TOWN OF RIVERHEAD

RAILROAD STREET TOD

REDEVELOPMENT
Request for Qualifications for a Master Developer

Town of Riverhead, Suffolk County, New York

March 25, 2021

200 Howell Avenue | Riverhead, New York 11901 | (631) 727-3200 x287| [email protected]
 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

TABLE OF
CONTENTS
CONTACT INFORMATION

INTRODUCTION…………………………………………………………………………………………… 1

1.0: PROJECT CONTEXT ............................................................................... 5

1.1 Goals for the Redevelopment 5
1.2 Site Location and Setting 6
1.3 Surrounding Area and Regional Setting 8

2.0: ZONING AND DEVELOPMENT CONSIDERATIONS

4.3 .................................11
2.1 Zoning 11
2.2 Planning Background 11

3.0: THE PROJECT .......................................................................................17

3.1 Town and Master Developer Roles 17

4.0: SUBMISSION REQUIREMENTS .............................................................20

4.1 General Intent for Review of Submissions 20
4.2 Format and Content of Responses 20
4.3 RFQ Schedule 21
4.4 Proposal Response Criteria 22

ATTACHMENTS ..........................................................................................23
Attachment 1- Figures
Attachment 2- Required Forms
Attachment 3 - Zoning
 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

CONTACT INFORMATION

Issuing Agency: The Town of Riverhead

Yvette Aguiar, Supervisor
www.townofriverheadny.gov

Project Contact: Dawn Thomas, Director

Town of Riverhead Community Development Agency
200 Howell Avenue
Riverhead, New York 11901
Telephone: (631) 727-3200 x287
Fax: (631) 727-5772
Email: [email protected]

Dated: MARCH 25, 2021

RETURNABLE ON: MAY 14, 2021 NO LATER THAN 2 PM

All proposals to be submitted electronically to: [email protected]

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

INTRODUCTION
 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

INTRODUCTION

The Town of Riverhead wishes to solicit qualifications for the purpose of selecting a developer or development
team (“Master Developer”) to design and implement a major mixed-use redevelopment of the Town owned
parking lot located adjacent to the Long Island Rail Road (LIRR) station bordered by Osborne Avenue, Railroad
Street, Cedar Avenue and Court Street in Riverhead into an attractive, transit-oriented, pedestrian-friendly, and
environmentally sustainable point of interest with a mix of uses complementary to the downtown and including
public parking. It is the intent of the Town of Riverhead to select the Master Developer through the process
outlined in this RFQ.

Downtown Riverhead has seen new vibrancy in recent years with the revitalization of the riverfront park, the
reopening of the Suffolk Theater, a focus on the arts (including the East End Arts and Humanities Council Inc.,
which is a Council designated by NYS), a world class aquarium and Hyatt Conference Center and Hotel, a new
exclusive boutique hotel, public art, several new apartment and mixed-use buildings, numerous popular
restaurants and businesses and is in the beginning phase of a creating a Town Square on the Peconic River which
will link the main street to the waterfront. The area surrounding the LIRR Station is one of the remaining areas of
the downtown with unrealized potential and thus presents an enormous opportunity for revitalization – building
upon the success in the nearby center of town and ever-increasing community assets. The Town anticipates that
this project will build upon the recent successes in redevelopment that have occurred in the downtown through
community development, economic investment and through the recommendations and actions of the Town
Board through rezoning initiatives.

Many planning efforts have identified this area as important and ripe for redevelopment and if done correctly is
anticipated to act as a catalyst for additional investment in the surrounding area. The recommendations of these
planning efforts have been publicly vetted and openly discussed with stakeholders and there is widespread
support for redevelopment of this area. The planning efforts and outreach conducted thus far, as well as recent
zoning amendments allowing transit-oriented development, have aimed to create a welcoming and prepared
environment for redevelopment. The municipally owned parking lot represents an opportunity for the Town to
partner with a Master Developer in redevelopment of the property – and ideally nearby properties as well as a
means of reinventing this area of Downtown Riverhead. The Town hopes to select a Master Developer as a partner
to create a sustainable legacy project and create a unique redevelopment which brings new energy to this area of
the downtown.

The Town of Riverhead is a rural municipality situated along the northeasterly end of Long Island in Suffolk County,
New York with a population of approximately 34,000 (Figure 1). Located approximately 70 miles from New York
City, the 201.3 square mile Town extends from the middle of Long Island Sound to the north, to the Peconic River
and Flanders Bay to the south. Riverhead adjoins: Town of Brookhaven to the west, Town of Southampton to the
south, and Town of Southold to the east. Downtown Riverhead (Figure 2) is within commuting distance of all job
centers within Suffolk and Nassau County and has been revitalized in recent years as a vibrant historic waterfront
downtown with walkable neighborhoods connected to the Peconic River. Downtown Riverhead is located within
a 10-minute drive by car from Calverton Enterprise Industrial Park. The project area is within an Urban Renewal
Area, a New York State Designated Brownfield Opportunity Area, and a Federal Opportunity Zone.

More extensive and detailed information on the demographics, economics, infrastructure, and zoning of Historic
Downtown Riverhead is available online in the Riverhead BOA Study Step II Nomination Study and accompanying
Parking and Traffic Studies located at: http://www.townofriverheadny.gov/pView.aspx?id=38896&catid=118.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

The site is a blank slate and an opportunity for reinvention of an important area in Downtown Riverhead located
near the courts which represent the county seat of Suffolk County. The site currently provides parking for the
Supreme Court and thus, an
important requirement of any
redevelopment project is that it
replace the same number of
parking spaces that exist and
have been committed to serve
the Suffolk County Courts
without fee or charge to the
public, as well as provide
sufficient parking for the
development and ideally a
surplus to meet area demand. In
order to meet the requirements
for maintaining the existing
parking for the Court and the
development and ideally
additional stalls, options to
provide this parking elsewhere in
the vicinity with creative modes
of transportation may be an
option.

There is potential for this site to hold a greater proportion of the parking to replace any spots lost to
redevelopment and provide for maximum productive use of the lots, structured parking including the potential
for underground parking, will be a critical component of any redevelopment plan. In order to maximize future
economic opportunities, walkability and safety in the downtown, there is an opportunity to develop vehicular and
pedestrian connections and to the street network east and west of the site. These could include a pedestrian
connection from the site to the train platform, a vehicular/pedestrian connection from the site to nearby
attractions such as the future Town Square or to the Tanger outlets. These connections have the important
potential to alleviate traffic congestion in the downtown as well as improve pedestrian access and safety.

Prospective respondents are invited to submit statements in response to this Request for Qualifications (RFQ).
The Town is inviting responses from Master Developers with creative development concepts that will meet the
goals for revitalization with a balanced holistic approach to sustainability. This is a rare opportunity for
redevelopment to create a sustainable TOD and build upon the success stories which have been occurring in
downtown Riverhead. Zoning is in place to support TOD development and the Master Developer will benefit from
the economic benefits stemming from a partnership with the Town for use of the public property and the
designation within a Federal Opportunity Zone.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

TIMELINE

Action item Date

RFQ Released March 25, 2021

Pre-Submission Virtual Conference April 9, 2021

Deadline to Submit Questions April 13, 2021

Question Responses Posted April 16, 2021

Responses Due May 14, 2021, 2 PM

Selection of Finalists Mid-June 2021

Finalists’ Presentations to Community Groups Mid-July 2021

and Public

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

prese

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

1.0 PROJECT CONTEXT

The Town is seeking a motivated master developer who

can bring to life the Town’s visions and goals for this area
of Downtown Riverhead, and who will work
collaboratively to achieve the goal of implementing a
project that reinvents this underutilized area of the Town.

1.1 Goals for Redevelopment

The Town is seeking to enter into a partnership with a business organization or a team of organizations as a
“Master Developer” to redevelop the ±2-acre Town owned parking lot within the context of the planning
framework of adopted Town planning documents and visioning efforts paving the way for integration and a sense
of balance within the natural, cultural, business and social environments that makes up this community's identity.

The project should result in an attractive, transit-oriented, pedestrian-friendly, and environmentally sustainable
point of interest with a mix of uses and structured parking, that is developed as a well-managed and constructed
development providing much needed and highly anticipated amenities to the community. Ideally the project
would incorporate surrounding properties. The goal is for this project to act as a catalyst for revitalization of this
portion of downtown Riverhead and to be a major component in reinventing an area of the town that has
generally been a legal hub, and to date, generally been underutilized other than as for parking for the courthouse
and train station. This area has been recognized as an area with enormous potential to be reinvented in harmony
with, and building upon, the many key assets that surround it including the public library, Suffolk County Court
house, SC Historical Museum, Northwell Health and all attractions in the nearby Riverhead downtown center,
historic Polish Town and the vistas of the Peconic River.

