request for expressions of interestcms5.revize.com/revize/robbinsville/government/request... ·...

RREEQQUUEESSTT ffoorr EEXXPPRREESSSSIIOONNSS ooff IINNTTEERREESSTT

RREEDDEEVVEELLOOPPMMEENNTT ooff tthhee 9900 aaccrree TTOOWWNN CCEENNTTEERR SSOOUUTTHH

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RRoobbbbiinnssvviillllee TToowwnnsshhiipp,, MMeerrcceerr CCoouunnttyy,, NNeeww JJeerrsseeyy

David Fried, Mayor

1 Washington Boulevard, Suite 5, Robbinsville, NJ 08691 (609) 918‐0002 ext. 102 Fax (609)‐918‐1442

Prospective Redevelopers: The next phase of the Robbinsville Town Center takes a major step forward with the release of this Request for Expressions of Interest (“RFEI”). This public solicitation invites members of the development community to submit qualifications packages and project concepts for the transformation of all or a portion of a 90-acre tract of land along State Highway 33 from an underutilized, unplanned collection of small businesses, modest residences and vacant land into a viable downtown mixed-use center. After years of planning and the success of the Town Center North development, it is now time to turn our attention to Town Center South. All that is missing are qualified (re)developers to join in a public/private partnership to turn our vision into reality. To date, the Township has undertaken the necessary steps to declare the 90-acre Town Center South as an “Area In Need of Redevelopment” under New Jersey’s Local Redevelopment and Housing Law, and has incorporated these lands under a Redevelopment Plan. We are now seeking the private development partner to complete the Redevelopment process. The following pages contain the Township’s Vision as well as submission requirements, selection criteria and other information necessary for respondents to submit successful Responses to this Solicitation. In addition to this RFEI, the Redevelopment Plan and other pertinent documents are located under the Government & Services / Redevelopment tabs on the Township’s website (www.robbinsville-twp.org). We encourage you to review these documents carefully. Robbinsville is excited to offer this opportunity. We are confident that the Area’s location provides an attractive development setting, and we believe in the potential of our Redevelopment Plan. Once again, all that is missing to make this project a success is you.

Sincerely,

David Fried Mayor

Christine Ciaccio Council President

REQUEST FOR EXPRESSIONS OF INTEREST Redevelopment of the

Town Center South Redevelopment Area Robbinsville Township, New Jersey

REMINGTON, VERNICK & ARANGO ENGINEERS 1

0 25 50 75

Miles

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Robbinsville TownshipMercer County

Atlantic City Expressway

Interstates

State Highways

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Robbinsville TownshipMercer CountyPhiladelphia

New York CityTrenton

New Brunswick

Newark

EXECUTIVE SUMMARY Introduction & Opportunity The Township of Robbinsville is experiencing an exciting transformation. After years of planning, the Township has adopted an award winning Town Center Plan designed to create a compact, walkable, mixed-use “downtown”, neighborhood with State Highway (Route) 33 at its Main Street. With the success of the Town Center North development, the Township has seen a phenomenal influx of residents and businesses looking to take advantage of the new lifestyle being created. The job is now to continue this success. Toward this end, the Township has acquired 52+ vacant acres to the south of Route 33 ~ directly across the street from Town Center North ~ and has packaged these lands, along with an additional 38+/- privately-owned acres, under a Redevelopment Plan1 in anticipation of marketing this opportunity to the development community. Collectively, these actions have set the stage for this RFEI Solicitation, whereby the Township seeks to engage one or more private sector Redevelopers who will transform what is now known as Town Center South into an active mixed-use community. This Solicitation This Request for Expressions of Interest (“RFEI”) contains a brief summary of this development opportunity and outlines the process and criteria to be used by the Township to solicit for, evaluate and select one or more Redevelopers for the Area. Included are the submission requirements, selection criteria, scheduling and other information necessary for Respondents to submit successful Response Packages.

1 Under the New Jersey Local Redevelopment & Housing

Law (N.J.S.A. 40A:12A-1 et seq.

Robbinsville is located within 50 miles of Philadelphia & New York City…

…at the crossroads of New Jersey’s network of State and U.S. Highways

Submission of Responses Responses to this RFEI are to be received in sealed envelopes delivered to the Township’s Municipal Planner by 12:00 noon on July 13, 2012. Responses shall be directed to:

Stuart B. Wiser, P.P., AICP REMINGTON, VERNICK & ARANGO ENGINEERS

845 N. Main Street Pleasantville, New Jersey 08232




Response Packages must be clearly labeled:

EXPRESSION OF INTEREST Redevelopment of the Town Center

South Redevelopment Area Robbinsville Township, New Jersey

Inquiries Mr. Wiser shall be the sole contact for any questions related to this Solicitation. Inquiries shall be submitted ~ in writing ~ no later than 4:00 p.m. on June 15, 2012. In addition to the mailing address specified above, inquiries may be made:

via fax: (609) 645-7076; or

via email: [email protected]

Answers to all questions will be posted on the Township’s website on June 19, 2012.

