Request for Expressions of Interest – 35 Montgomery Street (Former YMCA Site)

REQUEST FOR EXPRESSIONS OF INTEREST

The City of Poughkeepsie Seeks Qualified Parties Interested in Purchasing and Developing City-Owned Property Located
at 35 Montgomery Street in the City Of Poughkeepsie

Robert G. Rolison
City of Poughkeepsie
62 Civic Center Plaza
Poughkeepsie, NY 12601
Released: April 2, 2019
Revised: May 13, 2019

UPDATE: The submission date for proposals has been extended to Thursday, September 5th at 3pm.  

Download: Request for Expressions of Interest – 35 Montgomery Street (.pdf)


Summaries of Community Meetings


PUBLIC MEETING
Monday, May 13, 2019 – 6:00 to 8:00pm
Family Partnership Center
29 North Hamilton St., Poughkeepsie 12601
Meeting Announcement
Facebook Event Page

INTRODUCTION
The City of Poughkeepsie is seeking development proposals for the city-owned property located at 35 Montgomery Street (Parcel # 6061-28-946914), which houses the former Dutchess YMCA building.  This is a high-profile location, situated just south of Downtown Poughkeepsie, easily accessed from Routes 44/55 and 9.  The site is adjacent to well used Eastman and Lincoln Parks, Garfield Place Historic District, and is across the street from Soldier’s Fountain, a National Historic Landmark.  The site is less than 600 feet from the Adriance Memorial Library on Market Street and is 0.6 miles from Vassar Brothers Medical Center.

The city’s development goals for the site include:

  1. Proposals that maximize the development potential of the site and contribute to the vibrancy of the neighborhood.
  2. Proposals that provide public benefits, possibly including economic development, social and neighborhood cohesion, facilities and services for youth and young adults, and a sense of place that promotes accessibility .
  3. Architecture should complement nearby historic resources such as Soldier’s Fountain, Eastman Park, and the Academy Street and Garfield Place Historic Districts.
  4. Consistency with the site’s deed restriction for use of the site as educational, recreational and cultural uses.

PROPOSAL DEADLINE: September 5th, 2019 at 3:00PM

Proposals are due in to the City of Poughkeepsie Planning and Development Department in the format described below no later than 3:00PM on Thursday, September 5, 2019.

BACKGROUND INFORMATION

Location and Description of Parcel

Figure 1: 35 Montgomery Street, including the former Dutchess YMCA

35 Montgomery Street (Parcel # 6061-28-946914) is located on the southwest corner of Montgomery Street and South Avenue.  The site is approximately 3.35 acres, with approximately 410 feet of street frontage on Montgomery Street, situated within Eastman Park.  The site is served by municipal water and sewer.  The site is relatively flat, with no unique geological or topographical features.  The site is not within the 100 year floodplain nor contains any wetlands.  The building on the site, constructed in 1968 and housing the former YMCA, contains approximately 60,000 square feet of gross floor area and has been vacant since 2009.  The building is in deteriorated condition, with the presence of lead and asbestos as well as mold.

Nearby Historic Locations

While neither the building at 35 Montgomery Street nor the parcel has historic designation, the site is located in close proximity to a number of National Historic sites, including the buildings at Harlow Row and Eastman Terrace, Adriance Memorial Library, Soldier’s Fountain, and the Garfield Place and Academy Street Historic Districts.

Figure 2: Map of historic sites within proximity to 35 Montgomery Street

Eastman Park and the Former YMCA Building

Harvey G. Eastman, educator, former mayor and prominent citizen of Poughkeepsie, purchased 27 acres south of his mansion on Montgomery Street and created Eastman Park in 1865.  The park was intended to be Poughkeepsie’s “Central Park,” with fountains, a pond, a skating park, a small zoo and flower garden, lined with marble walls and bluestone paths.  While privately owned by Eastman, the park was open to the public and enjoyed for decades.  In the early 20th century, the city acquired Eastman Park, including Eastman’s mansion.  The Department of Public Works occupied and operated out of the mansion until the 1960s.  In 1966, the parcel known as 35 Montgomery Street was alienated by act of state legislature and sold to the Dutchess YMCA.  The mansion was demolished, and the current building on site was constructed in 1968 to house the new YMCA facility.