By improving the Railroad Avenue/Court Street Corridor and allowing for continued growth of Historic Downtown
Riverhead as a regional economic engine, this project will expand mobility and opportunities for the thousands of
residents living in and near the Town of Riverhead, and the hundreds of thousands of visitors that travel to the
area. This project will connect and empower citizens of the region with access to opportunities, economically and
socially. Furthermore, the project will enhance the attractiveness of the corridor to potential employers and
investors at Calverton Enterprise Park, another regionally significant economic development project, which is
planned to be redeveloped as a high-tech, industrial park.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

Objectives of the redevelopment of this area should achieve the following:

1.2 Site Location and Setting

The proposed redevelopment site is the ±2-acre Town owned parking lot is bordered by Osborne Avenue, Railroad
Street, Cedar Avenue and Court Street in Riverhead. Respondents that propose incorporating underutilized
and/or blighted properties within the adjacent blocks will receive additional consideration as redevelopment of
adjacent blocks has long been a component of the envisioned revitalization of the area.

The parking lot is conveniently located within walkable distance to the Town of Riverhead’s downtown and the
future Town Square (see Attachment A Figures: Figure 1 - Regional Location Map, Figure 2 – Location Map and
Figure 3 – Aerial Photograph). Riverhead’s downtown is a lively hub with an enticing business environment,
numerous attractions, and a beautiful setting on the Peconic River.

The Town owned parking lot consists of ± 237 spaces that are committed to serve the Suffolk County Court
Complex in Riverhead without fee or charge. Because of this prior commitment, any redevelopment project must
continue to serve the public with a matching number of spaces without fee or charge as well as any increase
needed to serve the proposed new development consistent with the Riverhead Strategic Parking Plan, and ideally
provide a surplus of parking stalls to meet area demand. We envision the project serving the community as a
transportation hub for the downtown with public parking, a park and ride area, pedestrian and bicycle amenities,
with the potential for a bike-share or scooter share program, and a possible future shuttle loop to nearby
attractions and the downtown. a

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

→ Infrastructure
The site is served by the Riverhead Water District and Riverhead Sewer District and there is capacity to serve the
redevelopment of the parking lot site and neighboring blocks. Natural gas is available in the street.

→ Federal Opportunity Zone

The parking lot is within a Census Tract that has been designated as a Federal Opportunity Zone and is one of only
ten such areas in Suffolk and Nassau counties. A Federal Opportunity Zone is a designation provided to a
community that is ripe for new investment and offers potential eligibility for preferential tax treatment. The
program was established to spur investment, allowing the deferment of capital gains tax when used for
improvements and redevelopment. Investors who use capital gains to invest in an opportunity zone avoid paying
taxes on those gains for up to ten years, as well as any capital gain realized on the sale of the Opportunity Zone
project.

→ Business Improvement District

The site is within the Riverhead Business Improvement District (BID) – Figure 4, a special taxing district which was
established in 1991 by the Town of Riverhead pursuant to state law in order to foster downtown revitalization
and economic development and is governed by the Town Board of the Town of Riverhead. A special assessment
is levied on properties within the BID and the Town Board sets an annual budget for the BID Management
Association, a non-profit corporation whose members consist of all property owners and tenants of the parcels
within the district. A board of directors elected by the membership oversees the affairs of the BID Management
Association. A Business Improvement District (BID) is a specific geographic area, established under the guidelines
of New York State law, which enables local property owners and businesses within the area to finance
supplemental services and programs beyond those the local government provides. The BID maintains a member
directory and offers assistance to small businesses as an acting liaison between them and the Town of Riverhead.
For additional information regarding the BID, please visit:
https://www.townofriverheadny.gov/pview.aspx?id=3864&catID=120.

→ MTA/LIRR/Suffolk County Bus/Transit Programs

A key goal of the redevelopment of the property and surrounding blocks is to increase activity and promote TOD
development increase demand and encourage the MTA/LIRR to enhance service and connectivity of this
development node to other nodes throughout Long Island, including the Ronkonkoma Hub, New York City,
development to the west and tourism bases to the east and New York City. The importance of the Riverhead Train
Station cannot be underestimated. The market for visitors is tremendous. With the recent expansion of remote
working opportunities, it is expected that the “work from home model” will expand the appeal of Downtown
Riverhead for those working remotely for those who wish to live in a vibrant downtown setting.

In addition to redevelopment of the site, an active marketing approach to and by the LIRR is critical to achieve
recognition of this facility and its potential. Rail transit is a potentially viable, but seriously underutilized option
for relieving traffic congestion. Furthermore, improved Suffolk County bus service will also relieve congestion. As
a result, the improved site is expected to become more tourist oriented, with corresponding changes in the traffic
flow patterns, increased parking capacity and food/retail services. Therefore, unique supportive modes of
transportation explored in the context of the redevelopment would be encouraged.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

Riverhead is a key component of the Connect Long Island Plan 1, a regional transportation and development plan
calling for the development of mixed-use hubs around existing transit stations, supportive infrastructure
investment to the Island’s existing transit network, and the implementation of north-south rapid transit to connect
these mixed-use centers. The project should support the regional goals and concepts outlined in the Connect
Long Island Plan. Redevelopment of the project site will strengthen the proposal to improve LIRR service from
Riverhead by providing an additional destination attraction and an increase in ridership to and from this location.

1.3 Surrounding Area and Regional Setting

The Town of Riverhead is a rural municipality situated along the northeasterly end of Long Island in Suffolk County,
New York with a population of approximately 34,000 (Figure 1). Located approximately 70 miles from New York
Town, the 201.3 square mile Town extends from the middle of Long Island Sound to the north, to the Peconic
River and Flanders Bay to the south. Downtown Riverhead (Figure 2) is within commuting distance of all job
centers within Suffolk and Nassau County and has been revitalized in recent years as a vibrant historic downtown
with walkable neighborhoods connected to the Peconic River.

More extensive and detailed information on the demographics, economics, infrastructure, and zoning of Historic
Downtown Riverhead is available online in the Riverhead BOA Study Step II Nomination Study and accompanying
Parking and Traffic Studies located at: http://www.townofriverheadny.gov/pView.aspx?id=38896&catid=118.

→ Surrounding Institutions and Resources

The site is surrounded by the Riverhead Free Library, the
Suffolk County Historical Society, the Long Island Rail Road
Museum, Cornell Cooperative Extension, the Suffolk
County Supreme Court Complex, Northwell Health, and
many professional offices. The site is also within a ten-
minute walk of the Peconic River, the Long Island
Aquarium/Hyatt Place complex (generates countless
visitors to downtown), East End Arts (regional arts cultural
center) and the Suffolk County Center. The Town is also
investing in the creation of a Town Center adjacent to the
East End Arts center which will create new public plaza and
active uses adjacent to the Peconic River and open up
Main Street to the riverfront.
Conceptual rendering of a potential configuration
for the future Town Square from the Downtown
The site is within a few minutes’ drive of Tanger Outlets
Riverhead Pattern Book.
and the Route 58 Commercial Corridor (which generates
millions of destination shoppers each year and top-ranking
retail flagships for Northeast Area). Additionally, Splish Splash Water Park and the soon to be opened Island Water
Park are regional recreational attractions located within a 10-minute drive from the site. Atlantic Ocean beaches,
Long Island Sound Beaches, Peconic Bay Beaches and the agritourism attractions of local wineries and farms are
easily accessible by car.

1
https://www.connectli.org

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

→ Gateway to the Central Business District

The emergence of a vital financial/business district for eastern Long Island requires improved peripheral
properties and will serve as a catalyst for new service businesses and investment in the area. Court Street is a
collector roadway intersecting NYS Route 25, which serves as the main thoroughfare for the Riverhead Business
District. Court Street has been identified as a town roadway in order to divert visitor traffic from Main Street to
underutilized parking facilities of the Riverhead Parking District. Route 25 is immediately accessible to County
Routes 24 and 51, high speed arterial highways, the Long Island Expressway and to County Roads leading east to
the Hamptons. The Town’s vision includes improvements to enhance the area with an interesting and inviting
entryway plaza or landscaped parking/commercial/residential complex as a gateway for the Riverhead Central
Business District/County Court Complex.

