RFP - Parcel 2 Midtown Rising

Lovely A.
Warren,
Mayor
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
Issued: August 28, 2015
Department of Neighborhood &

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

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

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 Rochesters 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
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 fitzm@cityofrochester.gov.
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).
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 buildings 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
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 Citys 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 buildings 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.
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 Developers 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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Developers Name: __________________________________________

Developers 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.
(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 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 COMIDAs incentives and programs, please refer
to COMIDAs website:
(http://www.growmonroe.org/comida/incentives#enhancedjobspl
us).
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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 accountantprepared 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 years 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 Citys 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 developers
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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 buildings 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.
12
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 Plans 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
14
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
15
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, finders 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/downtownmarket-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
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
17
N/A
ATTACHMENT B: Parcel from Resubdivision Map
18
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
http://www.cityofrochester.gov/
article.aspx?id=8589944377#Oth
er%20Documents1

Asbestos Abatement, Wendys Building, Rochester, New York,
Prepared by Paradigm Environmental Services, Inc. January 12,
2011
er%20Documents1
Environmental Site Assessment for 233-257 East Main Street,

Rochester, NY 14604, Prepared by LiRo Engineers, Inc.,
November 20, 2008
er%20Documents1
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
er%20Documents1
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
er%20Documents1
Hazardous Materials Survey Report for 233-257 East Main

Street, Rochester, NY 14604, Prepared by LiRo Engineers, Inc.,
January 23, 2009
er%20Documents1
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
er%20Documents1
Midtown Building Assessment, DRAFT, Prepared by Bergmann

Associates, December 8, 2006
article.aspx?id=8589944377
Midtown Plaza, 211 Midtown Plaza, Rochester, NY 14604:

Phase 1 Environmental Site Assessment, Prepared by ENSR
Corporation, June 2002
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Midtown Tower: Asbestos Survey Report, Prepared by ENSR

Corporation, June 14, 2002.
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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
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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
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Pre-Demolition Asbestos Survey Report for the McCurdys

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

LiRo Engineers, Inc., FINAL, December 17, 2008
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Pre-Demolition Asbestos Survey Report for the Seneca Building

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Pre-Demolition Asbestos Survey Report for the Midtown Tower

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Project Completion: Asbestos and Hazardous Materials

Abatement of Midtown Plaza Project, Citizens Building, Issued
by Envoy Environmental Consultants, January 23, 2011
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Abatement of Midtown Plaza Project, Phase I - BForman, Issued
by Envoy Environmental Consultants, September 14, 2010
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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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Abatement of Midtown Plaza Project, Phase I McCurdys,
Issued by Envoy Environmental Consultants, September 14, 2010
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Abatement of Midtown Plaza Project, Phase I Midtown Tower, article.aspx?id=8589944377#Oth
Issued by Envoy Environmental Consultants, October 1, 2010
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Abatement of Midtown Plaza Project, Phase I The Mall, Issued
by Envoy Environmental Consultants, September 14, 2010
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Abatement of Midtown Plaza Project, Phase I Seneca Building,
Issued by Envoy Environmental Consultants, September 14, 2010
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Abatement of Midtown Plaza Project, Sheer Building, Issued by
Envoy Environmental Consultants, January 7, 2011
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Abatement of Midtown Plaza Project, Wendys Building, Issued
by Envoy Environmental Consultants, January 7, 2011
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Abatement of Midtown Plaza Project, Phase II Seneca Building,
Issued by Envoy Environmental Consultants, February 9, 2012
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Asbestos Abatement, Seneca Building, 1st Floor, Rochester, New
York, February 27, 2010 to April 29, 2010, Prepared by
Paradigm Environmental Services, July 14, 2010
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Asbestos Abatement, Seneca Building, 2nd Floor, Rochester,
New York, February 1, 2010 to April 27, 2010, Prepared by
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Asbestos Abatement, Seneca Building, 3rd Floor, Rochester, New
York, October 20, 2009 to April 3, 2010, Prepared by Paradigm
Environmental Services, July 14, 2010
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Asbestos Abatement, Seneca Building, 4th Floor, Rochester, New
York, October 20, 2009 to March 13, 2010, Prepared by
Paradigm Environmental Services, March 16, 2010
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Asbestos Abatement, Seneca Building, 5th Floor, Rochester, New
York, October 19, 2009 to March 27, 2010, Prepared by
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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
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Asbestos Abatement, Seneca Building, Basement &
Miscellaneous, Rochester, New York, Prepared by Paradigm
Environmental Services, August 20, 2010
Asbestos Abatement, B. Forman, 1st Floor, Rochester, New
York, August 25, 2010, Prepared by Paradigm Environmental
Services.
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Asbestos Abatement, B. Forman, 2nd Floor, Rochester, New
York, July 28, 2010, Prepared by Paradigm Environmental
Services.
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Asbestos Abatement, B. Forman, 3rd Floor, Rochester, New
Services.
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Asbestos Abatement, B. Forman, 4th Floor, Rochester, New
Services.
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Asbestos Abatement, B. Forman, 5th & 6th Floors, Rochester,

