REQUEST FOR PROPOSALS REDEVELOPMENT OF THE BELMAR MUNICIPAL BUILDING AND PARKING LOT

BLOCK 66, LOTS 1-10

BOROUGH OF BELMAR

MONMOUTH COUNTY NEW JERSEY

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TABLE OF CONTENTS

1. Borough Overview and Background

2. Redevelopment Area Description

3. Project Goals and Redevelopment Area Vision

4. Purpose and Scope of Proposal

5. Proposal Timeline

6. RFP Submission Requirements General Requirements

7. Selection Criteria

8. Proposal Requirements

A. Cover Letter and Executive Summary

B. Description of Development Entity

C. Project Experience

D. References

E. Proposed Project and Schedule

F. Proposed Project Cost and Financial CapaBorough

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1. BOROUGH OVERVIEW AND BACKGROUND

Belmar is a Borough in Monmouth County, New Jersey, United States. As of the 2010 United States Census, the Borough's population was

5,794 reflecting a decline of 251 (-4.2%) from the 6,045 counted in the 2000 Census, which had in turn increased by 168 (+2.9%) from the

5,877 counted in the 1990 Census.

According to the United States Census Bureau, the Borough had a total area of 1.647 square miles (4.266 km2), including 1.045

square miles (2.707 km2) of land and 0.602 square miles (1.559 km2) of water (36.54%).

Belmar borders the Atlantic Ocean to the east, and the Monmouth County municipalities of Avon-by-the-Sea to the north, Neptune Township

to the northwest, Wall Township to the west, and Lake Como and Spring Lake to the south

The Borough has long had problems with an old antiquated Municipal complex that no longer meets the needs of its residents. The building is

energy inefficient and requires a great deal of maintenance.

The Borough is seeking to facilitate the development of a new police headquarters, municipal court and Borough administrative offices in an

20,000-square-foot Municipal Complex and a separate 15,000-square-foot recreational gymnasium

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2. REDEVELOPMENT AREA

DESCRIPTION

The Belmar Municipal Building & Parking Lot is

a 2.0 (+,-) acre Borough-owned parcel located in

the Borough's central business district. The lots

(Block 66, Lots 1-10) is bordered by sixth avenue

to the north and seventh avenue to the south and

has frontage on main street. The lot is within

walking distance to the Borough's central business

district, the Marina, and the Belmar Train Station.

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3. PROJECT GOALS AND REDEVELOPMENT AREA VISION

To house the Borough’s new municipal complex, the Borough will require approximately 20,000 square feet (the “Borough Parcel”) for

municipal offices, police station, and the municipal court. In addition the project shall include a 15,000 square feet of indoor recreation area

to include basketball and other indoor sports. The Borough Parcel can either be in stand-alone structures or incorporated into a mixed use

building and parking garage. An alternate option will be to relocate municipal offices, court, recreation and the police station to a new

location. The respondent would be expected to construct the Borough Parcel as part of the development project. The exact location of the

Borough Parcel in a manner that will be minimally disruptive to the Borough’s municipal operations, will be the subject of negotiations

with the Selected Respondent.

The design of the Mixed Use Development will be in accordance with the Seaport Redevelopment Plan. However, the municipality is open to

new design ideas that have an exemplary design aesthetic. The Borough is open to incorporating adjacent parcels that are owned privately to

create a larger scale.

The Borough is encouraging development and redevelopment that preserves and protects the character of the original Seaport

Redevelopment Plan. The site shall be redeveloped with a combination of recreational, municipal, governmental, parking and public uses.

The selected redeveloper will be required to plan, design and ultimately develop this project in conformance with the Borough’s

Redevelopment Plan. The Borough will consider alternative sites for the municipal offices, police station, recreation facilities and the

municipal court.

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4. PURPOSE AND SCOPE OF PROPOSAL

The Borough of Belmar is seeking responses to the RFP for the Borough’s new municipal complex, police station, recreational complex

and the municipal court. In issuing this RFP, the Borough seeks to identify potential qualified developers and evaluate novel development

proposals to facilitate the redevelopment of the lots in a manner consistent with the adopted Seaport Redevelopment Plan. Potential

developers may propose any permitted use or mix of permitted uses as provided for in the Redevelopment Plan. Developers may also

undertake a joint venture to develop a proposal for the redevelopment of the lot.