→ Calverton Enterprise Industrial Park

Calverton Enterprise Industrial Park is a planned redevelopment of the former 2,900-acre Naval Weapons
Industrial Reserve Plant. The site is proposed to be transformed by Calverton Aviation and Technology (CAT, LLC)
a subsidiary of 555 Corporation, into a high-tech, industrial park comprised of approximately 10M sf over a period
of 10 years. Calverton Enterprise Industrial Park provides a shovel ready site with 90-day permit approval
pursuant to newly created NYS legislation that incentivizes private investment into an Urban Renewal Area and
Federal Opportunity Zone by streamlining the approval process and in turn, lowering the cost of doing business.
Clearly, the planned build out of Calverton Enterprise Industrial Park will be a regionally significant economic driver
for Long Island’s economy. More specific information on the redevelopment of Calverton Enterprise Industrial
Park is located online at: http://www.townofriverheadny.gov/pview.aspx?id=32339.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

2.0:
ZONING AND
DEVELOPMENT
CONSIDERATIONS

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

2.0 ZONING AND DEVELOPMENT CONSIDERATIONS

2.1 Zoning

The ±2-acre parking lot site is within the Downtown Center 3: Office (DC-3) Zoning Use District and the Railroad
Avenue Urban Renewal Area Overlay District (“RRA-OD”) (Figure 5) which allows greater height and additional
density than permitted within the underlying zoning for larger properties and additional permitted uses with the
greatest density achievable through provision of community benefits. The text of both zoning sections is included
in Attachment 4.

The Town is willing to work with the selected developer to implement additional refinements to the Overlay District
code language if necessary and consistent with the Comprehensive Plan, Railroad Avenue Urban Renewal Plan,
and TOD Study to achieve the redevelopment goals for the community.

Under the provisions of the Railroad Avenue Urban Renewal Area Overlay District (“RRA-OD”), sites over 60,000
square feet in size (for the subject site qualifies), buildings may be up to 60’ in height and have a GFA of 2.0 with
the potential for increased floor area of up to 3.0 with provision of community benefits. There is the potential for
additional height with incorporation of a museum or performing arts use. This level of development for the area
including the parking lot and block to the east was first introduced and evaluated as a strategic redevelopment
concept in the Town of Riverhead Peconic River/NYS Route 25 Corridor – BOA Step II Nomination prepared by
Nelson, Pope & Voorhis, though further consideration to wide corridors and a connected active pedestrian
environment is desired. The concept provided the basis for the RRA-OD which was evaluated in the TOD Study,
and baseline density development for the property was evaluated under the State Environmental Quality Review
Act in association with the adoption of the RRA-OD most notably related to traffic impacts. It is noted that
additional traffic impact analysis may be required for redevelopment options that exceed the based density
evaluated by the Nelson + Pope on behalf of the Town. Respondents should consider unique opportunities that
may present themselves for this site due to its proximity to an LIRR station and active Suffolk County public bus
line and consider these in developing their responses.

Respondents are urged to consider the area as a “blank slate” and not be limited to the constraints of the existing
right of ways/streets. Particularly for submissions which propose the inclusion of adjacent blocks, there is the
potential to relocate roadways, and to incorporate pedestrian plazas and alleyways to maximize view corridors,
pedestrian walkability and create a strong sense of place.

The Town of Riverhead Town Board has the authority to implement policy options developed through zoning
amendments, policy revisions and similar tools available to a municipality in New York State.

It is important to note that further modifications to existing zoning criteria may be required to address the current
development constraints. The Town is willing to work with the selected master developer to make the aspirations
for the parking lot become reality, including refinements to the recently adopted RRA-OD code language as
appropriate.

2.2 Planning Background

Any proposed development should be consistent with the adopted plans. The Town has completed several
planning initiatives in the past 30 years, including the BOA Step II Nomination Study, 2003 Comprehensive Plan,
2020 Strategic Parking Plan, 2020 Pattern Book for Downtown Riverhead and the 2020 TOD Study. Each of these

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

plans recognize the opportunity that the Study Area has for revitalization, in consideration that the properties in
the area are generally underutilized, and that the area surrounding the train is a suitable location for transit-
oriented development.

The Town is currently working on an update to the 2003 Comprehensive Plan, however, as it relates to the
redevelopment of the subject property and area, the updated Plan will incorporate the recommendations of the
BOA Nomination and the TOD Study summarized below. The following sub-sections provide a summary of the
relevant recommendations from prior planning initiatives.

→ Urban Renewal Plan for the Railroad Street Corridor

The Town of Riverhead Urban Renewal Plan for the Railroad Street Corridor was adopted on April 1, 1997. The
urban renewal area included Railroad Street (aka Railroad Avenue), Cedar Street, and Court Street, as well as
segments of Osborn Avenue and Griffing Avenue. The Railroad Street Urban Renewal Area included
approximately 31.6 acres (41 parcels) and was characterized by predominantly commercial uses, with some
examples of vacant, institutional, and residential
properties. The primary goals of the Plan were
to reduce blight and stimulate economic
development by utilizing the techniques of
acquisition, demolition, redevelopment,
rehabilitation, code enforcement, and public
improvements. The Railroad Street Urban
Renewal Plan made recommendations including
filling existing vacancies, expanding institutional
uses, improving and expanding parking areas,
encouraging commercial uses, redevelopment
or reuse of buildings with historic or cultural
significance, reconfiguration of certain parcels,
developing public facilities, and developing a
transportation hub at the railroad station.

The Plan recognizes the area as an optimal location for mixed use including multifamily particularly in light of its
proximity to transit, and walkability to the center of downtown and employment centers (the Courts, commercial
uses, and nearby office uses).

The adoption of the Plan provided the basis for Town acquisition of the properties that are the subject of this RFQ
and for creation of the Town owned Railroad Avenue parking lot.

→ Town of Riverhead Brownfield Opportunity Area (BOA) Step II Nomination Study

The Town of Riverhead Brownfield Opportunity Area Step II Nomination Study provides a roadmap for strategic
sites and areas along the Peconic River from the Long Island Expressway to the downtown and a transitional area
to the east. The project was completed in the spring of 2016 and provided the basis for the State of New York to
designate the corridor as a Brownfield Opportunity Area in July of 2016. The BOA Step II Nomination Study
identified the train station area as a “strategic site” where redevelopment opportunities exist and provided the
basis for the preparation of the 2020 TOD Study and subsequent adoption of the RRA-OD Overlay District zoning.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

The BOA Step II Study identified the parking lot and block to the east as Strategic Site #5 which consists of twenty-
one (21) tax parcels, ten of which are privately owned, and the remainder comprise the Town-owned parking lot
that is the subject of this RFQ. The BOA Step II Study noted the tremendous opportunity this strategic area has
due to its proximity to the train station and the lack of investment. The BOA Step II Study included a conceptual
redevelopment plan which envisioned a coordinated redevelopment of the properties to include a parking
structure and mixed-use building containing retail/restaurants on the ground level and three levels of apartments
on the upper floors.

→ 2003 Comprehensive Plan

The Town of Riverhead Comprehensive Plan Update was
adopted in November 2003. As a result of the adoption of
the Comprehensive Plan, the Town rezoned the
downtown areas into five distinct categories (DC-1
through DC-5) which are “each tailored to a distinct part
of the downtown area, intended to carefully balance
downtown land uses and development patterns in a
manner that fits into the historic and natural context of
the area.” The adoption of the DC-3 (Office) district
(which is the zoning district of the Town-owned parking
lot) has not resulted in significant investment outside of
the core of the downtown. Differences between the
recommendations of the Comprehensive Plan and the
adopted DC-3 district provided support for adoption of
the RRA-OD Overlay District for the TOD area.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

→ Strategic Parking Plan

The Strategic Parking Plan for the Town of Riverhead was
adopted in January 2020 and focused on parking utilization in
downtown Riverhead. The Plan contains recommendations
related to management of available parking, expansion of the
Parking District, and reduction in required off street parking
requirements for multifamily residential uses.

The Plan also recognizes the suitability for a transit-oriented

development (TOD) near the Riverhead Railroad Station.

