RELEASE DATE SUBMISSION DEADLINE

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1 APPLIED LIFE SCIENCES HUB Request for Expressions of Interest RELEASE DATE 23 January 2018 SUBMISSION DEADLINE 17 May 2018 Page 2 of 61

2 T H E C I T Y O F N E W Y O R K O F F I C E O F T H E M A Y O R N E W Y O R K, NY January 23, 2018 Dear Friends: The City of New York is proud to present this historic opportunity through the Economic Development Corporation to establish an Applied Life Sciences Hub a world-class facility for life sciences research and development. The Hub is the flagship project of LifeSci NYC, a 10-year, $500 million commitment to New York City s life sciences sector. The initiative is designed to connect research to industry, unlock space for companies to grow, and build a pipeline for diverse life sciences talent. This space will leverage up to $100 million of City capital and other resources to create a center of gravity for the life sciences industry. We want you to be a part of it. New York City s life sciences sector is thriving. The metropolitan area is home to the largest bioscience workforce in the country and our city s institutions receive an annual $1.6 billion in National Institutes of Health awards. We also have the world s largest concentration of academic institutions, which are making groundbreaking medical advancements each year. We are proud of this incredible success, but we are still always looking towards the future. We want to capitalize on this momentum and encourage more research and discovery. That is why we are creating the Hub as a game-changing research campus. Over the past decade, New York has witnessed unprecedented growth in the life sciences sector, as more investors and entrepreneurs realize the benefits of establishing companies here in our city thanks to its unmatched environment that continues to attract the best and brightest. More New Yorkers hold a bachelor s degree or higher than people in Los Angeles, San Francisco, Seattle, Washington, D.C., and Atlanta combined. Simply put, there is no better place to do business than New York City. We are excited to bring the Hub to life and give innovators, researchers and New Yorkers in biomedicine the space they need to make the breakthroughs of the 21 st century. Sincerely, Bill de Blasio Mayor

3 CONTENTS EXECUTIVE SUMMARY... 4 BACKGROUND... 5 PROJECT GOALS... 6 HUB DEVELOPMENT PROGRAM... 6 RESPONDENT... 8 SITE LOCATION... 9 CITY SUPPORT SUBMISSION REQUIREMENTS EVALUATION CRITERIA SUBMISSION DETAILS APPENDIX 1 City-owned Sites APPENDIX 2 Certain Requirements Applicable For Capital Funding APPENDIX 3 M/WBE Plan APPENDIX 4 HireNYC Development Program APPENDIX 5 HireNYC Permanent Program APPENDIX 6 Living Wage and Prevailing Wage Requirements APPENDIX 7 Doing Business Data Form APPENDIX 8 NYCEDC Statement of Agreement APPENDIX 9 Conditions, Terms, and Limitations Page 3 of 61

4 EXECUTIVE SUMMARY New York City Economic Development Corporation ( NYCEDC ) is pleased to offer the opportunity to establish a world-class Applied Life Sciences Hub ( Hub or Project ) in New York City. The Hub represents the centerpiece of The City of New York s $500 million commitment to becoming a leader in life sciences research and development. Commercial life sciences is an industry that will drive new discoveries and good jobs, and its growth will reinforce New York City s leadership in the innovation economy. In the last year, NYCEDC has appointed a Life Sciences Advisory Council, created a discretionary tax abatement incentive program, modernized land use policy to facilitate life sciences real estate development, awarded a $5 million grant to fund approximately 50,000 square feet of new incubator lab space, and launched an innovative internship program to train the next generation of life sciences talent. Now, through this Request for Expressions of Interest ( RFEI ), The City of New York ( the City ) plans to leverage up to $100 million in Capital Funds (as hereinafter defined) and other City resources, including City land, to establish a state-of-the-art Applied Life Sciences Hub. The Project will address important unmet needs in NYC s life sciences ecosystem, and establish a geographic center for life sciences innovation, collaboration, and expansion in NYC. This RFEI is an invitation for a mission-driven organization or joint venture to express its unique vision for developing and operating the Hub. Specifically, NYCEDC seeks proposals for Projects that incorporate a large-scale research and development ( R&D ) organization; expansion space and resources for growth-stage companies; and design and programming that fosters collaboration and supports the growth of the City s life sciences ecosystem. Proposals by joint ventures are welcome. Respondents are also strongly encouraged to propose one or more privately-owned sites as the location for the Hub, although the City may seek to make available one or more City-owned sites (described in Appendix 1). After receiving and evaluating responses to this RFEI (each a Response ), NYCEDC expects to prepare and release a subsequent Request for Proposals ( RFP ). The RFP may request more detail on the development program, financial information, and conceptual architectural design, and may include draft agreements relating to the development of the Hub. NYCEDC strongly encourages all parties interested in developing the Hub to submit quality Responses to this RFEI. Proposals are due on May 17, Page 4 of 61

