rfp - parcel 2 midtown rising

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REQUEST FOR PROPOSALS Parcel 2 – Midtown Rising

260 East Broad Street

Rochester, New York

Figure 1: View of Parcel #2 – East Broad to the south (left) /South Clinton to the west/Elm Street to the north

Department of Neighborhood & Business Development City Hall, 30 Church Street, Rm. 005-A Rochester, New York 14614

Issued: August 28, 2015

Lovely A. Warren, Mayor

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REQUEST FOR PROPOSALS Parcel 2 – Midtown Rising

Rochester, New York

TABLE OF CONTENTS Part 1: Purpose Part 2: Schedule Part 3: Midtown Rising – Overview Part 4: Site Description Part 5: Proposal Submission Requirements Part 6: Evaluation Criteria Part 7: Developer Selection Part 8: Rights Reserved Part 9: Additional Resources Attachments

A. Proposal Checklist B. Resubdivision Map C. Site Map of Former Midtown Plaza D. Midtown Rising – Illustrative Plan E. Midtown Redevelopment Project: List of Environmental, Utility, and Building

Reports and Environmental Reviews G:\Bus&HousingDev\Project Development\Parcel 2 – Midtown\Request for Proposals – draft #5.doc

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REQUEST FOR PROPOSALS Parcel 2 – Midtown Rising ROCHESTER, NEW YORK

PART 1: PURPOSE: As part of Midtown Rising, the City of Rochester is seeking proposals from experienced real estate developers to develop a 0.79 acre site located at 260 East Broad Street, Rochester, New York (“Parcel 2”). Midtown Rising is a redevelopment partnership that is positioning Rochester for the future by significantly reshaping the downtown core through major public and private investment, job creation and infrastructure development. At the heart of the project is the rehabilitation of the nearly 9-acre former Midtown Plaza site into a mixed-use district designed to attract a critical mass of residents and 24/7 amenities that contribute to a vibrant live-work environment. The objectives of this Request for Proposals (RFP) are to:

• Increase the City of Rochester’s tax base; • Create the optimal mix of uses on the site that restore the urban fabric; • Provide satisfactory revenue to the City from the sale of real estate; • Create construction jobs for city residents, women and minorities; • Create contracting opportunities for MBEs/WBEs/SBEs/DBEs (see page 11); • Create new, permanent job opportunities in the Center City.

Figure 2: View of Midtown Commons and Cortland Street – Windstream to the west/Sibley to north

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PART 2: SCHEDULE A. Request For Proposal Informational Meeting:

City staff will be available to explain/clarify requirements and respond to questions.

DATE: Friday, September 11, 2015 TIME: 10:30 AM PLACE: City Hall, 30 Church Street Room 223B B. Proposal Submission:

Due Date: Ten (10) copies of the proposal must be received by 4:00 p.m. on November 13, 2015 at the following address. Please submit a completed Proposal Checklist (Attachment A) with your proposal:

ATTN: Mark Fitzstevens

Bureau of Business & Housing Development City Hall, Room 005A 30 Church Street Rochester, NY 14614 Questions regarding this opportunity should be directed to Mark Fitzstevens at

585-428-6153 or by email at [email protected]. PART 3: MIDTOWN RISING – OVERVIEW The parcel of vacant land comprising Parcel 2 (260 East Broad Street Parcel/SBL 121.24-1-8.17) is owned by the City of Rochester and is located within the Midtown Urban Renewal District (See Attachment C: Site Map of Former Midtown Plaza). Parcel 2 is located on the site of the former Midtown Plaza and corresponds approximately to the site of the former building containing the Wegmans Food Market. Midtown Plaza consisted of approximately 1.5 million square feet of vacant, office and retail buildings covering 8.6 acres. The Midtown Rising project involves the demolition of most of the Midtown buildings, the adaptive reuse of the former Seneca Building as the new Windstream office project, construction of new Gannett offices adjacent to Windstream, adaptive reuse of the former Midtown Tower (now known as Tower280), inclusion of new streets and open space, and creation of three (3) development parcels (which includes Parcel 2).

