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Bid Number: n/a
Bid Title: RFP: Green St. Garage Mixed-Use Redevelopment Opportunity
Category: Ithaca Urban Renewal Agency (IURA)
Status: Closed

RFP APPLICATION DUE DATE: July 31, 2018 (3:00 PM, EST)

Green St. Garage RFP: IURA Sponsor Pre-Application Form (5/7/18) (Fillable PDF)

Green St. Garage Redevelopment - IURA Request for Proposals (RFP (5/7/18)

Green St. Garage RFP: IURA Sponsor Application Form (11/22/17) (Fillable PDF)

Green St. Garage RFP: Rental Housing Profile Form (11/22/17) (Excel File)

NOTE: Please be sure to refer to the "Related Documents" and links, in detail, listed at the bottom of this page.

The Ithaca Urban Renewal Agency (IURA) seeks a qualified partner to redevelop the Green Street Parking Garage site for a project that increases housing choices and retains sufficient parking to meet current parking utilization, as well as additional parking demand created by the project. Other preferred uses include ground-level active uses on Green Street and a conference center. The project must retain the existing 5-screen cinema and pedestrian connection between Green Street and The Commons.

The IURA is authorized to negotiate the property sales price and the development program, subject to final City of Ithaca Common Council approval. The IURA seeks fair market value for the property, but expects deductions in consideration of community benefits provided by the project (e.g., below-market housing; reconstruction of public parking at developer’s expense).

The City is facing a housing crisis driven by supply not meeting demand, especially for low- and moderate-income households. The Tompkins County Housing Strategy targets the need to construct 5,800 workforce housing units over the next 10 years for households earning 100% or less of Area Median Income (AMI). In addition, gaps in the supply of housing also exist for supportive housing, senior housing, and purpose-built student housing, though student housing is not the focus for this opportunity.

The location of the project is in the heart of Ithaca’s downtown, just one-half block off The Commons, ideal for walkability and transit with convenient dining, shopping, entertainment, banking, and other services.

This Request for Proposals (RFP) is intended to identify and engage a developer or development team to undertake the planning, financing, marketing, and development of the site as an urban renewal project, subject to City of Ithaca Common Council approval. The selected developer(s) will demonstrate their knowledge and capacity to successfully design, entitle, finance, build, and operate a mixed-use project. Developers will be asked to submit a development program and project concept, project budget, preliminary design, financing plan, and financial pro forma, offering incentives and any specific demands, resources, or actions from the IURA or City.
Publication Date/Time:
5/7/2018 12:00 AM
Closing Date/Time:
7/31/2018 3:00 PM
Contact Person:
Nels Bohn
Director of Community Development
Ithaca Urban Renewal Agency
108 E. Green St.
Ithaca, NY 14850
(607) 274-6565
Business Hours:
8:30 a.m.-4:30 p.m., M-F
Fax Number:
(607) 274-6558
Special Requirements:
ATTACHMENTS: Please attach responses to the following categories:

A. TEAM MEMBERS: Identify the team members and the proposed legal entity with whom the Agency would negotiate and contract with. Include the contact person, firm name, address, e-mail, and telephone number of each of the members of the team. Include the lead development firm, architectural firm, property management firm, and other key players or consultants, along with their roles. Please include summary resumes of key personnel (no more than 2 pages per person). Only identify members who have authorized their names to be included as part of the project team.

B. RELEVANT EXPERIENCE OF TEAM MEMBERS: Teams should include a Developer and an architectural/design/engineer firm.
- Developer: List any residential, commercial, or mixed-use projects developed by the developer within the past five years. Include a summary of these projects by providing a description, total square feet, total site size, location, and current status of the projects. In addition, include a representative photograph of listed projects if complete or an architectural rendering only if the projects are incomplete.
- Architect/Design/Engineer Firm: List relevant residential, commercial, parking, or mixed-use projects that have been designed within the past five years. Provide a summary description of each project, detailing the total square feet of project and site, location, current status and client’s name. Include representative photographs of listed projects.

C. URBAN RENEWAL SPONSOR MINIMUM QUALIFICATIONS: Provide information to address developer qualifications:
- Financial status and ability of developer to successfully undertake the proposed project;
- Legal qualification to operate in the State of New York and to enter into contracts with regard to disposition, use, and development of land; and
- Reputation and proof of fair, reputable, and ethical business practices and record devoid of convictions. In addition, provide a list of all properties owned by the Developer for analysis as to compliance with all applicable local laws and regulations, consent agreements, orders of the Director of Code Enforcement, and current status on all taxes, assessments, fees, and penalties due the City. Properties owned by Developer shall include any property for which a Developer, or their partners has an ownership interest of 20% or more. Partners shall include any partners owning 20% or more of the project LLC, Corporation, or project equity.

D. FINANCIAL CAPACITY: Provide evidence the developer has the ability to secure the funds required to construct the proposed development. Evidence provided should demonstrate the proposer has sufficient uncommitted funds to complete project pre-development and access to funds to satisfy the equity obligation for the development of the project.

Please note submissions will be posted to the IURA web page. If any materials contained in a submission are considered confidential or proprietary, please provide them as a separate document and clearly marked as confidential.