5 BACKGROUND LIFESCI NYC & THE HUB In December 2016, Mayor Bill de Blasio announced LifeSci NYC, a 10-year, $500 million dollar commitment to advancing the City s life sciences ecosystem. No other city is better positioned to rise to the forefront of the life sciences industry. With the largest concentration of academic medical centers in the country and approximately $1.6 billion in annual National Institutes of Health funding (ranked #2 in the nation overall), NYC is widely recognized for its leadership in biomedical research. Home to more than 7,000 university graduate students and post-doctoral researchers, NYC has a robust pool of life sciences talent prepared to lead the next generation of life sciences innovation. With its vast array of resources that span across all sectors, NYC boasts the ideal environment for collaboration and value creation in the life sciences. Over the past decade, the City has made a number of investments to activate life sciences space, support local research institutions, attract investment, and train talent. NYCEDC and the City have helped build more than 1 million square feet of life sciences R&D space through commercial real estate developments like the Alexandria Center for Life Sciences, institutional collaborations like the New York Genome Center, and grants to fund incubators such as Harlem Biospace. Furthermore, NYCEDC and the City have launched a series of funding and talent initiatives to support new companies, including Entrepreneurship Lab NYC and a $150 million dollar Early- Stage Life Sciences Funding Initiative with ARCH Venture Partners and Flagship Pioneering. Now, with the announcement of LifeSci NYC, the City is at an important inflection point. Through its portfolio of 10 initiatives, LifeSci NYC will enable the growth of top-tier R&D companies and attract established R&D organizations committed to growing and expanding here. LifeSci NYC is designed to activate partnerships across academia and industry, unlock space for companies to grow, and build a robust talent pipeline for life sciences. The City s goal is to develop a critical mass of industry-leading companies, a density of commercial R&D, and a self-sustaining cycle of talent, investment and venture creation. To accommodate this growth, the City anticipates the need to activate up to 3 million square feet of additional life sciences space over the coming decade. As the signature initiative of LifeSci NYC, the Applied Life Sciences Hub will be a vibrant home for inventors, founders, and pioneering high-science companies. The City s investment in this transformative project will expand NYC s capacity for life sciences R&D and catalyze the long-term development of a life sciences district. As a world-class facility with a highly collaborative environment, the Hub will be a center for innovative R&D and a training ground for life sciences entrepreneurs in New York City and beyond. This RFEI is an opportunity for top R&D organizations worldwide to join the City in a historic collaboration to realize this vision. Page 5 of 61

6 PROJECT GOALS The purpose of the Applied Life Sciences Hub is to establish a geographic cluster of commercial life sciences research and development activities around a leading R&D organization ( R&D Organization, described further in the Respondent section). The Hub should also provide space and resources for a diverse group of growth-stage life sciences companies, encourage collaboration, and foster a sense of community across the Hub and the life sciences ecosystem. A competitive Response to this RFEI will describe a Project plan that accomplishes the following goals (the Project Goals ): Spur R&D activity in NYC by attracting or launching a transformational R&D organization or joint venture within the Hub; Develop and operate a financially sustainable Project; Encourage new partnerships between industry and academia to grow the commercialization of research and ensure that NYC s institutions remain at the forefront of biomedical innovation; Design a collaborative environment to foster innovation across life sciences disciplines; Provide affordable space for startups and growth-stage companies to expand and stay in NYC; and Support long-term job growth in an emerging sector in NYC. HUB DEVELOPMENT PROGRAM Project The Hub should strive to deliver the maximum square footage feasible, with a goal of at least 300,000 gross square feet of wet lab and related office space for R&D activity in NYC. The Hub can be a ground-up development, a retrofit of an existing building, or a combination thereof. The Hub can be a single building or multiple buildings in close proximity. The Hub can be located anywhere in NYC that offers convenient access to public transportation, proximity to academic medical centers, and clear opportunities for future life sciences development in the surrounding neighborhood. The Hub can be developed in one or multiple phases, but Respondents should consider how they can deliver the greatest square footage of occupied space as quickly as possible, consistent with the Project Goals and Key Components (described hereafter). Page 6 of 61

7 Key Components The City encourages creative proposals that fulfill the Project Goals and that must contain the following components: 1. R&D Organization: The Hub should provide substantial space for a large-scale R&D Organization to serve as an anchor tenant and to conduct life sciences R&D operations on the premises of the Hub. The R&D Organization must have as its core mission the invention and advancement of breakthrough life sciences technologies. Such R&D space could include laboratory facilities, clean rooms and/or office space. 2. Expansion Space and Resources for Growth-stage Companies: The Hub should provide ready-to-occupy and/or easily customizable wet lab, associated office, and collaborative space for commercial life sciences R&D tenants looking to expand and/or relocate their growth-stage life sciences companies to NYC. This expansion space should not be primarily incubator space for early-stage R&D companies. Rather, it should strive to serve tenants that are past the incubator stage. The ideal tenants should be venture-capital backed (or otherwise significantly capitalized), at high-growth stages of their life cycle, and looking for a larger footprint in NYC. Respondents should consider how to use public and private resources to ensure such expansion space prioritizes such tenants and is priced competitively and/or with shorter lease terms. Respondents should also identify the process for screening and selecting growth-stage companies as tenants. Similar to the R&D Organization, the core mission of each tenant within the expansion space should be to conduct life sciences R&D operations and drive commercialization of new technology on the Project premises. The expansion space should not target companies engaged primarily in basic academic research. 3. Collaborative Environment: The entire Hub should be designed and programmed to foster collaboration and a sense of community, both within the physical facility/campus and as part of the broader life sciences ecosystem in NYC. Respondents should propose a holistic vision of how to achieve this goal, address unmet needs, and help develop an identity for the Hub. Programmatically, Respondents are encouraged to propose partnerships and programs to cultivate NYC s human and social capital in the life sciences. Such investments may include talent development programs (e.g. executive education for founders, partnerships with business schools, curricula), workforce development programs (e.g. skills training, cross-disciplinary or cross-institutional collaborations), and/or social and educational events (e.g. conferences, networking events, panel discussions, etc.). The Hub should have curated activities and organized programming accessible to tenants, the life sciences community in NYC, and the general public. From a design perspective, Respondents are encouraged to propose a physical environment that facilitates network-building within and/or around the Hub. Such environments may Page 7 of 61