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In 2009, the City completed the State Environmental Quality Review Act process for the redevelopment plan. The amended Midtown Urban Renewal Plan was adopted by the Rochester City Council in November 2009. New York State provided $55 million for the Midtown Rising project, $44 million of which was used for the (now complete) asbestos remediation and demolition of the seven (7) buildings that made up the Midtown site. Construction work was completed in the spring of 2013 on the reconstruction of the underground service tunnel and is nearing completion on the 1,800-vehicle underground garage. Above ground, a new street grid, sidewalks and lighting are also nearing completion as is the preparation of the remaining development parcels and the public space with the remaining $11 million grant from New York State. The infrastructure costs to construct streets, utilities and open space are fully funded with federal, New York State, County of Monroe, and City of Rochester funding. Windstream officially celebrated the opening of its new office facility at the former Seneca Building on September 3, 2013. The Pike Company completed the project at a total investment of $19 million. The project was the first private development to take hold on the Midtown Rising site. Windstream has placed 265 full-time employees on two of the building’s three floors, comprising 66,667 square feet. The third floor of the Seneca Building, comprising 37,000 square feet, is available for lease. Buckingham Properties and Morgan Management are developing Tower280 – the adaptive re-use of the former Midtown Tower. Construction is currently underway; the development program is comprised of approximately 179 residential rental units and approximately 130,000 square feet of commercial space. The Pike Development Co. started the construction of new Gannett offices on the development parcel between the Windstream offices and East Main Street. The total project cost is $12,000,000. Construction started in May 2015. The remaining development parcels (Parcels #5 and #6) at Midtown Rising will be developed at a later time as a function of supply and demand within the market. The total investment in the Midtown Rising Project, including acquisition, relocation, demolition, infrastructure, rehabilitation of the garage, the redevelopment of the Windstream offices building, the new construction of the Gannett offices building, and the development of Tower280 at Midtown is more than $188 million. Through this exciting development, Rochester is transforming its downtown with a focused and balanced approach to revitalization. PART 4: SITE DESCRIPTION As shown in Attachment B, the parcel is a generally rectangular-shaped parcel containing a land area of approximately 34,409 square feet or a total of 0.79 acres. The parcel includes 152.36 feet along the north side of East Broad Street, 214.48 feet along the east side of South Clinton Avenue, 256.01 feet along the future

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pedestrian corridor (266 East Broad Street), and 148.39 feet along the south side of Elm Street (shown as 60 South Clinton Avenue on Attachment B). The parcel is served by all public utilities, including gas, electric, water, and sanitary sewers. The Holly water main also services the site. Attachment D contains the Illustrative Plan for Midtown Rising.

Figure 3: View of northern half of Parcel 2 from roof of Tower 280 The entirety of Parcel 2 is located atop a portion of the Midtown Parking Garage. The sub-surface areas of Parcel 2 is held in interest by the City and others which affects potential development of building structures relative to vertical support infrastructure as well as requiring potential sub-surface improvement area typically found below-grade to be placed above within above- grade areas of a potential building. All four sides of this site face public spaces. The development is expected to adhere to the City’s zoning code with regard to active facades (active first floor uses, windows, entrances) and contribute to the implementation of the 2014 Center City Master Plan and its “Vision: Lively Streets” starting on page 14 of the Plan. The Master Plan can be downloaded from the following City website: http://www.cityofrochester.gov/CenterCity/ . The details of the building’s first floor facades will be very important, particularly at the southwest corner where the first floor level will likely be above the level of the adjacent public sidewalk.

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The site is zoned CCD-Tower District. The design guidelines for this district can be downloaded from the Municipal Code (http://ecode360.com/8680942). All uses are permitted in fully enclosed buildings unless they are limited or prohibited. Limited uses include residential care facilities, high-impact sales and service retail, and personal wireless communications facilities. Prohibited uses include sexually oriented businesses, waste centers, homeless shelters, and pawn brokers. Subject to the rules and regulations for the disposition of Urban Renewal Agency parcels of land, the City obtained an independent appraisal that established a market value of Six Hundred and Fifty Thousand Dollars ($650,000.00) for Parcel 2. A license agreement has been executed with MidtownTower LLC for the staging of construction materials and trailers on Parcel 2 through May 31, 2016; the City has reserved the right to terminate the license agreement in the event of the development of Parcel 2 with 60 days notice to Midtown Tower LLC. Environmental Reports The Empire State Development Corporation (ESD) commissioned a Phase I Environmental Site Assessment for the Midtown Plaza site; it is dated June 5, 2008 and can be downloaded from the following City website: http://www.cityofrochester.gov/midtowndocuments/ The ESD undertook the environmental remediation of the entire former Midtown Plaza site, including the former structure on Parcel #2. The pre-demolition asbestos survey report and the subsequent clearance letters can be downloaded from the website noted above. Attachment E contains the environmental reports for the former Midtown site and the link to each report. There are no additional environmental reports for Parcel 2 other than what is available on the Midtown website. While the City is providing the listed reports for the use by respondents to this RFP (the “Developer”) of Parcel 2 (the “Site”) and its agents, the City will make no representation or warranty regarding any aspect of any report or other document regarding the Site available on the above website relating to the physical or environmental condition of the Site, including but not limited to the environmental reports. The City will not make any representation or warranty as to the accuracy or completeness of any such report or document, its preparation, or any information upon which it is based. Any reliance on any report or document or any information contained therein shall be at the Developer‘s risk. The City advises the Developer to conduct its own investigation to determine the physical and/or environmental condition of the Property. PART 5: PROPOSAL SUBMISSION REQUIREMENTS The proposal must contain the following:

Transmittal letter with the following information:

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Developer’s Name: __________________________________________

Developer’s Street Address: ____________________________________

City, State & Zip: _______________________________________________

Mailing Address if different from Street Address:_______________________

Contact Person: Name, Title: _____________________________________

Telephone No.: _____________________

Email Address: ______________________

Fax Number: _______________________

Federal Taxpayer I.D. No.: _____________________________

Detailed Submission Requirements/Project Information The proposals being submitted must demonstrate a well-planned and detailed development program, high-quality and appropriate design concept, and financial strength to undertake the project. The minimum set of items that must be submitted for consideration for the purchase and development of the project is listed below. The City reserves the right to reject any proposal submissions without the minimum items indicated below.

1. Summary of Overall Proposal

Narrative and vision statement summarizing the overall project, including the need/demand for the proposed uses, key benefits (public and private) of the proposal and project development costs. The Developer shall clearly state in both narrative form and graphics as appropriate, a clear understanding of what the Developer wishes to construct for Parcel 2. This vision statement shall describe the general development program, architectural style, exterior materials, etc. Detailed architectural drawings are not necessary; however, conceptual elevations and images of similar projects the Developer has built are required. The development vision must reflect the highest and best use of the property. Given the supply of available Class A and B office space in downtown Rochester, the City deems mixed use to be the highest and best use of the property – this could include retail, and/or, as demand dictates, residential units. Hotel uses are also permissible within the form-based code approved for the parcel.

2. Developer experience

(1) Please submit a listing of all current projects and development

commitments for the next 24 months.

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(2) Please submit a detailed history of all projects that have been completed in the last five (5) years with an emphasis on similar projects, if applicable.

3. Marketing plan. Please include a marketing plan that includes, at a minimum, the following items:

• Rent/lease marketing plan for commercial/retail uses • Promotion schedule/phasing • Marketing team

4. Project Team

(1) Provide an organization chart for the development of the project, including the Developer, project manager, architects/engineers and marketing personnel.

(2) Provide resumes of the principal participants involved in the project. (3) The proposals should include a summary of the experience of the

project team, similar projects that the development team has been involved with and how that experience will be useful in undertaking the proposed project.

5. Project proposal – Development plan

(1) Design concept drawings – minimum concept drawings to include:

• Site plan (to scale and legible) showing building elements, landscaping, parking (if applicable) and access (vehicular and pedestrian)

• Elevations (to scale and legible) Please note: Detailed perspectives, renderings, 3D modeling and electronic presentations are not required; however, they may enhance understanding of the proposal. Digital presentation material on CD may be submitted to supplement the proposal hard copies.

(2) Development program including square footage by proposed use(s), number and, if applicable, size of housing units breakdown for each floor.

(3) Access/Parking Demand • A preliminary analysis of the access/parking demand associated

with the proposed development and how the demand will be met. Developers are encouraged to consider multiple solutions related to access: walking, bicycling, transit, car share, and private automobile (parking). See also Item #8, Sustainable Development Preference. Please note there is no parking requirement in the CCD-Tower District. Please note that the City of Rochester will not provide discounted parking rates in the Midtown Garage for this project.

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(4) The Developer shall also identify a project schedule, taking it from initial award of development rights through implementation. The proposed project must be ready to commence construction within twelve (12) months. The project schedule shall include: • Closing on property sale • Design • Anticipated zoning and permit approvals • Funding commitments or bank proposal term sheets based on the

proposed funding sources • Construction start/completion • Occupancy

6. Project Proposal – Funding

The Developer shall identify intended funding sources for the project, along with term sheets as may be appropriate. Final funding commitments are not required however, if available, they would be beneficial. The total purchase price for Parcel 2 is $650,000, which must be reflected in the sources/uses. (1) Cost estimates detailing acquisition, construction costs and soft costs.

Include all assumptions.

(2) Provide two (2) tables showing the sources and uses of all funds for both the construction and permanent phases of the project (including bank participation, owner equity, and any other sources that may be pursued) – there must be no projected funding gaps. The proposed financing arrangements should be verified by a letter from the financial source/institution indicating the project has been reviewed and the source/institution is willing to favorably consider a loan application to finance the project.

(3) Expected terms for the project financing by source, including loan amounts, interest rates, term length and any special loan covenants/requirements.