→ Town of Riverhead Downtown Riverhead Pattern Book

The Downtown Riverhead Pattern Book was adopted in September 2020. The intent of the Pattern Book is to
preserve the unique character of downtown Riverhead by providing direction for policies and projects proposed
within the Main Street (DC-1) Zoning Use District. Specifically, the Pattern Book focuses on the proper siting and
massing of buildings, the enhancement of the public realm, and the issues of resiliency and adaptability in terms
of public policy. Standards for private development were included to capture the essential qualities and key
patterns of Downtown Riverhead and translate them into a series of quantifiable guidance for the built
environment of the downtown. Standards for storefront glazing including large windows, awnings, and signage
help to bring together the private and public realms.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

Public areas that are designed with the pedestrian in

mind and that encourage retail patronage and safe
gathering are consistent with the goals for the
redevelopment of the train station parking lot and
neighboring blocks.

The Pattern Book provides high-quality graphic

representations of recommendations for improvements
related to the street environment, pedestrian amenities,
and building siting and massing that should be applied
during the redevelopment of the TOD area to achieve a
cohesive design for both areas of Downtown Riverhead.

→ TOD Study
The TOD Study was prepared in 2020 by Nelson, Pope &
Voorhis, LLC on behalf of the Town of Riverhead to
identify strategies to achieve economic investment
within the Railroad Street Urban Renewal Area. The
Study identified the zoning for the area as a limiting
factor for promoting redevelopment and which was
inconsistent with the recommendations of the
Comprehensive Plan and thus recommended adoption
of an Overlay District to promote redevelopment at a
scale appropriate for transit-oriented development and
consistent with the recommendations of the
Comprehensive Plan, Urban Renewal Plan and
Brownfield Opportunity Area Nomination Study. Following adoption of the TOD Study, the Town Board adopted
the RRA-OD Zoning District for the Urban Renewal Area which includes the Town-owned parking lot and nearby
properties.

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 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

3.0
THE PROJECT

ENVIRONMENTAL | LAND USE | PLANNING | 16

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

3.0 THE PROJECT

3.1 Town and Master Developer Roles

→ Town Roles
Property Ownership
The Town of Riverhead owns the subject property and the surrounding roads. The Town is open to consideration
of a long-term lease or sale of the municipally owned property. Respondents should provide a benefit analysis for
the desired option for consideration in the review process.

Planning Assistance/Advocacy
The Town enjoys a strong relationship with community residents, stakeholders organizations and the strong
support of local, state and federal elected officials and authorities which are important to the participation
process. The Town of Riverhead Town Board will partner with the selected Master Developer in defining and
implementing the development plan and as necessary, will authorize zoning amendments, policy revisions and
use other tools available to implement the project. It is important to engage the Town’s many area groups, non-
profits, and other governmental and non-governmental entities.

IDA Benefits
The Town of Riverhead Industrial Development Agency works in tandem as part of the Town’s Economic and
Community Development Team to spark economic development that will expand the future tax base, prevent
unemployment and prevent economic deterioration, create jobs, improve the health and the economic welfare
of the people of the Town of Riverhead and improve their recreation opportunities, prosperity and standard of
living.

To carry out its purpose, the Riverhead Industrial Development Agency (IDA) has been given the ability to promote,
develop, encourage and assist in the acquiring, constructing, reconstructing, improving, maintaining, equipping
and furnishing of facilities, such as: industrial, manufacturing, warehousing, commercial, educational or cultural,
research and recreational facilities, railroad and horseracing. It has the authority to issue tax exempt or taxable
Industrial Development Bonds, offer real property tax abatements, sales and compensating use tax exemptions,
and mortgage recording tax exemptions to make a project economically viable and sustainable. In addition, it
assists business owners and developers in locating suitable sites for development. The Agency serves businesses
by providing financial assistance and incentives encouraging greater tenant attraction. It acts as the conduit
through which transactions take place and as an aggressive pathfinder through the government/financial maze.

Permitting
The Town and its Economic Development Team will provide assistance to the selected Master Developer in
required applications for Site Plan Approval, Sewer, Water and Building Permit and will expedite review and
inspections as development proceeds. Additional suggestions from Respondents on how the Town may assist in
facilitating permit process is encouraged.

→ Master Developer Roles

Environmental Conditions

ENVIRONMENTAL | LAND USE | PLANNING | 17

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

The Town has no knowledge of the presence of environmental constraints of the subject property. Following
the adoption of the Urban Renewal Plan, the Town of Riverhead purchased the subject properties which were
generally improved with single family homes. Prior to closing on the properties, the Town conducted due
diligence to evaluate potential for contamination associated with past land uses. The improvements were
subsequently demolished, and construction of the parking lot occurred – much as it exists today.

Following selection of a Master Developer, it will be the responsibility of the Master Developer to conduct their
own due diligence investigation to evaluate the potential for contamination; the Town cannot assume liability
for any environmental contamination on the property. The Master Developer will be responsible for conducting
a Phase I Environmental Site Assessment, Phase II Testing and any cleanup required for any additional properties
to be incorporated into the redevelopment plan. It is noted that any remediation required may be eligible for
additional tax benefits due to the site’s location with the BOA designation.

SEQR
The development of the project site will require
Site Plan review and evaluation of the potential
for environmental impact under the State
Environmental Quality Review Act. It is noted
that related to adoption of the RRA-OD Zoning,
the Town of Riverhead prepared a baseline build
out under the base dimensional regulations of
the RRA-OD which assumed the construction of
a 200 unit development with 4,800 sf or
restaurant, 4,800 sf of office space, and 14,400
sf of retail at the subject site. The Master
Developer will be required to comply with SEQR
to identify potential impacts to various resource
areas – including traffic. Additional
units/density over the assumed development
for the subject property assumptions will need to be evaluated in an update to the traffic impact analysis. The
Master Developer may elect to provide a fee to the Town to have the traffic impact analysis performed by
referral to N+P Engineers which will build upon the TIS prepared for the RRA-OD as an addendum and which
would identify the need for any mitigation requirements for the specific development.

Utilities
The Master Developer would be responsible for implementation of all infrastructure improvements for all
utilities including but not limited to electricity, gas, sewer connection and public water. All redevelopments
need to comply with the Town and New York State requirements for stormwater management.

ENVIRONMENTAL | LAND USE | PLANNING | 18

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

4.0:
SUBMISSION
REQUIREMENTS

ENVIRONMENTAL | LAND USE | PLANNING | 19

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

4.0 SUBMISSION REQUIREMENTS

4.1 General Intent for Review of Submissions

The intent of the submission is for the Town to assess attributes of respondent’s qualifications, development
vision and demonstrated experience and success with similar projects. The following should be demonstrated in
responses:

1. experience in high quality development projects which are economically sustainable, successfully reinvent
a place; are built appropriate in scale and style in context with the surrounding area and have
demonstrated economic benefits.
2. experience as a Master Developer and ability to overcome project challenges.
3. collaborative team experience.
4. Team capacity to finance and/or structure finance.
5. Positive references from reputable contacts involved in related projects.

Following the close of the submission period, all responses will be reviewed by the Town Board and the
Economic Development Team (Review Team). The Review Team will select approximately three finalists.
Components of the overall vision for redevelopment from the finalists’ proposals will be circulated to involved
community groups for review and comment. Concurrently, the finalists will be provided an opportunity to
present their redevelopment concepts to the Town Board and may be required to make a public presentation
at a Town Board Work Session. Following a public comment period, the Town Board intends to select a Master
Developer.

4.2 Format and Content of Responses

All responses must be submitted in accordance with the format presented below. Each expression of interest
should provide the following information in the order presented:

1. Redevelopment Concept
a. Provide a narrative of the conceptual vision for redevelopment of the site and if applicable,
additional properties in the vicinity to illustrate commitment to the project and vision that is
consistent with the Town’s goals.
b. It is requested that respondents share their initial vision for redevelopment as a conceptual plan,
including visuals to demonstrate the development concept to community groups and the public,
and propose an implementation strategy including mix of uses, incorporation of public space,
pedestrian access, parking for the courts and new development.
c. Estimate the anticipated economic impact of the conceptual development, including an analysis
of job creation, tax revenue, and secondary economic impacts.