Potential developers shall prepare and submit development proposals that conform to the Land Use Plan requirements of the adopted

Seaport Redevelopment Plan. In the event that a development proposal is not consistent with the requirements of the Redevelopment Plan,

the developer shall (1) identify each aspect of the proposed development plan that does not conform to the Redevelopment Plan; (2)

provide a comparison of the standard required by the Redevelopment Plan with the proposed standard for each proposed nonconformance;

and (3) provide a justification and rationale for each proposed nonconformance.

The successful developer shall submit a proposal for redevelopment of the Belmar Municipal Building and Parking Lot consistent with the

objectives and regulations set forth in the attached Seaport Redevelopment Plan and as noted herein. The Borough and designated redeveloper

shall execute a Redevelopment Agreement within 90 days of selection. The selected redeveloper shall be required to execute the site

redevelopment in a timely manner pursuant to the terms of the executed Redevelopment Agreement.

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5. PROPOSAL TIMELINE

A complete calendar of dates associated with this RFP is provided below:

DATE/TIME EVENT

September 1, 2019 Issuance of RFP

September 15, 2019 Deadline for Respondents Questions

October 1, 2019 Deadline for Borough Responses

October 7, 2019 Final Proposal Responses Due

October 17-20, 2019 Respondent Interviews/presentations

November 1, 2019 Borough Proposal Selection/Redeveloper designation

January 30, 2020 Deadline for mutual execution of the Redeveloper Agreement

Respondent interviews and presentations to be scheduled at the sole discretion of the Borough

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6. RFP SUBMISSION REQUIREMENTS GENERAL REQUIREMENTS

General Requirements

A. Responses to this Request for Proposals shall be received no later than 10:00 a.m. on Monday, October 7, 2017.

B. Proposals shall be clearly marked "Proposal: Redevelopment of Belmar Municipal Building & Parking Lot" and shall

bear the name of the responding entity.

C. Respondents shall be required to submit one (1) original, twelve (12) hard copies, and one (1) electronic (CD or USB drive) of their

redevelopment proposal.

D. Responses shall be accompanied by a non-refundable proposal submission fee of $2,000.00.

E. Proposals may be hand-delivered or sent via USPS, UPS, FedEx, or other parcel service to:

Borough

Administrator

Borough of Belmar

601 Main Street

Belmar, NJ 07719

@

F. No proposals will be accepted after the above referenced date and time. Any proposal received after the due date, whether by mail or

otherwise, will be returned unopened. Proposal Clarification Procedures, Questions or Requests for clarification shall be submitted to the

office of the Borough Administrator via mail.

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7. SELECTION CRITERIA

The Borough will initially evaluate each submission for completeness and clarity. The Borough may seek additional clarification to

submitted information or request missing information before undertaking its evaluation. Respondents will have a limited time period in

which to provide such clarifications or missing information. Proposals which are incomplete at initial submission will not be rejected, but

all respondents are urged to prepare and present proposals which are as complete as possible under the time constraint imposed by the

RFP schedule.

As it conducts its evaluation, the Borough will apply criteria that measures how each proposal fulfills the goals and objectives set forth in

this RFP. The Borough will weigh proposals based on the following criteria (not in order of importance) as follows:

(1) Qualifications and Development Experience: 30%

(2) Conceptual Development Plan: 30%

(3) Scale: 30%

(4) Project Schedule and Phasing: 10%

The Borough is also firmly committed to providing full and equal business opportunities to all persons regardless of race, color, religion,

gender, national origin, age or not job related disability. In that regard, the Borough will affirmatively assure that minority and female owned

businesses are afforded equal opportunities for consideration for all purchases and contracts issued in connection with this Project.

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A. COVER LETTER AND EXECUTIVE SUMMARY

The proposal shall include an executive summary of the primary elements of the development proposal and a narrative that

includes a project description, anticipated development timetable, a summary of the respondent's approach to redevelopment

of the Belmar Municipal Lot, anticipated costs and financing mechanisms, and other considerations as appropriate.