(4) Any financial assistance requested from the public sector must be

presented in detail (including, but not limited to, COMIDA assistance). If a respondent proposes to apply for COMIDA assistance, the City expects the respondent

http://www.growmonroe.org/comida/incentives#enhancedjobsplus

to apply for the JobsPlus Program – an existing COMIDA tax abatement program. If a residential use is proposed (and subject to the approval of the PILOT Review Committee), the City would consider supporting an application to COMIDA with the same abatement schedule as JobsPlus since the JobsPlus does not accommodate residential uses. For information on COMIDA’s incentives and programs, please refer to COMIDA’s website: (

).

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7. Financial Information – Developer

The Developer should submit the following items on a DVD or CD: (1) Accountant-prepared, financial statements for the past three fiscal

years for each individual which will own 20% or more of the project. The financial statements should include balance sheets, income statements and cash flow statements for each year. If accountant-prepared financial statements are not available, Federal income tax returns for the past three years should be submitted.

(2) Current personal financial statement for each individual which will own 20% or more of the project, including detail of all existing real estate holdings (corporate and/or personally owned). Global real estate detail must include: property description/major tenant(s), percentage owned, property value, existing outstanding debt balance, and annual net cash flow after debt service. If the project will be owned by corporate entities, rather than individuals, personal financial statements for the individuals which own those corporate entities should be provided.

(3) Copy of the most recent year’s Federal Tax return for each individual which will own 20% or more of the project. If the project will be owned by corporate entities, rather than individuals, personal tax returns for the individuals which own those corporate entities should be provided.

8. Enterprise and Workforce Goals

During the construction of the project, the Developer will be expected to meet the City’s utilization goals for Minority Business Enterprises (MBE), Women Owned Business Enterprises (WBE), and Small Business Enterprises (SBE), and Disadvantaged Business Enterprises (DBE) as follows:

(1) Twenty percent (20%) of total dollar amount of contracts to go to

MBE, WBE, SBE, and DBE.

(2) Workforce hiring goals of 20% minority and 6.9% women, of the total employment hours for the project, will be established. In addition, members of the construction workforce that are City of Rochester residents must be tracked and reported. The City of Rochester will enter into a Community Benefits Agreement (CBA) with the respondent that is selected and approved by City Council; the CBA will contain a monetary penalty for failure to achieve the enterprise and workforce goals.

The developer must demonstrate its experience with similar requirements and its commitment to establishing an effective program with regular reporting requirements. The developer will retain a local independent monitor at its own cost for this program who will track, report and verify the developer’s

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efforts in achieving the workforce goals. Please submit an MWSDBE Utilization Plan.

9. Sustainable Development Preference

The City of Rochester is committed to encourage efforts to increase and enhance building and development methods and practices that promote sustainability, increase energy efficiency and reduce adverse impacts on the environment. Therefore, preferences will be given to proposal designs that incorporate sustainable and environmentally sensitive construction methods and materials and that employ design, construction and operating elements that minimize greenhouse gas emissions and long-term environmental impacts. Proposal submissions should clearly indicate how the project will utilize green building methods to address the aspects of development listed below: Integrated Design: An integrated design process incorporates sustainability upfront, uses a holistic and total-systems approach to the development process, and promotes good health and livability through the building’s life cycle. Examples include utilizing a developer, an architect, an engineer, a landscape architect and a contractor who are all experienced with successful green building approaches and techniques. The team must be committed to environmentally responsive, resource conserving and healthy building principles and practices. Site, Location and Neighborhood Fabric: The site provides unique opportunities to create a more walkable, livable community, while helping restore, invigorate and sustain livable development patterns. Examples include site and building design that prioritizes pedestrian activity, bicycling, and transit use and makes connections to surrounding public amenities. Site Improvements: Sustainable design and site planning integrate design and construction strategies to: minimize environmental site impacts; enhance human health; reduce construction costs; maximize energy, water, and natural resource conservation; improve operational efficiencies, and promote environmentally sensitive transportation. Examples include appropriate surface water (run-off) management and use of vegetation to reduce energy use. Water Conservation: Water efficiency conserves the finite finish water resources and reduces utility bills. Examples include specifying and installing water-efficient appliances and plumbing fixtures, implementing low-water landscape and irrigation strategies, and taking advantage of rainwater catchment.

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Energy Efficiency: Energy efficiency helps to maximize resident comfort and health, and reduces utility bills. Examples include the installation of high-efficiency mechanical and electrical systems. Materials Beneficial to the Environment: Reducing, reusing and recycling building materials conserves natural resources and reduce emissions associated with manufacturing and transporting raw materials. Healthy Living Environment: Creating a healthy living environment involves the use of materials that do not cause negative health impacts for residents or workers, especially for more sensitive groups such as children, seniors and individuals with existing respiratory problems and compromised immune systems. Examples include limiting the use of hazardous materials on the jobsite and reducing the use of volatile organic compounds (VOC) paints and primers. The criteria above were inspired by the work of Enterprise Community Partners through the Green Communities Initiative. Additional information on this initiative is available at www.greencommunitiesonline.org. This RFP does not establish green community standards for the development. However, the proposals will be evaluated according to the extent that the projects will address the above criteria. This will be included as a consideration during proposal review.