Figure 3: Eastman’s mansion, at the corner of Montgomery and South Streets

With community rooms, a fitness center, gymnasium, indoor track, and a large 25 yard swimming pool among other amenities, the Dutchess YMCA was enjoyed by city and county residents for decades.  The site was known as a true hub of community activity, well-used by children and adults alike.  Afterschool programs offering academic assistance and physical fitness supported generations of Poughkeepsie youth.  Unfortunately, in 2009 the YMCA shut its doors for good, and the building has been vacant ever since.  The city took possession of the property in early 2019.

The city is in the process of evaluating the structural integrity and environmental condition of the building on site.  The city has not formed an opinion on whether the building is salvageable or whether the building will need to be demolished.  Respondents to this Request for Expressions of Interest, to the extent that they are familiar with the building, are encouraged to suggest how some portion or all of the building could be rehabilitated.  In the event that the building is demolished, respondents should describe the new facility to be constructed.

Deed Restriction

The site at 35 Montgomery Street has a deed restriction, established by the Common Council in 1966, limiting future land uses to “educational, recreational and cultural purposes” (see Appendix B for full deed restriction language).  Respondents are encouraged to develop their proposals within those parameters. If a respondent has a proposal for the site that goes beyond the limitation of the deed restriction, respondents are encouraged to submit their ideas.  However, the proposal should have a demonstrated community benefit.  The Common Council has the ability to modify or remove the deed restriction.

Zoning

The zoning for the site is the R-3 Medium-Density Residence District.  The full set of regulations, including permitted and specially permitted land uses, lot and bulk requirements, parking and landscape requirements can be found in Appendix A.  If a respondent is proposing a use that requires a zoning change, the respondent should clearly describe alternative zoning that would permit such a use.  All proposals will be subject to site plan review.

Local Waterfront Revitalization Program

The City of Poughkeepsie is currently in the process of updating its Local Waterfront Revitalization Program (LWRP).  The LWRP is a locally prepared land and water use plan that addresses opportunities to improve natural, public, commercial or developed waterfront areas.  The LWRP contains state and locally specific policies that the Waterfront Advisory Committee (WAC) uses to evaluate consistency of development projects within the city’s defined LWRP boundary.  The city is proposing to expand its current LWRP boundary, which would include the site at 35 Montgomery Street, thus potentially making any proposal subject to consistency review by the WAC.  Inclusion within the LWRP boundary would also make projects potentially eligible for state grant funding.

Respondents are encouraged to familiarize themselves with the current LWRP policies to get a sense for possible consistency requirements, while being mindful that the policies are highly probable to change as the city completes its update to the document.  The current LWRP can be found here: http://cityofpoughkeepsie.com/wp-content/files/Plan_LWRP-Section-III_Full-Document.pdf

More information about the LWRP update project can be found here: http://cityofpoughkeepsie.com/lwrpupdate/

Figure 4: Existing and proposed LWRP boundary

Development Goals

The city wishes to activate this long-vacant site.  Respondents submitting proposals should propose uses for the site that are in the community’s interest, supporting economic development and providing uses that are currently lacking and in demand.  Proposals should take advantage of the site’s prominent location and ease of access. Proposals should take into consideration the existing neighborhood character and contribute to physical and social connectivity.

The city is looking for economically viable, financially feasible and operationally sustainable project ideas.  Public-private partnerships, including with the City of Poughkeepsie, are possible.  Respondents should describe how they expect to achieve their vision, including any partnerships necessary to make that vision a reality.

Should the building be demolished, architectural design and building scales should be harmonious with characteristics of the area.  Parking accommodations should not dominate the streetscape and should not interfere with pedestrian movement in and out of the location.  Hours of operation, lighting and signage, and impact on area traffic should not detract from the residential character of nearby residential areas.

The goal of the RFEI is to identify qualified developers/organizations that have both the experience and financial and design/construction capabilities to be able to successfully complete redevelopment of the site.  The RFEI may lead to a Request for Proposals (RFP) process that may result in an award of a preferred developer to negotiate a Joint Development Agreement that will memorialize the terms and conditions for a development.

The RFEI submission and subsequent discussions with respondents are intended to provide input that will help clarify the development potential and community benefits of the site and determine effective parameters for the issuance of a competitive RFP.  Additional community engagement, concurrent with this RFEI, will include at least two public outreach meetings in order to gather ideas about the property.  A public comment period for 60 days, also concurrent with the RFEI process, will allow members of the public to submit their comments in writing via this Google Form.

