeveloperwillbeexpectedtomakecommerciallyreasonableeffortstoobtainsuch
LEEDcertification(s)fortheproposedProject.Proposalsthatcontemplatehighercertificationlevels(e.g.
LEEDGoldorLEEDPlatinumorequivalent)willbeconsideredtobemorecompetitivethan
Proposalsthatcontemplatelessercertification(s)ornocertification.Respondentsmayalsoproposeto
incorporaterenewableenergysystems,energyefficiencyimprovementsand/ortopilotemerging
energytechnologiesintheirproposedProjectsasameanstoprovidecasestudiestoincreasemarket
adoptionofpromisingtechnologies.6
Proposalsarealsoexpectedtoincludedesignstrategiesthatpromotephysicalactivityandhealth,such
asthoseprovidedinTheActiveDesignGuidelinesandAffordableDesignsforAffordableHousing,which
canbefoundathttp://www.nyc.gov/html/doh/html/environmental/activedesign.shtml.
ZoningCalculation
Respondentsmustsubmitapreliminaryzoninganalysisidentifyinganyproposedrezoningandshowing
allcalculations,includingproposedusegroups,requiredandproposedparking,andidentifyingall
requiredpermitsandauthorizationstobesought.Zoningcalculationsandanalysisshouldreflectthe
entirezoninglot,andthepublicapprovalsrequiredshouldbeaccountedforintheproposed
developmentschedule.
Schedule
RespondentsmustprovideadevelopmentschedulefortheentireproposedProject,keepinginmind
LIRRoperations.Schedulesshouldinclude,ataminimum,thefollowingtasks/milestones:
commencementofenvironmentalanalysis,EISscopingandDEIScompletion(ifrequired),ULURP
approvalmilestones,Citybusinesstermapprovals,commencementofdesign,completionofdesign,
permitting,sitepreparation,constructioncommencementofplatformandbelowstructures,
constructioncompletionofplatformandbelowstructures,constructioncommencementof
developmentaboveplatform,constructioncompletionofdevelopmentaboveplatform,marketing
period,occupancyandstabilization.Respondentsshoulddiscusshowtheywillbeheldaccountablefor
suchdatesandcontingencies,ifany,totheschedule.
HiringandWorkforcePrograms
NYCEDCiscommittedtoaprogramofeconomicdevelopmentthatsupportscommunities,helpscreate
jobopportunities,andstrengthensemploymentopportunitiesforlowincomepersons,enablingthem

LEEDratingrequirementscanbefoundatwww.usgbc.org.OneCity:BuilttoLastcanbefoundat
http://www.nyc.gov/builttolast.ProgressReport2014,AGreener,GreaterNewYork,AStronger,MoreResilient
NewYorkcanbefoundat:nyc.gov/html/planyc2030/downloads/pdf/140422_PlaNYCPReport_FINAL_Web.pdf

20

toparticipateinNewYorkCityseconomicgrowth.Infurtheranceofthesegoals,NYCEDCrequires
RespondentstosubmitaProposalthatcontemplatescompliancewithandparticipationinthefollowing
programs,asapplicable:
MinorityandWomenownedBusinessEnterprisesProgramPlan
NYCEDC has adopted an M/WBE program to further participation by minorityowned business
enterprises (MBEs) and womenowned business enterprises (WBEs, together with MBEs
collectivelyreferredtoasM/WBEs)inNYCEDCrelatedprojects.M/WBEsarecertifiedbytheNewYork
CityDepartmentofSmallBusinessServices(DSBS)inaccordancewithSection1304oftheCityCharter.
ThetargetParticipationGoalforthiscontractofsaleagreementis2030%.Respondentsmustsubmita
plantoaddressM/WBEparticipationintheProjectduringthedesignandconstructioncomponentsof
work related to the Proposal (M/WBE Participation Proposal) (see the M/WBE Plan included in
Appendix10ofthisRFP).
HireNYC
NYCEDCrecognizestheimportanceofcreatingemploymentopportunitiesforlowincomepersons,
enablingthemtoparticipateintheCityseconomicgrowth.
Development:TheHireNYCDevelopmentProgramrequirestheDesignatedDevelopertoenrollwiththe
HireNYCportalfortheCityfoundonDSBSswebsite,toreportallnewandreplacemententrytomid
leveljobopportunitiesarisingfromconstructionactivityrelatedtothecontractofsalethatarelocated
intheCity,andtointerviewqualifiedcandidatesfromtheHireNYCDevelopmentProgramforthose
opportunities.TheHIRENYC:DevelopmentProgramincludedinAppendix11ofthisRFPdescribesthe
HireNYCDevelopmentProgramprocess,including,butnotlimitedto,theprogramsreporting
obligations.TheDesignatedDevelopermustparticipateintheHireNYCDevelopmentProgramfromthe
timethatitentersintoaconstructioncontractrelatingtotheProjectuntiltheendoftheProjects
constructionactivities.AftertheendoftheProjectsconstructionactivities,certainProjectswill
transitionintotheHireNYCDevelopmentProgramrequirementsforpermanentpositions,whichare
describedbelow.
Permanent:TheHireNYCPermanentProgramappliestoallprojectsproducingten(10)ormore
permanentjobsoverthelifeoftheproject.ParticipationinthisprogramrequirestheDesignated
Developertousegoodfaitheffortstoachievethehiringandworkforcedevelopmentgoalsandto
complywithprogramrequirementsdescribedtheHireNYC:PermanentProgramsectionincludedin
Appendix12ofthisRFP.ParticipationinNYCEDCsHireNYCPermanentProgramappliesonlytoprojects
producingten(10)ormorepermanentjobs.
RespondentswithProposalsthatwouldproduceten(10)ormorepermanentjobsoverthelifeofthe
projectmustsubmitaProposalthatincludesaHireNYCPermanentProgramplanaddressinghow

21

RespondentwillseektoachievethegoalsandperformtherequirementsofNYCEDCsHireNYC
PermanentProgram(seeAppendix12).
WageRegulationsandRequirements
TheLivingWageAct,asexpandedbyExecutiveOrderNo.7(collectively,theLivingWage
Requirements),aswellasthePrevailingWageLaw(thePrevailingWageLaw),allashereinafter
definedintheLivingWageandPrevailingWageRequirementsincludedinAppendix13applytocertain
companiesthatreceiveatleast$1millionoffinancialassistancefromtheCityand/orNYCEDC.The
DesignatedDeveloperwillbesubjecttotheLivingWageRequirementsandthePrevailingWageLaw,as
applicable.
Inaddition,NYCEDCiscommittedtoensuringitsprojectsmeetwagegoalssetforthintheLivingWage
RequirementsandthePrevailingWageLaw,regardlessofapplicability.Preferencewillbegivento
ProposalsinwhichRespondentsdemonstratewagesandbenefitspaidtoallemployeesofthe
Respondentwillmeetorexceedthelivingwageandwagesandbenefitspaidtobuildingservice
employeesattheSitewillmeettheprevailingwage.
EachRespondentsProposalshouldincludetheproposedwagestobepaidandsupplementalbenefitsto
beprovidedtoemployeesoftheRespondentwhoareexpectedtobeemployedattheSite.
PleasebesurethatyoureviewandunderstandalloftheLivingWageRequirementsandthePrevailing
WageLawtounderstandhowtheserequirementswillaffecttheproject.Additionaldetailsareprovided
inAppendix13.
ContractualprovisionsimplementingtheLivingWageRequirementsandtherequirementsofthe
PrevailingWageLawwillbeincorporatedintothecontractofsaleagreement.
LocalLaw34
AllentitiesdoingorseekingtodobusinesswiththeCity,aswellastheirprincipalofficers,ownersand
seniormanagersmustfollowtheproceduresestablishedinLocalLaw34,asamended,oftheNYC
AdministrativeCode.Inordertoavoidtheactuallinkorappearanceofalinkbetweengovernmental
decisionsandlargecampaigncontributions,lowermunicipalcampaigncontributionlimitsapplytoany
personlistedintheDoingBusinessDatabase.RespondentsmustcompleteaStandardDoingBusiness
DataFormalongwithitsProposalinaseparatesealedenvelopelabeledDoingBusinessDataForm.
PleaseseeAppendix14ofthisRFPforlinkstotheDoingBusinessDataFormandadditionalinformation.
TheRespondentshallcomplywithallrequirementsofLocalLaw34applicabletothisProject.The
RespondentsfailuretocompleteandsubmitaDoingBusinessDataFormand/oritssubmissionofa
formthatisnotaccurateorcompletemayresultinappropriatesanctions.

22

StatementofAgreement
TheRespondentmustsubmitanotarizedstatementsignedbyanauthorizedprincipalorofficerofthe
RespondentstatingtheRespondenthasreadthisRFPandtheAppendicesfullyandagreestotheterms
andconditionssetforthherein(seetheNYCEDCStatementofAgreementincludedinAppendix15of
thisRFP).

SELECTION CRITERIA
NYCEDCandMTAwillevaluateeachProposalandanysupplementalinformationmadeavailableto
NYCEDCandMTAaccordingtotheselectioncriteriaoutlinedbelow,innoorderofpreference.
CompletenessandQualityofOverallProposal

ReadinessandstructureofRespondentandRespondentsteam;
QualityandcompletenessofProposalanddocumentation;and,
Concerns,ifany,regardingRespondentrepresentations.

ProgramandDesign

TheoverallqualityoftheProposalandtheextenttowhichtheProposalcontributestothe
achievementoftheProjectGoals;
AbilitytomeetMTAsandLIRRsminimumperformancespecificationsfortheoverbuild
platform;
QualityofProposaltostrengthenandrevitalizetheurbancontextoftheSite;
Theoverallqualityofthecommercialcomponentincludingtheextenttowhichthecommercial
componentaddressesqualityofspace,attentiontomarketconditionsandcontext,and
proposedtenants;
Theextenttowhichtheproposeddesignandprogrammingenhancesconnectionsto,and
accessibilityfor,thesurroundingcommunity;
TheextenttowhichtheProposalachievesdesignexcellence,including,amongothers,site
planning,streetwallelevations,massing,buildingmaterials,amenitiesandstreetscape
treatment;and,
Viabilityofproposeddevelopmentprogramtomeetcommunityneeds.

FinancialandScheduleFeasibility

RespondentsdemonstratedfinancialconditiontocompletetheProject,abilityandcapacityto
securefinancing,andthefeasibilityandavailabilityoffinancingsources;
RespondentsabilitytosupportthefinancialassumptionscontainedwithintheProposal,
includingdevelopmentcosts,rents/salesprices,operatingexpenses,capitalcostsanddebt
service;
23

Sufficientcompletionguaranty;
Longtermviabilityofoperations;and
Feasibilityoftheproposeddevelopmentschedule.

HiringandWorkforcePrograms

Respondentsproposedplansforparticipationbyminorityandwomenownedbusiness
enterprisesinconnectionwiththedesignandconstructioncomponentsoftheProposal,
includingtheRespondentsM/WBEParticipationGoal;
RespondentsproposedHireNYCDevelopmentandPermanentProgramplans,includingthe
degreetowhichRespondentdemonstratesawillingnesstoparticipateinandprovideresources
fortheHireNYCDevelopmentandPermanentPrograms;and
Respondentsproposedwagesandbenefitstobeprovidedtoemployees,regardlessofthe
applicabilityoftheLivingWageRequirementsandthePrevailingWageLaw,andtheamountby
whichtheRespondentsproposedwageandbenefitamountsexceedthebaselivingwagerate.

RespondentQualificationsandExperience

Theextentofexperiencesecuringamixoffinancialinstrumentstoredevelopurbandistricts
throughpublic/privatepartnerships;
Experiencewithpublic/privatepartnershipsandsuccessfullynegotiatingandimplementinglegal
agreementswithNYCEDCand/orMTA;
ExperienceofRespondentsteamincompletingcomplexprojects,includingprojectswith
overbuildplatformsoverexistingoperations;
TheextentoftheRespondentsexperience,intermsofnumber,size,type,complexityandscale
ofrecentdevelopmentprojectsbuiltandmanaged;
TheextentoftheRespondentsexperienceinmanagingmixedusedevelopments;
Respondentscapacityforundertakingtheproposeddevelopmentwithinthetimeframe
proposed.TheRespondentscurrentworkloadandotherpendingobligationswillbeassessed;
and
Theextentofexperienceinprojectmanagingurbandevelopmentprojects,includingobtaining
necessarygovernmentalandcommunityapprovalsandpermits.

EconomicImpact

Purchaseprice;
Thenumberofnewjobscreatedrelatedtoconstructionandoperations;and
TheCitytaxrevenuegeneratedbytheproposeddevelopment,suchasrealproperty,salesand
personalincometaxrevenue.

24

DISPOSITION PROCESS
PostSelectionNegotiationandContracting
NYCEDCandMTAanticipatethattheymayfullynegotiatetermsheets,contractsand/orotherancillary
documentswithmultipleRespondents.NYCEDCandMTAreservetherighttoterminatenegotiations
withorwithoutcause.
NYCEDCandMTAreservetherighttoexploreanalternatetransactionstructurethantheoneoutlined
inthisRFP,includingnegotiationofagroundleaseinsteadofasaleoftheSite,withoneormore
RespondentsafterProposalsaresubmitted.Ifsuchalternativestructureisnegotiated,allreferencesto
thecontractofsaleagreementinthisRFPshallbedeemedtorefertotheapplicabledisposition
agreement(s)governingthetransaction(i.e.thegroundlease).
Duringthetermofthecontractofsaleagreement,theCity,NYCEDC,MTA,theDesignatedDeveloper,
andanyothernecessarypartieswillberequiredtodiligentlypursuecertainconditionsprecedentto
closingofthepurchaseandsaletransaction(suchasdesigndevelopmentandfinancing)and,whenall
suchconditions,includingconditionstobemetbyNYCEDC,MTAandtheCity,aremet,thedisposition
oftheSitecanoccur.Thecontractofsaleagreementwillprovide,amongotherprovisions,that
dispositionoftheSitewillbesubjecttothefollowing:

NoticeofCompletionforenvironmentalreview;
AuthorizationbytheCityofthedispositionoftheSitepursuantto384(b)(4)oranalternate
process,asdeterminedbyNYCEDCinitssolediscretion;
ApprovalbytheNYCEDCBoardofDirectorsandtheNYCLDCBoardofDirectors;
Simultaneousclosingofabonafideconstructionloanand/orcommitmentofequity,asrequired
tofinanceandcommencefulldevelopment;
Paymentofotherclosingfees;
DispositionoftheSitefromtheCitytoNYCLDCforfurtherdispositiontoDesignatedDeveloper,
subjecttodevelopmentobligationsaswellasrestrictionsonuseandtransfer;and
Executionofthedispositionagreementandotherdispositiondocumentsasnecessary;
MTABoardapprovalofthedispositionofpropertyinterestsinexcessofthosegrantedinthe
1966Indenture;
AconstructionagreementbetweentheDesignatedDeveloper,NYCEDC,andLIRRthatwill
governthedesignreviewprocess,constructionperiodcoordination,andanyforceaccountwork
aswellasrequireaconstructionperiodletterofcredit;
AneasementandmaintenanceagreementbetweentheDesignatedDeveloperandtheMTA
coveringtheconstructionperiodandpostcompletionmaintenanceofanyfootings,
foundations,columnsandoverbuildstructureandtheEasementsandwhichwillincludefunding
amaintenancereservefund;

25

ExecutionofagreementssatisfactorytoMTAandLIRRrelatingtotheDevelopersobligationsto
complywiththeperformancespecificationsattachedinAppendix7LIRRPerformance
Requirements;
ProofofsatisfactionofAppendix8InsuranceRequirements;and
AnenvironmentalindemnityagreementsatisfactorytoMTA,LIRR,NYCEDC,NYCLDCand/orthe
City.