10. Issues and Concerns

The proposal should identify any issues or concerns in relation to the project. Any deletions or additions to the scope of the project should be clearly stated, with reasons and recommendations as to why the changes are being proposed.

11. State Environmental Quality Review Act (SEQRA) Compliance The development of Parcel 2 will require a site-specific environmental review to augment the generic review performed by the City that was completed in the Final Generic Environmental Impact Statement which can be downloaded from the Midtown website identified earlier. Proposals shall include a cost estimate for the completion of Part 1 of the City of Rochester Environmental Assessment Form.

12. New York State Historic Preservation Office (SHPO) Upon selection by the City, the Developer may be required to refer the proposed elevations to the State Historic Preservation Office (SHPO).

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PART 6: EVALUATION CRITERIA A project review committee will be formed with members appointed from various City departments. Proposals will be evaluated using the following criteria: 1) Site Plan and Design

• Strength and compatibility of use and design. • Quality and compatibility of the proposed development with the existing

structures on the Midtown Rising site. • Contribution to the Center City Master Plan’s fundamental vision of lively

streets.

2) Financing Plan • Purchase price offered to the City. • Strength of the financing plan based on specific details in a proposal letter

from a financial institution. Information that will be evaluated shall include, but is not limited to: o Level of developer cash equity into the project and proof of such equity

by the developer. o Experience of the developer in financing, implementing and constructing

projects of similar size and scope. o Terms and conditions of the construction financing, which includes a

marketing plan and number of pre-sales/leasing required for construction. o Public financing expectations. o Contingencies.

3) Development Team Experience: Experience of the development team with

similar projects. 4) Project Readiness

• Expediency of the development and construction timetable. • The reasonableness of contingencies. • Issues and concerns that will affect project success.

5) Financial strength of developer/individuals that will own 20% or more of the

project

6) Willingness and ability to meet MWSDBE and workforce goals.

7) Use of Sustainable and/or Environmentally Sensitive (“Green”) Construction Standards and Products

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Upon initial review of the submitted proposals, the evaluation team may choose to establish a “short list” for subsequent interviews and requirement to submit more detailed information related to the financial condition of the development company (company financial statements, personal financial statements, global real estate report, etc.). Any additional financial information provided will be confidential and not subject to the Freedom of Information Law. All RFP respondents will be notified if and when a short list is established. The City reserves the right to accept or reject any and all submissions. If a proposal is selected by the evaluation team, a recommendation will be submitted to City Council and the Rochester Urban Renewal Agency for final selection authorization. PART 7: DEVELOPER SELECTION No proposal shall be deemed accepted until: 1) the execution of a land disposition agreement between the City and the Developer and; 2) authorization of the sale of land by both the Rochester City Council and the Rochester Urban Renewal Agency. The following is the planned schedule for the selection process. This schedule may change at any time as determined by the City:

Overall Project Timetable for Selection a. Release of RFP 8/28/15 b. Pre-proposal meeting 9/11/15 c. RFP submission deadline 11/13/15 d. City review of proposals 11/16/15-1/15/16 e. Deadline for submission of updated financial statements

from the developer to be selected 1/29/16 f. Notification of selected proposal 2/12/16 g. Enter into period of exclusive negotiation (up to 2 months) 2/15/16 - 4/15/16 h. Execution of Land Disposition Agreement 4/29/16 i. Project financing commitments from lenders 5/13/16 j. Completion of regulatory approvals (zoning, environmental

review, etc.) 5/27/16 k. Rochester City Council consideration (approval) of land sale 6/16 l. Real estate closing and transfer of property 7/16 m. Commencement of construction 8/16

PART 8: Rights Reserved Only proposals that comply with all the objectives, provisions and requirements of this Request for Proposals will be considered for review. The City of Rochester reserves the right to independently investigate or request clarification of the