8 include outdoor and/or recreation space, conference facilities and/or auditorium space, retail space (e.g. restaurants, coffee shops), shared social amenities and business support services (e.g. kitchens, lounges, conference rooms), and shared laboratory amenities (e.g. washing stations, clean rooms, co-working lab benches, specialized equipment) across multiple floors and/or buildings of the Hub. RESPONDENT The Respondent to the RFEI can be a single organization or a joint venture between multiple entities, including non-profit and for-profit entities. Each Response must comprise of at least a Lead Respondent, R&D Organization, and Development Team as defined hereafter. 1. Lead Respondent: The Respondent to this RFEI should be led by a mission-driven organization or joint venture ( Lead Respondent ) committed to the advancement of life sciences innovation, collaborative R&D projects, and entrepreneurship in NYC. The Lead Respondent can be a public or private enterprise, an academic institution, an industry R&D leader, philanthropic organization and/or an investment firm. The Lead Respondent should not be a life sciences space owner/operator that leases to third party tenants. 2. R&D Organization: The Respondent should propose or identify a large-scale R&D Organization committed to conducting life sciences R&D operations on the Project premises. The R&D Organization should articulate a creative scientific scope, preferably with a focus on advancing interdisciplinary opportunities in technology development and mobilizing a diversity of funding sources for the commercialization of new technology. The R&D Organization can be a partner, affiliate, or subsidiary of the Lead Respondent, or be the Lead Respondent itself. The R&D Organization may be a newly established entity or an existing entity already located in NYC or based elsewhere and committed to expanding in NYC. The R&D Organization should not primarily focus on basic academic research. The R&D Organization should be committed to creating new jobs in New York City. 3. Development Team: The Respondent should have a qualified internal real estate development team or partner with a sophisticated external real estate development team experienced in building, operating, and/or leasing life sciences facilities. Page 8 of 61

9 SITE LOCATION Each Respondent must identify a site or multiple proximate sites within NYC s five boroughs to be utilized for the Hub. Respondents may propose a City-owned site, a privately-owned site, or a combination thereof: Option 1: Privately Owned Site(s) Respondents are strongly encouraged to propose privately-owned site(s), which may be vacant land or space within existing buildings. The site(s) may be owned and/or leased by the Respondent or by a third party. If the Respondent intends to develop a site owned by a third party, the Respondent must identify a path to site control and will be responsible for negotiating all terms of a lease or purchase agreement and/or any other agreements ancillary to the acquisition. Option 2: City-Owned Sites The City contemplates making available buildings and/or land for the Project including, but not limited to, one or more of the following City-owned sites (as more fully described in Appendix 1): 2 1. Kips Bay Site 2. East Harlem Site 3. Long Island City Site These sites are located in proximity to other prospective Cityowned developments that may accommodate future life sciences expansion. The aforementioned City-owned sites should be considered as possible locations for the Hub, but not preferred site(s) for the Hub. Information included in Appendix 1 is descriptive in nature and not for reliance. 1 3 The Respondent is solely responsible for all due diligence related to the selection of a site for the Hub. Additional sites may be included in an addendum to this RFEI or a subsequent RFP. Page 9 of 61

10 CITY SUPPORT To support the successful establishment of the Hub, the City has included up to $100 million in the City capital budget (the Capital Funds ). Capital Funds can be used towards eligible construction, renovation, or acquisition costs identified as meeting the City goals of creating a world-class life sciences research and development hub and related cluster of life sciences activity within the five boroughs. NYCEDC anticipates that it will receive Capital Funds from the City for the purpose of providing said funds to the Respondent through a Funding Agreement. The Capital Funds are administered as a reimbursable grant and may only be disbursed after a public approvals process, including review and approval by the City s Office of Management and Budget and the City Comptroller. To the extent a proposal may require Capital Funds, Respondents must include a specific request for such funds in their proposal and a description of why the funding is required. The City s goal is to minimize the amount of Capital Funds disbursed, while delivering a Project that best meets the Project Goals. The Respondent s receipt of any City funds shall be subject to agreed-upon deliverables or achieved milestones. Among other requirements, in order to receive Capital Funds, Proposals should comprise a substantial not-for-profit component as measured by physical footprint within the Hub and ownership stake in the Project. The Respondent s not-for-profit entity is expected to be the point of contact for all matters relating to the Capital Funds, including contracting. Respondents should also demonstrate that each phase of the Hub is standalone, fully operational, financially sustainable, and not dependent on the completion of other phases. Additional information pertaining to City Capital Funds and Funding Agreements can be found in Appendix 2. If the Respondent selects one of the City-owned sites as part of its Response, it is contemplated that the site will be made available for ground lease, although in rare circumstances the City may consider a sale to the Respondent. Depending on the site selected by the Respondent, certain asof-right and discretionary real estate benefits may be available. Page 10 of 61