THE COMMUNITY Robbinsville Township, Mercer County Robbinsville is a community rooted in history, yet committed to moving toward the future. Located along the southern edge of Mercer County, Robbinsville is a rural ~ transitioning to ~ suburban community that juxtaposes industrial parks with horse farms, business centers with agricultural lands, and suburban development with forested areas. With its proximity to regional employment opportunities2 and employment centers,3 with convenient access to the New Jersey Turnpike (via Exit 7A), Interstates 195 and 295, State Highways (Routes) 1, 130 and 206, as well as New Jersey Transit’s Hamilton Station on the Northeast Corridor Line, and with outstanding institutions of higher education just a short drive away, the Township has long been recognized as a great place to live, work and do business. 2 including Trenton, Princeton and New Brunswick 3 in Newark, Philadelphia and New York City.

Families find our schools4 and recreational programs5 first rate, and shopping is nearby no matter which direction you travel, with convenient access to every possible store, restaurant and price range. Robbinsville is a fast growing, business friendly community with a strong commitment to business development. A recent survey of the business community6 finds that local businesses are planning to increase their workforce in the near future, and a sizable number have plans for expansion. Robbinsville Township Strengths: • Commitment to Family-Friendly Policies &

Programs;

• Low Crime Rate;

• Mix of living (housing) styles & environments;

• Well-kept public spaces;

• Outstanding School System;

• Proximity to Employment Centers; and

• Major Highway Access.

THE SETTING The Robbinsville Town Center In the mid-1980s, [what was then called] Washington Township7 commenced discussions with various State, county and local officials regarding the creation of a Town Center in the Robbinsville section of the municipality. The Township’s objective was to contain suburban sprawl in the face of 4 Robbinsville High School, which opened in the fall of 2005,

already boasts Ivy League and Tier I college entrants among its graduates, as well as several state-championship sports teams.

5 The Township sent teams to the Little League Softball World

Series in 2008 and 2010, and is home to outstanding youth athletic facilities, with top-flight volunteer parent organizations to match.

6 www.robbinsville-twp.org/Economic%20Development/

economicdevelopment.html 7 Washington Township was formally renamed Robbinsville

Township on January 1, 2008.




unprecedented growth, and by so doing preserve the character of the rural and agricultural lands within the community. It was (and continues to be) the Township’s vision to utilize the Smart Growth planning principles of New Urbanism and Neo-Traditional Design to create a community that ~ albeit new ~ is rooted in yesteryear. Specifically, Planners and Policymakers envisioned a walkable, mixed-use community that frees its residents and workforce from dependence on the automobile. After an extensive planning process, including unprecedented cooperation from State, county and local agencies, the Township adopted a series of Zoning and Design Regulations that came to be know as the Town Center Plan, which called for a mixed-use neighborhood with a central core of development surrounding a traditional “Main Street” on the existing Route 33. While the north side of Route 33 within the Town Center has been substantially developed into a nationally-recognized and award winning mixed-use, compact, pedestrian-oriented community, the south side of Route 33 has remained virtually unchanged; a mix of small businesses and modest residences along Route 33 with a significant amount undeveloped vacant land.

THE CONCEPT Town Center South Redevelopment Area New Jersey’s Local Redevelopment & Housing Law8 grants municipalities broad powers to ‘package’ underutilized and underproductive properties under a Redevelopment Plan and to negotiate with private developers in order to effectuate the goals and objectives of such a Plan. Over the past several years, the Township has declared the Town Center South as being “In Need of Redevelopment” and has adopted

8 N.J.S.A. 40A:12A-1 et seq.

the Town Center South Redevelopment Plan9 as a comprehensive outline for the transformation of Town Center South into a vibrant mixed-use community. The Plan’s specialized land use and building controls were crafted to permit one or more complimentary projects in order to create a setting which builds on the success of the Town Center North development. Additionally, the Township has acquired 11 of the 68 tax lots (52.4 of the 90-acres) within the Redevelopment Area. Subject to the negotiation of a Redevelopment Agreement, the Township is in a position to immediately transfer these lands to one ore more qualified Redeveloper(s) in order to facilitate Project(s) which will achieve the Goals and Objectives of the Redevelopment Plan.

CONDITIONS & CONSTRAINTS While the Redevelopment Plan has been generated to be as flexible as possible in order to promote quality Projects which achieve the Goals and Objectives of the Township while protecting the interests of the community, there are certain conditions and constraints that potential Redevelopers shall recognize. Specifically: • The Redevelopment Area contains two

pockets (approximately 7.3 and 0.3 acres respectively) of environmentally-sensitive wetlands. Development in and around these wetlands and associated buffers is governed by the New Jersey Department of Environmental Protection. The impact that NJDEP and other regulations may have on the redevelopment of the Town Center South will vary depending on the particulars of the Project proposed.