Notwithstandinganyotherprovisionshereinthatmaybetothecontrary,neitherNYCEDC,NYCLDC,the
City,norMTAwillbeunderanyobligationtodisposeofalloranyportionoftheSitetotheDesignated
Developerunless,anduntil,thecontractofsaleagreement(s)orotherdispositiondocumentsare
executedbetweenNYCEDC,NYCLDC,and/ortheMTAandsuchDesignatedDeveloper,theProjecthas
receivedallrequisitepublicapprovals,andallconditionspursuanttothecontractofsaleagreementor
otherdispositionagreementshavebeenmet.
AdditionalDispositionTerms
DownPayment
Atexecutionofthecontractofsale,theDesignatedDeveloperwillberequiredtopostadownpayment
thatwillbeatleast10%ofthepurchaseprice,whichwillbecreditedtowardsthepurchasepriceat
closingunderthecontractofsaleagreement(orotherwiserefundedtotheDesignatedDeveloperinfull
orinpart).
Reimbursements,Fees,CostsandExpenses
Inaccordancewiththetermsofthecontractofsaleagreementorotherreimbursementagreements
thatwillbenegotiatedbetweentheDesignatedDeveloper,NYCEDCandMTA,andinaccordancewith
theprovisionsofsuchdocuments,theDesignatedDevelopermustfundorreimbursethefollowingcosts
andfees,whicharenonrefundableandcannotbeusedtooffsettherequireddownpayment,as
applicableorotherwisecreditedagainstthepurchaseprice:
ToNYCEDC

AdministrativeFee,determinedasfollows:
AdministrativeFeeSchedule

PurchasePrice

Fee

Lessthan$5million

2%

Over$5million

2%upto$5millionand1%ofeverydollarthereafter

Costofanindependentappraisal;
26

Costofatitlereport;
Costofasurvey;
AnynecessaryfeesassociatedwithCEQR;and,
Anyotherfeesoutlinedinthecontractofsaleorreimbursementagreement.

ToMTA/LIRR

LIRRforceaccountworktocoveranypersonnelthatLIRRassignstoassistand/ormonitorthe
construction,maintenance,replacementoftheoverbuildstructureinaccordancewithLIRR
forceaccountguidelinesthenineffect;
OutofpocketexpensesandcostsincurredbyLIRR/MTAinactingupontheDesignated
Developersplansandspecifications;and
Anyotherfeesoutlinedinthecontractofsaleorreimbursementagreement.

Uponclosing,theDesignatedDevelopermustprovidealetterofcreditintheamountoftheestimated
costtoLIRRand/ortheCityofremovingorcompletingtheplatformintheeventtheDesignated
Developerfailstocompleteconstruction.
DueDiligenceandTaxes
Priortoclosingunderthecontractofsaleagreement,theDesignatedDeveloperwillbeexpectedto
completeitsduediligence.Theseduediligenceitemsmustbepreparedatthesolecostandexpenseof
theDesignatedDeveloper.AllworkproductsshallbecomepropertyofNYCEDCandtheMTAupon
submission.
TheDesignatedDeveloperwillberequiredtopayallapplicabletaxespayablewithrespecttothe
proposeddevelopmentincludingtransfertaxes,notwithstandinganyexemptiononaccountofthe
involvementoftheStateofNewYork,MTA,LIRR,City,NYCEDC,orNYCLDCinthetransaction.

DUE DILIGENCE
SiteFile
PriortosubmittingaProposal,Respondentsareencouragedtoreview(i)anyandallpubliclyavailable
sourcesofinformationregardingtheSite,and(ii)NYCEDCsSiteFile,containinginformationregarding
theSite(theSiteFile).TheSiteFile,amongstotheritems,contains:

TitleReport
Deed,datedDecember22,1975
SitePhotographs
WellInstallationData
DepartmentofEnvironmentalConservationSpillResults
27

RemediationActionWorkPlan
SoilBoringAnalyticalResults
WellsMap1
WellsMap2
DECVoluntaryCleanUpAgreementModification
DECEnvironmentalSiteRemediationDatabaseSearchDetails

TheSiteFilewillbeavailableforpurchasefor$100,orcanbeviewedatnocostbyappointmentatthe
officesofNYCEDC,byrequesttoHildegardeWilliamsathwilliams@edc.nyc.
InformationprovidedinthisRFPandtheSiteFileisforgeneralinformationalpurposesonly.NYCEDC
andtheMTAmakenorepresentationsastothecompletenessoraccuracyoftheinformationintheRFP
ortheSiteFile.ItistheRespondentsresponsibilitytoconductduediligenceontheSite.
Inquiries
AllinquiriesregardingthisRFPshouldbedirectedto:1124JacksonAve@edc.nyc.Questionswillbe
accepteduntil5:00P.M.onMarch24,2017.Answerstoquestionssubmittedonthisdatewillbeposted
nolaterthanMarch31,2017.Answerswillbepostedonarollingbasisat
http://www.nycedc.com/opportunities/realestatedevelopmentprocurement.
InformationMeeting
AninformationalmeetingwillbeheldonFebruary13,2017at10:00A.M.at110WilliamStreet,New
York,NY10038.NYCEDCstronglyrecommendsthatinterestedRespondentsattendtheinformation
meeting,asthiswillbetheonlyopportunitytoaskquestionsandreceiveanswersinpersonregarding
theRFP.PleaseRSVPto1124JacksonAve@edc.nycbyFebruary7,2017before5P.M.NYCEDCreserves
therighttolimitattendeestoonerepresentativepercompanyintheeventthattheinformational
meetingisoversubscribed.
PeoplewithdisabilitiesrequiringspecialaccommodationstopickuptheRFPortoattendthe
informationmeetingshouldcontact1124JacksonAve@edc.nyc.
SiteVisit
ASitevisitwillbeheldonFebruary17,2017at10:00A.M.at1124JacksonAvenue,LongIslandCity.
PleaseRSVPbyFebruary10,2017before5:00P.M.to1124JacksonAve@edc.nyc.NYCEDCreservesthe
righttolimitattendeestoonerepresentativepercompanyintheeventthattheSitevisitis
oversubscribed.
SubmissionDate
Six(6)copiesoftheProposalandone(1)electronicversionoftheProposal,onflashdriveorCD,inPDF
mustbedeliveredbyApril21,2017at4:00P.M.ThePDFoftheProposalshouldbeinSearchablePDF
28

format.Aflash/thumbdrivemustbesubmittedinordertotransmitthefollowing:financialmodels,
financialstatements,andresumes/pastprojectdescriptions.
Proposalsshouldbesubmittedinasealedenvelopeidentifiedby1124JacksonAveRFPbyhand
delivery,expressmail,orcourierservicetoNYCEDCatthefollowingaddress:
NewYorkCityEconomicDevelopmentCorporation
110WilliamStreet,4thFloorMailroom
NewYork,NewYork10038
Attn:MaryannCatalano,SeniorVicePresident,Contracts
Latesubmissionswillnotbeaccepted.
NYCEDCreservestheright,initssolediscretion,towithdrawormodifythisRFPandtorejectany
ProposalasbeingnonresponsiveorifitisinthebestinterestoftheCityorNYCEDCtodoso(please
alsoseetheConditions,TermsandLimitationsincludedinAppendix16ofthisRFP).
ProposalsthatareincompleteornotinconformancewiththerequirementsofthisRFPmaybe
eliminatedfromfurtherconsideration.RespondentsshouldnotecarefullytheProposalcontent
requirementsinthisRFPandsummarizedinAppendix9.
RFPAddenda
NYCEDCreservestherighttoamendorwithdrawthisRFPatanytime.Inordertobeconsidered,
ProposalsmustconformtoanyaddendathatmaybeissuedtothisRFP.NYCEDCwilladviseall
RespondentswhohaverequestedacopyofthisRFP,byemail,ofanyclarificationsorrevisions.
If,inNYCEDCsjudgment,additionaltimeisrequiredforRespondentstopreparetheirProposals,
NYCEDCreservestherighttograntanextensionofthedeadlineforsubmissionoftheProposals.
RFPTimeline
ThefollowingschedulehasbeenestablishedforthisRFP:
RFPRelease.........................................................................................January23,2017
InformationSession...............................................................February13,2017
SiteVisit.................................................................................February17,2017
Question&AnswerDeadline................................................................March24,2017
Question&AnswerResponsePosting.................................................March31,2017
SubmissionDate.....................................................................................April21,2017
29

APPENDIX 1A SITE LOCATION MAP

30

APPENDIX 1B SITE LAYOUT MAP

31

APPENDIX 2 1966 AIR RIGHTS INDENTURE

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34

35

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37

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 39

40

41

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APPENDIX 3 ZONING MAP

43

APPENDIX 4 LAND USE MAP

44

APPENDIX 5 LONG ISLAND CITY CORE NEIGHBORHOOD

PLANNING STUDY MAP

Site

PleasenotethatthismapwaslastupdatedonDecember1,2017.Forafull,currentmap,pleasefind
oneat:http://www.nyc.gov/html/dcp/pdf/longislandcitycore/landusemap.pdf
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APPENDIX 6 TRANSPORTATION MAP

46

APPENDIX 7 LIRR PERFORMANCE SPECIFICATIONS

ThissectionisintendedasgeneralguidanceonLIRRstechnicalrequirementsandnotasacomplete
technicalspecification.TheDesignatedDevelopersdesignissubjecttoLIRRsreviewandapproval.
Ventilation
Aspartoftheplansubmissionandreviewprocess,theDesignatedDevelopermustdemonstrate
compliancewithNFPA130,theStandardforFixedGuidewayTransitandPassengerRailSystems
publishedbytheNationalFireProtectionAssociationtoLIRRssatisfaction.

YardVentilation
TheDesignatedDevelopershallperformacompleteengineeringstudywithrealtimecomputer
modelingforventilatingorairconditioningtheenclosedportionoftheLIRROperationsParcelto
determineifmechanicalventilationisrequired.Ifmechanicalventilationisrequired,theventilation
systemshallprovide:

Smokecontrolinconjunctionwiththefiresuppressionsystem
SeasonaltemperaturecontrolinLIRRTracksduringtrainstorage
Continuousairexchangeforairqualitythroughouttheyearwitharangeof0to8airchanges
perhour.Theparametersforthedevelopmentofthemodelandtheresultsofthestudyshallbe
providedtotheLIRRforapprovalpriortocompletingthedesign

VentilationRequirements
TheDesignatedDevelopershallanalyze,design,supply,andinstallacompleteventilationsystemforthe
enclosedareacreatedbytheimprovementsconstructedover,across,through,orwithintheLIRR
OperationsParcel.Thepurposeofthisventilationsystemistomaintainenvironmentalqualityinthe
LIRROperationsParcelbydissipatingheatnaturallygeneratedbytheenclosureandtheheatfromthe
LIRRtrainequipmentlocatedintheLIRROperationsParcel.Thesystemshallalsoprovideaconstant
suitableworkenvironmentforLIRRpersonnelintheLIRROperationsParcelandcomplywithemergency
ventilationrequirementsassociatedasdefinedbythecriteriadescribedbelow.
TheDesignatedDevelopershallproduceasystemengineeringdesignfortheapprovalbytheMTA/LIRR.
ThedesignwillbebasedupontheabovereferencedYardVentilationcriteriaandincludethe
assumptionslistedinSpecialVentilationAssumptions(providedbelow).Theengineeringshallincludea
realtimecomputeranalysiswithanaccurate3DmodeloftheTailTrackinfrastructureandproposed
ventilationsystem.Thecomputermodelingshallbeusedtodefineandengineerthenumberofair
changesrequiredtomaintaina10degreedifferentialduringadaily24hourperiod.Thisdaily
performancerequirementshallalsobeanalyzedthroughouttheyeardefiningtheneedsforthe
Summer,Fall,Winter,andSpringseasons.Thecomputermodelshallanalyzemultiplescenarios:
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Steadystateconditionduringanormaldaywithamaximumtrainstorageandpeakoutside
temperatureconditions(ThisconditionincludesafullyloadedyardwiththeACsystems
operationalinalltrainsandbuildings);and
Thesteadystateconditionduringanormaldayineachseasonwithamaximumtrainstorage
andaverageoutsidetemperatureconditions.

TheDesignatedDevelopershallfurnish,install,test,andcommissiontheventilationsystem.Thesystem
shallbeinstalledsimultaneouslywithoverbuildconstructionandbeoperationaltoprovideventilation
forareasastheyareenclosed.Thesystemmustbedesignedasasingularapplicationbuttheinstallation
shallbecoordinatedtoprovidetheproperventilationiftheoverbuildisconstructedinstages.
VentilationDesignAssumptions
TheventilationshallbedesignedwiththecapacitytomeettherequirementsofNFPA130forfireand
emergencyconditions.TheminimumandmaximumairflowratesshallbeasstipulatedintheNFPA130.
Theminimumventilationneedwillbemechanicallyprovided.
Theventilationsystemmustmaintaintheinteriorspaceatamaximumdifferentialof10degrees
Fahrenheitabovetheambienttemperature.Theambienttemperatureshallbetheseasonaldaily
temperatureandnottheannualmaximum.Thetemperaturewillbemaintainedwheretheyardisfull
withtrainsandallACsystemsareoperating.
Theventilationsystemistoprovidethecapacityfor0to8changesperhour,24hoursaday,365daysa
year.
Thesystemmayincludereversiblefanscapableofoperatinginbothdirections.Thesystemshallbe
designedtoefficientlyproducethevariableairexchangeneedsusingvariablecontrols,motorized
damping,andmultiplefans/fansplants.
VentilationEquipmentRequirements
Theventilationsystemshallhavemultiplefanunits.Thetotalnumberofunitsinthesystemwillaccount
formaintenancedowntimeandmechanicalfailures.Thenumberoffansinthesystemwillallow10%to
beofflineformaintenanceand10%tobeinfailuremode.Theuseofmultipleunitsalsoprovidesa
redundancythatishighlydesirablefortheLIRRsoperationalassets.
Eachfanmayberequiredtohaveinletoroutletsilencers.Eachfanmaybeprovidedwithavariable
speeddrivetoenablevariableairflowratesinordertorespondtonormalventilationheatloads.
Astheoutsidetemperaturerisestowards70degreesFahrenheit,fansmaybesequentiallyenergizedto
maintaintheinteriortemperaturelevelatnomorethan10degreesFahrenheitabovetheoutside
temperature.Theywillconverselybesequentiallydeenergizedwhentheoutsidetemperaturefalls
towards70degreesFahrenheit.Sequentialorderofspecificfanusageistovarybaseduponhoursof
operationperfan,toavoidprematurefailureoffanunits.
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TheLIRRsupervisorypersonnelmustalsobeabletooverridetheautomaticventilationsysteminthe
eventofmaintenanceworkintheLIRROperationsParcelwhichwouldrequireahigherlevelof
ventilation.
Eachventilationfanshallbeprovidedwiththefollowingauxiliarycomponents:

VibrationMonitoring;
FanBearingMonitoring;and
FanMotorHeaters.