11 SUBMISSION REQUIREMENTS I. Respondent Information Each proposal should identify the Lead Respondent, R&D Organization and Development Team as outlined in the Respondent section. Responses should include information the following: 1. Background Information. a. Description of the responding organization(s) or joint venture, including history, mission, and accomplishments; b. Strength of each organization s life sciences R&D capabilities, as applicable (for example, notable discoveries or patents, researchers and/or research teams; level of private, state, federal and/or philanthropic funding); c. Description of each organization s financial health (for example, annual reports, financial statements, and/or endowment, if applicable) d. All joint ventures must provide documentation outlining ownership structure, roles and responsibilities, and whether the joint venture will hold title to any privately-owned property that is being proposed as a Project site as part of their Response. The Lead Respondent will, at minimum, serve as lead for the purposes of communications and contracting, and describe the structure and process for control, decision-making, contracting, communications, and accountability. 2. Real Estate Development Experience. Describe in brief relevant real estate development projects completed by the Respondent in the past 10 years. Please provide information on the team, purpose and outcome for each listed project. If partnering with an external real estate development team, provide a description of experience for that team. 3. Property Management Experience. Describe in brief each Respondent s relevant experience marketing, leasing, and managing commercial and/or life sciences space in the past 10 years. II. Proposed Project 1. Project Plan Narrative. The Respondent must describe their proposed plan for developing and managing the Hub, including, at minimum, the governance and organizational structure, construction plan, leasing strategy, and holistic approach to operations that addresses the Hub s Project Goals and Key Components. The narrative should outline the proposed utilization of the Project site(s). The project should also clearly indicate the following (as applicable): Governance and leadership structure: Describe the proposed governance, organizational and decision-making structure between the Respondent entities, if a joint venture/team; Programming to be offered and resources planned to be invested into the commercialization of breakthrough life sciences technology; Life Sciences R&D: how the Project will drive commercialization of life sciences R&D; Types of tenants to be considered; Number of anticipated tenants, leasing strategy for high-growth companies, and total expected jobs generated; Page 11 of 61

12 2. Architecture and Design If available, provide a description, illustrative site plan, and axonometric massing for the Hub site(s), including the building(s) and space(s) to be occupied and the relationship between the proposed development and the surrounding neighborhood. The description should detail the design intent for any new and/or existing construction. The description should indicate proposed square footages and building heights by use. 3. Timeline Provide a proposed timeline for undertaking the Hub, including pre-development, development, lease-up, and stabilization. III. Property Interest Identify the site(s), timing, key terms, and necessary level of control for all parcels, including: Size of the development (built square feet); Site(s) description(s); Anticipated land and buildings utilized, including any Project phasing (if applicable); Approach to development, including site acquisition strategy (if applicable); and Impact to and relationship with surrounding neighborhood and community. IV. Financials List all funding sources and uses, and provide a 10-year discounted cash flow and detailed development budget. Sources and uses should be supported by a statement of assumptions, with financial comparables as applicable. V. Hiring and Workforce Programs NYCEDC is committed to a program of economic development that supports communities, helps create job opportunities, and strengthens employment opportunities for low-income persons, enabling them to participate in New York City s economic growth. In furtherance of these goals, NYCEDC requires Respondents to submit a Proposal that contemplates compliance with and participation in the following programs, as applicable: a. Minority and Women-owned Business Enterprises Program Plan: NYCEDC has adopted an M/WBE program to further participation by minority-owned business enterprises ( MBEs ) and women-owned business enterprises ( WBEs, together with MBEs collectively referred to as M/WBEs ) in NYCEDC related projects. The target Participation Goal for the Project is 25% - 35%. Respondents must submit a plan to address M/WBE participation in the Project during the design and construction components of work related to the Proposal ( M/WBE Participation Proposal ). See Appendix 3 for further details. Page 12 of 61