In anticipation of the (re)development of Town Center South, the Township acquired an approximately 36.5-acre tract of land in Upper Freehold Township for use as a wetlands mitigation resource.

9 which may be found under the Government & Services /

Redevelopment tabs at www.robbinsville-twp.org.




Use of any part of this property for this purpose, if at all, shall be addressed within the context of the Redevelopment Agreement(s) to be negotiated between the Township and the designated Redeveloper Candidate(s).

• The Redevelopment Plan recognizes that

certain environmental issues may exist on, in or under lands or buildings within the Redevelopment Area. Such issues may include, but may not be limited to, underground (fuel) storage tanks, soils contamination and asbestos contamination.

• Upon adoption of a Redevelopment Plan,

municipalities are statutorily permitted10 to acquire real property in a Redevelopment Area through good-faith negotiations with the owners of such property or, upon failure of such good-faith negotiations, through condemnation (eminent domain), and to convey such lands to a Redeveloper in furtherance of an approved Redevelopment Project. The above notwithstanding, Township Policymakers have made clear that the municipality will not condemn lands for Redevelopment purposes. Accordingly, any acquisition of land for any project within the Town Center South must be accomplished solely by the designated Redeveloper.

• Redevelopment Plan section 12.3.5

details the Township’s intent to create a community focal-point / gathering area (what Planners call a “Sense of Place”) consisting of a central core of civic facilities surrounded by specialized Retail, residential, cultural and recreation uses. To create such a ‘Place’, the Redevelopment Plan permits Public Community Centers11 on the Plan’s

10 N.J.S.A. 40A:12A-8b, c & g and 40A:12A-15 11 including performing and fine arts space, meeting / multi-

purpose rooms, auditoriums [sic] and like and similar uses.

Northern and Southern Tracts and active and passive public open space on the Southern Tract.12

As of the release of this RFEI, planning for the Community Center is still evolving. Accordingly, Respondents to this Solicitation shall plan for a minimum of 20 acres of land within the Redevelopment Area for this purpose, and shall include in their RFEI Responses recommendations as to the location of and design concepts for the Community Center.

The Township recognizes that while such a facility will certainly be an amenity to the Redevelopment Area, it is not likely to be a revenue generator for a Redeveloper. Accordingly, Respondents shall include in their RFEI responses whether or not they propose to: − develop the Community Center on

their own;

− negotiate with the Township to construct the facility as a turnkey for the Township; or

− negotiate with the Township to participate in the development of the Community Center in some other, creative manner.

Proposals related to a Respondent’s participation in the financing, development and/or operation of the Community Center, if at all, shall be addressed in the RFEI responses and within the negotiations of the Redevelopment Agreement between the Redeveloper Candidate and the Township.

• As part of the development of Town Center North, developer Sharbell Newtown, Inc. (“Sharbell”) constructed a Sewer Line Extension to enable the Town Center North project to connect to the Township’s sewerage system.

12 including parks, playgrounds, programmed recreation areas

and like and similar uses.




In consideration of the fact that the Sewer Line Extension would permit others in the Town Center to connect to the Township’s sewerage system, the [then13] Washington Township Municipal Utilities Authority (“MUA”) entered into a cost Recapture Agreement14 with Sharbell whereby Sharbell would construct the Sewer Line Extension and the MUA would reimburse Sharbell on a pro-rata basis should a property owner subsequently connect into the system. The Recapture Agreement requires the MUA, as a condition of approval of any request for connection to the Sewer Line Extension by a subsequent user, to consent in writing to pay the MUA the recapture amount, which will then be forwarded by the MUA to Sharbell. The recapture amount is based on the proportion that a subsequent user’s flow represents of the entire flow served by the Sewer Line Extension, multiplied by the Construction Cost of the Sewer Line Extension (as set forth in the Agreement). Accordingly, all Town Center South Redevelopment Agreements shall contain an appropriate provision requiring all Projects to abide by the provisions of the Recapture Agreement.

• In August 2008, Mayor Fried signed

Executive Order 2008-70,15 providing that the bid packages for the sale by the Township of all or any part of Block 1, Lot 32, Block 1, Lot 65 and portions of Block 1, Lots 25 and 26 shall include as a condition of the award of the bid, the requirement that the successful bidder shall negotiate in good faith and execute a project labor agreement with the Mercer County Building and Construction Trades Council.

13 Robbinsville dissolved the MUA and brought the functions

under the umbrella of the Township in October 2007. 14 Dated February 7, 2005 by and between the Washington

Township Municipal Utilities Authority13 and Sharbell Newtown, Inc. (which may be found under the Government & Services / Redevelopment tabs at www.robbinsville-twp.org.)