Theventilationsystemshallincludeanautomaticcontrolsystemthatprovidesthenecessaryventilation
throughvariablefancontrolofthefanunits.Thedesignlogicofthecontrolsystemshallbeprovideda
partoftheinitialengineeringanalysis.Thefinaldesignofthecontrolequipmentshallbepartofthe
systemdesignandfullycoordinatedwiththeLIRRsupervisorycontrolsystemandthefireprotection
anddetectionsystems.
Theventilationsystemshallincludeamaintenanceandreplacementplan.Thisplanshallbe
documentedasanOperationandMaintenanceManualandaddressallcomponentsofthesystem.The
finaldesignoftheventilationandcontrolequipmentshallconsiderthismaintenanceplanaspartofthe
overallsystemoperationandconfirmtheventilationneedsarecontinuouslyprovidedduringroutine
maintenanceactivity.
Thenewfanplantandductsystemwillrequirescheduledandemergencyresponsemaintenanceto
ensurereliability.Theinstallationshallbeplacedoutsidetheoperatingandfoulingenvelopesofthe
trainstoragearea.Itisintendedthatallmaintenanceworkwillbeperformedbyaventilation
equipmentspecialistunderaservicecontractadministeredbytheLIRR.
SpecialVentilationConditions
TheLIRRwilloperate,store,service,andtestdieselequipmentonLIRROperationsParcel.Confiningand
enclosingthesitewillcreatesmokingandheatingconditionsduringdieseltestingthatcouldprove
hazardoustoLIRRpersonnelifnotproperlymitigated.TheventilationsystemiscrucialtokeepingLIRR
compliantwithcodesandsafeforemployees.
Theventilationsystemshallincludethenecessaryequipmentand/orductworkabovethelocations
wheredieselequipmentisintermittentlyoperated,stored,serviced,andtested.Thislocalventilation
systemwillallowthedieselstoberunandtested.

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Light Requirements and System Maintenance

Thissectionincludesnewbelowdecklightingthatisrequiredforstorage,maintenance,andemergency
egressprocedures.
DesignCriteria
LightLevels:Theplatformlightingdesignshallbebaseduponobtaininganilluminationlevelof30foot
candlesonallthehorizontalsurfacesintheLIRROperationsParcel.Thisincludesallareasbetween
adjacenttracksandthefixturesshallbeplacedtoobtainthislightlevelwhentheLIRROperationsParcel
isusedforstoringtrains.This30footcandlelevelisbaseduponLIRRrequirements.
MaintenanceFactor:Arangeof0.50.7willbeusedforthetypicalrailyardlightfixturemaintenance
factor.Thefinalnumberutilizedforthiscalculationwillbedetermineduponthefixture(s)selected.
Reflectance:Arangeof0.30.5willbeusedtocalculatetotallightreflectedfromadjacenttraincars
ontothewalkwaysbetweentracks.Thetotalilluminancelevelsonthewalkwayswillbedetermined
baseduponafactorforlightreflectedfromadjacentcars.
TemporaryLighting:Temporaryyardlightingwillbeprovideduntiltheoverbuildiscompletedand
permanentyardlightingisoperational.Temporaryyardlightingwillprovideanaveragemaintainedlevel
ofaminimumof7footcandlesinareasthatarenotenclosed.Areasthatareenclosedastheoverbuild
ispartiallyinstalledwillhavelightingthatmeetstherequirementsofthepermanentlighting30foot
candlesonallhorizontalsurfaces.
EmergencyLighting:Anemergencylightingsystemasrequiredbyapplicablecodesandguidelinesshall
beinstalledthroughouttheenclosedyard.Thesystemwillprovidetherequiredlightlevelonall
horizontalsurfacesandegressroutes.Thesystemwillincludetherequiredstrobe,marker,andwarning
lights.
LightingSystemDescription.
Therewillbe480/277voltbranchcircuitpanelboards,between150200amps,willbeutilizedfor
distributionoflightingpower.PanelswillbemountedlocallythroughouttheLIRROperationsParcel,at
strategiccolumnlocationsasnearaspossibletotheirrelatedfixtures.Panelswillbelimitedtofortytwo
(42)20amp2pole,circuitbreakers.
Allbranchcircuitswillutilize#10AWG.Eachcircuitwillpowerupto12fixtures.Additionalpanelswillbe
dedicatedtoemergencylighting.ThesepanelswillbecontrolledbythePClightingcontrolsystem.
Alllightingfixtureswillbemountedtotheundersideoftheplatformdeckorframe.Fixtureswillutilize
LEDlamps.Fixturehousingwillbediecastaluminumwithaspunaluminumreflector.Thefixture
refractorwillbeaninjectionmoldedprismaticacrylic.Approximately50%ofthefixtureswillhavean
integralquartzrestrikelampforemergencelightingpurposes.
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Drainage and Plumbing

StormDrainageMaintenance
ThedesignfortheoverbuildwilladdressallrunofffromtheoverbuilddirectlytotheproperNYCsewer
systemandwillincludespecificationsforprotectingtheLIRRinfrastructurefromrunoff.Thereisno
increaseinloadallowedontheexistingLIRRsystem.TheabilityfortheLIRRtomaintainthissystem
shouldnotbeimpactedbytheoverbuilddeck.TheDesignatedDevelopershallensurethatthedrainage
systemsdonotinterconnectandcreateapotentialbackflowpossibilityintotheLIRRsystem.
Sanitary&WastePipeMaintenance
Thedesignfortheoverbuildwilladdressallsanitaryandwasterunofffromtheoverbuilddirectlytothe
properNYCsewersystem.AsintheStormDrainMaintenance,currentusageshouldnotbeimpactedby
anoverbuilddeck.
FloodControl/Damage
Theexistingfloodcontrolsystemfortheyardshallnotbechanged.Theissueofpotentiallyfloodingin
theyardfromtheoverbuildwillbeaddressedbytheDesignatedDeveloperaspartofthedrainage
systemdesign.
Column Protection
Theoverbuilddesignshouldincorporatecrashwallsandotherstructuralprotectionsnecessaryto
protectthestructureagainsttrainsandvehiclesoperatingintheLIRROperationsParcel.
Communications
Dependingonthescopeoftheoverbuildaradiosystemfortraincommunicationmayberequired.The
DesignatedDeveloperwillengineer,design,furnish,andcoordinatetheinstallationofany
communicationsystemdeemednecessaryasaresultoftheoverbuild.
Noise and Vibrations
TheDesignatedDeveloperacknowledgesthatinplanning,designingandconstructingtheProject,the
DesignatedDevelopershalltakesuchstepsasitdeemsnecessaryordesirabletominimizetheeffectof
noiseandvibrationsofthetrainsoperatingunderneaththeProject.InnoeventshalltheMTAorLIRRbe
responsibleforanyclaimsfromtheDesignatedDeveloperoroccupantsoftheProjectrelatingtonoise
andvibrationscausedbyLIRRoperations.

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APPENDIX 8 MTA-LIRR INSURANCE REQUIREMENTS

Section A: Insurance Requirements
I.ConstructionPhase
TheDesignatedDeveloper,atitssolecostandexpense,shallcarryandmaintainpoliciesofinsurancein
accordancewiththerequirementsofthissection,andshallcausethefollowingrequirementstobe
satisfiedbyallcontractorsorconstructionsmanagers(togetherwiththeDesignatedDeveloper,eacha
PermitteeforthepurposesofthisAppendix8),atalltimesduringtheperiodofconstructionofthe
Siteashereinsetforthbelow:
1.WorkersCompensation:includingEmployer'sLiabilityInsurancewithlimitsofliabilitynot
lessthan$2,000,000whichmaybemetbyacombinationofprimaryandexcessinsurance
meetingthestatutorylimitsofNewYorkState.
2.CommercialGeneralLiability:(ISO2001Formorequivalent)approvedbyMTA/LIRRinthe
Permitteesnamewithlimitsofliabilityintheamountofnotlessthan$100,000,000foreach
occurrenceonacombinedsinglelimitbasisforinjuriestopersons(includingdeath)and
damagetoproperty,$100,000,000GeneralAggregateand$100,000,000intheAggregate
withrespecttoProducts/CompletedOperations.Thelimitsmaybeprovidedintheformofa
primarypolicyorcombinationofprimaryandumbrella/excesspolicy.Whentheminimum
contractamountscanonlybemetwhenapplyingtheumbrella/excesspolicy,the
Umbrella/ExcessPolicymustfollowformoftheunderlyingpolicyandbeextendedtodrop
downtobecomeprimaryintheeventprimarylimitsarereducedoraggregatelimitsare
exhausted.Suchinsuranceshallbeprimaryandnoncontributorytoanyothervalidand
collectibleinsuranceandmustbeexhaustedbeforeimplicatinganyMTA/LIRRpolicyavailable.
Suchpolicyshouldbewrittenonanoccurrenceform,andshallincludethefollowing
coverages:

AdditionalInsuredEndorsement(I.S.O.FormCG202607/04)versionorequivalent
approvedbytheMTA/LIRR,shallnametheindemniteesasreferencedunderSection
BofthisagreementasAdditionalInsureds.
ContractualLiabilityassumedbythePermitteeunderthisagreement;
PersonalandAdvertisingInjury;
ProductsCompletedOperations;
IndependentContractors;
"XCU"(Explosion,Collapse,andUndergroundHazards)wherenecessary;and
ContractualLiabilityExclusion,applicabletoconstructionordemolitionoperations
tobeperformedwithin50feetofrailroadtracks,mustberemoved,where
necessary.

3.BusinessAutomobileLiability:(ISOFormCA00011001orequivalent)approvedbythe
MTA/LIRRisrequiredifPermitteesvehicleentersMTA/LIRRsproperty.Theinsurancemust
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beinthenameofthePermitteeoritscontractorenteringtheMTA/LIRRpropertywithlimits
ofliabilityintheamountofnotlessthan$5,000,000eachaccidentforclaimsforbodily
injuries(includingdeath)topersonsandfordamagetopropertyarisingoutoftheownership,
maintenanceoruseofanyowned,hiredornonownedmotorvehicle.
4.RailroadProtectiveLiability:(ISORIMAorequivalentform)approvedbyMTA/LIRRcovering
theworktobeperformedatthedesignatedjobsiteandaffordingprotectionfordamages
arisingoutofbodilyinjuryordeath,physicaldamagetoordestructionofproperty,including
damagetotheInsuredsownpropertyandconformingtothefollowing:

ThepolicyshallbeissuedtotheNamedInsuredslistedunderSectionB.
Thelimitofliabilityshallbenotlessthan$5,000,000peroccurrence,subjecttoa
$10,000,000annualaggregate;
Policymustbeendorsedtoprovidecoverageforclaimsarisingfrominjuryto
employeescoveredbyFederalEmployersLiabilityAct(FELA).
IndicatetheNameandaddressofthedesignatedContractor,projectlocationand
descriptionofwork,andpermitnumberifapplicable.
EvidenceofRailroadProtectiveLiabilityInsurance,mustbeprovidedintheformof
apolicy.AdetailedInsuranceBinder(ACORDorManuscriptForm)willbeaccepted
pendingissuanceofthepolicy,whichmustbeprovidedwithin30daysfromthe
effectivedate.

5.BuildersRisk/InstallationFloater:ThePermitteeshallfurnishevidencetotheMTA/LIRRthat
itcarriesprimarycoverageforBuilder'sRisk/InstallationFloateronanallriskcompletedvalue
forminanamountequaltotheTotalContractPrice.Saidpolicyshallremaininforceuntilthe
constructioniscompletedandaccepted.Intheeventthepolicyhasadeductible,such
deductibleamountshallnotexceed$250,000exceptwiththeexpresspermissionofthe
MTA/LIRR.AllpolicydeductiblesaretobeassumedbytheFirstNamedInsured/Permittee.
SaidpolicyshallnotcontainaCoinsuranceProvision.
PolicyistobewrittenwithPermitteeastheFirstNamedInsured,andtheMTA/LIRRasan
AdditionalNamedInsuredand LossPayee.Thisinsuranceshallalsoincludetheinterestof
any and all subcontractors. Said policy shall be endorsed to provide that all premium
considerationsarethesoleresponsibilityoftheFirstNamedInsured/Permittee.Lossesareto
be adjusted with the MTA/LIRR. Said policy shall also be endorsed to include a waiver of
subrogationagainstallpartiesnamedasinsured(s)andadditionalnamedinsured(s),butonly
totheextentthelossiscovered.
This insurance shall cover any and all real and personal property owned (including owner
provided material, equipment and cost of owners dedicated project support labor), used or
intendedforuseorhereaftercreated,installedoracquired,includingwhileinthecourseof
building, erection, installation and assembly. Policy shall include coverage for falsework,
temporary buildings and debris removal including demolition, increase cost of construction,
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architect'sfeesandexpenses,floodandearthquakeandincludeallbelowandaboveground
structures, water and sewer mains. The policy shall also include coverage for materials,
equipment, machinery and supplies of any nature whatsoever, used or intended for use or
hereaftercreated,installedoracquiredprovidedsuchpropertyisintendedtobepermanently
locatedinoronthebuildingorstructuresasmorefullydescribedintheconstructioncontract.
Thepolicyshallexpresslyprovidecoveragebut,notbelimitedtothefollowing:

Coverage for natural disasters such as flood, windstorm, and earth movement
(includingbutnotlimitedtoearthquake,landslide,earthsinking,risingorshifting,
volcanic eruption, explosion or effusion and all naturally occurring or due to man
madeorotherartificialcauses).

DamagetoMTAexistingpropertyorpropertyleasedtotheMTAorpropertywhile
in the care custody and control of the MTA covering damage to useable existing
property if resulting from a peril insured against and emanating from the work
performed by the insured contractor(s); subject to a sublimit of $2,500,000 per
occurrence.

Coverage for materials and equipment stored off site and while in transit. The
minimum limit of insurance shall be equal to the maximum storage value at the
largeststoragelocationconsideringthevalueofallmaterialorequipmentlocatedat
the off site storage location. A separate limit shall be applicable to material and
equipmentwhileintransitwhichrepresentsthemaximumvalueofthematerialor
equipmentinanyonetransitconveyance.

ContractorsExpeditingExpenseandExtraExpensesubjecttoalimitof$2,500,000
each.
Thepolicymustpermitpartialorbeneficialoccupancypriortothefinalacceptance
ofthework.

Policy coverage extensions are to be provided addressing Changes in Law,

OrdinanceorRegulationandIncreaseCostofConstruction.
The policy shall provide coverage for resultant damage including amendment of
exclusions (if necessary) pertaining to error in design, plans and or faulty
workmanship.
Equipment Breakdown Coverage / Hot testing coverage shall be included in the
policy providing coverage during installation and testing operations including but
not limited to performance testing of any machinery, equipment, electrical
apparatus, traction power systems, signal systems and associated controls etc.,
whereapplicable.
Coverageshallbeprovidedona"ReplacementCost"basiswithapolicymodification
tocoverallcosttorepairorreplacethestructureorwork(includingoverheadand
profits) and based on replacement cost calculations at the 'time of repair or
replacement'.
54

Debris Removal equal to a minimum sum insured representing 25% of the

replacementcostoftheproject.