13 b. HireNYC: NYCEDC recognizes the importance of creating employment opportunities for low-income persons, enabling them to participate in the City s economic growth. To this end, NYCEDC has expanded the HireNYC program so that it now consists of two parts: HireNYC: Development and HireNYC: Permanent. For further information on these programs, see Appendices 4 and 5. VI. Living Wage and Prevailing Wage The Living Wage Act, as expanded by Executive Order No. 7, as well as the Prevailing Wage Law (collectively, the Living Wage Requirements ), all as hereinafter defined in Appendix 6, applies to certain companies that receive at least One Million Dollars ($1,000,000) of financial assistance from the City and/or NYCEDC. The Respondent may be subject to the Living Wage Requirements, based on its proposal. For more information, see Appendix 6. In addition, NYCEDC is committed to ensuring that its projects meet wage goals set forth in the Living Wage Requirements, regardless of applicability of the law. NYCEDC will give preference to Proposals in which Respondents demonstrate that wages and benefits paid to all employees of the Respondent and/or Project will meet or exceed the living wage and that wages and benefits paid to building service employees at the Site will meet the New York City prevailing wage rates. VII. Local Law 34 All entities doing or seeking to do business with the City, as well as their principal officers, owners and senior managers must follow the procedures established in Local Law 34, as amended, of the NYC Administrative Code. In order to avoid the actual link or appearance of a link between governmental decisions and large campaign contributions, lower municipal campaign contribution limits apply to any person listed in the Doing Business Database. Respondents must complete a Standard Doing Business Data Form along with their Proposal in a separate sealed envelope labeled Doing Business Data Form. Please see Appendix 7 for links to the Doing Business Data Form. Respondents shall comply with all requirements of Local Law 34 applicable to this Project. The Respondents failure to complete and submit a Doing Business Data Form and/or its submission of a form that is not accurate or complete may result in appropriate sanctions. VIII. Statement of Agreement The Respondent must submit a notarized statement signed by an authorized principal or officer of the Respondent that states that the Respondent has read this RFEI and the Appendices fully and agrees to the Terms and Conditions set forth herein (see Appendices 8 and 9). Page 13 of 61

14 EVALUATION CRITERIA NYCEDC expects to use the following criteria as a framework in reviewing responses to this RFEI. As applicable, Respondents should try to demonstrate excellence in the following areas: Quality of Respondent Leadership team recognized world-class leadership in life sciences, with adequate skills and experience to execute on the Project Goals; Financial stability and capacity as measured by, for example, annual revenue, capitalization or endowment, and the ability to secure private and/or public funding and partners for large-scale projects; Strategic partners quality of partnering organizations, track record developing projects of similar size and complexity. Quality of Proposed R&D Organization Scientific achievement history of scientific excellence, dedication to the discovery and development of breakthroughs in life sciences to address major health challenges; Scale of R&D business activity grounded in R&D, as measured by, for example, annual R&D expenditures and number of dedicated R&D employees; Commercialization potential history of spinning out new companies and/or a strong pipeline of new life sciences products; Commitment to collaboration history of external R&D collaboration and interdisciplinary projects (e.g., externalizing research, funding academic efforts, crossuniversity research). Quality of Proposed Project Proposed location accessibility to talent, proximity to transportation, presence of other assets for an emerging life sciences cluster, and capacity for life sciences expansion beyond the Hub; Demonstrated need if requesting City funds and/or land, demonstrate that but for the proposed contribution from the City, the Respondent would not be able to complete its proposed project in NYC; Expansion of life sciences activity in the City Projects should demonstrate how their proposed project increases life sciences R&D activity in NYC. Projects requesting support for specific activities already occurring within NYC will not be considered transformational, but may be combined with new activity as part of the proposed development; Impact on local communities public uses proposed (retail, etc.), openness and public face of the proposed development; ability for the Hub to foster the NYC life sciences community; Economic impact on the City proposed ground rent to the City if the Hub is to be located at a City-owned site; projected expenditures, construction costs and annual Page 14 of 61

15 operating costs; projected temporary (construction) and permanent on-site employment and payroll; and any applicable NYC taxes such as real property, sales, personal income taxes, as may be reduced by any as-of-right and discretionary benefits assumed, as well as Payments in Lieu of Taxes (PILOTs), if proposing a City-owned site; diversification of NYC economy; potential for secondary impacts on job market; Financial feasibility demonstrated financial ability to complete the Project; availability of identifiable funding sources to finance the Project; requested City capital funds and/or any other requested City resources, if applicable; Real estate development team qualifications experience, development skills, and financial resources necessary to complete a high-quality, large-scale, long-term real estate project with regular, community-oriented property management; Design architectural and urban design; responsiveness to local context; innovative environmental and green building development techniques; Timeline proposed timeline for the Hub development. Page 15 of 61

16 SUBMISSION DETAILS Information Session An optional information session will be held on March 1, 2018 at 10:00am EST at NYCEDC s offices at 110 William St, Room 4A-B, New York, NY Those who wish to attend should RSVP by to AppliedLifeSciencesHub@edc.nyc on or before February 27, NYCEDC strongly recommends that interested Respondents attend the information session, as this will be the only opportunity to ask questions and receive answers in-person regarding the RFEI. Please RSVP to AppliedLifeSciencesHub@edc.nyc. People with disabilities requiring special accommodations to pick up the RFEI or to attend the information session should contact AppliedLifeSciencesHub@edc.nyc. Questions & Answers Respondents can submit questions regarding the RFEI by ing AppliedLifeSciencesHub@edc.nyc no later than 5:00pm EST on May 3, Answers to questions will be posted on a rolling basis, but no later than 5:00pm EST on May 10, 2018 at Respondents are encouraged to review the website for updates. Response Submission Six (6) bound copies of the submission and an electronic version of the submission on a USB flash in searchable PDF (and Excel where applicable) format must be placed in an envelope labeled with Applied Life Sciences Hub RFEI Proposal and the name of the Respondent. These materials must be received by NYCEDC by 4:00pm EST on May 17, Proposals must be delivered to the following address: Maryann Catalano, Chief Contracting Officer New York City Economic Development Corporation 110 William Street, 4 th Floor Mailroom New York, NY Further Information For updates related to this RFEI, Respondents should periodically check the website: RFEI Addenda NYCEDC reserves the right to amend or withdraw this RFEI at any time. In order to be considered, Proposals must conform to any addenda that may be issued to this RFEI. NYCEDC will advise all Respondents who have requested a copy of this RFEI, by , of any clarifications or revisions. Page 16 of 61