15 which may be found under the Government & Services /

Redevelopment tabs at www.robbinsville-twp.org.

Such Executive Order anticipated the disposition of these Blocks and Lots via the public bidding process and not the Redevelopment process as now being undertaken. Accordingly, this Solicitation shall extend the Project Labor requirements of Executive Order 2008-70 to include the purchaser of all or any part of Block 1, Lot 32, Block 1, Lot 65 and portions of Block 1, Lots 25 and 26 under this Redevelopment process.

REQUEST FOR EXPRESSIONS OF INTEREST Beginning on May 25, 2012, the Township will publish an advertisement in one or more regional publications, informing interested parties of this Redevelopment opportunity, and that this RFEI Solicitation, along with the Town Center South Redevelopment Plan and related documents, are available on the Township’s website15. These documents will also be on file for examination at the office of the Township Clerk, Mondays through Fridays between the hours of 9:00 a.m. and 4:30 p.m. and may be purchased therefrom at the Township’s standard printing rates. Also on May 25, 2012, notice of this Redevelopment Opportunity, will be mailed to all entities who have previously requested such notice; again, indicating that the RFEI, along with the Redevelopment Plan and related documents, are available on the Township’s website15. The fact that any entity receives or does not receive individual notice does not indicate any that any entity to which such notice is sent is a preferred candidate for this Redevelopment opportunity or that any entity not receiving such notice is not a preferred candidate. Such notice is being provided as a courtesy to those entities that have previously expressed an interest in the redevelopment of Town Center South.




It shall be the responsibility of those wishing to respond to this Solicitation to monitor the Township’s website. Should it become necessary for the Township to revise or clarify any portion of this Solicitation, such revisions or clarifications will be posted on the website. The Township assumes no responsibility for transmission of information beyond posting on the website. Selection Process A Redevelopment Steering Committee consisting of the Mayor, the Redevelopment Subcommittee of the Township Council, the Township Engineer, the Zoning Officer and a member of the Planning Board, or their designees, assisted by the Township’s professionals as necessary, will evaluate and rank each Expression of Interest received based upon Selection Criteria contained in the Redevelopment Plan and this RFEI document. From such ranking, a limited number of entities representing one or more of the best qualified Respondents (“Short-List”), will be generated.

Short-Listed Respondents shall be those whose Expression(s) of Interest, in the sole opinion of the Steering Committee, best reflect Project(s) which are designed to achieve the Goals and Objectives of the Redevelopment Plan AND provide the Township with demonstrated evidence of the Respondent’s superior ability, experience and qualifications in developing and, as appropriate, operating the type, size and scope of the Project(s) proposed. Short-Listed Respondents may be asked to submit additional information and make a presentation to the Steering Committee; and may be asked to make a separate presentation to the Township Council.

Responses will NOT be judged SOLELY on economic terms.

Upon completion of the ranking and Short-List process, the Steering Committee will recommend to the Township Council the one or more Respondent(s) who, in the sole opinion of the Committee, are the most qualified, whose RFEI Responses most advance the Goals and Objectives of the Redevelopment Plan, and whose financial proposal represents the best overall return to the Township. Upon such recommendation, the selected Respondent(s) may be asked to make a formal presentation to the Township Council, after which, the Council will be asked to conditionally-designate such Respondent(s) as Redeveloper Candidate(s)16 for those portion(s) of the Redevelopment Area for which the Respondent has submitted. The Redeveloper Candidate(s) shall be the entity(s) whose Expression of Interest, in the sole opinion of the Township Council, offers the greatest net advantage to the Township. Council will further be asked to authorize a specific period of time for the Township to negotiate a Redevelopment Agreement with such designated Redeveloper Candidate(s), defining the rights and responsibilities of each party relating to the Project(s) proposed. The Redevelopment Steering Committee and the Township Council, respectively, reserve the right to interpret the components of an Expression of Interest at their discretion, and to rank Respondents, Short-List and select Redeveloper Candidate(s) accordingly based on the Goals and Objectives of the Town Center South Redevelopment Plan. This solicitation is being undertaken pursuant to N.J.S.A. 40A:12A-8 f. & g., which empowers the Township to solicit for and negotiate and enter into Redevelopment Agreement(s) for the purposes of advancing the Goals and Objectives of the Redevelopment Plan. This

16 “Redeveloper” designation shall be conferred by the

Township only upon execution of a Redevelopment Agreement.




solicitation is not subject to compliance with the Local Public Contract Law, N.J.S.A. 40A:11-1 et. seq. or the Local Lands and Buildings Law, N.J.S.A. 40A:12-1 et. seq. The Township reserves the right, in its sole discretion, to accept or reject any and/or all proposals.