New York, March 25, 2010, Prepared by Paradigm
Environmental Services.
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Asbestos Abatement, B. Forman, Basement, Rochester, New
Services.
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Asbestos Abatement, B. Forman, Fire Doors, Windows, Roof, and
Miscellaneous, Rochester, New York, July 28, 2010, Prepared by
Paradigm Environmental Services.
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Asbestos Abatement, Euclid Building, Rochester, New York,
October 11, 2010, Prepared by Paradigm Environmental
Services.
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Asbestos Abatement, Midtown Mall, 1st Floor, Rochester, New
York, September 20, 2010, Prepared by Paradigm
Environmental Services.
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Asbestos Abatement, Midtown Mall, 1st Floor ABC, Rochester,
New York, June 11 to July 17, 2010, Prepared by Paradigm
Environmental Services, August 16, 2010.
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Asbestos Abatement, Midtown Mall, 1st Floor D, Rochester, New
York, Prepared by Paradigm Environmental Services, August 30,
2010.
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Asbestos Abatement, Midtown Mall, 1st Floor E, Rochester, New
2010.
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Asbestos Abatement, Midtown Mall, 1st Floor Area F and G,
Rochester, New York, Prepared by Paradigm Environmental
Services, August 30, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor, Rochester, New
York, Prepared by Paradigm Environmental Services, September
20, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor A, Rochester,
New York, Prepared by Paradigm Environmental Services,
August 17, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor B, Rochester,
August 30, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor D, Rochester,
August 20, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor E, Rochester,
August 17, 2010.
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Asbestos Abatement, Midtown Mall, 2nd Floor F, Rochester,
August 17, 2010.
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Asbestos Abatement, Midtown Mall, Miscellaneous, Rochester,
September 20, 2010.
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Asbestos Abatement, Midtown Mall, Service Tunnel, Rochester,
March 3, 2010.
Asbestos Abatement, Midtown Mall, Vac Truck, Rochester, New
2010.
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Laboratory Report For Paint Analysis Prepared by Paradigm

Environmental Services for Seneca Building, March 12, 2012.
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Final Generic Environments Impact Statement (FGEIS)