17 If, in NYCEDC s judgment, additional time is required for Respondents to prepare their Proposals, NYCEDC reserves the right to grant an extension of the deadline for submission of the Proposals. Review Process NYCEDC may seek additional information from Respondents to this RFEI after receiving expressions of interest. NYCEDC may select the programming plan described in one or more of the RFEI responses as the programming plan best suited for the Hub (collectively, the Preferred Programming Plan ). In such an event, NYCEDC may work with a short-list of Respondents on enhancements and revisions to the Preferred Programming Plan and enter into negotiations for an award of the Project. Such negotiations may be non-exclusive. NYCEDC may also elect to issue one or more separate, public Requests for Proposals (RFPs) to identify parties for the Project. Alternatively, NYCEDC may elect to release a targeted RFP to select Respondents to this RFEI and potentially other parties. It is contemplated that a future RFP will include, among other things, requests for conceptual architectural design, more detail on the development team, more detailed financial information and may request that the Respondent comment on draft agreements relating to the development of the Hub as part of the Respondent selection process (collectively, the Additional Information Request ). Prospective Respondents are strongly encouraged to submit a response to the RFEI. While this RFEI is not intended as a formal offering for the future negotiated disposition of any Cityowned site, consideration of a privately-owned site, or the award of Capital Funds, NYCEDC reserves the right to select one or more Respondents to this RFEI to undertake this Project, including, without limitation, entering into an agreement(s) (including, without limitation, a lease or sale of a City-owned site for the Hub and the award of Capital Funds and/or other resources to the Respondent) on the basis of initial proposals received pursuant to this RFEI (and undertake an Additional Information Request in connection with the selection of a Respondent pursuant to this RFEI), as well as select a Respondent to undertake the Project without further discussions or additional RFPs. Page 17 of 61

18 APPENDIX 1 City-owned Sites OPTION 1 Kips Bay Site Overview Location 455 First Avenue, Kips Bay, Manhattan, (Block 932, Lot 17) Ownership Department of Health and Mental Hygiene (DOHMH) Lot Square Feet (SF) 44,250 Zoning R8/C2-5 Commercial FAR 2 Buildable Commercial SF 88,500 Anticipated year Site will become available 2023 Site Description The Site is bounded by East 26 th St. to the south, the former East 27 th St. pedestrian walk to the north, by First Avenue to the east, and Mt Carmel Place to the west. The Site is currently improved by a 14-story, approximately 335,000 SF building with substantial deferred maintenance. The building is a mix of wet lab and office space, and is occupied by DOHMH s Public Health Laboratory, New York University, and the Aaron Diamond AIDS Research Center. In 2013, NYCEDC released a Request for Proposals to evaluate rehabilitating and modernizing the existing structure, but ultimately did not proceed with the program. The City is in the process of relocating the Public Health Laboratory. The relocation is anticipated to be completed in 2023 at which point it is contemplated that the building could be delivered vacant to the Respondent. Page 18 of 61

19 Site Context The Site is in close proximity to several major medical facilities, including the NYC Health + Hospitals Bellevue Hospital Center, New York University Langone s Tisch Hospital, and the Department of Veterans Affairs New York Harbor hospital. The Site is located two blocks south of the approximately 700,000 SF Alexandria Center for the Life Sciences, a research and development campus with state-of-the-art laboratory and related office space. Alexandria Center has an option on a parcel located directly to the north of the campus, allowing for approximately 500,000 SF of additional commercial life sciences space. Future Phase Potential Across First Avenue lies the Brookdale Campus Residence Hall that spans a full city block, bounded by 25 th and 26 th Streets, and First Avenue and the FDR Drive. The Brookdale Campus is currently occupied by Hunter College and used as a dormitory and nursing school. The City intends to redevelop Brookdale into a mixed-use project concentrated on two, one-acre parcels flanking the avenue block. Although not currently offered as a potential Hub location, it is contemplated that a substantial portion of the Brookdale site could accommodate life sciences use in the future. Zoning and Development Potential The Site is currently zoned R8 with a C2-5 commercial overlay. It is anticipated that the existing building may be demolished. A contextual (estimated 10 FAR) rezoning to permit commercial uses would be considered in order to implement the Hub at the envisioned scale. Transit Options The nearest subway station to the Site is the 6 train East 23 rd St station at Park Avenue. The Site is within two blocks of the M15 (SBS and regular service), M21, and M23 buses. The Site is also conveniently accessible by automobile via the FDR Drive, with the nearest on-ramp located at E. 30 th St. and the nearest off-ramp located at E. 25 th St. Page 19 of 61

