1-540 W Hamilton RFP FINAL.docx

Redevelopment Authority of the City of Allentown (RACA)

COMPLETE RFP PACKAGE

540 W HAMILTON ST

TABLE OF CONTENTS

1) RFP PROCESS & INSTRUCTIONS GUIDE

2) MASTER REDEVELOPMENT RFP

3) EVALUATION & SCORING CRITERIA

4) RFP RESPONSE TEMPLATE Editable Proposal Submission Template

5) APPENDIX NON-COLLUSION & ETHICS AFFIDAVIT

6) PROPERTY DISCLOSURE & SITE INFORMATION SHEET

7) DEVELOPMENT REQUIREMENTS

8) SITE VISIT INFORMATION

RFP PROCESS & INSTRUCTIONS GUIDE

Guidance for Submitting Proposals

PURPOSE OF THIS GUIDE

This document is provided as a companion to the RFP Response Template and the Master RFP issued by the Redevelopment Authority of the City of Allentown (RACA). Its purpose is to clearly explain the RFP process, expectations, evaluation methodology, and post-selection steps so that all respondents large or small have a clear and equal understanding of how proposals are reviewed and selected.

WHAT IS AN RFP?

A Request for Proposals (RFP) is a competitive procurement process used by RACA to identify qualified development partners for Redevelopment Authority owned or Authority controlled properties. The RFP process ensures transparency, fairness, and accountability while allowing flexibility for innovative and community-responsive solutions.

WHO SHOULD RESPOND

· Experienced real estate developers

· Emerging and local developers

· Minority and women led development firms

· Nonprofit and mission driven organizations

· Public-private partnerships

· Multidisciplinary teams (developer, architect, operator, community partner)

HOW RACA’S RFP SYSTEM WORKS

RACA has three separate documents that should guide the applicant when submitting an RFP. These include:

· Master RFP -establishes Authority wide rules, goals, and procedures

· RFP Response Template – standardizes how proposals are submitted and reviewed

· Property Specific Addendum – provides site-specific information and requirements Proposals will be reviewed for consistency with the goals and objectives of the RFP. A Review Committee will be formed made up of RACA leadership, RACA board members as well as City of Allentown DCED staff. A recommendation will be made by the Review Committee to the Board members of RACA who will ultimately make the final determination for the selection of a preferred proposal.

MULTI-STEP RFP PROCESS

RACA generally utilizes a Two-Step Request for Proposals process, consistent with HUD guidance, for complex redevelopment projects.

Step One: Technical Proposal (Unpriced)

· Step One focuses on the quality of the proposal, the development concept, and the capacity of the team.

· Financial pricing or purchase offers are strictly prohibited in this section.

· Evaluate development vision and feasibility

· Assess alignment with City housing and planning goals

· Review Economic and Community impact section

· Evaluate developer experience and technical capacity

Step Two: Sealed Price Proposal (Priced) *Section two must be sent separately from section one and sealed

· Submission of purchase price or financial consideration

· Sources and Uses budget

· 5-year Preliminary proforma

· Requested public investment or incentives, if any

As a final step, RACA may request an interview with the applicant to further evaluate their proposal or clarify what had been previously submitted.

HOW PROPOSALS ARE EVALUATED

· Proposals are evaluated using a scoring framework designed to balance public benefit, feasibility, and value as well as financial consideration

· Economic and Community impact plan and outcomes

· Quality and feasibility of the development concept

· Alignment with city goals and priorities (i.e. affordable housing, workforce opportunities)

· Experience and capacity of the development team

· Project schedule and risk management

· Innovation and long-term public benefit

SCORING TRANSPARENCY

A detailed scoring chart is included in the RFP Response Template. Scores are based solely on the information submitted. Proposers are encouraged to clearly and directly address each scoring category. Based on the scoring criteria for each project, RACA will select their preferred developer. Proposal scoring and priorities may vary depending on the desired outcomes of the project.

COMMON MISTAKES TO AVOID

· Including pricing in Step One submissions

· Failing to address priority alignment or community & economic impacts

· Providing vague or incomplete responses

· Ignoring instructions in the Property Specific Addendum

· Submitting marketing materials without substantive detail

WHAT HAPPENS AFTER SELECTION

Following selection, RACA will enter into negotiations with the selected proposer(s). The process may include:

· Negotiation of development agreements

· Due diligence and site control

· Zoning and land development approvals

· Financing and closing

· Construction and ongoing compliance monitoring

RESERVATION OF RIGHTS

RACA reserves the right to reject any or all proposals, request clarifications, negotiate terms in the public interest, select different developers for different properties, or cancel an RFP at any time.