Since the IURA must comply with the Freedom of Information Law (FOIL), please note the specific reason for denying public disclosure. Below is an excerpt from FOIL identifying some exemptions to the disclosure requirement:

Each agency shall, in accordance with its published rules, make available for public inspection and copying all records, except that such agency may deny access to records or portions thereof that:

(a) are specifically exempted from disclosure by state or federal statute;
(b) if disclosed would constitute an unwarranted invasion of personal privacy under the provisions of subdivision two of section eighty-nine of this article;
(c) if disclosed would impair present or imminent contract awards or collective bargaining negotiations;
(d) are trade secrets or are submitted to an agency by a commercial enterprise or derived from information obtained from a commercial enterprise and which if disclosed would cause substantial injury to the competitive position of the subject enterprise"

If IURA legal counsel finds the requested confidential information does not qualify for exemption, the materials may be disclosed for public inspection.

Related Documents:
116-128 E. Green St. - Acquisition Map (4/28/06)
116-128 E. Green St. - Corrective Deed - S. Goldberg (8/31/95)
116-128 E. Green St. - Deed - IURA-G&M Associates (12/3/80)
116-128 E. Green St. - Deed - IURA-UDC (2/26/76)
116-128 E. Green St. - Deed - S. Goldberg (12/17/96)
116-128 E. Green St. - Deed - S. Goldberg (3/16/95)
116-128 E. Green St. - Indenture Deed - IURA (7/20/77)
116-128 E. Green St. - Letter - Cinemapolis Lease Commencement Date (4/24/09)
116-128 E. Green St. - Movie Theater Executed Lease (7/24/07)
116-128 E. Green St. - Movie Theater Lease Agreement (7/16/07)
116-128 E. Green St. - Notice of Pendency - Acquisition (5/12/06)
116-128 E. Green St. - Stipulation & Order of Condemnation (5/10/06)
2017 Tax Assessment Property Description - 120 E. Green St. (Cinema Lease Parcel)
2017 Tax Assessment Property Description - 120 E. Green St. (Parking Garage)
Downtown Design Guidelines (Aug. 2017)
Downtown Residential Analysis - Danter Company (9/1/16)
Easement for Commons Buildings - City Hall Parking Lot (5/12/73)
Green St. Garage - Access & Parking Permit Agreement (10/29/80)
Green St. Garage - Agreement - CDC Ithaca, Inc.-NYS Urban Development (2/26/76)
Green St. Garage - Agreement (North-South Svce. Corridor) - TTH Associates (3/3/11)
Green St. Garage - Amendment to Land Disposition & Transfer Agreements - CDC Ithaca, Inc.-UDC (2/26/76)
Green St. Garage - Boundary Line Agreement (Air Rights) - East Section (4/16/09)
Green St. Garage - Center Ithaca Egress Easement Agreement (10/12/06)
Green St. Garage - Common Council Minutes - Approve Boundary Line Air Rights Agreement (4/1/09)
Green St. Garage - Common Council Resolutions - Approve Transfer to IURA (10/18/17)
Green St. Garage - Deed - CDC Ithaca, Inc. (4/19/74)
Green St. Garage - Ithaca CBD Project 1974 - Site Map: Level 1
Green St. Garage - Ithaca CBD Project 1974 - Site Map: Level 2
Green St. Garage - Ithaca CBD Project 1974 - Site Map: Level 3
Green St. Garage - Ithaca CBD Project 1974 - Site Map: Rothschild Building
Green St. Garage - IURA Resolution - Approve Transfer to IURA (10/26/17)
Green St. Garage - Leasehold Mortgage - M&T Bank (12/1/03)
Green St. Garage - Non-Exclusive Assignment of Lease - City of Ithaca-UDC (2/26/76)
Green St. Garage - Option & Purchase Agreement - Hotel Ithaca (Marriott) (12/22/14)
Green St. Garage - Parking Agreement - Hotel Ithaca (Marriott) (10/24/14)
Green St. Garage - Site Plan (1/28/14)
Green St. Garage - Temporary Construction Easement (9/27/06)
Green St. Garage Redevelopment - Rent & Income Limit Calculator - Novogradac & Co.
Green St. Garage Redevelopment Parcel
Green St. Garage Redevelopment RFP: For-Sale Housing Profile Form (11/22/17)
Green St. Garage Redevelopment: IURA RFP (Revised: 12/19/17)
Green St. Garage RFP - IURA Sponsor Application Form (11/22/17) (FILLABLE)
Housing Needs Assessment- Executive Summary - Tompkins County (2016)
Housing Strategy - Tompkins County (6/29/17)
Industrial Development Agency - Application for Incentives (Preamble)
Industrial Development Agency - Application for Incentives (Preamble)
Ithaca Conference Center Market & Feasibility Study (4/14/17)
Phase I Environmental Site Assessment - Cayuga Green Project (10/4/02)
RFP - Green St. Garage Redevelopment: Rental Housing Profile Form (11/22/17)
Structural Study - Green St. Garage (East-West End) - Stantec (12/7/16)
Vertical Expansion Capacity - Green St. Garage - Hunt Engineers (4/24/06)
Green Street Garage Redevelopment: Policy Guidance Memo to RFP Applicants (5/9/18)
Common Council Resolution: Expand CIITAP Boundary & Require Affordable Housing (7/5/18)

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