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contents of any proposal, including requesting that any prospective purchaser provide additional information, or make a presentation. All materials submitted in response to this Request for Proposals become the property of the City of Rochester, without obligation of the City to return such materials. All determinations of completeness of any submission and compliance with the objectives, provisions and requirements of this Request for Proposals, and the eligibility or qualification of any developer, shall be at the sole and absolute discretion of the City of Rochester. Subsequent to the submission of the proposals, the City of Rochester, in its sole and absolute discretion, may enter into parallel negotiations with two or more developers, may designate two or more developers for “short list” consideration, may request best and final offers and/or may conduct competitive proceedings with respect to the potential disposition of the property described in this Request for Proposals. This is not a competitive process; the City will assess proposals and select developers in its sole and absolute discretion. Should it become necessary to review any part of this RFP, provide additional information necessary to adequately interpret provisions and requirements of this RFP, or respond to written inquiries concerning this RFP, the City reserves the right to issue Addenda to the RFP and post them to the City website (http://www.cityofrochester.gov/midtownparcel2/ ) – it is the responsibility of all interested parties to regularly check the City website for any Addenda. The City reserves the right to extend the Submission Deadline by a reasonable time. The City reserves the right at its sole discretion to accept or reject any and all proposals received as a result of this RFP, to waive minor irregularities, to withdraw from the sale of the property, to elect not to proceed with the process set forth in this RFP, and to conduct discussions with all responsible respondents, in any manner necessary, to serve the best interest of the City of Rochester. No brokerage fees, finder’s fees, commissions or other compensation will be payable by the City of Rochester in connection with selection of a developer. The City of Rochester has the right in its sole and absolute discretion to reject any and all proposals, to accept any proposal and to elect not to proceed with the process set forth in this Request for Proposals. PART 9: Additional Resources

The Rochester Downtown Development Corporation has made several market reports, including the “2014 Downtown Market Report”, available at: http://www.rochesterdowntown.com/wp_rddc/doing-business/downtown-market-reports/. The latter report is a summary of current downtown development trends and statistics, including overviews of the housing and office space markets published in December 2014. Attachment E contains not only the environmental reports and Final Generic Environmental Impact Statement referenced earlier in this RFP, it also contains other utility and building reports for the former Midtown Plaza site.

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ATTACHMENT A: Proposal Checklist Please fill out and submit the following checklist with your proposal

Developer Name:

Item Yes N/A

Transmittal letter with contact information

Summary of overall proposal, including project vision

Developer experience - current projects and commitments for next 24 mos.

Developer experience – History of all projects within last 5 years

Marketing Plan

Project Team – Listing of the members of the project team

Project Team – Resumes of principal participants

Project Team – Summary of experience of the project team

Development Plan – Site Plan

Development Plan – Elevations

Development Plan – Development program

Parking Demand

Project Schedule

Project Funding – Cost Estimates

Project Funding –Sources/uses for both construction and permanent phases

Project Funding – Expected terms and sources for financing

Project Funding – Any financial assistance from the public sector

Financial Information – Developer (on DVD or CD)

Enterprise and Workforce Goals – MWSDBE Utilization Plan

Sustainable Development Practices to be implemented

Issues and Concerns

SHPO and SEQRA

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ATTACHMENT B: Parcel from Resubdivision Map

Attachment C

Site Map Of Former Midtown Plaza

Attachment D

Midtown Rising – Illustrative Plan

See next page

Attachment E

Midtown Redevelopment Project: List of Environmental, Utility, and Building Reports and Environmental Reviews

Document

Notes

“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Sheer/Citizens Building, Rochester, New York,” Prepared by Paradigm Environmental Services, Inc. March 9, 2011

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“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Wendy’s Building, Rochester, New York,” Prepared by Paradigm Environmental Services, Inc. January 12, 2011


“Environmental Site Assessment for 233-257 East Main Street, Rochester, NY 14604”, Prepared by LiRo Engineers, Inc., November 20, 2008


“Environmental Site Assessment for Midtown Plaza: 285 East Main Street, 100 South Clinton Avenue, 18-26 South Clinton Avenue and 32-58 South Clinton Avenue, Rochester, New York”, Prepared by LiRo Engineers, Inc., June 5, 2008


“Waste Characterization, Management and Disposal Plan, Rev. P2, Asbestos and Hazardous Materials Abatement of Midtown Plaza Complex, Project No: 1425,” DRAFT Prepared by Cambria Contracting, Inc., August 24, 2009


“Hazardous Materials Survey Report for 233-257 East Main Street, Rochester, NY 14604”, Prepared by LiRo Engineers, Inc., January 23, 2009


“Hazardous Materials Survey for Midtown Plaza: 285 East Main Street, 100 South Clinton Avenue, 18-26 South Clinton Avenue, and 32-58 South Clinton Avenue, Rochester, New York”, Prepared by LiRo Engineers, Inc., January 23, 2009


“Midtown Building Assessment,” DRAFT, Prepared by Bergmann Associates, December 8, 2006

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“Midtown Plaza, 211 Midtown Plaza, Rochester, NY 14604: Phase 1 Environmental Site Assessment”, Prepared by ENSR Corporation, June 2002


“Midtown Tower: Asbestos Survey Report”, Prepared by ENSR Corporation, June 14, 2002.