2. Team Members and Experience

a. Experience as a Master Developer working with a municipality

ENVIRONMENTAL | LAND USE | PLANNING | 20

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

b. Current financial capacity and structuring complex developments over the long term. Finalists
will be expected to submit a more specific detailed approach to financing and corporate audited
financial statements (or tax returns) for the previous 3 years, and Tax ID number.
c. Capacity to take on a project of this scale. Note that short listed teams will be required to provide
detail regarding the legal structure of the partnership at a later date (i.e., special purpose
company, consortium, joint venture)
d. Experience and role of team members, and,
e. Successful collaboration between team members

3. Project Experience Information (at least 3 similar completed projects) including:

a. Project description highlighting the following:
• Infrastructure needs and specific challenges/solutions
• Scale, number of units, mix of units
• Public benefits
• Financing Structure
• Construction period
• Date occupied and/or current vacancy rate
• Total cost
b. Master Developer/Municipality Role
c. Photos
d. Location map
e. Contacts/references

4. Forms (Attachment 2) - Completed Information Questionnaire, signed and notarized. Corporate

name, members of partnership or principal(s), disclosure affidavit

4.3 RFQ Schedule

→ Pre-Submission Conference
A nonmandatory pre-submission conference will be held via Zoom on April 9, 2021.

→ Questions
Please address any questions about the RFQ before 4 pm on April 13, 2021 via email to:

Dawn Thomas, Director

Town of Riverhead Community Development Agency
200 Howell Avenue
Riverhead, New York 11901
Tel (631)727-3200 x287
[email protected]

ENVIRONMENTAL | LAND USE | PLANNING | 21

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

Response and Clarification by Town will be circulated on April 16, 2021. To receive updates regarding this RFQ,
please email [email protected] with “TOD Master Developer” in the Subject Line.

→ Responses Due
All responses are due by 2:00 PM on Friday, May 14, 2021.

One electronic copy is required to be submitted to: [email protected]

The Town may request paper copies at a later date.

4.4 Proposal Response Criteria

The selection of qualified development teams will be based on the evaluation of the proposed redevelopment
concept, relevant experience, financial capacity, and strength of references of each response.

The Town of Riverhead reserves the right to; modify the RFQ schedule at any time, reject any and all responses to
this RFQ, seek new proposals, modify the development opportunity including development area, and promote
and encourage development of other projects that may compete with this proposed project.

Each developer and its participating development team members agree to hold harmless the Town of Riverhead,
its employees and consultants from any and all claims, liabilities and costs related to all aspects of the selection
process.

All expenses related to developers’ responses to this RFQ, or expenses incurred during the selection process, shall
be the sole obligation and responsibility of each development team member. The Town of Riverhead will not
reimburse or assume responsibility for any such costs. The Town of Riverhead, its employees or consultants make
no representations about the conditions of the Town owned or controlled properties or the privately owned
properties within the suggested development area, including buildings, utilities, soil conditions, subsurface
conditions, or land use entitlements. Each developer shall make its own conclusions concerning such conditions
based on its own investigations and expertise. The information, including maps and diagrams, contained in this
RFQ or otherwise made available by Town staff or consultants, is provided for the convenience of the responders
only. The Town, its staff or its consultants do not warrant the accuracy or completeness of any of the information.

ENVIRONMENTAL | LAND USE | PLANNING | 22

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

ATTACHMENTS

ENVIRONMENTAL | LAND USE | PLANNING | 23

 Railroad Street TOD Redevelopment | Town of Riverhead, New York
Request for Qualifications for a Master Developer

ATTACHMENT 1:
FIGURES

ENVIRONMENTAL | LAND USE | PLANNING | 24

Town Owned Parking Lot
Municipal Boundaries

Regional shopping
destination
along Route 58 Northwell Health
Peconic Bay
Town of Riverhead Medical Center

Tanger
Calverton Outlets
Executive Park

Splish
Splash

Town of Southampton
Town of Brookhaven
+/- 9 miles to
ocean beaches

Suffolk County, Esri, HERE, Garmin, INCREMENT P, USGS, METI/NASA, EPA, USDA

FIGURE 1 Railroad Street TOD

REGIONAL LOCATION MAP & REGIONAL ATTRACTIONS Redevelopment

Source: NYSGIS Orthoimagery Program, 2020; ESRI World Transportation Layer; Suffolk County GIS;
Riverhead GIS
Scale: 1 inch equals 6,000 feet ¯ Request for Qualifications
for a Master Developer
Town Owned Parking Lot

Suffolk County
Court Complex
Suffolk Theater

Peconic Riverfront Park

Suffolk County
Historic Museum

Long Island
Aquarium
Grangabel
Future Town
Park
Square

Suffolk County, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA

FIGURE 2 Railroad Street TOD

DOWNTOWN RIVERHEAD LOCATION MAP Redevelopment

Source: NYSGIS Orthoimagery Program, 2020; ESRI World Transportation Layer; Suffolk County GIS;
Riverhead GIS
Scale: 1 inch equals 800 feet ¯ Request for Qualifications
for a Master Developer
Town Owned Parking Lot

2.1 Acres

Esri, HERE, iPC

FIGURE 3 Railroad Street TOD

AERIAL PHOTOGRAPH Redevelopment

Source: NYSGIS Orthoimagery Program, 2020; ESRI World Transportation Layer; Suffolk County GIS;
Riverhead GIS
Scale: 1 inch equals 130 feet ¯ Request for Qualifications
for a Master Developer
Town Owned Parking Lot
BID Boundary

Esri, HERE, iPC

FIGURE 4 Railroad Street TOD

BUSINESS IMPROVEMENT DISTRICT Redevelopment

Source: NYSGIS Orthoimagery Program, 2020; ESRI World Transportation Layer; Suffolk County GIS;
Riverhead GIS
Scale: 1 inch equals 600 feet ¯ Request for Qualifications
for a Master Developer
 Town Owned Parking Lot
RRA-OD

Existing Zoning
(BUS PB) Professional Business
(DC-1) Main Street
(DC-2) Waterfront
(DC-3) Office
(DC-4) Office/Residential Transition
! ! ! !
(DC-5) Residential
! ! ! ! !
! ! ! ! ! !
(Ind
!
C) Industrial
! ! !
C ! ! ! ! !
! ! ! ! ! !
! ! ! ! ! ! !
!! (PRC) Peconic River Community
! ! ! ! ! !
!! !! ! ! ! !
! ! !
! ! !
! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! !
! ! ! (RA40)
! !
! ! Residence
! ! ! ! A-40 ! ! !
! ! !
! ! !
! ! ! !
! ! !
! ! !
! !
! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! !
! ! ! (VC) Village ! Center
! ! !
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!
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! ! ! ! ! ! ! ! !
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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
! ! !
! ! !
! ! ! ! ! ! ! ! ! !
! ! !
! ! ! !
! ! ! !
! ! Esri, HERE, iPC
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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! ! !
! ! ! FIGURE 5
! ! !
! ! !
! ! !
! ! !
! ! !
Railroad Street TOD
! ! ! ! ! ! !
! ! !
ZONING DISTRICTS
! ! !
! ! !
! ! ! Redevelopment
! ! ! ! !
! ! !

¯
! ! !
Source: NYSGIS Orthoimagery Program, 2020; ESRI World Transportation Layer;! Suffolk ! ! County GIS;
Request for Qualifications
Riverhead GIS
for a Master Developer
Scale: 1 inch equals 400 feet
ATTACHMENT 2:
REQUIRED FORMS

ENVIRONMENTAL | LAND USE | PLANNING | 25

 REQUEST FOR INFORMATION
QUESTIONNAIRE
Please answer all questions. For any question left not answered, please note the exclusion with an N/A or
an explanation. In the event, additional pages are needed add as an addendum.

1) Legal Name: ___________________________________________________

2) Address of Place of Business: ____________________________________________

3) Mailing Address (if different): ___________________________________________

Federal I.D. No. or Social Security No.: ______________________________________

Phone: __________________________

Fax: ________________________Email address: ___________________________

4) The bidder is a (check one): ___Sole Proprietorship; ___Partnership; ___Corporation

Other (please describe): ___________________________________________________

5) If the Contractor is a Joint Venture, or Partnership, please list all partner firms and/or parties to the
Joint Venture below. All partners and/or parties listed are also required to individually complete a
separate Contractor Responsibility Form.