Nothing herein shall be construed to

imply that the Redevelopment Steering Committee shall be REQUIRED to Short-

List, or that the Township Council shall be REQUIRED to designate, any Respondent

as Redeveloper Candidate.

Schedule The following are the anticipated milestones in this RFEI Solicitation process. The Township reserves the right to amend this schedule as necessary:

ACTIVITY DATE

RFEI Distribution ...................................... 5/25/12

Inquiry (Question) Period ...................... to 6/15/12

Answers Posted on Township Website.... 6/19/12

RFEI Responses Received & Opened..... 7/13/12

Steering Committee Review of Responses ........................................ to 7/20/12

Notification of Short-Listed Candidates.... 7/30/12

Short-List Interviews.................... week of 9/10/12

Short-Listed Respondent Presentations .................................................... week of 9/19/12

Steering Committee Recommendation(s) to Township Council ................................. 9/21/12

Township Council Designation of Redeveloper Candidate(s) ....................... 9/27/12

Notification of Respondents ............... immediately

Commencement of Negotiations of Redevelopment Agreement(s) ..... immediately

Inquiries and RFEI Responses received

after the dates and times specified shall be eliminated from consideration

Should negotiations fail to result in a Redevelopment Agreement with a particular Redeveloper Candidate within the prescribed time period, the Township reserves the right to end such negotiations, rescind Redeveloper Candidate status from the subject entity and commence negotiations with alternate Respondents to this RFEI. Selection Criteria The evaluation and ranking of each RFEI Response will be based upon the following Selection Criteria. The Committee reserves the right to interpret said criteria as it sees fit ~ based upon the Goals and Objectives of the Redevelopment Plan and the requirements of this Solicitation. Responses will not be judged solely on economic terms. The successful Respondent17 will be the entity that offers the greatest net advantage to the Township. 1. The financial capability of the Respondent

as represented by the strength of its current financial position and its ability to obtain the financing required for the Project(s) proposed.

2. The strength of the Respondent's

organizational and management structure as demonstrated by its business reputation, professional capability and past performance on similar Projects.

3. The professional and technical

competence and related experience of the

17 For the purpose of this RFEI, the term “Respondent” shall

include all those comprising the “Respondent Team”, which shall be defined as any entity holding a significant equity, policy, design or management position in the development or operation of the Project. Such term shall not extend to leaseholders or operators of any operation proposed for the Project, unless such entity holds an equity position.




Respondent, including all entities comprising the Respondent Team, in developing and operating similar Projects.

4. The proposed Project Concept(s) and the

extent to which they achieve the Goals and Objectives of the Redevelopment Plan.

5. The proposed development schedule. 6. Strength of Respondent’s references. 7. Ability to comply with the Township’s

Affirmative Action and Equal Employment Opportunity Policies.

8. Additional material which may demonstrate

special or unique qualifications for being selected for this opportunity.

9. Financial Proposal to the Township. Public Records The Township shall consider each Respondent to be a potential Redeveloper Candidate and shall therefore consider all Response materials as integral components of the negotiations process. As such, the Township shall be under no obligation to release any component of any Response until the conclusion of all negotiations, at which time the Township will be bound by the New Jersey Open Public Records Act18 as it may be constituted at such time. Within this context, Respondents may request that certain components of their Responses be redacted or withheld from public dissemination. Such requests will be reviewed within the context of the Township’s legal obligations under OPRA. The Township assumes no liability for any costs incurred by those responding to this Solicitation or in responding to any requests for additional information, interviews or other items prior to the execution of a Redevelopment Agreement.

18 “OPRA”

Cost and other responsibilities arising after execution of a Redevelopment Agreement shall be specified within such Agreement.

POST SELECTION REQUIREMENTS Without limiting any terms or conditions to be negotiated as part of the Redevelopment Agreement between the Township and each successful Respondent to this RFEI Solicitation, and in addition to the Application Fee detailed under the Submission Instructions & Requirements section of this RFEI. Redevelopment Administration Fee The Township shall condition the execution of any Redevelopment Agreement on the simultaneous payment by the Redeveloper of a Redevelopment Administration Fee as follows:

FOR ANY PROJECT WITH AN ESTIMATED

TOTAL PROJECT COST OF

FEE PAYMENT

Up to $1 million $5,000.00$1 million or greater, but less than $2 million

$10,000.00

$2 million or greater, but less than $10 million

$25,000.00


$50,000.00


$75,000.00

$30 million or greater $100,000.00

Redevelopment Administration Escrow A. The Redeveloper Candidate shall, within

one (1) month of such designation, deposit with the Township, a Redevelopment Administration Escrow in the amount $15,000.00. Such Escrow shall function analogous to an escrow associated with an application before a municipal Planning Board or Zoning Board of Adjustment under the New




Jersey Municipal Land Use Law19, and shall be used to reimburse the Township for in-house staff time and as-invoiced costs for such outside professionals20 as the Township, in its sole discretion, may find necessary and convenient during the Redeveloper Candidate Selection and Redevelopment Agreement negotiations. If at any time the balance of the Redevelopment Administration Escrow is reduced below 33% of the required posting, the Redeveloper Candidate shall replenish the account in an amount sufficient to pay all submitted invoices outstanding at that time plus an additional $15,000.00. Should the Township and Redeveloper Candidate fail to enter into a Redevelopment Agreement within the time period allotted, the Township reserves the right to rescind Redeveloper Candidate designation from such entity; whereby, after a final accounting of all costs incurred by the Township, any unused balance in such Redevelopment Administration Escrow shall be returned.