Documents
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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
Condition Appraisal, Midtown Parking Structure, Walker
Parking Consultants, May 2008.
SHPO approval letter, December 20, 2011
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.
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Asbestos Abatement, McCurdys Building 1st Floor, Rochester,
September 22, 2010.
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Asbestos Abatement, McCurdys Building 2nd Floor, Rochester,
September 3, 2010.
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Asbestos Abatement, McCurdys Building 2nd Floor Work Area B,
Services, June 2, 2010.
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Asbestos Abatement, McCurdys Building 3rd Floor, Rochester,
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October 4, 2010.
Asbestos Abatement, McCurdys Building 3rd Floor A, Rochester,
New York, Prepared by Paradigm Environmental Services, June
2, 2010.
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Asbestos Abatement, McCurdys Building 3rd Floor B, Rochester,
2, 2010.
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Asbestos Abatement, McCurdys Building 4th & 5th Floors,
Services, October 4, 2010.
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Asbestos Abatement, McCurdys Building 4th Floor A & B,
Services, August 17, 2010.
Asbestos Abatement, McCurdys Building 5th Floor A, Rochester,
2, 2010.
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Asbestos Abatement, McCurdys Building 5th Floor B, Rochester,
2, 2010.
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Asbestos Abatement, McCurdys Building 6th Floor, Rochester,
October 6, 2010.
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Asbestos Abatement, McCurdys Building 6th Floor A, Rochester,
2, 2010.
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Asbestos Abatement, McCurdys Building 6th Floor B, Rochester,
August 17, 2010.
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Asbestos Abatement, McCurdys Building Basement Area B3,
Services, July 14, 2010.
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Asbestos Abatement, McCurdys Building Basement Area,
Services, September 3, 2010.
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Asbestos Abatement, McCurdys Building Miscellaneous,
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Asbestos Abatement, McCurdys Building Sub-Basement,
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Asbestos Abatement, Midtown Tower 6th, 7th & 8th Floors,
Services, June 7, 2010.
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Asbestos Abatement, Midtown Tower 9th, & 10th Floors,
Services, April 25, 2010.
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Asbestos Abatement, Midtown Tower 11th Floor, Rochester, New
York, Prepared by Paradigm Environmental Services, September
22, 2010.
Asbestos Abatement, Midtown Tower 12, 13 & 14th Floors,
Services, December 28, 2009.
York, Prepared by Paradigm Environmental Services, March 25,
2010.
York, Prepared by Paradigm Environmental Services, June 7,
2010.
York, Prepared by Paradigm Environmental Services, June 7,
2010.
Asbestos Abatement, Midtown Tower Miscellaneous, Rochester,
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October 1, 2010.
Abatement of Midtown Plaza Project, Phase II Euclid Building,
Issued by Envoy Environmental Consultants, March 6, 2012
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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, McCurdys) 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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RFP - Parcel 2 Midtown Rising

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RFP - Parcel 2 Midtown Rising

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Lovely A.

REQUEST FOR PROPOSALS

Issued: August 28, 2015

Department of Neighborhood &

REQUEST FOR PROPOSALS

Midtown Rising Overview

Proposal Submission Requirements

G:\Bus&HousingDev\Project Development\Parcel 2 Midtown\Request for Proposals draft #5.doc

REQUEST FOR PROPOSALS

Increase the City of Rochesters tax base;

PART 3: MIDTOWN RISING OVERVIEW

PART 4: SITE DESCRIPTION

Figure 3: View of northern half of Parcel 2 from roof of Tower 280

PART 5: PROPOSAL SUBMISSION REQUIREMENTS

Developers Name: __________________________________________

7. Financial Information Developer

efforts in achieving the workforce goals. Please submit an MWSDBE

Energy Efficiency: Energy efficiency helps to maximize resident comfort

PART 6: EVALUATION CRITERIA

PART 7: DEVELOPER SELECTION

PART 8: Rights Reserved

contents of any proposal, including requesting that any prospective purchaser

PART 9: Additional Resources

ATTACHMENT A: Proposal Checklist

Transmittal letter with contact information

Developer experience History of all projects within last 5 years

Project Funding Expected terms and sources for financing

ATTACHMENT B: Parcel from Resubdivision Map

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Environmental Site Assessment for 233-257 East Main Street,

Environmental Site Assessment for Midtown Plaza: 285 East

Waste Characterization, Management and Disposal Plan, Rev.

Hazardous Materials Survey Report for 233-257 East Main

Hazardous Materials Survey for Midtown Plaza: 285 East Main

Midtown Building Assessment, DRAFT, Prepared by Bergmann

Midtown Plaza, 211 Midtown Plaza, Rochester, NY 14604:

Midtown Tower: Asbestos Survey Report, Prepared by ENSR

Pre-Demolition Asbestos Survey Report for the Euclid Building

Pre-Demolition Asbestos Survey Report for the B. Forman

Pre-Demolition Asbestos Survey Report for the McCurdys

Pre-Demolition Asbestos Survey Report for the Midtown Mall

Pre-Demolition Asbestos Survey Report for the Seneca Building

Pre-Demolition Asbestos Survey Report for the Midtown Tower

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Abatement of Midtown Plaza Project, Phase I Euclid Building,

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Project Completion: Asbestos and Hazardous Materials

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza

Empire State Development Corporation at Midtown Plaza