“Pre-Demolition Asbestos Survey Report for the Euclid Building of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, November 26, 2008


“Pre-Demolition Asbestos Survey Report for the B. Forman Building of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, December 17, 2008


“Pre-Demolition Asbestos Survey Report for the McCurdy’s Building of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, December 17, 2008


“Pre-Demolition Asbestos Survey Report for the Midtown Mall of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, December 17, 2008


“Pre-Demolition Asbestos Survey Report for the Seneca Building of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, December 17, 2008


“Pre-Demolition Asbestos Survey Report for the Midtown Tower of Midtown Plaza Complex, Rochester, New York” Prepared by LiRo Engineers, Inc., FINAL, December 17, 2008


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Citizens Building”, Issued by Envoy Environmental Consultants, January 23, 2011


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase I - BForman”, Issued by Envoy Environmental Consultants, September 14, 2010


“Project Completion: Asbestos and Hazardous Materials

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Abatement of Midtown Plaza Project, Phase I – Euclid Building”, Issued by Envoy Environmental Consultants, October 5, 2010

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“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase I – McCurdys”, Issued by Envoy Environmental Consultants, September 14, 2010


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase I – Midtown Tower”, Issued by Envoy Environmental Consultants, October 1, 2010


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase I – The Mall”, Issued by Envoy Environmental Consultants, September 14, 2010


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase I – Seneca Building”, Issued by Envoy Environmental Consultants, September 14, 2010


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Sheer Building”, Issued by Envoy Environmental Consultants, January 7, 2011


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Wendy’s Building”, Issued by Envoy Environmental Consultants, January 7, 2011


“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase II – Seneca Building, Issued by Envoy Environmental Consultants, February 9, 2012


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 1st Floor, Rochester, New York”, February 27, 2010 to April 29, 2010, Prepared by Paradigm Environmental Services, July 14, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 2nd Floor, Rochester, New York”, February 1, 2010 to April 27, 2010, Prepared by Paradigm Environmental Services, July 14, 2010





























“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 3rd Floor, Rochester, New York”, October 20, 2009 to April 3, 2010, Prepared by Paradigm Environmental Services, July 14, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 4th Floor, Rochester, New York”, October 20, 2009 to March 13, 2010, Prepared by Paradigm Environmental Services, March 16, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 5th Floor, Rochester, New York”, October 19, 2009 to March 27, 2010, Prepared by Paradigm Environmental Services, July 14, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, 6th & 7th Floors, Rochester, New York”, October 16, 2009 to February 8, 2010, Prepared by Paradigm Environmental Services, July 14, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Seneca Building, Basement & Miscellaneous, Rochester, New York”, Prepared by Paradigm Environmental Services, August 20, 2010


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, 1st Floor, Rochester, New York”, August 25, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, 2nd Floor, Rochester, New York”, July 28, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, 3rd Floor, Rochester, New York”, July 28, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, 4th Floor, Rochester, New York”, July 28, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza

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Asbestos Abatement, B. Forman, 5th & 6th Floors, Rochester, New York”, March 25, 2010, Prepared by Paradigm Environmental Services.

article.aspx?id=8589944377#Other%20Documents1

“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, Basement, Rochester, New York”, July 28, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, B. Forman, Fire Doors, Windows, Roof, and Miscellaneous, Rochester, New York”, July 28, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Euclid Building, Rochester, New York”, October 11, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 1st Floor, Rochester, New York”, September 20, 2010, Prepared by Paradigm Environmental Services.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 1st Floor ABC, Rochester, New York, June 11 to July 17, 2010”, Prepared by Paradigm Environmental Services, August 16, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 1st Floor D, Rochester, New York”, Prepared by Paradigm Environmental Services, August 30, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 1st Floor E, Rochester, New York”, Prepared by Paradigm Environmental Services, August 30, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 1st Floor Area F and G, Rochester, New York”, Prepared by Paradigm Environmental Services, August 30, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, September 20, 2010.





























“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor A, Rochester, New York”, Prepared by Paradigm Environmental Services, August 17, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor B, Rochester, New York”, Prepared by Paradigm Environmental Services, August 30, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor D, Rochester, New York”, Prepared by Paradigm Environmental Services, August 20, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor E, Rochester, New York”, Prepared by Paradigm Environmental Services, August 17, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, 2nd Floor F, Rochester, New York”, Prepared by Paradigm Environmental Services, August 17, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, Miscellaneous, Rochester, New York”, Prepared by Paradigm Environmental Services, September 20, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Mall, Service Tunnel, Rochester, New York”, Prepared by Paradigm Environmental Services, March 3, 2010.


Asbestos Abatement, Midtown Mall, Vac Truck, Rochester, New York”, Prepared by Paradigm Environmental Services, August 30, 2010.