B. DESCRIPTION OF DEVELOPMENT ENTITY

The respondent shall provide a detailed description of the development team that will undertake the development proposal. Such

description shall include:

(1) A description of the legal entity (i.e., corporation, LLC, etc.) that would serve as the designated redeveloper of the proposed project

and would be responsible for the execution of the Redevelopment Agreement with the Borough. The respondent shall indicate

whether the development entity is a subsidiary of, or is affiliated with, any other organization. The respondent shall identify all

individuals with a 10% or more ownership interest in the proposed redeveloper and its affiliates.

(2) A description of the individual(s) and firm(s) that comprise the development team. This shall include individual( s) and firm( s) involved

in the site design, architectural design, environmental remediation, planning, engineering, landscape design, permitting, legal and financial

analysis, and community relations aspects of the proposed project. Information shall include company profiles for firms on the proposed

team and the resumes of key personnel anticipated to be assigned to the project.

(3) A description of investors and/ or proposed lending institutions that are anticipated to provide project financing.

(4) A list of contact information for the individual(s) and firm(s) that comprise the development team. Said list shall include the name,

address, telephone number, fax number, and email address of the primary contact person for each of the following development team roles:

(a) Developer, (b) Professional Engineer, (c) Registered Architect, ( d) Professional Planner, (e) Attorney, (f) Lender/Investor

(g) General Contractor, (h) Other roles where appropriate, (5) An organizational chart of the development entity that shows all team members,

tasks to be performed by each team member, and the proposed interrelationships of the team with one another and the Borough during the

design, development and operation of the proposed project. This shall include a description on the

entity’s leadership, quality control process, and a list of phases and tasks that indicates the member responsible for performing

each phase and task.

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C. DESCRIPTION OF DEVELOPMENT ENTITY (CONT’D)

6) Litigation and penalty history, for the past five years, outlining all lawsuits filed and penalties and fines assessed against the legal entity

that would serve as the designated redeveloper, its subsidiaries and/ or affiliated organizations. Such history shall include, but not be limited

to, any counterclaims or third party complaints against the respondent, as well as penalties and fines assessed against the respondent by any

and all federal, state, local, or other regulatory agencies.

(7) An identification of any potential conflicts of interest that individual team members or firms may have as a result of current or prior

business relationships with the Borough, Borough Boards or Committees, individuals, or consultants.

The Borough reserves the right, in its sole discretion, to request additional information on potential conflicts of interest and to limit or

prohibit the participation of any proposed development team member(s) or firm(s) due to the presence of any such conflict.

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D. PROJECT EXPERIENCE

The respondent shall provide at least two (2) examples detailing the development team’s experience with projects of similar scope and/or

scale and complexity where the development team and/ or its professionals participated in a substantial role. The proposal should

demonstrate that all of the members of the development team have experience in projects of similar size and scope.

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E. REFERENCES

The respondent shall provide a list of at least five (5) professional references for individuals or entities with whom the respondent has

worked on development or construction activities similar or related in scope to the project that is the subject of this RFP. The

references provided shall outline the nature and extent of the reference's relationship to the development team, a brief description of

each reference (i.e., reference's core mission and business profile), contact information for each reference, summary of services

provided to each reference, a description of the specific project(s) for which the respondent provided services, and whether the

reference is a current or past client.

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F. PROPOSED PROJECT AND SCHEDULE

Respondents shall submit proposals in sufficient detail to allow for a thorough evaluation by the Borough. Respondents may

include any combination of conceptual plans, renderings, pictures, drawings, schematics, three-dimensional models, videos, or

other tool(s) to demonstrate the development proposal. At a minimum, the description of the project shall include:

(1) Conceptual site plan, architectural elevations and floor plans.

(2) A proposed project schedule that identifies key steps in the financing, permitting, design, and construction of the respondent's

proposal. The project schedule should identify anticipated start and completion dates for construction.

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PROPOSED PROJECT COST AND FINANCIAL CAPABOROUGH

The respondent shall describe the key financial aspects of the proposal and the development entity's capaBorough to finance the

development of the respondent's proposal. The respondent shall include a project pro forma demonstrating the financial viability of the

proposed project. The project pro forma should provide:

(1) Cost and anticipated funding sources for proposed and required improvements.

(2) A description of the proposed financing plan, including the proportion of equity to debt financing and any special restrictions

or conditions associated with the proposed financing plan.

(3) A description of the operating plan for the required public parking facility that outlines ownership, anticipated parking revenues,

operation and maintenance costs, and other pertinent information required to evaluate the feasibility of the public parking component of

the project.