(i) Partner/Party name:____________________________________________________

TIN, EIN, or SSN:_______________________________________________________

Percentage of Ownership:__________________________________________________

(ii) Partner/Party Name:____________________________________________________

TIN, EIN, or SSN:________________________________________________________

Percentage of Ownership:__________________________________________________

6) State or country under whose laws Contractor is organized and year organized:

_______________________________________________________________________
7) Does the Contractor now use or, in the past ten (10) years has it used, TIN, EIN, doing business as or
“DBA”, name, trade name or abbreviation other than the Contractor’s name or TIN, or EIN number listed
in Part I.B. above? _____ Yes _____ No

Please provide details:___________________________________________________________

8) Describe the Firm’s ownership structure. Please explain any recent (within the last five years) or
pending changes in the ownership structure. Please provide a schedule detailing the amount of firm
ownership held by employees and/or outside parties. (Provide on a separate sheet)

9) Provide a list of the senior members of the Firm’s management team and the structure of their
employment contracts with the Firm. Please include professional biographies for the management team
and all other Private Equity investment professionals in the Biography Appendix.

10) Name, title, address of person to have overall responsibility for this project.

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

11) List all subcontractors and consultants and provide their qualifications and expected area of
jurisdiction within this project.

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

The following questions apply to any bid, proposal, or contract between Contractor and the Town of
Riverhead, any other state, any public authority or other public entity, the United States government, and
subsidiaries.

(If the answer to any question is “YES,” Contractor must provide all relevant information on a separate
sheet annexed hereto). Please check this box if a separate sheet is attached
The following questions apply to: i) Contractor, Contractor's parent, subsidiaries and affiliates of
Contractor (if any); ii) any joint venture (including its individual members) and any other form of
partnership (including its individual members) which includes Contractor or Contractor's parent,
subsidiaries, or affiliates of Contractor, iii) Contractor's directors, officers, principals, managerial
employees, and any person or entity with a 10% or more interest in Contractor; iv) any legal entity
controlled, or 10% or more of which is owned, by Contractor, or by any director, officer, principal,
managerial employee of Contractor, or by any person or entity with a 10% or more interest in Contractor.

12) Within the past ten (10) years, has Contractor been declared not responsible?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

13) Has Contractor been debarred, suspended, or otherwise disqualified from bidding, proposing, or
contracting?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

14) Is there a proceeding pending relating to Contractor’s responsibility, debarment, suspension, or

qualification to receive a public contract?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________
15) Within the past ten (10) years, has Contractor defaulted on a contract or been terminated for cause?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

16) Has a government agency or other public entity requested or required enforcement of any of its rights
under a bond or surety agreement on the basis of the Contractor’s default or in lieu of declaring Contractor
in default?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

17) Has your firm defaulted or been terminated on, or had its surety called upon to complete any contract
awarded within the past ten years?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

18) Name the surety company to whom you intend to apply for a performance bond and license fee bond.

_______________________________________________________________________________

_______________________________________________________________________________

19) Details regarding any pending lawsuits, any previous contracts for which the firm or individual has
been found to be in default, any indictments, judgments, defaults, convictions, or any principals or
employees both present and past debarment from federal contracts.
20) Within the past ten years has your firm, any affiliate, any predecessor company or entity, owner of a
5% or more of the firm’s shares, director, officer, partner or proprietor been the subject of:

A. a judgment of conviction or pleaded nolo contendre to (1) any felony or (2) a misdemeanor related to
truthfulness in connection with business conduct under state or federal law?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

B. an indictment or has pending before any state or federal grand jury or court an indictment or
information of the commission of a crime which has not been favorably terminated.

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

C. a pending investigation by any grand jury, commission, committee or other entity or agency or authority
of any local, state, or the federal government in connection with the commission or alleged commission
of a crime.

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

D. any public violations determination of a violation of any labor law or regulation? OSHA serious
violation?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________
E. a revocation of DBE, MBE, or WBE certification?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

F. any pending litigation against your firm?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

21) Within the past ten (10) years, has the contractor refused to testify or to answer any question
concerning a bid or contract with any federal, state, or local government agency, any public authority or
any other public entity when called before a grand jury or other committee, agency or forum which is
empowered to compel the attendance of witnesses and examine them under oath, upon being advised
that neither the person's statement nor any information or evidence derived from such statement will be
used against that person in any subsequent criminal proceeding.

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

22) In the past ten (10) years, has your firm been a subcontractor on any contract with the Town of Town
of Riverhead ? _____ Yes _____ No
23) In the past ten (10) years, have there been any judgments, injunctions, or liens of $100,000 or more,
including but not limited to, judgments based on taxes owed, fines and penalties assessed by a
government agency against your firm at any time?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

24) Are there any judgments, injunctions, or liens for $100,000 or more each against Contractor that
remain open, unsatisfied or in effect today?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

25) During the past ten (10) years, has the Contractor failed to file any applicable federal, state or local
tax return?

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________

26) Does the Contractor own or rent office space? Please provide details.

_____ Yes _____ No If YES, please provide details:

_______________________________________________________________________________

_______________________________________________________________________________

_______________________________________________________________________________
27) List all contracts completed during the last three (3) years. If more than three (3) contracts have been
completed in the past three (3) years, list the last three (3) contracts completed.

a. Brief description of work performed:_______________________________

Contract number:_________________________________________________

Dollar amount of award:___________________________________________

Date completed:_________________________________________________

Name/Telephone number of company and owner’s representative:_________

______________________________________________________________

Dollar amount at completion:_______________________________________

b. Brief description of work performed:______________________________

Contract number:________________________________________________

Dollar amount of award:__________________________________________

Date completed:_________________________________________________

Name/Telephone number of company and owner’s representative:__________

______________________________________________________________

Dollar amount at completion:_______________________________________

c. Brief description of work performed:_______________________________

Contract number:_________________________________________________

Dollar amount of award:___________________________________________

Date completed:__________________________________________________

Name/Telephone number of company and owner’s representative:__________

________________________________________________________________

Dollar amount at completion_________________________________________

The undersigned hereby certifies and affirms that the foregoing statements and all information
provided herein are true and accurate.
DATE_________________ ____________________________________________
Signature
____________________________________________
Name (Print or Type)

____________________________________________
Title

State of New York )

) ss:

County of Suffolk )

__________________________being duly sworn, says; I am the person described in and who executed
the foregoing proposal and the several matters therein stated are in all respects true.

Subscribed and sworn to, before me, this___________day of____________, 20___

ATTACHMENT 3:
ZONING

ENVIRONMENTAL | LAND USE | PLANNING | 26

 TOWN OF RIVERHEAD

NOTICE OF ADOPTION

PLEASE TAKE NOTICE, that the Town Board of the Town of Riverhead adopted a local law to
amend Chapter 301 entitled "Zoning and Development” ( Article XXXI-A Railroad Avenue
Urban Renewal Area Overlay District) to the Riverhead Town Code at its regular meeting held
on January 6, 2021

Be it enacted by the Town Board of the Town of Riverhead as follows:

Chapter 301

Article XXXI-A
Railroad Avenue Urban Renewal Area Overlay District

§ 301-151-A-1 Purpose and intent.

The intent of the Railroad Avenue Urban Renewal Area Overlay District (“RRA-OD”) is to allow, maintain, and
foster a traditional downtown character to complement the character of Main Street, with transit oriented
development, a pedestrian-friendly streetscape, active ground-floor uses, meaningful public spaces and uses,
a twenty-four-hour presence from upper-story residential at an intensity similar to that of the DC-1 Main
Street District where feasible and at a scale that is suitable for the property size.

The Town Board recognizes that although the adoption of the DC-1 District code provisions has resulted in
investment in the downtown area, there has not been a comparable investment within the DC-3 District and
even with the designation of an Opportunity Zone which defers and reduces taxes on capital gains in
exchange for capital investment, redevelopment has not occurred. This overlay district is formed in
recognition of the blighted conditions that exist in this area of the downtown and the unique obstacles which
face the area and which have deterred redevelopment as documented in the 1990 Urban Renewal Plan, the
2003 Comprehensive Plan, and the 2015 Brownfield Opportunity Area Step II Nomination Study.

The Town Board sees this as a unique opportunity for revitalization to build upon the success of the
downtown and which will create important synergies with key resources including the Suffolk County
Supreme Court Complex, LIRR Station, Riverhead Public Library, Railroad Museum and Riverhead Historic
Society Museum. By permitting a higher-intensity mix of uses, with ground-floor offices and retail and
residential on upper floors for larger sites within the area, the Town seeks to activate this area of the
downtown that has not experienced significant investment since the implementation of zoning district
recommended by the 2003 Comprehensive Plan .

§ 301-151-A-2 Applicability.
This article shall be applicable to properties at least 20,000 square feet in size within the Railroad Avenue
Urban Renewal Area. Utilization of the RRA-OD provisions is voluntary for applicants meeting the lot area
threshold.