EvidenceofBuildersRisk/InstallationFloaterInsurancerequiressubmissionofthepolicyand
approvalisconditionedupontheMTA/LIRRsreviewofthefinalpolicyform.Pending
issuanceofthepolicy,atemporarybindercanbeprovidedtotheMTA/LIRRinadvanceofthe
startofconstructionandallowingsufficienttimetoreviewthedocumentsforcoverage
content.Thebinderforinsurancemustbereplacedwithanactualpolicywithin45daysofthe
policyinception.Thepolicyshallbeamendedbyendorsementallowingthirty(30)days
noticeofcancellationwithsuchnoticesenttotheFirstNamedInsuredandtheMTA/LIRR.
6.EnvironmentalInsurance:Intheeventenvironmentalorpollutionexposuresexist,the
Permitteeshallrequiretheenvironmentalcontractororsubcontractortoprovidethe
applicableinsurancecoveringsuchexposure.Thelimitsandtypesofinsuranceprovidedmust
besatisfactorytotheMTA/LIRRandapprovedpriortothestartofthework.
a.ContractorsPollutionLiability:Inthecaseofacontractinvolvingenvironmentally
regulatedsubstancesorhazardousmaterialexposure(s),theContractorshallprovide
ContractorsPollutionLiabilityInsurancewithrespecttotheworkandactivitiesofthe
ContractororitsSubcontractors,includingbutnotlimitedtohandling,transportingor
disposingofanyhazardoussubstancesand/orenvironmentallyregulatedmaterials
andanysuddenand/ornonsuddenpollutionorimpairmentoftheenvironment,
includingcleanupcostsanddefense.Thisinsuranceshallhavelimitsofliability
specificallywrittenforthiscontractintheamountofatleast$5,000,000.The
Contractorshallcomplywithallfederal,state,and/orlocallaws,rulesandregulations
andshallobtainanyadditionalcoveragesrequiredbyfederal,state,orlocal
governmentagencies.TheContractorsPollutionLiabilityInsuranceshallbeineffect
fromthetimetheMTA/LIRRpermitstheworkrelatingtotheHazardousSubstancesor
otherenvironmentallyregulatedsubstancesandmaterialstobeginthroughthe
completionofthework.
i.Thisinsuranceshallnamethefollowingentitiesasadditionalinsureds:the
MetropolitanTransportationAuthority(MTA)includingitssubsidiariesand
affiliates.
ii.ThisinsurancemaybesuppliedbytheSubcontractorperformingtheWork,if
thePermitteeisnotperforminganyoftherelevantWorkandprovidingall
applicableadditionalinsuredsarenamed.
iii.TheContractororitsSubcontractorperformingtheWorkshallobtainall
permits,licensesandotherformsordocumentationwhicharerequiredand
forwardthemtotheProjectEngineer.Theinsuranceshallbesubmittedto
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MTARiskandInsuranceManagementDepartmentpursuanttorequirements
referencedintheInsuranceArticle.
iv.IntheeventthattheContractororitsSubcontractorstransportsfromthe
Sitehazardoussubstancesoranyotherenvironmentallyregulatedsubstance
thatrequiresagovernmentallyregulatedmanifest,theMCS90Endorsements
shallbeattachedtotheautoliabilitypolicy.TheCA994803/06endorsementor
equivalentisalsorequirediftransportingtoasiteoutsideofNYSand/orthe
contractorisdomiciledinastateotherthanNewYorkState.Bothshallbe
furnishedonaprimarybasiswithlimitsofliabilityofatleast$5,000,000per
occurrenceprovidingcoverageforbodilyinjuryorpropertydamageincluding
liabilityforenvironmentalrestorationresultingfromnegligenceinthe
operation,maintenanceoruseofanymotorvehicleinvolvedinthe
transportationofhazardoussubstancesoranyotherenvironmentally
regulatedsubstanceasrequiredpursuanttoanyfederal,stateorlocallaws,
rulesandregulations.Acopyofeachendorsement,ifapplicable,shallbe
submittedforreviewaspartoftheinsurancesubmissionshowingthe
$5,000,000limits.
v.Anyadditionalinsurancepoliciesnecessarytoobtainrequiredpermitsor
otherwisecomplywithapplicablelaw,ordinancesorregulationsregardingthe
performanceoftheworkshouldbeprovidedtotheMTA/LIRR.
b.PollutionLegalLiability(NonOwnedDisposalSiteCoverage):Iftheprojectactivities
includethedisposalofwasteorotherhazardoussubstancefromtheworksite,the
Contractorshallmaintainorcausetobemaintainedpollutionlegalliabilitywithlimits
ofliabilityofatleast$5,000,000peroccurrencenamingthefollowingasadditional
insureds,withacopyofsaidendorsementsubmittedtoMTA/LIRR.Additionally,
coverageshallbemaintainedinoneofthefollowingways:
i.Astandalonepolicy;
ii.Ifcoverageisnotprovidedunderastandalonepolicy,butisincludedin
eitheranEnvironmentalPackagepolicyand/oraContractorsPollution
Liabilitypolicy,aNonOwnedDisposalSiteendorsementmaybeprovided
listingtheindemniteesreferencedaboveasadditionalinsureds,or;
iii.Thecontractormayalsodesignatethedisposalsite,andprovideacertificate
ofinsurancefromthedisposalfacilitynamingtheabovereferenced
indemniteesasadditionalinsureds.

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II.PerpetualPermanentEasementandMaintenanceAgreement
TheDesignatedDeveloper,atitssolecostandexpense,shallcarryandmaintain,orcausetobecarried
andmaintained,policiesofinsuranceatalltimesaftercompletionofconstruction,assetforthbelow:
1.CommercialGeneralLiability:(ISO2001Formorequivalent)approvedbyMTA/LIRRinthe
Permitteesnamewithlimitsofliabilityintheamountofnotlessthan$100,000,000foreach
occurrenceonacombinedsinglelimitbasisforinjuriestopersons(includingdeath)and
damagetoproperty,$100,000,000GeneralAggregateand$100,000,000intheAggregate
withrespecttoProducts/CompletedOperations.Thelimitsmaybeprovidedintheformofa
primarypolicyorcombinationofprimaryandumbrella/excesspolicy.Whentheminimum
contractamountscanonlybemetwhenapplyingtheumbrella/excesspolicy,the
Umbrella/ExcessPolicymustfollowformoftheunderlyingpolicyandbeextendedtodrop
downtobecomeprimaryintheeventprimarylimitsarereducedoraggregatelimitsare
exhausted.Suchinsuranceshallbeprimaryandnoncontributorytoanyothervalidand
collectibleinsuranceandmustbeexhaustedbeforeimplicatinganyMTA/LIRRpolicyavailable.
Suchpolicyshouldbewrittenonanoccurrenceform,andshallincludethefollowing
coverages:

AdditionalInsuredEndorsement(I.S.O.FormCG202607/04)versionorequivalent
approvedbytheMTA/LIRR,shallnametheindemniteesasreferencedunderSection
BofthisagreementasAdditionalInsureds.
ContractualLiabilityassumedbythePermitteeunderthisagreement;
PersonalandAdvertisingInjury;
ProductsCompletedOperations;
IndependentContractors;
"XCU"(Explosion,Collapse,andUndergroundHazards)wherenecessary;
ContractualLiabilityExclusion,applicabletoconstructionordemolitionoperations
tobeperformedwithin50feetofrailroadtracks,mustberemoved,where
necessary;

Intheeventofarepair,maintenance,oranyconstruction,installationoralterationwork,thefollowing
insurancewillberequired:
2.WorkersCompensation:includingEmployer'sLiabilityInsurancewithlimitsofliabilitynot
lessthan$2,000,000whichmaybemetbyacombinationofprimaryandexcessinsurance
meetingthestatutorylimitsofNewYorkState.
3.CommercialGeneralLiability:(ISO2001Formorequivalent)approvedbyMTA/LIRRinthe
Permitteesnamewithlimitsofliabilityintheamountofnotlessthan$10,000,000foreach
occurrenceonacombinedsinglelimitbasisforinjuriestopersons(includingdeath)and
damagetoproperty,$10,000,000GeneralAggregateand$10,000,000intheAggregatewith
57

respecttoProducts/CompletedOperations.Thelimitsmaybeprovidedintheformofa
primarypolicyorcombinationofprimaryandumbrella/excesspolicy.Whentheminimum
contractamountscanonlybemetwhenapplyingtheumbrella/excesspolicy,the
Umbrella/ExcessPolicymustfollowformoftheunderlyingpolicyandbeextendedtodrop
downtobecomeprimaryintheeventprimarylimitsarereducedoraggregatelimitsare
exhausted.Suchinsuranceshallbeprimaryandnoncontributorytoanyothervalidand
collectibleinsuranceandmustbeexhaustedbeforeimplicatinganyMTA/LIRRpolicyavailable.
Suchpolicyshouldbewrittenonanoccurrenceform,andshallincludethefollowing
coverages:

AdditionalInsuredEndorsement(I.S.O.FormCG202607/04)versionorequivalent
approvedbytheMTA/LIRR,shallnametheindemniteesasreferencedunderSection
BofthisagreementasAdditionalInsureds.
ContractualLiabilityassumedbythePermitteeunderthisagreement;
PersonalandAdvertisingInjury;
ProductsCompletedOperations;
IndependentContractors;
"XCU"(Explosion,Collapse,andUndergroundHazards)wherenecessary;
ContractualLiabilityExclusion,applicabletoconstructionordemolitionoperations
tobeperformedwithin50feetofrailroadtracks,mustberemoved,where
necessary;

4.BusinessAutomobileLiability:(ISOFormCA00011001orequivalent)approvedbythe
MTA/LIRRisrequiredifPermitteesvehicleentersMTA/LIRRsproperty.Theinsurancemust
beinthenameofthePermitteeoritscontractorenteringtheMTA/LIRRpropertywithlimits
ofliabilityintheamountofnotlessthan$5,000,000eachaccidentforclaimsforbodily
injuries(includingdeath)topersonsandfordamagetopropertyarisingoutoftheownership,
maintenanceoruseofanyowned,hiredornonownedmotorvehicle.
5.RailroadProtectiveLiability:(ISORIMAorequivalentform)approvedbyMTA/LIRRcovering
theworktobeperformedatthedesignatedjobsiteandaffordingprotectionfordamages
arisingoutofbodilyinjuryordeath,physicaldamagetoordestructionofproperty,including
damagetotheInsuredsownpropertyandconformingtothefollowing:

ThepolicyshallbeissuedtotheNamedInsuredslistedunderSectionB.
Thelimitofliabilityshallbenotlessthan$5,000,000peroccurrence,subjecttoa
$10,000,000annualaggregate;
Policymustbeendorsedtoprovidecoverageforclaimsarisingfrominjuryto
employeescoveredbyFederalEmployersLiabilityAct(FELA).
IndicatetheNameandaddressofthedesignatedContractor,projectlocationand
descriptionofwork,andpermitnumberifapplicable.
58

EvidenceofRailroadProtectiveLiabilityInsurance,mustbeprovidedintheformof
apolicy.AdetailedInsuranceBinder(ACORDorManuscriptForm)willbeaccepted
pendingissuanceofthepolicy,whichmustbeprovidedwithin30daysfromthe
effectivedate.

6.BuildersRisk/InstallationFloater:ThePermitteeshallfurnishevidencetotheMTA/LIRRthat
itcarriesprimarycoverageforBuilder'sRisk/InstallationFloateronanallriskcompletedvalue
forminanamountequaltotheTotalContractPrice.Saidpolicyshallremaininforceuntilthe
constructioniscompletedandaccepted.Intheeventthepolicyhasadeductible,such
deductibleamountshallnotexceed$250,000exceptwiththeexpresspermissionofthe
MTA/LIRR.AllpolicydeductiblesaretobeassumedbytheFirstNamedInsured/Permittee.
SaidpolicyshallnotcontainaCoinsuranceProvision.
PolicyistobewrittenwithPermitteeastheFirstNamedInsured,andtheMTAasan
AdditionalNamedInsuredandLossPayee.Thisinsuranceshallalsoincludetheinterestof
anyandallsubcontractors.Saidpolicyshallbeendorsedtoprovidethatallpremium
considerationsarethesoleresponsibilityoftheFirstNamedInsured/Permittee.Lossesareto
beadjustedwiththeMTA/LIRR.Saidpolicyshallalsobeendorsedtoincludeawaiverof
subrogationagainstallpartiesnamedasinsured(s)andadditionalnamedinsured(s),butonly
totheextentthelossiscovered.
Thisinsuranceshallcoveranyandallrealandpersonalpropertyowned(includingowner
providedmaterial,equipmentandcostofownersdedicatedprojectsupportlabor),usedor
intendedforuseorhereaftercreated,installedoracquired,includingwhileinthecourseof
building,erection,installationandassembly.Policyshallincludecoverageforfalsework,
temporarybuildingsanddebrisremovalincludingdemolition,increasecostofconstruction,
architect'sfeesandexpenses,floodandearthquakeandincludeallbelowandaboveground
structures,waterandsewermains.Thepolicyshallalsoincludecoverageformaterials,
equipment,machineryandsuppliesofanynaturewhatsoever,usedorintendedforuseor
hereaftercreated,installedoracquiredprovidedsuchpropertyisintendedtobepermanently
locatedinoronthebuildingorstructuresasmorefullydescribedintheconstructioncontract.
Thepolicyshallexpresslyprovidecoveragebut,notbelimitedtothefollowing:

Coveragefornaturaldisasterssuchasflood,windstorm,andearthmovement
(includingbutnotlimitedtoearthquake,landslide,earthsinking,risingorshifting,
volcaniceruption,explosionoreffusionandallnaturallyoccurringorduetoman
madeorotherartificialcauses).
DamagetoMTAexistingpropertyorpropertyleasedtotheMTAorpropertywhile
inthecarecustodyandcontroloftheMTAcoveringdamagetouseableexisting
propertyifresultingfromaperilinsuredagainstandemanatingfromthework
performedbytheinsuredcontractor(s);subjecttoasublimitof$2,500,000per
occurrence.
59

Coverageformaterialsandequipmentstoredoffsiteandwhileintransit.The
minimumlimitofinsuranceshallbeequaltothemaximumstoragevalueatthe
largeststoragelocationconsideringthevalueofallmaterialorequipmentlocatedat
theoffsitestoragelocation.Aseparatelimitshallbeapplicabletomaterialand
equipmentwhileintransitwhichrepresentsthemaximumvalueofthematerialor
equipmentinanyonetransitconveyance.
ContractorsExpeditingExpenseandExtraExpensesubjecttoalimitof$2,500,000
each.
Thepolicymustpermitpartialorbeneficialoccupancypriortothefinalacceptance
ofthework.
PolicycoverageextensionsaretobeprovidedaddressingChangesinLaw,
OrdinanceorRegulationandIncreaseCostofConstruction.
Thepolicyshallprovidecoverageforresultantdamageincludingamendmentof
exclusions(ifnecessary)pertainingtoerrorindesign,plansandorfaulty
workmanship.
EquipmentBreakdownCoverage/Hottestingcoverageshallbeincludedinthe
policyprovidingcoverageduringinstallationandtestingoperationsincludingbut
notlimitedtoperformancetestingofanymachinery,equipment,electrical
apparatus,tractionpowersystems,signalsystemsandassociatedcontrolsetc.,
whereapplicable.
Coverageshallbeprovidedona"ReplacementCost"basiswithapolicymodification
tocoverallcosttorepairorreplacethestructureorwork(includingoverheadand
profits)andbasedonreplacementcostcalculationsatthetimeofrepairor
replacement.
DebrisRemovalequaltoaminimumsuminsuredrepresenting25%ofthe
replacementcostoftheproject.

