Request for Proposals RFP To Develop a Senior Affordable Housing Complex in Vernon Town Center

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1 Request for Proposals RFP To Develop a Senior Affordable Housing Complex in Vernon Town Vernon Township, Sussex County, New Jersey Issued by: Mayor Victor J. Marrotta and the Vernon Township Council 21 Church Street, Vernon, NJ 07465

2 2 Request for Proposals RFP Table of Contents Objectives of the Request for Proposals... 3 Project Location... 3 The Project... 4 Scope of Service for the Developer... 4 Submission Requirements... 5 Selection Process... 5 Evaluation Criteria... 6 Submission Instructions... 6

3 Request for Proposals RFP 3 Objectives of the Request for Proposals The Vernon Township Council (hereinafter Township ) is soliciting proposals from developers qualified to finance, construct, maintain and manage a 100% affordable senior rental complex in the Vernon Town. The Township anticipates that the residential community will be comprised of 30+ apartment units. The affordable senior rental apartments may be agerestricted to individuals or households aged 55 or over; or to individuals or households aged 62 or over. The development of the affordable housing community shall adhere to the regulations of the Council on Affordable Housing (COAH) per N.J.A.C. 5:97. In addition, the proposed affordable rental units shall be consistent with the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.I, to the extent applicable. Also the rental units shall comply with the adaptability law pursuant to N.J.A.C. 52:27D-307 or any other relevant state or federal accessibility requirements. Each of the affordable senior apartments will be one-bedroom units. The Township s objective is to facilitate the development of senior affordable rental complex within the Vernon Town by a private developer. Concept layout and site design should be guided by the Vernon Town design guidelines. The development of affordable housing in the Town will provide much needed rental apartments for senior citizens of low and moderate income in a location that is in close proximity to daily goods and services. Development of this site will also be in line with the Township s Housing Element and Master Plan. Project Location The Township is seeking a developer with demonstrated site control in the Vernon Town. The site should be of sufficient size to provide a minimum of 30 one-bedroom units. A site located within the East Church Street or West Church Street Sub-districts is preferable as these sub-districts were identified as preferred locations for senior affordable housing in the Township s Housing Element of the Master Plan. In addition, these sub-districts are conducive to residential development because of their proximity to NJSH Route 94 and short walking distance to other Town amenities. The site should be relatively free of environmental constraints such as wetlands, streams and steep slopes. The site must be located within the Township Sewer Service Area and must have access to public water.

4 4 Request for Proposals RFP The Project The Township is interested in providing municipal support for a senior affordable rental complex that is developed and operated by a private entity. The project should fit into the design scheme for the Vernon Town. The Township is seeking a developer with demonstrated site control within the Vernon Town to develop and manage the senior affordable housing complex. The Township will provide support for the project to the extent possible; however the Township will not be directly involved in the development, ownership or operation of the project. The residential development should generally include affordable senior rental housing along with off-street parking, landscaped areas, community space, outdoor recreation space and stormwater detention facilities. The rental housing units shall be developed and managed in conformance with the rules and regulations of COAH (N.J.A.C. 5:97) and, if applicable, the UHAC per N.J.A.C. 5:80-26.I. Scope of Service for the Developer The Developer selected by the Township is expected to negotiate and enter into a Developer s Agreement with the Township which will set forth the responsibilities of the respective parties and applicable time frames for accomplishing key objectives. The Developer is expected to perform, at its sole expense, all necessary predevelopment activities associated with the projects. These include, without limitation; site inspections, surveys, environmental investigations, preparation of engineered site plans and securing site plan approval and all other agency approvals, preparation of architectural plans including residential building construction documents and the securing of building permits for the project. Plans and specifications are subject to Township approval to ensure consistency with the design principles of the Vernon Town. In addition, the Developer is responsible for structuring the financing plan for the development, providing the equity and securing the financing needed to complete the project, including construction loans, subsidies, and permanent mortgages. The Township expects the project to be constructed in one phase; the developer has the option to present phasing, subject to the approval of the Township and Land Use Board. The Developer is expected to seek housing subsidies from governmental sources including but not limited to Federal Low Income Housing Tax Credits, State Balanced Housing funds, Federal Home Loan Bank Board funding, Country HOME funding, etc. The developer may also seek approval for rental assistance programs such as HUD Section 8 rental assistance and SRAP, State Rental Assistance Program, at its discretion. The Township is willing to support the Developer in applications for securing housing subsidies and will provide other assistance to the developer as negotiated in the Developer s Agreement.