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24 OPTION 2 East Harlem Site Overview Second Ave between E. 126 th and E. 127 th Streets, East Location Harlem, Manhattan, Block 1791, Lots 20 and 25 Ownership Housing Preservation and Development (HPD) Lot 48,462 SF Zoning C6-3 Commercial FAR 6.0 (eligible for 20% public plaza bonus) Buildable Commercial SF Site Available for Development Lot * FAR: 290,772 Development Rights: Up to 150,000 SF, subject to compliance with existing approvals 2018 Site Description The Site is bounded by E. 126 th St. to the south, E. 127 th St. to the north, Second Avenue to the east, and Block 1791, Lots 1 and 34 to the west. It currently serves as a temporary parking lot and construction staging location for the New York Proton Center project. Site Context The Site is part of the City s East 125 th Street Development ( E125 ) project, a multiphase mixeduse redevelopment that is expected to bring housing, jobs and activity to the area. E125 spans nearly two full city blocks from E. 125 th to E. 127 th Streets between Second and Third Avenue and also includes the southeastern quadrant of E. 125 th Street and Third Avenue. Once fully developed, E125 is expected to deliver up to 1,000 residential units, up to approximately 770,000 SF of Page 24 of 61

25 commercial space, approximately 30,000 SF of community facility uses, and publicly accessible open space. Directly west of the Site is the New York Proton Center ( Proton Center ). The Proton Center is a state-of-the-art cancer treatment facility, which will become New York State s first proton beam therapy center when it opens in The Proton Center is operated by a consortium of some of New York s preeminent healthcare institutions, including Memorial Sloan Kettering Cancer Center, Mount Sinai Health System, Montefiore Health System, and ProHEALTH Medical Management, LLC. To the southwest of the Proton Center lies a City-owned development parcel. In December 2015, NYEDC issued a request for proposals for the parcel calling for non-residential development. Review of proposals for the parcel is ongoing. Future Phase Potential Across Second Avenue, between 126 th Street and 127 th Streets, lies the 126 th Street Bus Depot site, which spans the full block between Second Avenue and the Harlem River Drive. Although not currently offered as a potential Hub location, it is contemplated that the Bus Depot site will be developed as a mixed-use project, which will include the 126 th Street Harlem African Burial Ground Memorial. Life sciences uses are permitted as-of-right on the Bus Depot site. Zoning and Development Potential The Site is under C6-3 zoning, which allows life sciences research and development uses as-ofright. C6-3 zones have an FAR of 6.0; construction of an on-site public plaza would allow a 20% FAR bonus. As part of E125, the Site was approved for disposition under the current zoning in 2008, pursuant to the City s Uniform Land Use Review Procedure. Up to 150,000 SF of transferable floor area development rights may be available for acquisition from the Proton Center site. Depending on the total transferable development rights proposed by Respondent, additional city approvals may be required. The Site is located within the Harlem - East Harlem Urban Renewal Area and is part of the Harlem - East Harlem Urban Renewal Plan ( HEHURP ). The HEHURP outlines controls on specific sites that regulate height, use, and design to ensure that new development harmonizes in scale, configuration, and materials to the prevailing neighborhood pattern. The controls of the HEHURP run concurrent with, and nether preempt nor supersede, the controls of the New York City Zoning Resolution. The Site comprises a portion of Site 9 within the HEHURP. Urban design controls of the HEHURP applicable to the Site include height, street wall, and setback requirements. Points of Agreement Development on the E125 lots is subject to several commitments outlined in the E125 Points of Agreement ( POA ) between the City of New York and former District 8 Council Member Melissa Mark-Viverito dated October 7, The commitments memorialized in the POA that are conferred on to the Site include a contribution of $6 million to a Local Investment Fund; approximately 35,000 SF of retail space reserved for locally owned businesses at rents that are Page 25 of 61

26 30% below-market rate; approximately 25,000 SF of publicly accessible cultural space; and approximately 2,500 SF of on-site open space. Transit Options The Site is readily accessible by public transportation. It is located one block from the 4, 5, and 6 subway stop at 125 th Street and Lexington Avenue. The Site is also near the future Second Avenue Subway terminus, which will be constructed on 125 th Street between Lexington and Park Avenues. Additionally, the Site is near the Metro-North Railroad s Harlem Station at 125th Street and Park Avenue. Fifteen bus lines serve the Site, including Manhattan- and Bronx-serving buses, all located within 1/3 mile of the property. It is also easily accessible by automobile via nearby connection to the Robert F. Kennedy Bridge (formerly known as the Triborough Bridge), Third Avenue and Willis Bridges, as well as the FDR and Harlem River Drives. Page 26 of 61