The provisions of the Overlay District provide an alternative option for landowners in development of
Page 1 of 10
properties of at least 20,000 SF and provides means to achieve additional density through the provision of
community benefits for properties over one acre.

Developments within the RRA-OD may incorporate one or more adjoining properties outside of the overlay
district boundary to provide related site amenities and limited building encroachments as long as the total
area of such parcels do not increase the property by more than 50%.

§ 301-151-A-3 Definitions
As used in this article, the following terms shall have the meanings indicated:

Food Hall: An establishment which contains three or more individual businesses in an area where food can be
served and diners can enjoy flexible seating, entertainment, with up to 20% of the businesses dedicated to retail.
A food hall includes shared entry ways and common flexible space to provide area for dining or entertainment
(indoor and/or outdoor), shared restrooms, dumpsters, and facilities such as HVAC, storage areas, and loading
dock; and may include shared food prep facilities

Grass-Pavers: A product used to create a stabilized but pervious area for parking using a plastic grid system(or
similar product) when installed according to manufacturer’s instructions with stabilized base, allows grass to
grow, protects roots and allows stormwater to recharge.

§ 301-151-A-4 Railroad Avenue Urban Renewal Area Overlay District Map

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§ 301-151-A-5 Uses
In the Railroad Avenue Urban Renewal Area Overlay District, no building, structure, or premises shall be used
or arranged or designed to be used, and no building or structure shall be hereafter erected, reconstructed,
or altered, unless otherwise provided in this chapter, except for the following specially permitted uses and
their customary accessory uses:

A. Permitted uses through Town Board approval

(1) Retail store.
(2) Banks.
(3) Personal services businesses, such as a beauty parlor, barber shop, health and fitness center, tailor,
shoe repair, custom cleaning services.
(4) Indoor recreation up to 1,500 sf.
(5) Art galleries and studios.
(6) Restaurants, cafes, bakeries with retail sales on premises, banquet facilities, ice cream parlors.
(7) Marketplace including farmers market or food hall.
(8) Taverns.
(9) Offices and professional offices (excluding medical offices).
(10) Governmental offices or other public offices.
(11) Museums, libraries and other cultural attractions.
(12) Schools (including business and secretarial).
(13) Movie theater and multiplex cinema.
(14) Mixed use buildings (ground floor permitted uses with apartments on upper floors).
(15) Live-work space.
(16) Brew pubs and microbreweries.
(17) Hotels, for properties at least 40,000 SF in size.
(18) Mixed use incorporating community use on the ground floor and mixed use on upper floors.

B. Accessory uses
Accessory uses shall include those uses customarily incidental to any of the above specially permitted
uses when located on the same lot. Specifically permitted is the following accessory use:
(1) Parking facilities.

C. Prohibited uses
(1) Gas stations, car washes, and other automobile-oriented uses.
(2) Drive-through windows for restaurants and banks less than 2,000 SF in size.
(3) Adult uses as defined § 301-3(4).
(4) Flea markets, with the exception of farmers markets.

Page 3 of 10
§ 301-151-A-6 Lot, Yard, Bulk and Height Requirements
A. New buildings shall comply with the lot, yard, bulk, and height requirements of the Railroad Avenue Urban Renewal Area Schedule of Dimensional Regulations.
B. The maximum height for building elements facing West Main Street, Court Street, Griffing Avenue, height shall not exceed 60’ measured horizontally from the property line.
C. New development should be consistent with the recommendations of the Objective Design Standards for Private Development contained in the Downtown Riverhead Pattern Book, with the exception of maximum height which shall be
dictated by Section 301 Attachment XX RRA-OD Schedule of Dimensional Regulations.
D. Exemptions.
(1) Bay windows, awnings, unenclosed porches, and other front and side projections shall be exempt from the calculation of building area, so as to encourage a variety in façade design. However, such projections shall be required to
meet the setback requirements of the Railroad Avenue Urban Renewal Area Schedule of Dimensional Regulations.

ZONING AND LAND DEVELOPMENT

301 Attachment XX
Town of Riverhead
Railroad Avenue Urban Renewal Area Overlay District Schedule of Dimensional Regulations
[Added XXXX by L.L. No. XX-2020]

Floor Area Ratio (FAR) Side Yards, Interior Lots Side Yards, Corner Lots
Minimum Lot Minimum Lot Maximum Maximum FAR Maximum FAR
Maximum Building Minimum Front Minimum Minimum Depth Minimum Minimum Rear
Zoning Use District Area Width at Front Height of without with Provision of Minimum Depth
Coverage Yard Depth (feet) Combined Depth Facing Side Street Combined Depth Yard Depth (feet)
(square feet) Street (feet) Buildings (feet) Community Community for Each (feet)
for 2 Sides (feet) (feet) for 2 Sides (feet)
Benefits Benefits

20,000 –
100' 60% 50 2.0 3.0 5 10 20 10 20 10
Railroad Avenue Urban Renewal Area 60,000
Overlay Greater than
100' 80% 60 (1) 2.0 3.0(1) 5 10 20 10 20 20
60,000

NOTES:
1
The Town Board has discretion to permit increased height for a mixed use that includes an arts use (museum or performing arts or similar) on the ground floor, as long as the height is less than considered a high rise per NYS Building Code.

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 § 301-151-A-7 Community Benefits
A. The Town Board has identified appropriate community benefits by which the applicants that opt into
the RRA-OD may increase density on site through parking reductions, additional gross floor area
and/or increased height/number of stories as described in Table XX. The maximum FAR with the
provision of community benefits is 3.0.

Table XX
RRA-OD Community Benefits

Community Type/Maximum Density Requirement

Benefit Category Increase/Parking Reduction
Parking 20% total reduction in Shared parking for complementary uses. Requires design
required off street parking and implementation of cross access. Certification that the
requirement peak parking of two or more uses occurs at different times
provided by a licensed traffic engineer. Does not apply to
municipally owned sites.
Parking No off-street parking Properties which opt into the Parking District through
required for nonresidential petition to the Town Board, where public parking lots
uses. within the Parking District are located within ¼ mile of at
least one of the main building entrances.
Parking Parking reduction for the Parking Management Strategy demonstrating how parking
number of stalls “parked” needs will be met off site.
off site.
Parking Reduction of up to 3 Construction and maintenance of a rain garden or bioswale
parking stalls for area to be designed to collect rain water of 200 square feet per
used for green parking stall reduction.
infrastructure
Promoting Multi 5% reduction in required off Provision of interior bicycle storage lockers for ½ of
modal street parking requirement proposed residential units.
transportation
Recreation Increase in the allowable Purchase of offsite Peconic River riverfront land within ½
gross floor area equivalent mile of the subject property provided that it meets the
to the area of the dedicated criteria below:
park area minus 10% (1) Such riverfront property is to be used in a passive manner
whether dedicated to the Town, conservation group, or
maintained privately.
(2) The property must remain accessible to the public in a
parklike setting for the community (which may include
outdoor art installation).
(3) No structures other than a structure that is accessory to the
use of the park/garden/art installation which does not
exceed 10% of the site area or 1,200 SF whichever is smaller.
(4) Covenants and restrictions be required to ensure that the
riverfront property is maintained as a publicly accessible
passive use park or similar in perpetuity.
Open Space or 3,000 SF floor area per 1 Purchase of up to 5 TDR credits (maximum of 5 credits per
Farmland TDR credit purchased project)
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 Community Type/Maximum Density Requirement
Benefit Category Increase/Parking Reduction
Preservation
Sustainability Additional 200 SF GFA for Design and implementation of green infrastructure for
Elements each 100 SF improved. drainage (rain gardens) on or off site.
Sustainability Additional 50 SF GFA for Green roof
Elements each 1000 SF of green roof
area.
Sustainability .25 increase in FAR for Gold USGBC Certified LEED buildings
Elements or Platinum LEED
certification
Recreation Additional 10% GFA for each Provision of public easement along the Peconic River (either
200 linear feet of easement through purchase or agreement with property owner)
dedicated.
Recreation Additional 5% GFA for each Improvement of public easement for public access to the
200 linear foot of easement riverfront.
improved for public access.
Recreation/visual 5% increase in GFA per 0.5- Permitting and implementation of physical improvements of
resources acre property improved. private or public riverfront property to enhance public views
of the Peconic River, incorporate green infrastructure and
accessible pedestrian improvements through
implementation of a boardwalk or path.