EvidenceofBuildersRisk/InstallationFloaterInsurancerequiressubmissionofthepolicyand
approvalisconditionedupontheMTA/LIRRsreviewofthefinalpolicyform.Pendingissuance
ofthepolicy,atemporarybindercanbeprovidedtotheMTA/LIRRinadvanceofthestartof
constructionandallowingsufficienttimetoreviewthedocumentsforcoveragecontent.The
binderforinsurancemustbereplacedwithanactualpolicywithin45daysofthepolicy
inception.Thepolicyshallbeamendedbyendorsementallowingthirty(30)daysnoticeof
cancellationwithsuchnoticesenttotheFirstNamedInsuredandtheMTA/LIRR.
7.EnvironmentalInsurance:Intheeventenvironmentalorpollutionexposuresexist,the
Permitteeshallrequiretheenvironmentalcontractororsubcontractortoprovidethe
applicableinsurancecoveringsuchexposure.Thelimitsandtypesofinsuranceprovidedmust
besatisfactorytotheMTA/LIRRandapprovedpriortothestartofthework.
a.ContractorsPollutionLiability:Inthecaseofacontractinvolvingenvironmentally
regulatedsubstancesorhazardousmaterialexposure(s),theContractorshallprovide
ContractorsPollutionLiabilityInsurancewithrespecttotheworkandactivitiesofthe
60

ContractororitsSubcontractors,includingbutnotlimitedtohandling,transportingor
disposingofanyhazardoussubstancesand/orenvironmentallyregulatedmaterials
andanysuddenand/ornonsuddenpollutionorimpairmentoftheenvironment,
includingcleanupcostsanddefense.Thisinsuranceshallhavelimitsofliability
specificallywrittenforthiscontractintheamountofatleast$5,000,000.The
Contractorshallcomplywithallfederal,state,and/orlocallaws,rulesandregulations
andshallobtainanyadditionalcoveragesrequiredbyfederal,state,orlocal
governmentagencies.TheContractorsPollutionLiabilityInsuranceshallbeineffect
fromthetimetheMTA/LIRRpermitstheworkrelatingtotheHazardousSubstancesor
otherenvironmentallyregulatedsubstancesandmaterialstobeginthroughthe
completionofthework.

Thisinsuranceshallnamethefollowingentitiesasadditionalinsureds:the
MetropolitanTransportationAuthority(MTA)includingitssubsidiariesandaffiliates.
ThisinsurancemaybesuppliedbytheSubcontractorperformingtheWork,ifthe
PermitteeisnotperforminganyoftherelevantWorkandprovidingallapplicable
additionalinsuredsarenamed.
TheContractororitsSubcontractorperformingtheWorkshallobtainallpermits,
licensesandotherformsordocumentationwhicharerequiredandforwardthemto
theProjectEngineer.TheinsuranceshallbesubmittedtoMTARiskandInsurance
ManagementDepartmentpursuanttorequirementsreferencedintheInsurance
Article.
IntheeventthattheContractororitsSubcontractorstransportsfromtheSite
hazardoussubstancesoranyotherenvironmentallyregulatedsubstancethat
requiresagovernmentallyregulatedmanifest,theMCS90Endorsementsshallbe
attachedtotheautoliabilitypolicy.TheCA994803/06endorsementorequivalentis
alsorequirediftransportingtoasiteoutsideofNYSand/orthecontractoris
domiciledinastateotherthanNewYorkState.Bothshallbefurnishedona
primarybasiswithlimitsofliabilityofatleast$5,000,000peroccurrenceproviding
coverageforbodilyinjuryorpropertydamageincludingliabilityforenvironmental
restorationresultingfromnegligenceintheoperation,maintenanceoruseofany
motorvehicleinvolvedinthetransportationofhazardoussubstancesoranyother
environmentallyregulatedsubstanceasrequiredpursuanttoanyfederal,stateor
locallaws,rulesandregulations.Acopyofeachendorsement,ifapplicable,shall
besubmittedforreviewaspartoftheinsurancesubmissionshowingthe
$5,000,000limits.
Anyadditionalinsurancepoliciesnecessarytoobtainrequiredpermitsorotherwise
complywithapplicablelaw,ordinancesorregulationsregardingtheperformanceof
theworkshouldbeprovidedtotheMTA/LIRR.

b.PollutionLegalLiability(NonOwnedDisposalSiteCoverage):Iftheprojectactivities
includethedisposalofwasteorotherhazardoussubstancefromtheworksite,the
61

Contractorshallmaintainorcausetobemaintainedpollutionlegalliabilitywithlimits
ofliabilityofatleast$5,000,000peroccurrencenamingthefollowingasadditional
insureds,withacopyofsaidendorsementsubmittedtoMTA/LIRR.

Additionally,coverageshallbemaintainedinoneofthefollowingways:
Astandalonepolicy;
Ifcoverageisnotprovidedunderastandalonepolicy,butisincludedineitheran
EnvironmentalPackagepolicyand/oraContractorsPollutionLiabilitypolicy,aNon
OwnedDisposalSiteendorsementmaybeprovidedlistingtheindemnitees
referencedaboveasadditionalinsureds,or;
Thecontractormayalsodesignatethedisposalsite,andprovideacertificateof
insurancefromthedisposalfacilitynamingtheabovereferencedindemniteesas
additionalinsureds.

Section B: Indemnitees (Additional Insureds / Named Insureds)

AdditionalInsuredsunderallpoliciessetforthinthisAppendix8mayinclude,attheoptionoftheCity,
NYCLDC,NYCEDCand/orMTA:TheCityofNewYork,NewYorkCityLandDevelopmentCorporation,
NewYorkCityEconomicDevelopmentCorporation,LongIslandRailRoad(LIRR),Metropolitan
TransportationAuthority(MTA)anditssubsidiariesandaffiliatesandNewYork&AtlanticRailway
Company(whenapplicable),AnacostiaRailHoldings.Eachoftheseentitiesandtherespectiveaffiliates
andsubsidiariesexistingcurrentlyorinthefutureofandsuccessorsshallalsobeIndemnifiedParties
undertherelevanttransactiondocuments.
Section C: General Insurance Requirements
I.InsuranceCompanies
AlloftheinsurancerequiredbythisArticleshallbewithCompanieslicensedorauthorizedtodo
businessintheStateofNewYorkwithanA.M.BestCompanyratingofnotlessthanA/VIIorbetterand
reasonablyapprovedbytheMTA/LIRR.
II.Forms
AllformsshallcomplywiththeInsuranceServicesOffice,Inc.("ISO")oritsequivalentapprovedbythe
InsuranceDepartmentoftheStateofNewYork.
III.PolicyDeductible/SelfInsuredRetention
Insurancemaycontainadeductibleandorselfinsuredretentionandshallnotexceed$100,000.The
Permitteeshallberesponsibleforallclaimexpensesandlosspaymentswithinthedeductibleorself
insuredretention.
IV.PolicyTerms
62

Thesepoliciesmust:(i)bewritteninaccordancewiththerequirementsoftheparagraphsabove,as
applicable;(ii)beendorsedinformacceptabletoincludeaprovisionthatshouldthepolicybecanceled,
materiallychanged,ornotrenewed,noticeshallbedeliveredinaccordancewiththeinsurancepolicy
provisionstotheMTA/LIRR,and(iii)stateorbeendorsedtoprovidethatthecoverageaffordedunder
thePermitteespoliciesshallapplyonaprimaryandnotonanexcessorcontributingbasiswithany
policieswhichmaybeavailabletotheMTA/LIRR,andalsothatthePermitteespolicies,primaryand
excess,mustbeexhaustedbeforeimplicatinganyMTA/LIRRpolicyavailable.(iv)Inaddition,Permittees
policiesshallstateorbeendorsedtoprovidethat,ifasubcontractorspolicycontainsanyprovisionthat
mayadverselyaffectwhetherPermitteespoliciesareprimaryandmustbeexhaustedbefore
implicatinganyMTA/LIRRpolicyavailable,Permitteesandsubcontractorspoliciesshallneverthelessbe
primaryandmustbeexhaustedbeforeimplicatinganyMTA/LIRRpolicyavailable.Atleasttwo(2)
weekspriortotheexpirationofthepolicies,thePermitteeshallendeavortoprovideevidenceof
renewalorreplacementpoliciesofinsurance,withtermsandlimitsnolessfavorablethantheexpiring
policies.
V.WaiverofSubrogation
AllofaboverequiredinsurancepoliciesmustincludeawaiverofsubrogationinfavoroftheIndemnified
Parties.
Section D: Submission of Insurance
CertificatesofInsurancemaybesuppliedasevidenceofpoliciesexceptforRailroadProtectiveLiability.
However,ifrequestedbytheMTA/LIRR,thePermitteeshalldelivertotheMTA/LIRRwithinfortyfive
(45)daysacopyofsuchpolicies,certifiedbytheinsurancecarrierasbeingtrueandcomplete.Ifa
CertificateofInsuranceissubmitted,itmust:(1)beprovidedontheMTA/LIRRCertificateofInsurance;
(2)besignedbyanauthorizedrepresentativeoftheinsurancecarrierorproducerandnotarized;(3)
discloseanydeductible,selfinsuredretention,sublimit,aggregatelimitoranyexclusionstothepolicy
thatmateriallychangethecoverage;(4)indicatetheAdditionalInsuredsasrequiredhereinunder
SectionB;ThePermitteemustprovideacopyoftheAdditionalInsuredEndorsement(ISO)FormCG20
2607/04oritsequivalentandmustreferencethepolicyinformation;(5)indicateprojectnameand
locationonthecertificate;and(6)expresslyreferencetheinclusionofallrequiredendorsements.
ThePermitteeoritsContractor/Subcontractorperformingtheworkshallfurnishevidenceofallpolicies
beforeanyworkisstartedtotheMTA/LIRR:
C/oMTARiskInsuranceManagement
2Broadway21stFloor
NewYork,NY10004
Section E: No Limit of Liability

63

Theminimumamountsofinsurancerequiredinthedetaildescriptionofpoliciesaboveshallnotbe
construedtolimittheextentofthePermitteesliabilityunderthisAgreement.
Section F: Right to Request Additional Insurance
Permitteefurtheragreestoprovide,atPermitteessolecostandexpense,suchincreasedorexpanded
insurancecoverageasMTA/LIRRmayfromtimetotimeasdeemappropriate.
Section G: Event of Default
If,atanytimeduringtheperiodofthisAgreement,insuranceasrequiredisnotineffect,orproof
thereofisnotprovidedtotheMTA/LIRR,theMTA/LIRRshallhavetheoptionsto:(i)directthePermittee
tosuspendworkoroperationwithnoadditionalcostorextensionoftimedueonaccountthereof;or(ii)
treatsuchfailureasanEventofDefault.
Section H: Notice of Claim
ThePermitteeshallfilethefollowingwiththeLongIslandRailRoadClaimsDepartment,Attention:
DirectorofClaims,withacopytotheEngineer:(1)anoticeofanyoccurrencelikelytoresultinaclaim
againsttheLIRR,whichshallbefiledimmediately;and(2)adetailed,swornproofofinterestandloss,
whichshallbefiledwithinsixty(60)daysfromthedateofloss.

64

APPENDIX 9 PROPOSAL CONTENTS

EachProposalmustcontaintheformsandsupportingdocumentationindicatedbelow.Eachcopyofthe
Proposalmustbetabbedasindicated.
RFP Checklist:
Tab1: ProjectDescription
Tab2: RespondentDescription
Tab3: Consideration
Tab4: ProjectFinancialInformation
Tab5: SitePlan&ArchitecturalDesign
Tab6: SustainableDevelopment&ActiveDesign
Tab7: ZoningCalculation
Tab8: Schedule
Tab9: HiringandWorkforcePrograms

MinorityandWomenOwnedBusinessEnterprisesProgramPlan
HireNYC
WagestobePaidandBenefitstobeProvidedtoEmployeesattheSite

Tab10:StatementofAcknowledgmentandAgreement

Inaseparateenvelope:StandardDoingBusinessDataForm(LocalLaw34)

65

APPENDIX 10 M/WBE PLAN

1. M/WBEParticipationGoal
a. ParticipationGoalThetargetParticipationGoalfortheProjectis2030%.Thisrange
reflectstheminimumtotheoptimalParticipationGoalforthedesignandconstruction
componentsofworkrelatedtotheProject(theWork).
b. ThetargetParticipationGoalrangerepresentsapercentageofthehardcostsandsoft
costsassociatedwiththeWork(theEligibleCosts)thatwillbepaidtocontractors,
subcontractorsandsupplierfirmscertifiedwiththeNewYorkCityDepartmentofSmall
BusinessServices(DSBS)asMBEsorWBEs.Respondentsshallidentifytheir
ParticipationGoalintheirM/WBEParticipationProposal.TheParticipationGoalmay
becalculatedasfollows:
I.
Contractors:ThetotaldollaramountthatRespondentpaystocontractors
certifiedwithDSBSasMBEsorWBEsforEligibleCostsshallbecredited
towardfulfilmentoftheParticipationGoal,providedthatthevalueof
suchacontractorsparticipationshallbedeterminedbysubtractingfrom
thistotaldollaramountanyamountsthatthecontractorisobligatedto
paytodirectsubcontractorsorsuppliersuponcompletionofsuch
subcontractorsorsuppliersworkorservices.
II.
DirectSubcontractors:Thetotaldollaramountthatacontractorpaysto
subcontractorscertifiedwithDSBSasMBEsorWBEsforEligibleCosts
shallbecreditedtowardfulfilmentoftheParticipationGoal,providedthat
thevalueofsuchadirectsubcontractorsparticipationshallbe
determinedbysubtractingfromthistotaldollarvalueanyamountsthat
thedirectsubcontractorisobligatedtopaytoindirectsubcontractorsor
suppliersuponcompletionofsuchindirectsubcontractorsorsuppliers
workorservices.
III.
IndirectSubcontractors:Thetotaldollaramountthatasubcontractor
paystoitssubcontractorscertifiedwithDSBSasMBEsorWBEsforEligible
CostsshallbecreditedtowardfulfilmentoftheParticipationGoal.
IV.
Suppliers:60%ofthedollaramountspentonmaterialsorsuppliesforthe
designandconstructioncomponentsoftheWorkpurchasedby
Respondent,contractorsordirectsubcontractorsfromsupplierscertified
withDSBSasMBEsorWBEsshallbecreditedtowardfulfilmentofthe
ParticipationGoal.
V.
JointVentures:Acontractor,directsubcontractororindirect
subcontractorthatisaqualifiedjointventure,asdefinedinSection6
129(c)(24),shallbepermittedtocountapercentageofitsown
participationtowardfulfillmentoftheParticipationGoal.Thevalueof
suchacontractor,directsubcontractororindirectsubcontractors
participationshallbedeterminedbysubtractingfromthistotaldollar
amountanyamountsthatthecontractor,directsubcontractororindirect
66