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31 OPTION 3 Long Island City Site Overview Location th Drive, Long Island City, Queens, (Block 489, Lot 1; Block 488, Lot 11) Ownership Department of Education / Department of Transportation Lot SF 90,000 Zoning M1-4 Commercial FAR 2.0 Buildable Commercial SF 180,000 Existing Building SF 585,000 Anticipated Construction Commencement Year Dependent on DOE relocation (earliest anticipated year 2023) Site Description The Site is bounded by 44 th Drive to the south, a private development site (Block 488, Lot 3) to the north, Vernon Boulevard to the east, and Block 489, Lot 23 and Block 488, Lot 15 to the west. The Site is primarily occupied by an approximately 585,000 SF, six-story building with approximately 97,500 SF floor plates and an 87,000 SF basement used by the New York City Department of Education ( DOE ) for offices and a logistics hub. DOE would need to vacate the Site in order for redevelopment to proceed. A small two-story brick Metropolitan Transit Authority shed is also located on the Site. The shed provides emergency access to the E and M subway lines that run beneath a portion of the site. Page 31 of 61

32 Site Context Adjacent to the Site are two City-owned waterfront parcels, which are currently used as a DOE parking lot and a Department of Transportation (DOT) facility. These sites are anticipated to become a 1.5 million SF mixed-use development, containing 1,000 residential units, approximately 400,000 SF of commercial space, approximately 100,000 SF of light industrial space, a 600-seat school, approximately 25,000 SF of art space, more than an acre of open space, and ground floor retail. The DOE and DOT facilities will be relocated as part of this development. The project is expected to open in Zoning and Development Potential The Site is zoned M1-4, which allows commercial life sciences research and development uses asof-right and have an FAR of 2.0. It is anticipated the Respondent will retrofit the existing building. Transit Options Within a half mile of the Site, three subway stations provide access to the 7, E, G and M lines. The Q103 bus runs along Vernon Boulevard past the Site, and numerous bus lines stop near the Site, including the B32, the B62, the Q39, the Q67, the Q69, and the Q100. The Long Island City North stop of the Citywide Ferry System is in Gantry Plaza State Park a few blocks south of the Site. Additionally, the Site is located near the Long Island City terminal of the Long Island Rail Road. Page 32 of 61

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37 APPENDIX 2 Certain Requirements Applicable For Capital Funding The following anticipated requirements are provided for informational purposes only and not for reliance; requirements may change based on the Respondent s Proposal 1. Execute and record a restrictive declaration in favor of the City and NYCEDC, agreeing to the use of the premises for the public purpose, which use restriction shall be not be subordinate to any liens on the premises except as agreed to by the City. 2. Payment and performance bonds issued by surety companies licensed to do business in New York covering all construction work and/or contractors with a contract price of $250,000 or more, in an amount at least equal to the contract price of the construction contract. The payment and performance bonds must name NYCEDC and the Funding Recipient as co-obligees. 3. Obtain permits and approvals required for the construction of the Project improvements, when required by any governmental authority having jurisdiction over the Project. 4. The customary guaranties and warranties on labor, materials and equipment that are generally available for each component of the Project. 5. Partial releases of liens from contractors, subcontractors and suppliers for all work to be paid for by the funding and full releases upon completion of such funded work. 6. Funding Recipient is not in arrears to the United States, the City, the State and/or NYCEDC upon debt, contract, or taxes and is not a defaulter as to surety upon any obligation to the City, State and/or NYCEDC, has not been declared not responsible or disqualified, by any agency of the City or the State, and there are no pending proceedings relating to the responsibility or qualification of the Funding Recipient to receive public contracts. 7. Each contract with payment to affiliates from the Capital Funding has to be approved by the City. 8. The City s contractor review system and/or NYCEDC s internal agency review for the Funding Recipient and its Principals, architect, construction manager, general contractor and all other service providers that (a) are in privity of contract with Funding Recipient, (b) are performing services in connection with the funded scope and (c) review payment for their services by the Funding Recipient will be reimbursed in whole or in part with City Capital Funds ( First Tier Service Providers ). 9. For a Funding Agreement to be approved, it must be considered fully funded, meaning the Respondent must demonstrate security of the non-city funding necessary to complete the Project. Page 37 of 61

38 10. Procurement: For each contract with a First Tier Service Provider ( First Tier Service Contract ), the Funding Recipient must obtain bids/proposals from five entities that have the skills (including all necessary certificates and licenses to perform the services) and experience to perform the requisite services. The Funding Recipient shall award each First Tier Service Contract to the bidder/proposer that represents the most advantageous combination of price and technical merit. The Funding Recipient shall submit to the City a copy of the solicitation document along with a written summary and analysis disclosing whether any bidder/proposer is an affiliate, a statement identifying the bidder/proposer the Funding Recipient intends to select, criteria for such selection and justification for such selection. 11. Each Project receiving ten million dollars ($10,000,000) or more of City Capital Funds is subject to the provisions of the Green Building Standards Law (Local Law 86), if applicable. 12. Each contract with service providers for the Project has to comply with the applicable requirements of Executive Order No. 50 (April 25, 1980) as amended ( E.O. 5O ) and the Rules and Regulations promulgated thereunder. Page 38 of 61