REQUIREMENTS

  1. Proposals must be submitted in the proposal format required. Proposals will be received by the City of Poughkeepsie Planning and Development Department, via PDF attachment to the following email address: [email protected].
  2. The proposal must be an electronic version in Adobe Acrobat (PDF), submitted as one PDF.
  3. Proposals must arrive no later than Monday, August 5th at 3:00 p.m.  Proposals received after the deadline will be deemed unacceptable for further consideration. All proposals become the property of the City of Poughkeepsie after the deadline whether awarded or rejected.
  4. All information in a submitter’s proposal is subject to disclosure under the provisions of the Freedom of Information Act. Should the submitter feel any aspect of the proposal, particularly with respect to financial disclosures, is propriety and confidential, the submitter should clearly indicate this.
  5. The city accepts no financial responsibility for costs incurred by any submitter in responding to this RFEI. By responding to this RFEI, the submitter agrees to hold the city harmless in connection with the release of any information contained in its proposal.
  6. Should any prospective submitter be in doubt as to the true meaning of any portion of this RFEI, or should the submitter find any ambiguity, inconsistency, or omission therein, the submitter shall make a written request for an official interpretation or correction. All questions concerning the solicitation and specifications shall be submitted in writing via mail, e-mail or fax to the name below. You are encouraged to submit your questions via e-mail. Questions must be submitted no later than July 15th at 4:00 p.m.

Planning and Development
Attn: Paul Calogerakis
City of Poughkeepsie
62 Civic Center Plaza
Poughkeepsie, New York 12601
[email protected]
Facsimile No. 845-451-4006

Any oral responses to any questions shall be unofficial and not binding on the City of Poughkeepsie.  City staff will make such interpretation or correction, as well as any additional RFEI provisions that the city may decide to include, only as an RFEI addendum.  Staff will deliver addendums to each prospective submitter recorded as having received a copy of the RFEI.  Any addendum issued by the city shall become a part of the RFEI.  Submitters should consider issued addendums in preparing their proposals.

NON-COLLUSION

By submission of a proposal, the submitter certifies in connection with this proposal:

  1. The submitter declares that this proposal is made in good faith, without fraud or collusion with any person or persons submitting a proposal on the same agreement.
  2. The submitter has carefully read and examined the “Request for Expressions of Interest” documents and understands them. The submitter declares that it is fully informed as to the nature of and the conditions relating to the subject property.
  3. The submitter acknowledges that they have not received or relied upon any representations or warranties of any nature whatsoever from the City of Poughkeepsie, its agents or employees, and that its response is based solely upon the undersigned’s own independent business judgment.
  4. The submitter has arrived at the proposed proposal independently, without communication, consultation or agreement, for the purpose of restricting competition with any other proposal submitter or with any competitor.
  5. No attempt has been made or shall be made by the proposed submitter to induce any other person or firm to submit or not submit a proposal for the purpose of restricting competition.
  6. Each person signing the proposal certifies that he/she is the person in the proposal submitter’s organization authorized to bind the organization and such person has full authority to act on behalf of the organization.
  7. Employees of the City of Poughkeepsie and his/her immediate family members are disqualified from submitting a proposal.

SCOPE OF PROJECT

  1. Proposal must include a detailed plan of development, including but not limited to an impact study of the development of this site and a detailed work plan listing all elements necessary to accomplish redevelopment of the site. The work plan will include a time line schedule depicting the sequence and duration of plan components showing how the work will be organized and executed. Any additional project elements suggested by the submitter are to be included in the work plan and identified as submitter-suggested elements. Also include in the work plan proposed steps, if any, to expedite completion of the individual components within the project. This will be given due consideration during evaluation of proposals.
  2. Proposals should include a statement about how the plan of development is economically viable, financially feasible and operationally sustainable.
  3. Proposals must include a statement that the submitter agrees to defend, indemnify and hold harmless the City of Poughkeepsie, its officers, employees and agents from and against all claims, lawsuits, losses and expenses including attorney’s fees arising out of or resulting from the performance of this award.
  4. Proposals must include the time period by which this project will be initiated and completed
  5. At this time, an acquisition cost proposal is not requested. Should the city decide to move forward with a development proposal, acquisition cost negotiations will then commence.