subcontractorpaystosubcontractorsorsuppliers,andthenmultiplying
theremainderbythepercentagetobeappliedtototalprofitto
determinetheamounttowhichanM/WBEpartnerisentitledpursuantto
thejointventureagreement.Ifacontractor,directsubcontractoror
indirectsubcontractorclaimscreditforparticipationasaqualifiedjoint
venture,thenuponNYCEDCsrequest,Developermustpromptlyprovide
acopyofthejointventureagreementforreviewandconfirmationofthe
M/WBEpartnersprofitshareasusedincalculatingcredittoward
fulfilmentoftheParticipationGoal.
2. MinorityandWomenOwnedBusinessEnterprises.
a. M/WBEfirmsmustbecertifiedbyDSBStocreditsuchfirmsparticipationtoward
attainmentoftheParticipationGoal.Suchcertificationmustoccurpriortothefirms
commencementofwork.AlistofM/WBEfirmsmaybeobtainedfromtheDSBSwebsite
atwww.nyc.gov/buycertified,byemailingDSBSatbuyer@sbs.nyc.gov,bycalling(212)
5136356,orbyvisitingorwritingDSBSat110WilliamStreet,NewYork,NewYork,
10038,7thFloor.EligiblefirmsthathavenotyetbeencertifiedmaycontactDSBSin
ordertoseekcertificationbyvisitingwww.nyc.gov/getcertified,emailing
MWBE@sbs.nyc.gov,orcallingtheDSBScertificationhelplineat(212)5136311.No
creditshallbegivenforparticipationbyagraduateM/WBE,asdefinedinSection6
129(c)(20)oftheAdministrativeCodeoftheCityofNewYork.
3. M/WBEProposalSubmissionFormsM/WBEParticipationProposals.
a. TheRespondentmustcompleteandsubmitaspartofitsM/WBEParticipationProposal
settingforth:
I.
theproposedParticipationGoal,and
II.
anarrativerelatedtoRespondentsimplementationoftheproposed
ParticipationGoal,including,butnotlimitedto:
1. strategiesandmethodsthatwillfacilitateparticipationbyM/WBEfirms
ascontractors,subcontractorsorsuppliersconsistentwithSectionI
above,suchascarveoutsand/orunbundlingbidpackages;
2. methodsforidentificationofM/WBEfirmsseekingdesignor
constructionworkinconnectionwithsuchdevelopment;and
3. astatementthatRespondentwillmakegoodfaitheffortstomeetthe
ParticipationGoal.
b. RespondentsM/WBEParticipationProposalwillberankedagainstthatofother
respondentsandwillbeevaluatedasanimportantpartoftheselectionprocess,with
focuson(i)theRespondentsParticipationGoalinrelationtothetargetParticipation
GoalrangesetforthinthisRFP,and(ii)thedevelopmentandqualityoftheM/WBE
ParticipationProposalnarrative.
c. IftheRespondentsProposalisaccepted,thentheM/WBEParticipationProposal,as
approvedbyNYCEDC,shallbeannexedtoandmadepartofthecontractofsale
agreement.RespondentshallalsosubmitamorecomprehensiveM/WBEParticipation
Plan.TheM/WBEParticipationPlanwillincludetheRespondentsParticipationGoaland
67

includeinformationonthepercentageofworktobeawardedtocontractors,
subcontractorsandsuppliers,andtheidentityofallproposedM/WBEcontractors,
subcontractorsandsuppliers,aswellasadescriptionofthetypeanddollarvalueof
workdesignatedforparticipationbyM/WBEfirms.

OtherM/WBERequirements.IftheRespondentsProposalisaccepted,thenthecontractofsale
agreementwillcontainadditionalM/WBEProgramRequirements.

PleasenotethatiftheDesignatedDeveloperfailstousegoodfaitheffortstofulfillitsParticipationGoal,
thenNYCEDCmay,inadditiontoassertinganyotherrightorremedyithasunderthecontractofsale
agreementassessliquidateddamagesintheamountoftenpercent(10%)ofthedifferencebetweenthe
dollaramountofWorkrequiredtobeawardedtoM/WBEcontractors,subcontractorsandsuppliersto
meettheParticipationGoalandthedollaramounttheRespondentactuallyawardedandpaidtosuch
M/WBEs.Inaddition,theRespondentshallprovideNYCEDCwithcertifiedreportsdetailing
RespondentscompliancewithitsM/WBEParticipationPlanandParticipationGoal.

68

APPENDIX 11 HireNYC: DEVELOPMENT PROGRAM

TheHireNYCDevelopmentProgramappliestoallcontractsrelatedtoConstructionActivities(asdefined
below)forgoods,services,andconstructionwithavalueof$1millionormore.Withrespecttothis
program,ConstructionActivitiesareanyendeavors,actionsandprocessesundertakeninfurtherance
oftheProject(i)toimprove,alter,buildordemolishrealestateattheSite;(ii)asaprerequisiteto
improve,alter,build,ordemolishrealestateattheSite;or(iii)tofacilitate,monitororsupervisethe
improvement,alteration,buildingordemolitionofrealestateattheSite.
TherequirementsoftheHireNYCDevelopmentProgramdonotlimittheDesignatedDevelopersability
toassessthequalificationsofprospectiveworkersortomakefinalhiringandretentiondecisions.The
programdoesnotrequiretheDesignatedDevelopertoemployanyparticularworker.TheHireNYC
DevelopmentProgramwillapplytotheDesignatedDeveloperanditssuccessorsandassignsandwillbe
incorporatedintothecontractofsaleagreement.Consistentwiththeseobligations,theDesignated
DeveloperwillalsoincorporatetherequirementsoftheHireNYCDevelopmentProgramintoall
contractsrelatedtoConstructionActivitiesforgoods,servicesandconstructionwithavalueof$1
millionormorebetweentheDesignatedDeveloperandanycontractorandwillrequireitscontractors
toincludetherequirementsintheirsubcontractswithavalueof$1millionormore.
TheDesignatedDeveloperwillparticipateintheHireNYCDevelopmentProgramfromthetimeitenters
intoitsinitialcontractforConstructionActivitiesuntiltheendoftheConstructionActivities.Afteror
neartheendoftheConstructionActivities,theDesignatedDeveloperwilltransitionintotheHireNYC
programforpermanentpositions(PermanentProgram),whichisdescribedinAppendix12.

I. HireNYC Development Program Requirements

a.Enrollment.TheDesignatedDevelopermustenrollintheprogramthroughtheHireNYCportal
(http://www.nyc.gov/html/sbs/wf1/html/contact/targeted_hiring.shtml)within20business
daysoffullexecutionofthecontractofsaleagreement.TheDesignatedDeveloperwill
provideinformationaboutitsProject,designateaprimarycontactandstatewhetherit
intendstohireforanyentrytomidleveljobopportunitiesarisingfromConstructionActivities
relatedtothecontractofsaleagreementthatarelocatedintheCity,and,ifso,the
approximatestartdateofthefirsthire.ForthepurposesoftheHireNYCDevelopment
programentrytomidleveljobopportunitiesareemploymentopportunitiesthatrequire,as
determinedbytheNewYorkStateDepartmentofLabor,7anyofthefollowingminimumlevels
ofeducation:lessthanahighschooldiploma,ahighschooldiplomaorequivalent,post
secondarynondegreeaward,somecollege,nodegreeoranassociatesdegree.
b.JobRecruitmentRequirements.
i.TheDesignatedDevelopermustupdatetheHireNYCportalwith:

SeeColumnsFandGofhttps://labor.ny.gov/stats/20122022NYSEmploymentProspects.xls.

69

1. allnewandreplacemententrytomidleveljobopportunitiesarisingfrom
ConstructionActivitiesrelatedtothecontractofsaleagreement,thatare
locatedintheCity,ifany,
2. therequirementsofthejobstobefilled,
3. thenumberofpositions,
4. theanticipatedscheduleofinitiatingthehiringprocessforthesepositions,
and
5. thecontactinformationfortheDesignatedDevelopersrepresentative
chargedwithoverseeinghiring.
ii.TheDesignatedDevelopermustprovidethisinformationforsuchanentryormidlevel
jobopportunitynofewerthan30businessdayspriortotheintendedfirstdayof
employmentfortheapplicableentryormidlevelposition(althoughtheDesignated
Developerisencouragedtoprovidethatinformationasearlyaspracticable).With
respecttosuchanavailableentryormidlevelposition,theperiodbeginningonthe
datethattheDesignatedDeveloperprovidesthatinformationandendingonthedate
15businessdayslaterwillbeknownastheRecruitmentPeriod.Duringthe
RecruitmentPeriodforanentryormidlevelposition,theDesignatedDevelopermust
exclusivelyconsidercandidatesprovidedbyDSBS;providedthat,afterthetenth
businessdayofthatRecruitmentPeriod,DSBSwillnotsendanyadditionalcandidates
fortheapplicablepositiontotheDesignatedDeveloperforexclusiveconsideration.
iii.AttherequestofDSBS,theDesignatedDeveloperwillalsoberequiredtoprovide
informationontheDesignatedDevelopersconstructionscheduleforProject
milestones,deadlinesordeliverydatesandexpectednewhiringrequired,which
informationmaybeusedbyDSBStocreateatailoredrecruitmentplan.
iv.DSBSwillscreenapplicantsbasedontheDesignatedDevelopersemployment
requirementsandreferapplicantswhomDSBSbelievesarequalifiedtothe
DesignatedDeveloperforinterviews.TheDesignatedDevelopermustinterview
referredapplicantswhomitbelievesarequalifiedfortheavailableposition.
v.AftercompletinganinterviewofacandidatereferredthroughtheHireNYC
DevelopmentProgram,theDesignatedDevelopermustprovidefeedbackthroughthe
portalwithin20businessdaystoindicatewhetherthecandidatewashired.Ifa
candidateisnotinterviewed,theDesignatedDevelopermustprovideinformationon
whysuchcandidatewasnotqualifiedforconsiderationwithin20businessdaysofthe
candidatesreferral.Inaddition,theDesignatedDevelopermustprovidethestart
dateofnewhires,andadditionalinformationreasonablyrequestedbyDSBSabout
suchhires,within20businessdaysafterthestartdate.
vi.ThisSectionI(b)shallnotapplytopositionsthattheDesignatedDeveloperintends
tofillwithemployeesemployedpursuanttothejobretentionprovisionofSection22
505oftheAdministrativeCodeoftheCityofNewYork(theBuildingServiceCode).
TheDesignatedDevelopershallnotberequiredtoreportsuchopeningsthroughthe
HireNYCportal.However,theDesignatedDevelopershallenrollthroughtheHireNYC
portalpursuanttoSectionI(a),above,and,ifadditionalpositionsthatarenot
governedbytheBuildingServiceCodesubsequentlybecomeopen,theprovisionsof
thisSectionI(b)willapply.
70

c.ReportingRequirements.IntheeventtheDesignatedDeveloperdoesnothaveanyjob
openingscoveredbytheHireNYCDevelopmentPrograminanygivenyear,theDesignated
DevelopermustprovideanannualupdatethroughtheHireNYCportaltothateffect.Forthis
purpose,thereportingyearwillrunfromthedateofthefullexecutionofthecontractofsale
agreement,andeachanniversarydate,untiltheendoftheProjectsConstructionActivities.8

II. Construction Requirements

a.TheDesignatedDevelopersconstructioncontractorsorconsultantsmustcomplywiththe
HireNYCDevelopmentProgramrequirementssetforthaboveforallnontradesjobs(e.g.,for
anadministrativepositionarisingoutoftheworkoftheConstructionActivitiesandlocatedin
theCity)andforallnonuniontradejobsassetforthabove.
b.Inaddition,theDesignatedDevelopersconstructioncontractorsorconsultantsshall
reasonablycooperatewithDSBSandtheNYCEDConspecificoutreachevents,includingHire
ontheSpotevents,forthehiringoftradesworkersfortheworkofthisProject.

III. Breach and Liquidated Damages

a.IftheDesignatedDeveloperoritscontractorsortheirsubcontractorsfailtocomplywiththe
termsoftheHireNYCDevelopmentProgram(1)bynotenrollingitsbusinessthroughthe
HireNYCportal;(2)bynotinformingDSBSthroughtheHireNYCportal,asrequired,ofopen
positions;or(3)byfailingtointerviewaqualifiedcandidate,NYCEDCmayassessliquidated
damagesintheamountof$2,500perbreach.Forallothereventsofnoncompliancewiththe
termsoftheHireNYCDevelopmentProgram,NYCEDCmayassessliquidateddamagesinthe
amountof$500perbreach.
b.ThefailureoftheDesignatedDeveloperoritscontractorsortheirsubcontractorstointerview
aqualifiedcandidatewillbedeterminedbyNYCEDCinitssolediscretionbasedonfactors
suchas,andwithoutlimitation,theinformationprovidedthroughtheHireNYCportal,the
recruitmentplan,ifany,andanassessmentofwhethertheDesignatedDeveloperorits
contractorsortheirsubcontractorsactedingoodfaithwithrespecttoareferredcandidate.If
noreasonisprovidedforfailingtointerviewareferredcandidateorifonlyinsufficient
informationisprovidedwithin20businessdaysofacandidatesreferral,thensuchcandidate
willbedeemedtobequalified.RegardlessastothenumberofcandidatesthataDeveloper
mayfailtointerviewforaparticularjobopening,nomorethanfivecandidateswillbeusedto
calculatethetotalamountofliquidateddamagesattributabletothatjobopening.
c.IntheeventtheDesignatedDeveloperoritscontractorsortheirsubcontractorsbreachesthe
requirementsoftheHireNYCDevelopmentProgramduringthetermofthecontractofsale
agreement,NYCEDCmayholdtheDesignatedDeveloperindefault.

IntheeventthatthisProjectincludesaFederalfundingagreement,additionalreportingandfederalhiring
requirementsmayapply.