B. It is anticipated that this Redevelopment

process will generate the need for some form of Redevelopment Administration funding between execution of a Redevelopment Agreement and completion of the subject Project. Accordingly, any unspent funds in a Redevelopment Administration Escrow on account at time of execution of the Redevelopment Agreement shall be rolled into a similar escrow to be negotiated as part of such Agreement. Any unused Escrow balance shall be returned to the Redeveloper upon issuance of the final Certificate of Completion & Compliance for the final component of the Project associated with

19 N.J.S.A. 40:55D-53.1 20 including, but not limited to, planning and engineering

services, environmental specialists, legal advisors, financial consultants, real estate appraisers and other third party professional costs.

such Escrow in accordance with section 14.0 of the Redevelopment Plan.

The Redevelopment Administration Escrow shall not serve as a substitute for any fees or escrows required by the Township’s Planning Board as part of the land use approval process, or by any other municipal or outside agency. Within this context, fees and other responsibilities arising after execution of the Redevelopment Agreement shall be specified within such Agreement.

SUBMISSION INSTRUCTIONS & REQUIREMENTS Respondents to this RFEI Solicitation shall submit detailed Expressions of Interest as specified herein. Twelve (12) full-color copies of all responses, including all supportive material, are required. (Respondents may submit one (1) version of large-scale material). Responses must be received by the Township’s Municipal Planner21 by 12:00 noon on Friday, July 13, 2012, and shall be accompanied by a non-refundable $1,000.00 Application Fee, in the form of certified check or money order made payable to "Robbinsville Township". This Fee shall be used to reimburse the Township for internal administrative and as-invoiced third party costs related to this Solicitation.

Responses received after the time and date indicated, incomplete Responses

or responses not containing the Application Fee shall be eliminated

from consideration.

Response components may be in narrative, spreadsheet or graphic format as appropriate to the type of information required. 21 At the address specified under the “Submission of

Responses” section on page 1 of this RFEI.




Responses shall remain valid, active and firm for a period of one (1) year from the date of submission. Responses shall adhere to the following outline as closely as possible.22 Identification of Respondent & Description of Key Project Participants Identify and describe the Respondent and any entity comprising the Respondent Team. Indicate corporate relationships and affiliations (parent companies, subsidiaries, etc.) and the proposed form of business (corporation, partnership, sole proprietorship, etc.). For the Respondent and for each entity comprising the Respondent Team, identify the size of the entity (in terms of staff) and the length of operation as a company. Identify key individuals likely to be involved in the Project and their respective backgrounds, roles and responsibilities. Include any attributes of the Respondent Team which may be considered as special qualifications for selection. Financial Capability Provide evidence of Respondent's ability to obtain the requisite financing for the Project as contemplated. Include Letters of Commitment, names and addresses of financial references and any other named sources of debt and/or equity financing as may be required.

Personal information shall be kept

STRICTLY CONFIDENTIAL.

22 For the purposes of this Solicitation, the terms:

“Project” shall encompass all elements proposed.

“Respondent” shall include all those comprising the “Respondent Team”, which shall be defined as any entity holding a significant equity, policy, design or management position in the development or operation of the Project. Such term shall not extend to leaseholders or operators of any operation proposed for the Project, unless such entity holds an equity position.

Previous Development & Operations Experience Provide evidence demonstrating general and project related experience and qualifications, including joint working experience of the Respondent Team in developing and, if appropriate, operating similar projects. Provide the names and locations of relevant similar projects and associated references for each, including Project Name, address, telephone and fax numbers, contact person and web site (if appropriate). Include dates, development concepts, land uses, sizes, construction costs, funding sources, role of Respondent and members of the Respondent Team other appropriate information. For projects currently in the planning or construction phase, provide the status and anticipated completion dates. In addition to project narratives, Respondents shall provide actual, color visuals of each comparable project. Such information may be provided via DVD / video, still photography, on-line materials or other appropriate media. Organization & Management Structure Describe the roles and responsibilities of the Respondent and each member of the Respondent Team as anticipated. Such description may take the form of a conceptual Operations & Management Plan for the proposed Project. Project Concept Provide a brief narrative of the proposed Project as well as such graphic, budgetary and other support information as may be necessary to adequately describe the Project. Include a statement as to how the proposed Project will achieve the Goals and Objectives of the Town Center South Redevelopment Plan. Project Schedule

Provide a graphic timeline and narrative outlining the proposed Project schedule.