INFORMATION REQUIRED FROM ALL PROPOSAL SUBMITTERS

Proposals should be submitted using the following format.  Clearly indicate whether portions of the proposal are proprietary and should be made confidential.

Section 1: Proposal Statement

Section 2: Project Description: This section should provide a narrative summary description of the proposed project. Proposed uses, number and type of units, parking requirements, phasing, circulation, concept and building design objectives shall be addressed.

Section 3: Target Population: This section should describe the targeted residents of the units, including income levels for residential units, as well as estimated numbers and kinds of tenants for the other elements of the building if a mixed-use project is proposed.

Section 4: Impact Analysis: This section should provide an analysis of the impact of the project upon the community, including economic impact through commercial activities, streetscape modifications, housing impact, traffic impacts and other related facets. Response should be developed incorporating the development goals discussed earlier in this RFEI.

Section 5: Plans: This section should provide a schematic plan including site plan data and schematic floor plans for each level. Plans shall be no larger than 11 inches x 17 inches in size.

Section 6: Project Schedule: This section should include a project completion schedule including start and completion dates and other key dates as identified for action. Proposal must include the time period by which this project will be initiated and completed.

Section 7: Construction Team: This section should identify the professionals who will provide the following components of the project: design, construction oversight, and construction. Include the name of executive and professional personnel by skill and qualification that will be employed in the work. Resumes or qualifications of proposed project personnel may be submitted as an appendix.

Section 8: Overview of the organization and its services: This section should give a summary of the development firm’s history, including years in business, locations, size, growth, services and financial stability. Include information regarding any pending or recent lawsuits against the organization, its officers or employees. If the proposal was submitted by a lead organization on behalf of several partners, provide similar information for each partner.  Also, provide information regarding any parent organization(s).

Section 9: Professional Qualifications: This section should include the full name and address of your organization and, if applicable, the branch office or other subordinate element that will perform, or assist in performing, the work hereunder. Indicate whether it is operated as an individual, partnership or corporation. If as a corporation, include whether it is qualified to do business. This information shall be provided for all organizations participating in the development of the property. If the proposal is submitted by a lead organization on behalf of several partners, list all key partners and their respective roles in the proposal. Identify the technical expertise which makes the organization(s) qualified for this work.

Section 10: Prior Experience: This section should provide a description of other infill projects completed. Include names, title and phone numbers of contact persons from units of government where these projects are located. Include supporting documents to demonstrate capacity.

Section 11: Financial Capacity: This section should provide a description of financial capacity of the organization, including appropriate documentation and banking references.  Provide three (3) years of audited financial statements.

Section 12: Anticipated Project Financing: This section should include information regarding anticipated project financing.  Include the anticipated time schedule to assemble needed financial commitments, types of financing expected and letters of interest from banks or other sources. Financial partnerships (e.g., public/private; nonprofit/profit) must be identified.  Should the city decide to move forward with a proposal, a full development budget and 10 year operating pro forma may be required.

Section 13:

  1. Each submitter shall submit a list of at least four (4) references for recent projects. Two of the references must be governmental or other public corporations. References must include a point of contact, an email address and a telephone number where the point of contact can be contacted. The reference list shall also include the dates when these projects were constructed.
  2. Each submitter shall also submit at least two (2) financial references from banks or other financial institutions attesting to the submitter’s financial capacity and ability to finance a project as proposed.

Process

All responses will be reviewed and evaluated by the City of Poughkeepsie economic development staff, the Property Acquisition and Disposition team, and representatives from the Common Council. Based on responses to key submission criteria, the city will hold further direct discussions with select developers/organizations to assist the city in developing a competitive RFP. Upon review of the RFEI submissions the city reserves the right to:

  • Issue a subsequent competitive Request for Proposals (RFP), to identify and select a developer.
  • Take other action deemed appropriate, including no further action.

City of Poughkeepsie’s Right to Modify or Terminate RFEI Process

Notwithstanding any other provision of this RFEI and without any liability to any prospective respondent, the city reserves the unilateral right to postpone submission deadlines, reject any and all proposals, negotiate with one or more respondents, seek additional input from one or more respondents (but not necessarily all respondents), waive any requirement of this RFEI, and modify or withdraw this RFEI.

Download: Request for Expressions of Interest – 35 Montgomery Street (.pdf)