71

APPENDIX 12 HireNYC: PERMANENT PROGRAM

NYCEDCrecognizestheimportanceofcreatingemploymentopportunitiesforlowincomepersons,
enablingthemtoparticipateintheCityseconomicgrowth.Tothisend,NYCEDChasdevelopedthe
HireNYCPermanentProgramforalllandsalesandleasesexpectedtoproduceten(10)ormore
permanentjobsoverthelifeoftheproject.Participationinthisprogramrequiresthesuccessful
Respondenttousegoodfaitheffortstoachievethehiringandworkforcedevelopmentgoalsand
performtherequirementsofNYCEDCsHireNYCPermanentProgram.
EachRespondentforprojectsexpectedtoproduceten(10)ormorepermanentjobsoverthelifeofthe
projectmustsubmitwithinitsresponseaHireNYCPermanentProgramplan(RespondentsHireNYC
PermanentProgram)addressinghowRespondentwillseektoachievethegoalsandother
requirementssetforthbelowanddescribingitsexperience,ifany,conductingsimilarhiringand
workforcedevelopmentprogramsorundertakingothereffortstocreateemploymentopportunitiesfor
lowincomepersons.PleaseseetheHireNYCPermanentProgramPlanTemplateattheendofthis
Appendix9forassistanceinpreparingRespondentsHireNYCPermanentProgram.
RespondentsHireNYCPermanentProgrammustincludeallprogrammaticdetailslistedbelow,including
collaborationwithaNewYorkCityagencydesignatedbyNYCEDCinanoticetoRespondent
(DesignatedCityAgency).TheDesignatedCityAgencywillassistRespondentinimplementingtheir
HireNYCPermanentProgramincludingthescreeningofcandidatesfromthetargetpopulation(Target
Population)definedaspersonswhohaveanincomethatisbelowtwohundredpercent(200%)ofthe
povertylevelasdeterminedbytheNewYorkCityCenterforEconomicOpportunity.
Adescriptionoftheincomelevelmeetingthisthresholdforeachhouseholdsizeisavailableat
http://www.nyc.gov/html/ceo/downloads/pdf/poverty_measure_2011.pdf).
Respondents HireNYC Permanent 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 Permanent
Program Term). RespondentsHireNYCPermanentProgramwillapplytoRespondent,itssuccessors
andassigns,andtoalltenants(whichtermalsoincludessubtenants)attheprojectlocationduringthe
HireNYCPermanentProgramTerm.
I. Goals
RespondentsHireNYCPermanentProgrammustinclude,ataminimum,thefollowinghiringand
workforcedevelopmentgoalsor,ateachRespondentsdiscretion,highergoals(collectively,the
Goals):

72

HiringGoal:

Fiftypercent(50%)ofallnewpermanentjobscreatedinconnection
withtheproject(includingjobscreatedbytenants,butexcludingjobs
relocatedfromothersites)willbefilledbymembersoftheTarget
PopulationreferredbytheDesignatedCityAgencyforaperiod
beginning,foreachemployer,atcommencementofbusinessoperations
andcontinuingthroughtheendoftheHireNYCPermanentProgram
Term.Notwithstandingtheforegoing,theHiringGoalshallonlyapplyto
hiringonoccasionswhenRespondentishiringforfive(5)ormore
permanentjobs.

RetentionGoal:

Fortypercent(40%)ofallemployeeswhosehiringsatisfiedtheHiring
Goalwillberetainedforatleastnine(9)monthsfromdateofhire.

AdvancementGoal:

Thirtypercent(30%)ofallemployeeswhosehiringsatisfiedtheHiring
Goalwillbepromotedtoahigherpaidpositionwithinone(1)yearof
dateofhire.

TrainingGoal:

CooperationwithNYCEDCandtheDesignatedCityAgencytoprovide
skillstrainingorhighereducationopportunitiestomembersofthe
TargetPopulation.

II. Program Requirements

RespondentsHireNYCPermanentProgrammustalsoincludeallofthefollowingrequirements:
1.DesignationofaworkforcedevelopmentliaisonbyRespondenttointeractwithNYCEDCand
theDesignatedCityAgencyduringthecourseofRespondentsHireNYCPermanentProgram.
2.CommitmentbyRespondenttodothefollowing:
a.usegoodfaitheffortstoachievetheGoals;
b.notifyNYCEDCsix(6)weekspriortocommencingbusinessoperations;
c.withrespecttoinitialhiringforanynewpermanentjobsassociatedwiththe
commencementofbusinessattheprojectlocation(butonlyifinitialhiringisforfive
(5)ormorepermanentjobs):
(i)provideNYCEDCandtheDesignatedCityAgencywiththeapproximate
numberandtypeofjobsthatwillbecomeavailable,andforeachjobtypea
descriptionofthebasicjobqualifications,atleastthree(3)monthsbefore
commencinghiring;and

73

(ii)consideronlyapplicantsreferredbytheDesignatedCityAgencyforthefirst
ten(10)businessdays,untiltheHiringGoalisachievedoruntilallopen
positionsarefilled,whicheveroccursfirst;
d.withrespecttoongoinghiringonoccasionswhenhiringforfive(5)ormore
permanentjobs:
(i)provideNYCEDCandtheDesignatedCityAgencywiththeapproximate
numberandtypeofjobsthatwillbecomeavailable,andforeachjobtypea
descriptionofthebasicjobqualifications,atleastone(1)monthbefore
commencinghiringorassoonasinformationisavailable,butinallcasesnot
laterthanone(1)weekbeforecommencinghiring;and
(ii)consideronlyapplicantsreferredbytheDesignatedCityAgencyforthefirst
fivebusinessdays,untiltheHiringGoalisachievedoruntilallopenpositions
arefilled,whicheveroccursfirst.
e.notifyNYCEDCthirty(30)dayspriortoexecutionofanytenantorsubtenantleaseat
theprojectlocation;
f.provideNYCEDCwithone(1)electroniccopyofalltenantandsubtenantleasesatthe
projectlocationwithinfifteen(15)daysofexecution;
g.submittoNYCEDCanannualHireNYCEmploymentReportintheformprovidedby
NYCEDC(orquarterlyreportsatthediscretionofNYCEDC);
h.cooperatewithannualSitevisitsand,ifrequestedbyNYCEDC,employeesatisfaction
surveysrelatingtoemployeeexperiencewithRespondentsHireNYCPermanent
Program;
i.provideinformationrelatedtoRespondentsHireNYCPermanentProgramandthe
hiringprocesstoNYCEDCuponrequest;and
j.allowinformationcollectedbyNYCEDCandtheDesignatedCityAgencytobeincluded
inpubliccommunications,includingpressreleasesandothermediaevents.
III. Optional Provisions
NYCEDCstronglyencouragesRespondentstoincludeoneormoreofthefollowingelementsin
RespondentsHireNYCPermanentProgram:
1.CommitmentbyRespondentofresourcesfortrainingefforts,suchasmakingfinancial
investmentsinemployeetrainingandcreatingtechnologybasedtoolsto:
a.promoteandtrackworkforcedevelopmentefforts;
b.notifyjobseekersofjobopportunities;and
74

c.provideinformationandassistancetotenantstoinneedoftrainingoptionsfornew
andcurrentemployees.
2.CommitmentbyRespondent,iftheprojectisexpectedtoproduce1,000ormorepermanent
jobs,toprovidetemporaryspaceandpersonnelforasatelliteoutreachorworkforce
developmentsitetoprovideoutreachandscreeningoflocaljobseekers,distributejob
applicationsandinformthepublicofavailablejobopportunitiesleadinguptothe
commencementofbusinessoperations.
3.CommitmentbyRespondenttosupportconnectionstoeducationandtraining.NYCEDCstaff
willbeavailabletoworkwithRespondentsworkforcedevelopmentliaisontoconnect
individualsinterestedandinneedofeducationandtrainingtotrainingandothereducational
programsavailableatDesignatedCityAgencyserviceproviderlocationsorthrough
relationshipswithotheraccreditedtrainingproviders.
IV. General Requirements
ThefollowinggeneralrequirementsalsomustbeincludedinRespondentsHireNYCPermanent
Program.
1.RespondentsHireNYCPermanentProgrammustprovidethatitappliestoRespondent,its
successorsandassigns,andtoalltenantsandsubtenantsattheprojectlocationduringthe
HireNYCPermanentProgramTerm.Respondentisrequiredtoincorporatethetermsofits
HireNYCPermanentProgramintoalltenantandsubtenantleasesobligatingtenantsand
subtenantstocomplywiththeGoalsandotherrequirementsinRespondentsHireNYC
PermanentProgramtothesameextentasRespondentisrequiredtocomplywithsuchGoals
andotherrequirements.
2.Enforcement.IntheeventNYCEDCdeterminesthatRespondent,itstenantsorsubtenants,
haveviolatedanyofRespondentsHireNYCPermanentProgramrequirements,including,
withoutlimitation,adeterminationthatRespondent,itstenantsorsubtenants,havefailedto
usegoodfaitheffortstofulfilltheGoals,NYCEDCmay(1)assessliquidateddamagessetforth
immediatelybelow;and/or(2)assertanyotherrightorremedyithasundertheproject
agreementtowhichRespondentsHireNYCPermanentProgramapplies.
3.LiquidatedDamages.IfRespondent,itstenantsorsubtenants,doanyofthefollowing:
(i)failtocomplywiththeirobligationssetforthinSectionII(2)clauses(a)(withrespect
totheHiringGoal),(c),and/or(d),andasaresulttheDesignatedCityAgencywas
unabletoreferapplicantsorparticipateinthehiringprocessasrequiredbythe
program;or
(ii)failtocomplywiththeirobligationssetforthinSectionII(2)clauses,(f),(g),(h),(i),
and/or(j)andsuchfailureshallcontinueforaperiodofthirty(30)daysafterreceipt
75

ofnoticefromNYCEDC,then,inthecaseofclause(i),NYCEDCmayassessliquidated
damagesintheamountof$2,500foreachpositionforwhichtheDesignatedCity
Agencywasunabletoreferapplicantsorotherwiseparticipateinhiringasrequiredby
theprogram;andinthecaseofclause(ii),NYCEDCmayassessdamagesforbreachof
eachrequirementintheamountof$1,000.Inviewofthedifficultyofaccurately
ascertainingthelosswhichNYCEDCwillsufferbyreasonofRespondentsfailureto
complywithprogramrequirements,theforegoingamountsareherebyfixedand
agreedastheliquidateddamagesthatNYCEDCwillsufferbyreasonofsuchfailure,
andnotasapenalty.
RespondentshallbeliableforandshallpaytoNYCEDCalldamagesassessedagainst
Respondent,anytenantorsubtenantattheprojectuponreceiptofdemandfromNYCEDC.
V. Project Agreement
ThesuccessfulRespondentsHireNYCPermanentProgramwillbeincorporatedintotheproject
agreementtobeenteredintowiththesuccessfulRespondent.

76

HireNYC Permanent Program Plan Template

PleasefollowthistemplateasaguideincreatingyourHireNYCPermanentProgram.Allhiringand
workforcedevelopmentgoalsandProgramrequirements,assetforthbelowandfurtherdescribedon
thepreviouspagesoftheHireNYCPermanentProgramAppendix12,mustbesetforthinfullineach
RespondentsHireNYCPermanentProgram.
RespondentsHireNYCPermanentProgramPlan
ProjectName:
_____________________________________________________________________
RespondentName:
_________________________________________________________________
Date:
____________________________________________________________________________

1.ProgramGoals
a.Setforthinfullthehiringandworkforcedevelopmentgoalsforyouroperationsor,at
Respondentsdiscretion,highergoals(collectively,theGoals)asoutlinedinthe
HireNYCPermanentProgramAppendix12,SectionIGoals.
b.IncludetheHiringGoal,RetentionGoal,AdvancementGoalandTrainingGoal.
2.ProgramRequirements
a.SetforthinfullallHireNYCPermanentProgramrequirementsasoutlinedinthe
HireNYCPermanentProgramAppendix12,SectionIIProgramRequirements,clauses
1and2(a)through(j).
b.SetforthinfulltherequirementsintheHireNYCPermanentProgramAppendix9,
SectionIVGeneralRequirements
3.ProgramImplementation
a.Discusshowyouintendtoworkwithtenantsandsubtenantsattheprojectlocation
toimplementyourHireNYCPermanentProgram.
b.Discusshowyourworkforcedevelopmentliaisonwillpromoteandtrackworkforce
developmentefforts,includingthecompletionofHireNYCreportingforms.
77

c.Discusshowyouwillfacilitatetargetedhiringsuchasa)arrangingmeetingsatwhich
NYCEDCandtheDesignatedCityAgencystaffcandiscusstheHireNYCPermanent
Programandb)assistwithinformationsharing,includingresultsfromhiringefforts
andprovidingresourcesforhiringactivities.
d.Discusshowyouwillsupportconnectionstoeducationand/ortrainingeitherin
partnershipwithNYCEDCandtheDesignatedCityAgencyorthroughrelationships
withotheraccreditedtrainingproviders.
e.DiscussanyadditionalelementsthatyouwillincludeinyourHireNYCPermanent
Program.Pleasesee,forexample,theitemssetforthintheHireNYCPermanent
ProgramAppendix12,SectionIIIOptionalProvisions.
4.AdditionalInformation
a.NewJobsandSkillLevel
i.Numberofprojectedpermanentjobsattheprojectlocation(including
projectedjobsoftenantsandsubtenants)
ii.Numberandtypeofprojectedskilled/semiskilledpermanentjobsatthe
projectlocation(includingprojectedjobsoftenantsandsubtenants)
iii.Numberandtypeofprojectedunskilledpermanentjobsattheproject
location(includingprojectedjobsoftenantsandsubtenants)
b.TrainingandCertifications
i.Trainingrequiredforskilled/semiskilledpermanentjobs
c.WorkforceDevelopmentLiaison
i.Contactname,numberandemailaddress
JobTypeExamples:
Skilled/Semiskilled:Anyjoborlaborthatrequiresspecialtrainingoreducationattainment(i.e.,
certifications,highereducationdegree)foritssatisfactoryperformance.ExamplesincludeCommercial
VehicleOperators,Bookkeepers,Accountants,andSupervisors/Managers.
Unskilled:Anyjoborlaborthatrequiresrelativelylittleornotrainingorexperienceforitssatisfactory
performance.ExamplesincludeWarehouseClerks,OfficeClerks,Laborers,Packers,Assemblers,
Cashiers,andCustomerServiceRepresentatives.

78

APPENDIX 13 LIVING WAGE AND PREVAILING WAGE

REQUIREMENTS
ThelivingwageandprevailingwagelawsandregulationsdescribedbelowhelpguaranteethatCity
developmenteffortsencouragethecreationofjobsthatprovideeconomicopportunityandbenefitfor
allNewYorkerswhileservingasmodelstoemployersacrosstheCity.LocalLawNo.37of2012added
theFairWagesforNewYorkersActasSection6134oftheNewYorkCityAdministrativeCode(the
LivingWageAct),whichwasbroadenedwhentheMayorissuedExecutiveOrderNo.7(theExecutive
Order,theobligationsimposedonasuccessfulRespondentpursuanttotheLivingWageActandthe
ExecutiveOrderarecollectivelyreferredtoastheLivingWageRequirements).TheLivingWage
Requirementsrequirecompaniesthatreceiveatleast$1millionoffinancialassistance(assuchtermis
definedintheLivingWageAct)fromtheCityorNYCEDCtopaytheiremployeesattheprojectsiteno
lessthanalivingwage,unlessthecompanyqualifiesforanexemptionundertheLivingWage
Requirements.AsofApril1,2016,thelivingwageisequaltothesumof$11.70perhour(incash)plus
$1.70perhour(incashand/orhealthbenefits),subjecttoannualinflationbasedadjustments(the
CommissioneroftheDepartmentofConsumerAffairswillannouncethenewrateseachJanuary1,
whichwillgointoeffectonApril1ofeachsuchyear).Additionally,otheradditionalcovered
employers(assuchtermisdefinedintheExecutiveOrder)attheprojectsitearerequiredtopaytheir
employeesattheprojectsitenolessthanalivingwage,unlessthoseemployersqualifyforan
exemptionundertheLivingWageRequirements.CopiesoftheLivingWageActandtheExecutiveOrder
areavailablefordownloadathttp://www1.nyc.gov/assets/home/downloads/pdf/executive
orders/2014/eo_7.pdf.
LocalLawNo.27of2012addedSection6130oftheNewYorkCityAdministrativeCode(thePrevailing
WageLaw).LiketheLivingWageRequirements,thePrevailingWageLawappliestocertaincompanies
thatreceiveatleast$1millionoffinancialassistance(assuchtermisdefinedinthePrevailingWage
Law)fromtheCityorNYCEDCforprojectsthatareexpectedtobelargerthan100,000squarefeetorto
includemorethan100residentialunits,unlessthecompanyand/orprojectqualifiesforanexemption
underthePrevailingWageLaw(anonexemptcompanyisreferredtoasacovereddeveloper).A
covereddevelopermustensurethatallbuildingserviceemployeesperformingbuildingservicework
(assuchtermsaredefinedinthePrevailingWageLaw)attheprojectlocationarepaidnolessthanthe
prevailingwage.Theprevailingwagemeanstherateofwageandsupplementalbenefitspaidto
workersinthesametradeoroccupationintheNewYorkCitylocality,asdeterminedannuallybythe
CityComptroller.Thecurrentprevailingwagescheduleisavailablefordownloadat
http://comptroller.nyc.gov/generalinformation/prevailingwage/.
AcopyofthePrevailingWageLawisavailablefordownloadat
http://legistar.council.nyc.gov/View.ashx?M=F&ID=1951352&GUID=2FA0604252044767B9CA
710367C39270.