B. Additional Community Benefits Available for Properties Over 60,000 SF

Increased height and gross floor area may be provided with approval from the Town Board for
development on properties over 60,000 SF in size with the provision of community benefits.

Properties over 60,000 SF in size may achieve parking reductions and increased density through
community benefits outlined in the previous section and additional density increases as provided in
Table XX. The maximum additional floor area achieved for properties over 60,000 SF through the
application of community benefits is a Floor Area Ratio of 3.0.

Table XX
Additional Community Benefits Available for Properties Over 60,000 SF

Community Type/Maximum Density Requirement

Benefit Category Increase
Museum, Increase in maximum building Commitment to maintenance of the museum or other arts
performing arts
height for mixed use building attraction which is accessible to the public for a
at discretion of the Town reasonable period, but not less than 20 years.
Board (at a height less than
defined as a high rise building
per NYS Building Code).
Open Space or 3,000 SF floor area per 1 TDR Purchase of up to 10 TDR credits (maximum of 10 credits
Farmland credit purchased per project)
Page 6 of 10
 Community Type/Maximum Density Requirement
Benefit Category Increase
Preservation

§ 301-151-A-8 Design Standards.

(1) The principal building entrance and front shall face the primary street frontage and sidewalk. For
corner lots, both facades shall be coordinated and if necessary, the principal building entrance
shall be designated by the Planning Board.
(2) Facades of commercial buildings that face sidewalks or pedestrian walkways shall be broken up
into bays of no more than 30 feet in width, through use of variations in façade plane, piers, or
other architectural features complementary to the building style.
(3) Signage in the Railroad Avenue Urban Renewal Area Overlay District shall be provided in
accordance with Article XLVIII, Signs. All signs permitted in the Downtown Center (DC-3) District
are permitted as set forth in §301-254 I.
(4) Buffering and transitions.
(a) Trash and/or dumpster areas shall be screened by wood fences, equivalent no maintenance
fence materials that appear to be wood, landscaping, or a combination thereof, pursuant to
§ 245-8.
(b) Buffer plantings or landscaping or opaque fences, preferably wood fences, shall be provided
between commercial businesses and adjoining residential uses and maintained as a
condition of approval.
(5) Deliveries and loading activities shall, to the extent possible, be restricted to the hours between
8:00 a.m. and 5:00 p.m. on weekdays.

§ 301-151-A-9 Design Guidelines.

The design guidelines listed in the provisions below are intended as a guide for improvements on participating
developments on parcels within this overlay district.
(1) Where feasible, openings or gates shall be incorporated into fencing between private and public
properties to encourage pedestrian activity.
(2) The intent is to create buildings that are lasting and that each building adds to the revitalization
of the Urban Renewal Area. Accordingly, high quality materials are required (e.g. brick, granite,
or other masonry matter, including architectural block or architectural precast concrete).
Painted or natural utility concrete panels or masonry units, if used at all, must be confined to
rear elevations and in loading dock areas and not visible from the public right of way, or other
public gathering spaces.

§ 301-151-A-10 Development Standards

The development standards contained herein are required for parcels being redeveloped in accordance with
this article or relief from the Zoning Board of Appeals is required.

Page 7 of 10
A. Pedestrian environment.
(1) Sidewalks at least 6’ in width shall be constructed to achieve a walkable environment.
(2) Walkway pavement shall be a minimum of six feet wide and include pedestrian scale lighting at
a height of 12 feet or less, spaced no further apart than 50 feet on center.
B. Public space.
(1) Public space including alleys between buildings and walkways between building entrances and
adjacent public properties shall be consistent with the Objective Design Standards for Private
Development contained in the Riverhead Downtown Pattern Book.
(2) All properties greater than 60,000 SF shall incorporate activated public areas on the ground level.

C. Parking.
(1) The number of off-street parking spaces in the Railroad Avenue Urban Renewal Area Overlay
District shall be provided in accordance with § 301-231, with the exception that off street parking
requirements for residential use shall be calculated in accordance with Table XX as
recommended by the 2020 Riverhead Strategic Parking Plan and any Payment in Lieu of Parking
requirement that may be adopted by the Town Board as also recommended by the 2020
Riverhead Strategic Parking Plan.

Table XX
RRA-OD Required Parking for Residential Development
Use Minimum Parking Maximum Parking
Stalls Per Unit Stalls per unit
Studio/1 bedroom 0.50 1.00
2 bedroom 1.00 1.25

(2) Off Street Parking Design

i. Off-street parking shall not be permitted in the front yard.
ii. Parking shall be sited to the rear of buildings, away from street frontages when possible,
or to the side of buildings. In all cases, garages and parking areas shall be recessed at least
five feet from the primary front facade plane of the main building, and at least 15 feet back
from the front property line.
iii. Parking may also be located fully below buildings, partially below grade in a building, or at
grade within a building, provided it is fully enclosed and no entry is provided facing a public
street or front yard unless no other alternative exists. Structured parking that is partially
below grade shall be screened from the street by steps, trellises, or screens. Where
parking is provided on the ground floor, liner stores, which may consist of commercial uses
or accessory uses/amenities to multifamily developments are required along the public
streets. For block developments which front on more than 1 street, the requirement for
liner stores shall apply along all but one of the streets. Access to parking for block
developments shall be at the discretion of the approving agency.
iv. Curb cuts to parking lots shall be minimized by sharing driveways for access to adjacent
parking lots.
v. In order to provide shade, parking lots with 21 or more spaces shall have "orchard"
planting: one tree per 10 off-street spaces. Such trees shall be spread throughout the
Page 8 of 10
 parking lot and along the perimeter.
vi. Where parking lots cannot be located entirely in a rear yard, a vegetated buffer of at least
5’ in width shall be provided.
vii. To soften the appearance of parking lots and reduce the heat island effect, 10% of parking
lot area shall consist of landscaped islands.
viii. In order to provide area for stormwater recharge, at least one of the following
management techniques shall be used in parking lots where underlying soils support
infiltration of precipitation to the groundwater:
1. Where sanding and salting are not used in the winter, low-traffic or seasonal
parking overflow areas of the parking lot shall be surfaced with porous pavement,
grass pave, or gravel.
2. Landscaped areas of parking lots shall be planted, situated and graded in a manner
to provide infiltration and detention of runoff from paved areas.

§ 301-151-A-11 Compliance with the State Environmental Quality Review Act

The adoption of this Article was analyzed pursuant to the State Environmental Quality Review Act through
the preparation of a Full Environmental Assessment Form and analysis of development under a theoretical
build condition scenario for properties within the RRA-OD meeting the minimum area requirements and
which were considered more likely candidates for redevelopment. A traffic impact analysis was conducted
to supplement the analysis completed for the Brownfield Opportunity Area Step II Nominations Study in 2015
to assess the impact of redevelopment within the RRA-OD on the intersections where an impact was
anticipated under the full build out identified by the BOA – specifically the intersections of Center
Street/Court Street at West Main and at Roanoke and Peconic Avenues at Main Street.

The negative declaration adopted by the Town Board was supported by a SEQR analysis which evaluated
redevelopment of the following parcels applying the base GFA permitted under the code without the
application of community benefits to increase density.

- 0600128000200010000 - 0600128000300009000
- 0600128000200014001 - 0600128000300010000
- 0600128000200015000 - 0600128000300011000
- 0600128000200021001 - 0600128000300012001
- 0600128000200022000 - 0600128000300012002
- 0600128000300001000 - 0600128000300012003
- 0600128000300002000 - 0600128000300013000
- 0600128000300003000 - 0600128000300014000
- 0600128000300004000 - 0600128000300015000
- 0600128000300005000 - 0600128000300017001
- 0600128000300006000 - 0600128000300018000
- 0600128000300007000 - 0600128000300019000
- 0600128000300008000 - 0600128000300020000

The SEQR documents are on file with the Town Building Department for reference. Any applications that are
consistent with the thresholds utilized in evaluation of the adoption of the Overlay District shall benefit from
the adopted Negative Declaration.

Projects which exceed the base thresholds for redevelopment within the RRA-OD and/or provide community
Page 9 of 10
benefits to increase density will be required to prepare a Full Environmental Assessment Form and a SEQR
review will be conducted by the Town. Dependent upon the increase in traffic volume in comparison to the
volumes evaluated for adoption of this Article, a Traffic Impact Study may be required to evaluate the need
for traffic mitigation (which may include installation of a traffic signal, modified traffic signal timing, or lane
reconfigurations/restriping) if demonstrated to improve level of service at area intersections.

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