Redevelopment Authority of the City of Allentown

REQUEST FOR PROPOSALS (RFP)

MASTER REDEVELOPMENT RFP

Issued by:

The Redevelopment Authority of the City of Allentown (RACA)

This Master RFP is intended for general use across all Authority-issued redevelopment solicitations.

1. INTRODUCTION AND AUTHORITY

The Redevelopment Authority of the City of Allentown is committed to revitalizing neighborhoods through strategic redevelopment that transforms blighted properties into safe, affordable, attractive, and livable spaces with prioritization of home ownership opportunities where feasible for Allentonions. We champion investment that raises property values without displacement, ensuring balanced growth and long-term stability and quality of life.

This Master Request for Proposals (RFP) establishes a standardized, transparent, and reusable framework for soliciting development partners for Authority-owned or Authority-controlled properties.

2. PURPOSE OF THE RFP

The purpose of this RFP is to identify qualified, experienced, and mission-aligned developers capable of planning, financing, constructing, and operating redevelopment projects.

· Advance equitable and inclusive redevelopment

· Expand economic opportunities for the surrounding community

· Increase affordable and workforce housing

· Create living-wage employment opportunities

· Stabilize neighborhoods and prevent displacement

· Encourage innovative and sustainable development

· Ensure compliance with public funding requirements

3. APPLICABILITY AND GENERAL USE

This Master RFP is not site specific. It is intended for general use across all redevelopment solicitations issued by RACA. Individual redevelopment opportunities will be issued through Property Specific Addenda (see attached).

4. ALIGNMENT WITH CITY PLANS AND PRIORITIES

Proposals must also align with the City of Allentown’s adopted housing, land use, and economic development plans.

· Address housing shortages and unmet demand

· Support affordable and workforce housing

· Promote long-term housing stability

· Support mixed-income communities

· Eliminate Blight

· Minimize displacement

· Increase high-demand job opportunities (especially in the fields of manufacturing and healthcare)

5. SCOPE OF REDEVELOPMENT

Redevelopment may include, but is not limited to:

· Residential and mixed-use projects

· Adaptive reuse of existing structures

· Commercial or office development

· Institutional and community facilities

· Manufacturing or light industrial uses

· Healthcare, childcare, educational, or cultural uses

6. PROCUREMENT METHOD – TWO-STEP RFP PROCESS

RACA will utilize a Two-Step Request for Proposals process consistent with HUD guidance.

6.1 Step One – Technical Proposal (Unpriced)

Step One evaluates technical merit and public value. Pricing should not be included.

· Executive summary

· Development design and feasibility of the project

· Economic and Community impact plan

· Team qualifications

· Project approach and schedule

6.2 Step Two – Sealed Price Proposal (Priced)

· Purchase price or consideration

· Site control terms

· Sources and uses budget

· 5-year Pro Forma

· Requested public assistance or incentives, if any

7. EVALUATION CRITERIA

General evaluation factors include:

· Impact on economic opportunities, job creation, affordable housing and the surrounding community

· Quality and feasibility of design concept

· Experience and capacity of individual/ team

· Project schedule and risk management

· Long term public benefit

8. PROPERTY SPECIFIC ADDENDA

Each project will include a Property Specific Addendum (Property Disclosure) detailing site information, zoning, priorities, financial parameters, and submission instructions (see attached).

9. COMPLIANCE AND NON-DISCRIMINATION

· All proposers must comply with applicable laws and regulations.

· Fair Housing and Equal Opportunity laws

· HUD procurement requirements

· Pennsylvania Right-to-Know Law

· Non-collusion and ethics requirements

· Local workforce, MWBE, and Section 3 requirements, where applicable

10. RESERVATION OF RIGHTS

RACA reserves the right to reject any or all proposals, waive informalities, negotiate in the public interest, and modify or cancel this RFP.