5 Request for Proposals RFP 5 Submission Requirements 1. For the site, the Developer should provide proof of control of a site within the Vernon Town. The Developer should also prepare a general description of the proposed development to confirm that the Developer is familiar with the project desired by the Township including number and size of residential units, parking spaces, amenities, stormwater basin, etc. In addition, the Developer should provide cost estimates for the total project and show availability or capability of securing the financing necessary to cover the cost of the project. A narrative should be provided that includes the respondent s intended approach to the scope of work. Anticipated sources of funding should be specified, with a pro forma statement. A contact person and phone number, fax number and for the respondent are required. 2. A statement regarding proposed compliance with COAH s regulations and compliance with UHAC, if applicable, concerning low/moderate income split, very low income requirements, affirmative marketing, controls on affordability, etc. 3. A statement of the respondent s qualifications and experience that demonstrates knowledge of the law and regulations governing these types of developments and conveys experience in construction and development. The respondent shall submit proof of not less than ten (10) years of experience in construction. The statement should identify the name and location of each residential development constructed and proposed federal and state programs for financing and rental assistance programs. 4. A statement regarding the organization of the respondent, identification of the Developer s team and the proposed organization of key personnel by name, title, and reporting relationship. This section should name the project manager and other key people to be assigned to this project. 5. Current financial statement as required by financing entity. 6. Three references which should state the nature of the relationship to the respondent and the name, telephone number, fax number and address of the person at the reference who is most familiar with the work performed. Selection Process The Township will consider as non-responsive any submission for which critical information is lacking, or any submission which represents a major deviation from this RFP. Minor omissions may, at the sole option and discretion of the Township be corrected within five business days of notification of the deficiency by the Township. The Township will evaluate the responses utilizing the evaluation criteria listed below. Personal interviews with the respondent(s) with the most compelling proposals will be scheduled during June The Township Council intends to select a Developer by July The Township reserves the right to reject any or all proposals, to not select a developer and to re-advertise this RFP or another RFP for this project. Selection of a respondent as the prospective developer does not guarantee that the Township will enter into an Agreement with the respondent or that the projects will proceed in the manner described in this RFP. Respondents are hereby notified

6 6 Request for Proposals RFP that all information submitted as part of or in support of their response to this RFP will be available for public inspection. All costs associated with the RFP shall be borne by the respondent. Evaluation Criteria In evaluating the proposals and conducting interviews the Township will consider criteria which include, but need not be limited to the following: 1. Demonstrated site control of a property within the Vernon Town of a sufficient size, location and access to utilities to support a project as described in this RFP. 2. Developer s qualifications and experience in construction and development of housing projects; 3. Qualifications and experience of Developer s professional team in constructing buildings and related site improvements; 4. Compatibility of the Developer s project and design approach with the project as described herein and design principles for the Vernon Town ; 5. Qualifications and experience of development team members and staff specifically assigned to the project; 6. Developer s experience in meeting schedules on similar projects; and 7. Developer s capacity to successfully secure adequate public funding and private capital to finance the project. Submission Instructions Responses to this Request for Proposals shall be received at the office of Mayor Victor J. Marotta no later than 2 p.m. on Monday, June 11, Each response to this RFP shall be in a sealed envelope or container addressed to: Victor J. Marotta, Mayor Vernon Township 21 Church Street Vernon, NJ And marked: Senior Affordable Housing Proposal Twelve (12) copies shall be submitted. Responses may be hand delivered or mailed. Fax or ed proposals shall not be accepted. Questions may be directed to Mayor Marotta at the above address.