79

APPENDIX 14 DOING BUSINESS DATA FORM

TheRespondentshallcompleteandsubmitaDoingBusinessDataFormwhichcanbefoundwithinthe
DoingBusinessAccountabilityProjectFormssectionatwww.edc.nyc/resources/vendorresources.
Thetextofsaidsectionprovidesasfollows:
DoingBusinessAccountabilityProjectForms
LocalLaw34of2007(LL34)requiresthecreationofadatabasecontaininginformationaboutentities
thatdobusinesswiththeCityasdefinedbythelaw,andprincipalofficers,ownersandseniormanagers
oftheseentities.ThisinformationwillbecollectedonDoingBusinessDataFormsthataredistributed,
collectedandreviewedbyagencies,andforwardedtotheDoingBusinessAccountabilityProject(DBAP)
atMOCSforprocessing.CollecteddatawillbeusedtoidentifyentitiesandpeoplewhoaresubjecttoLL
34slimitationsoncampaigncontributionsinmunicipalelections.
Ifyouhaveanyquestionsorconcerns,pleasecontacttheDoingBusinessAccountabilityProjectat212
7888104orDoingBusiness@cityhall.nyc.gov.
DoingBusinessFormRealProperty
Q&ARealProperty

80

APPENDIX 15 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]

81

APPENDIX 16 CONDITIONS, TERMS AND LIMITATIONS

Inadditiontothosestatedelsewhere,thisRFPandanytransactionresultingfromthisRFParesubjectto
theconditions,termsandlimitationsstatedbelow:
1.
2.

3.

4.

5.

6.

TheSiteistobedisposedinasisconditionandistobeconveyedsubjecttoallapplicable
titlematters.
TheCity,NYCLDC,NYCEDC,MTA,andLIRRandtheirrespectiveofficers,employees,and
agents,makenorepresentationorwarrantyandassumenoresponsibilityfortheaccuracy
oftheinformationsetforthinthisRFP,theSiteFile,thephysicalconditionoftheSiteorthe
LIRRParcel,thestatusoftitlethereto,itssuitabilityforanyspecificuse,theabsenceof
hazardouswasteormaterials,oranyothermatter.Allduediligenceistheresponsibilityof
theRespondentandRespondentsareurgedtosatisfythemselveswithrespecttothe
conditionoftheSiteandtheLIRRParcel,theinformationcontainedherein,andall
limitationsorotherarrangementsaffectingtheSiteandtheLIRRParcel.TheMTA,LIRR,
NYCEDC,NYCLDCandtheCitywillnotberesponsibleforanyinjuryordamagearisingoutof
oroccurringduringanyvisittotheSiteortheLIRRParcel.
Theproposeddevelopmentshallconformto,andbesubjectto,theprovisionsoftheZoning
Resolution,allotherapplicablelaws,regulations,executiveorders(includingrecently
announcedExecutiveOrderNo.19),andordinancesofallFederal,StateandCityauthorities
havingjurisdiction,andanyapplicableUrbanRenewalPlan,designguidelinesorsimilar
developmentlimitations,asalloftheforegoingmaybeamendedfromtimetotime.
Withoutlimitingtheforegoing,closingonaproposedtransactionshallbesubjecttoULURP,
CEQR,approvalbytheapplicableCommunityBoard,compliancewithSection384(b)(4)of
theNewYorkCityCharterorequivalentprocesssuchasUDAAP,andapprovalbyMTAs,
LIRRs,andNYCEDCsand/orNYCLDCsBoardofDirectors.ULURPandCEQRcompliance
shallbesolelyattheexpenseoftheDesignatedDeveloper.NYCEDCwillcooperatewiththe
DesignatedDeveloperinobtainingnecessaryapprovals.
ARespondentsubmittingaProposalinresponsetothisRFPmayberejectedifitor,ifthe
Respondentisabusinessentity,anyofitsshareholders,officers,directors,partnersor
members(Principals)isdetermined,intheCitysorNYCEDCssolediscretion,tobewithin
acategoryofpersonsorentitieswithwhomorwhichtheCityorNYCEDCwillnotgenerally
dobusiness.RespondentandallofficersandPrincipalsthereofwillberequiredtocomplete
abackgroundquestionnaireandshallbesubjecttoinvestigationbyNYCEDCandtheCitys
DepartmentofInvestigation.AnydesignationmayberevokedintheCitysorNYCEDCssole
discretionintheeventanyderogatoryinformationisrevealedbysuchinvestigation.
NYCEDC,NYCLDC,theCity,MTA,and/orLIRRarenotobligatedtopayandshallnotpayany
costsincurredbyanyRespondentatanytimeunlessNYCEDC,NYCLDC,theCity,MTA,
and/orLIRRhasexpresslyagreedtodosoinwriting.
NYCEDCinvitestheparticipationofrealestatebrokersactingonbehalfofandwiththe
authorizationofidentifiedPrincipals,providedthatthebrokerarrangesforthepaymentof
itscommissionorothercompensationexclusivelybytheDesignatedDeveloperoftheSite,
orportionthereof.ThesubmissionofaProposalwillconstitutetheRespondentundertaking
82

7.

8.

9.

10.

11.

topayanycommissionorothercompensationduetoanybrokeractingonbehalfof
RespondentinconnectionwiththedevelopmentoftheSite,orportionthereof,andto
indemnifyandholdharmlessMTA,LIRR,NYCEDC,NYCLDCandtheCity,andtheirrespective
officers,employeesandagentsfromanyobligation,commissionorcompensationbrought
byanybrokerbyreasonoftheProjectorthedevelopmentoftheSite,orportionthereof,
andanyliability,costand/orexpenseincurredbyMTA,LIRR,NYCEDCand/ortheCityasa
resultofanyclaimofcommissionorcompensationbroughtbyanybrokerbyreasonofthe
ProjectorthedevelopmentoftheSite.
OnlyProposalsfromPrincipalswillbeconsideredresponsive.Individualsinrepresentative,
agencyorconsultantstatusmaysubmitproposalsonlyunderthedirectionofidentified
Principals,wherethePrincipalsaresolelyresponsibleforpayingforsuchservices.
ThisisaRequestforProposalsnotaRequestforBids.NYCEDC,theCity,MTA,andLIRRshall
bethesolejudgesofeachProposalsconformancewiththerequirementsofthisRFPandof
themeritsoftheindividualProposals.NYCEDCreservestherighttowaive,modifyor
amendanyterms,conditionsorprovisionsofthisRFP,withorwithoutnotice,withrespect
tooneormoreRespondents,tonegotiatewithoneormoreoftheRespondentswith
respecttotheSiteoranyportionoftheSite,tonegotiateanddisposeoftheSiteonterms
otherthanthosesetforthherein(includingtopartiesotherthanthoserespondingtothis
RFP),torequiresupplementalstatementsandinformationfromanyRespondents,to
establishadditionaltermsandconditions,torequireaRespondenttomodifyandcureits
proposalifitisnonresponsivetotheRFPorifitdoesnototherwisecomplywithoneor
morerequirementsoftheRFP,torequestaRespondentmakechangestoaProposal,to
entertainmodificationsoradditionstoselectedProposals,towithdrawtheSiteorportions
oftheSitefromoraddindividualparcelstothisRFP,toencourageRespondentstowork
together,ortorejectanyorallProposals,ifinitsjudgmentitisinthebestinterestof
NYCEDCandtheCitytodoso.IfallProposalsarerejected,thisRFPmaybewithdrawnand
theSitemayberetained,andreofferedunderthesameordifferenttermsandconditions,
ordisposedofbyanothermethod,suchasauctionornegotiateddisposition.Inallcases,
NYCEDC,conferringwithotheragencies,authoritiesandorganizations,shallbethesole
judgeoftheacceptabilityoftheProposals.NYCEDCwillenforcethesubmissiondeadline
statedintheRFPatitssolediscretion.Thetimingoftheselectionmaydifferdepending
uponthedegreetowhichfurtherinformationonindividualProposalsmustbeobtainedor
duetootherfactorsthatNYCEDCmayconsiderpertinent.AllProposalsshallbecomethe
propertyofNYCEDC,MTA,andLIRRuponsubmission.
NeitherMTA,LIRR,NYCEDC,NYCLDCnortheCityisobligatedtopay,norshallinfactpay,
anycostsorlossesincurredbyanyRespondentatanytime,includingthecostofresponding
totheRFPornegotiatinglegalagreements.
AlltermsinthisRFPrelatedtothepermitteduseandbulkoftheSiteshallbeasdefinedin
theZoningResolutionandanyapplicableUrbanRenewalPlan,designguidelines,orsimilar
developmentlimitationsandcontrols.Whereanyconflictarisesinsuchterms,themost
restrictiveshallprevail.
Exceptasspecificallyprovidedherein,theDesignatedDeveloperwillpayalltaxespayable
withrespecttotheProject,includingtransferandmortgagerecordingtaxes.TheDesignated
83

12.

13.

14.

15.

16.

DeveloperwillberequiredtopaytheNewYorkCityRealPropertyTransferTaxandNew
YorkStateRealEstateTransferTax,notwithstandinganyexemptiononaccountoftheCitys,
NYCEDCs,NYCLDCs,MTAs,orLIRRsinvolvementinthetransaction.
ThistransactionwillbestructuredasanetdealtotheCity,NYCLDC,NYCEDC,MTA,and
LIRRwiththeDesignatedDeveloperbeingresponsibleforallfeesrelatingtotheprojectand
allcostsincurredbyNYCEDC,NYCLDC,theCity,MTA,andLIRRincluding,butnotlimitedto,
costsforoutsidelegalcounsel,ifany,studies,andoutsideconsultants.
AllProposalsandothermaterialssubmittedtoNYCEDC,NYCLDC,theCity,MTA,andLIRRin
responsetothisRFPmaybedisclosedinaccordancewiththestandardsspecifiedinthe
FreedomofInformationLaw,Article6ofthePublicOfficersLaw(FOIL).Theentity
submittingaProposalmayprovideinwriting,atthetimeofsubmissionadetailed
descriptionofthespecificinformationcontainedinitssubmission,whichithasdetermined
isatradesecretandwhich,ifdisclosed,wouldsubstantiallyharmsuchentityscompetitive
position.Thischaracterizationshallnotbedeterminative,butwillbeconsideredbyNYCEDC
whenevaluatingtheapplicabilityofanyexemptionsinresponsetoaFOILrequest.
InfurtheranceofNYCEDCsmissionofeconomicdevelopment,NYCEDCleddispositionswill
besubjecttoNYCEDCsstandardprovisionsforsimilartransactions.Thecontractofsale
agreementconveyingtheSite,orportionthereof,totheDesignatedDeveloper(s)shall
containredevelopmentobligationsaswellasrestrictionsonuseandtransferoftheSite.
FailuretocomplywiththeserestrictionswillresultinarightbyMTA,LIRR,NYCEDCorthe
CitytoreenterandreacquiretheSite,orportionthereof,fornoconsideration.
TheDesignatedDeveloperwillberequiredtodeliverevidencetoNYCEDCofthecreationof
employmentopportunitiesattheSiteforthefirsteight(8)yearsaftertheclosingofthe
Project.TheDesignatedDevelopermustalsoagreeingoodfaithtoconsideranyproposals
madebytheCityorCityrelatedentitieswithregardtojobstheDesignatedDeveloperis
seekingtofillandtoprovidetheCitywiththeopportunitytomakejobreferralsandcreatea
trainingprogramforCityresidents.TheDesignatedDeveloperwillberequiredtocause
commercialtenantstoagreetotheseprovisionsatthetimeitentersintoleaseswithsuch
tenants.
UponreviewoftheSiteFile,Respondents,andtheirrepresentativesandagentsand
consultants,shalltreattheirProposalsandallinformationobtainedfromtheSiteFileor
otherwiseobtainedfromNYCEDCortheCityinconnectionwiththisRFP(theConfidential
Information)confidentially,andshallnotdiscuss,publish,divulge,discloseorallowtobe
disclosedtheConfidentialInformationtothepressorothermedia,withoutNYCEDCs,
MTAs,andLIRRspriorwrittenapproval.Inaddition,uponsubmissionofaProposaltothis
RFP,Respondents,andtheirrepresentativesandagentsandconsultantsshallnotdiscuss,
publish,divulge,discloseorallowtobedisclosedtheConfidentialInformationtoanyother
Respondentsoranyotherperson,firmorentity,includingpressorothermedia,without
NYCEDCs,MTAs,andLIRRspriorwrittenapproval.Ifeitherprovisionisbreachedbya
Respondent,NYCEDCmaydisqualifythatRespondentfromtheRFPasnoncompliantand
seekanyotherremedyavailableatlaworinequity,includingbutnotlimitedtoinjunctive
reliefand/ordamages.
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18.

19.

AlldeterminationsastothecompletenessorcomplianceofanyProposals,orastothe
eligibilityorqualificationofanyRespondent,willbewithinthesolediscretionofMTA,LIRR,
NYCEDCandtheCity.
TheDesignatedDevelopermaychoosetoapplytoorseekthecooperationorinvolvement
ofotherCityprogramsandAgencies(e.g.,HPD)aspartoftheirProposal.Intheeventthat
otherinformationorCitydocumentationisrequiredfortheProposal,theDesignated
Developerand/orRespondentagreestoprovideNYCEDCwithallinformationand
documentationrequiredbytheCity.
TheCityandNYCEDCmay,attheirdiscretion,contributefundstodevelopmentprojects
and/orpermittheDesignatedDevelopertoapplyfordiscretionarytaxabatementsinorder
tofurtherProjectGoalsoreffectuatepolicygoalsregardlessoftherequirementsof
Respondentssubmissions.

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