“Laboratory Report For Paint Analysis” Prepared by Paradigm Environmental Services for Seneca Building, March 12, 2012.


Final Generic Environments Impact Statement (FGEIS) Documents
































Draft Generic Environments Impact Statement (DGEIS) Documents


“Utility Report Prepared for Midtown Redevelopment Plan” by LaBella Associates, July 14, 2008.


“Midtown Plaza Building Utility Report”, Prepared for City of Rochester by LaBella Associates, July 208.


SEQR Draft Scoping Document for the DGEIS, July 2, 2008 http://www.cityofrochester.gov/article.aspx?id=8589944377#Other%20Documents1

“Condition Appraisal, Midtown Parking Structure”, Walker Parking Consultants, May 2008.


SHPO approval letter, December 20, 2011 http://www.cityofrochester.gov/article.aspx?id=8589944377#Other%20Documents1

State Environmental Quality Review Act (SEQRA): Determination and Full Environmental Assessment Form (EAF), December 13, 2011.


State Environmental Quality Review Act (SEQRA): Negative Declaration, December 13, 2011.


National Environmental Policy Act (NEPA) Review documents (Level of Clearance Finding and Environmental Assessment), December 21, 2011.


National Environmental Policy Act (NEPA) Review documents (Level of Clearance Finding and Environmental Assessment), May 10, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 1st Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, September 22, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 2nd Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, September 3, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 2nd Floor Work Area B, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 3rd Floor, Rochester, New York”, Prepared by Paradigm Environmental Services,












































October 4, 2010. “Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 3rd Floor A, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 3rd Floor B, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 4th & 5th Floors, Rochester, New York”, Prepared by Paradigm Environmental Services, October 4, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 4th Floor A & B, Rochester, New York”, Prepared by Paradigm Environmental Services, August 17, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 5th Floor A, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 5th Floor B, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 6th Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, October 6, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 6th Floor A, Rochester, New York”, Prepared by Paradigm Environmental Services, June 2, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building 6th Floor B, Rochester, New York”, Prepared by Paradigm Environmental Services, August 17, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building Basement Area B3, Rochester, New York”, Prepared by Paradigm Environmental Services, July 14, 2010.
































“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building Basement Area, Rochester, New York”, Prepared by Paradigm Environmental Services, September 3, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building Miscellaneous, Rochester, New York”, Prepared by Paradigm Environmental Services, September 3, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, McCurdys Building Sub-Basement, Rochester, New York”, Prepared by Paradigm Environmental Services, September 3, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 6th, 7th & 8th Floors, Rochester, New York”, Prepared by Paradigm Environmental Services, June 7, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 9th, & 10th Floors, Rochester, New York”, Prepared by Paradigm Environmental Services, April 25, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 11th Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, September 22, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 12, 13 & 14th Floors, Rochester, New York”, Prepared by Paradigm Environmental Services, December 28, 2009.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 15th Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, March 25, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 16th Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, June 7, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower 17th Floor, Rochester, New York”, Prepared by Paradigm Environmental Services, June 7, 2010.


“Empire State Development Corporation at Midtown Plaza Asbestos Abatement, Midtown Tower Miscellaneous, Rochester,

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New York”, Prepared by Paradigm Environmental Services, October 1, 2010.

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“Project Completion: Asbestos and Hazardous Materials Abatement of Midtown Plaza Project, Phase II – Euclid Building”, Issued by Envoy Environmental Consultants, March 6, 2012


Project and Air Monitoring Records - Euclid Misc. Phase II Closeout, Prepared by Paradigm Environmental Services, March 7, 2012


Project and Air Monitoring Records - Miscellaneous (B. Forman, Midtown Mall, McCurdy’s) Phase II Closeout, Prepared by Paradigm Environmental Services Closeout, March 7, 2012


Project and Air Monitoring Records – Seneca Building Miscellaneous Phase II Closeout, Prepared by Paradigm Environmental Services Closeout, March 7, 2012


Project and Air Monitoring Records – Midtown Plaza Tower Phase II Closeout, Prepared by Paradigm Environmental Services Closeout, October 18, 2010


Project and Air Monitoring Records – Midtown Plaza B. Forman Phase II Closeout, Prepared by Paradigm Environmental Services Closeout, October 28, 2010


Project Completion – Midtown Plaza Project, Phase II – Euclid Building, Prepared by Envoy Environmental Consultants, December 13, 2011. NOTE: This is addition to the March 6, 2012 Phase II – Euclid Building Project Completion listed earlier on this list.


Project Completion – Midtown Plaza Project, Phase II – The Mall, Prepared by Envoy Environmental Consultants, September 14, 2010.


Project Completion – Midtown Plaza Project, Phase II – McCurdy Building, Prepared by Envoy Environmental Consultants, January 3, 2012.





























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