Include planning and design, permitting and approvals, construction phasing, major milestones and completion dates.

Financial Proposal & Project Funding Strategy Identify all anticipated funding sources ~ both public and private ~ and, as appropriate, the targeted use of such funds. Identify the projected financial returns and benefits for the Township, the County and, if applicable, the State anticipated from the proposed Project. Projected real estate tax revenues should be presented as General Municipal, County, Open Space and Board of Education. Affirmative Action & Equal Opportunity Requirements Robbinsville Township is committed to equal opportunity in all projects under its control. Respondents must include in their response packages, statements certifying that each Respondent and each member of the Respondent Team will comply with N.J.S.A. 10:5-31 and N.J.A.C. 17:27-1 et seq., Governing the Affirmative Action Employment Practices for public agencies, contractors, subcontractors and business firms to comply with the Equal Employment Opportunity, otherwise known as the New Jersey Law Against Discrimination (P.L. 1975, Chapter 127, as amended). Project Labor Agreement Respondents must include in their response packages, statements certifying its intent to comply with the Mayor’s Executive Order 2008-70 referenced herein. References

Other than financial and project-specific references, Respondents shall provide at least three (3) references from individuals or firms (other than those on the Respondent

Team) with whom the Respondent has worked. Include names, addresses, telephone and fax numbers, contact persons and description of the relationship. Other Respondents are invited to submit any additional material which may demonstrate special or unique qualifications for being selected for this Redevelopment opportunity. Successful similar experience will be given special consideration. Disclosure Information Respondents shall complete and submit the attached Preliminary Disclosure Statement as instructed. Short-listed candidates may be required to submit additional disclosure information as necessary. Completion of this Preliminary Disclosure Statement in no way confers upon a Respondent any position, privilege or preference as relates to the Redevelopment opportunity described herein. The Township shall use the information contained in the Preliminary Disclosure Statement solely to determine a Respondent's fitness to participate in the Redevelopment opportunity described. Such determination shall be at the sole discretion of the Township. The Township shall consider any disclosure-related information as privileged, subject to the requirements of OPRA. RFEI responses which do not include a completed Preliminary Disclosure Statement as instructed herein shall be deemed INCOMPLETE. The Township shall take no action on such responses. Similarly, the Township shall take no (further) action regarding a Respondent whose Preliminary Disclosure Statement is found to be INCOMPLETE, to contain FALSIFICATIONS or to be IN ERROR.




The Preliminary Disclosure Statement consists of the following: • FORM 1: Identity of Officers, Directors

& Others Having a 10% or More Interest in the Respondent.

• FORM 2: Respondent’s History.

• Certification & Authorization.

• Release Authorization. Respondents shall complete each item on FORM 1 and FORM 2, and shall complete a separate Certification & Authorization form and Release Authorization form for each person named as Officer, Director or Owner of 10% or more of the Respondent on FORM 1. All four (4) forms shall be submitted with the Respondent’s RFEI response. It shall be the sole responsibility of the Respondent to obtain all relevant information and signatures required. Missing signatures will invalidate the Disclosure Statement. Respondents may make additional copies of the Preliminary Disclosure Statement forms as may be necessary. All responses shall become the property of the Township, which reserves the right to use any and all information submitted as it sees fit.

ADDITIONAL DEFINITIONS Unless otherwise defined in this RFEI, all terms shall have the meanings established by the Town Center South Redevelopment Plan. In addition, and for the purposes of the Preliminary Disclosure Statement, the following definitions shall apply: "Affiliate" shall mean any person, partnership, corporation or other entity whom, directly or indirectly, controls, is controlled by or is under common control of/with the Respondent.

"Related Entity" or "Related Entities" shall mean any individual, entity, partnership, corporation or Affiliate owning an interest in the Respondent, which, when considered with the interest of a related individual (including but not limited to a spouse, child, sibling, etc) or Affiliate would result in such individual or entity as having an interest of 10% or more in the Respondent. "Respondent" shall mean the entity responding to this RFEI AND the entity on whose behalf the Disclosure forms are completed and filed. “Respondent Team”: see Footnotes 17 & 22 herein. "Township" shall mean the Township of Robbinsville, a body corporate and politic, and shall include the various offices, departments, agencies and entities related thereto. In addition, and by extension, said term shall further include the agents, employees, representatives, officers, administrators, staff and consultants of the Township, along with its offices, departments, agencies and entities.