( 4) A description of the proposed structure of ownership of the property and the improvements constructed thereon. It is strongly

encouraged that respondents structure their development proposal in a manner that allows the Borough to maintain ownership of the

property.

(5) Evidence that the proposed redeveloper, its affiliates and/ or owners have sufficient financial capaBorough to undertake the project.

The Borough reserves the right to request copies of and/ or view certified audited financial statements, personal financial statements and/

or such other information as it deems necessary to determine such financial capaBorough.

(6) A list of banking references including name of contact person, mailing address, and phone number. Such list shall include financial

institutions that have provided funding or financing for previous projects and shall indicate the particular project(s) funded by each

financial institution and the financing level provided.

(7) Whether the respondent has experience utilizing alternative funding sources such as government programs, if such

experience is relevant to the development proposal.

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ADDITIONAL TERMS

The Borough reserves the following rights, in its sole discretion, with regard to the RFP process:

1. To abandon the RFP process, including the right to designate a redeveloper and/ or award any contract related to this RFP, for any reason

or no reason.

2. To accept the proposal(s) that, in the Borough's sole judgment, best represents the Borough's vision for redevelopment of the Municipal

Building & Parking Lot and best serves the interests of the Borough.

3. To amend the Seaport Redevelopment Plan for the benefit of the project.

4. To waive any condition, requirement or formality that would otherwise have constituted nonconformance with the provisions of this RFP.

5. To reject any or all proposals.

6. To reject incomplete or nonresponsive proposals.

7. To change or alter the terms and/ or schedule of this RFP.

8. To request additional information and undertake actions necessary to clarify or verify information provided by any respondent.

9. To interview and/ or negotiate with any or all respondents.

10. To negotiate the terms of requisite Redevelopment Agreement(s) with any respondent or with the designated redeveloper.

11. No approvals shall be granted, nor permits be issued prior to the mutual execution of the requisite Redevelopment Agreement(s) with

the designated redeveloper.

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PROPOSAL EVALUATION AND CRITERIA FOR SELECTION

Each RFP response will be reviewed for compliance with the terms and conditions of this RFP. Any proposal that is

deemed not responsive to the RFP will be rejected.

The Borough will evaluate each compliant response to the RFP and, at its sole discretion, may elect to request some or all respondents

to give presentations of their proposals. The Borough will consider the totality of compliant proposals and will select the proposal that

best represents the Borough's vision for redevelopment and satisfies the criteria outlined in this RFP. No one factor shall be the sole

determinant of the evaluation and selection process. It is expected that the selected respondent will execute Redevelopment

Agreement within 90 days of designation by the Borough as

Page the designated redeveloper for the project.

The Borough will consider the following criteria during the proposal evaluation and interview process:

A. The respondent's overall vision for redevelopment of the Redevelopment Area and the development proposal's

consistency with the goals, objectives, and development standards of the adopted Redevelopment Plan.

B. The overall design of the development proposal and the proposal's relationship with the physical and

architectural character of the surrounding neighborhood and existing streetscape.

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PROPOSAL EVALUATION AND CRITERIA FOR SELECTION (CONT’D)

C. The extent to which the development proposal incorporates the comments and recommendations of the Borough

Environmental Commission.

D. The respondent's overall qualifications and experience in overseeing the design, financing, and development projects of

similar scale and magnitude.

E. The respondent's experience in meeting established schedules on similar projects.

F. The qualifications of the respondent's development team consultants and individual professionals in designing

and constructing the building(s) and site improvements included in the development proposal.

G. The respondent's capacity to secure adequate financing to finance the development proposal.

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GENERAL NOTES, CONDITIONS, TERMS AND LIMITATIONS

A. Respondents are responsible for inspecting the site first-hand and for ascertaining measurements, conditions, code

requirements, any required federal, state or local approvals needed for the project and any design requirements in connection with their

contemplated financing.

B. The Borough shall not pay any costs or losses of any kind whatsoever incurred or suffered by any respondent at any

time, including the cost of responding to this RFP.

C. This RFP is a solicitation of qualifications only and does not represent an offer, obligation or agreement, whatsoever

on the part of the Borough.

D. Selection of a respondent’s proposal will not create any rights on the respondent’s part whatsoever until the execution by

the Borough of a Redevelopment Agreement.