REMINGTON, VERNICK & ARANGO ENGINEERS FORM 1

IDENTITY OF OFFICERS, DIRECTORS & OTHERS HAVING A 10% OR MORE INTEREST IN THE RESPONDENT Respondent: _____________________________________ Business Phone: _____________________ Fax: __________________________ Business Address: ________________________________ website/email: _______________________________________________________ ________________________________

NAME OF

INDIVIDUAL

HOME ADDRESS

DATE OF

BIRTH

PLACE OF

BIRTH

SOCIAL SECURITY

NUMBER

POSITION

PERCENT

OF OWNERSHIP

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -

/ /

- -




RESPONDENT'S HISTORY

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

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

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

YES NO b. made a general assignment for the benefit of creditors?

YES NO c. been an officer, director or principal of any entity which was reorganized in bankruptcy, adjudged

a bankrupt or made a general assignment for the benefit of creditors?

YES NO

2. Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the Respondent": a. been indicted for or convicted of any crime within the past ten (10) years?

YES NO




(cont) Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the Respondent": b. defaulted on any loan(s) currently or in the past?

YES NO

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

YES NO d. have any present interest or relationship with the opportunity presented by this Solicitation or the

property which is subject to this Solicitation, or any identity of interest whatsoever now existing or which will exist in connection with the Solicitation?

YES NO

e. entered into any agreement, participated in a collusion, or otherwise taken any action in restraint

of free and competitive bidding or negotiation in connection with the services to be provided under this Solicitation?

YES NO

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

YES NO




(cont) Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the Respondent": g. ever been charged with or convicted of any criminal offense(s) other than a motor vehicle

violation?

YES NO h. currently a plaintiff or defendant in any civil or criminal litigation?

YES NO

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

YES NO

j. ever been denied any license, business related or other (excluding a motor vehicle/drivers

license), or had such a license suspended or revoked by any administrative, governmental or regulatory body?

YES NO

k. currently subject to any order resulting from any criminal, civil or administrative proceedings

brought by any administrative, governmental or regulatory body?

YES NO




(cont) Has [is/does] the Respondent or anyone referred to above as "Principal(s) of the Respondent": l. ever been debarred, suspended or disqualified from contracting with any Federal, state or local

agency?

YES NO m. shared or accepted any compensation, or will they share or accept any compensation, directly or

indirectly, if any, for or with any other party in interest or in a relationship to this Solicitation?

YES NO n. the subject of a current or ongoing investigation with respect to possible violations of state or

Federal laws, or been subpoenaed or indicted by any grand jury or other investigative body?

YES NO



REMINGTON, VERNICK & ARANGO ENGINEERS

CERTIFICATION & AUTHORIZATION

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

I (the undersigned) authorize(s) the Township to verify any information contain herein, to investigate the background and credit worthiness of the undersigned, and to enlist the aid of third parties, including any and all Federal, state and local law enforcement agencies, which may be contemplated by the Township in its investigative process. Said authorization is extended and Release is hereby granted to allow the Township access to any and all pertinent information available and otherwise exempted through Title 5 of the Untied States Code under the Freedom of Information Act (sec. 552 et seq.) and Privacy Act (sec. 552 a), with the understanding that any and all information obtained thereby will be kept confidential.

I (the undersigned) further authorize(s) the Township to disclose any of the foregoing information and any information discovered in any investigation pursuant to this Certification (excepting that information obtained through Title 5, as outlined above) to any party in connection with the subject Project, provided such party has made written request to the Township for specifically identified information.

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

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

SIGNATURE: DATE: ______________________

BE IT REMEMBERED THAT, on this day of , 20 , before me personally appeared , who I am satisfied is the person named in the within instrument and who, being duly sworn upon his/her oath, has executed the same as his/her voluntary act and deed.

Notary Public My Commission expires:



REMINGTON, VERNICK & ARANGO ENGINEERS

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

I have authorized representatives of the Township of Robbinsville ("Township") to investigate my qualifications and fitness to participate in the Project described in the attached Preliminary Disclosure Statement (or in the cover letter attached to this Release Authorization), and to verify the information regarding my financial and other background that I have submitted to the Township in support of said application. Said authorization is extended and Release is hereby granted to allow the Township access to any and all pertinent information available and otherwise exempted through Title 5 of the Untied States Code under the Freedom of Information Act (sec. 552 et seq.) and Privacy Act (sec. 552 a), with the understanding that any and all information obtained thereby will be kept confidential.

I further authorize the Township to disclose any of the foregoing information and any information discovered in any investigation pursuant to this Authorization (excepting that information obtained through Title 5, as outlined above) to any party in connection with the subject Project, provided such party has made written request to the Township for specifically identified information.

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

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

SIGNATURE: DATE: ______________________

BE IT REMEMBERED THAT, on this day of , 20 , before me personally appeared , who I am satisfied is the person named in the within instrument and who, being duly sworn upon his/her oath, has executed the same as his/her voluntary act and deed.

Notary Public My Commission expires:

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