Redevelopment Authority of the City of Allentown

RFP RESPONSE TEMPLATE

Editable Proposal Submission Template Friday, February 6th, 2026

INSTRUCTIONS TO RESPONDENTS

This document is an editable template intended to guide respondents in preparing a complete and organized proposal in response to an RFP issued by the Redevelopment Authority of the City of Allentown. Additional pages may be added as needed. All submissions must be uploaded to PennBid. The RFP can be found digitally at no cost on PennBid at https://pennbid.bonfirehub.com/

All questions related to the specific property, project details, or proposal content must be submitted electronically via the “Ask a Question” feature in PennBid no later than Monday, March 2, 2026. Responses to all submitted questions will be issued via a Public Notice and posted on PennBid. Bidders who have registered with and downloaded documents for this project from PennBid will be notified by email when a change or addenda has been posted.

Bids must be submitted electronically via PennBid at https://pennbid.bonfirehub.com/and be received by RACA no later than Wednesday April 1st, 2026 at 4:00 p.m.

The Redevelopment Authority of the City of Allentown (RACA) will host a Technical Assistance session on Tuesday, March 3, 2026, from 12:00 PM to 1:00 PM to support applicants who need guidance completing the RFP or understanding submission requirements. This session will focus on the application process and will not address property or project specific proposals. To register for the Technical Assistance session, please email Kevin McNulty Kevin.mcnulty@allentownpa.gov no later than Monday, March 2nd, 2026.

NOTE: In this document the term "proposer" shall mean the person or team or individual making a proposal based on this RFP. The term "proposer" and the term "team or individual" are used interchangeably.

1. PROPOSER INFORMATION

Legal Name of Proposer: ______________________________________________________________________ Business Address: _____________________________________________________________________________ Primary Contact Name & Title: ______________________________________________________________ Phone Number: _______________________________________________________________________________ Email Address: _______________________________________________________________________________ Type of Entity (LLC, Nonprofit, Partnership, etc.): _______________________________________

2. EXECUTIVE SUMMARY

The proposer shall provide a concise summary of the proposal describing the overall project and how the goals and objectives of this RFP will be achieved. The Executive Summary shall address the project description; alignment with RFP goals; and the proposal’s responsiveness to the project requirements and evaluation criteria, including economic and community impact, project design, team experience and qualifications, project approach.

3. FINANCIAL CAPACITY AND OFFER (SEALED SEPARATELY)

· Financial offer for the property

· Sources and Uses budget

· 5-year Preliminary Proforma

· Adjustment with public assistance or incentives, if any being requested Should be mailed to the same address as stated above.

4. PROJECT DESIGN & FEASIBILITY

The proposer shall submit a design narrative describing the project concept, building type(s), size, materials, and amenities, and demonstrating consistency with applicable zoning and permitted Building Types.

Submissions shall include a rendering and demonstrate compatibility with the surrounding area , high-quality and durable materials, pedestrian-oriented site design, and a strong public realm.

5. TEAM EXPERIENCE AND QUALIFICATIONS OF THE FIRM

The proposed team or individual(s) must provide information that clearly demonstrates that they have the experience to design, secure governmental approvals to, build, market, and operate the Project

Outline overall staffing and specialties of development team, including qualifications, selected activities pertinent to this project, and detailed description of team or individual’s previous relevant project experience

Description of team or individual’s role in similar projects. List any completed similar development projects describing the type, location, size, cost, date of completion, and the team or individuals/team’s role within the project

The proposer shall submit a preliminary statement of available financial resources sufficient to complete the proposed development and demonstrate the financial qualifications of the team or individual(s). Financial information will be kept confidential to the extent permitted by law.

6. ECONOMIC IMPACT, JOB CREATION, AFFORDABLE HOUSING AND COMMUNITY IMPACT

The proposed team or individual(s) shall provide a summary of anticipated economic impacts of the project and articulate the desirability and significance of these effects. Desirability and significance of economic impact should be presented consistent with the surrounding context of the site. At minimum, the proposer must include responses to key indicators in their summary of economic impact.

Primary Indicators include:

a. Local Jobs created, blight reduction, net changes in: real estate taxes, earned income taxes, sales taxes, business privilege taxes.

b. Affordable housing units created (both in number and as a percentage of the total units). A high scoring residential project (if 100% residential) must have a minimum of 50% of units reserved for affordable housing.

7. PROJECT SCHEDULE AND APPROACH

The proposer shall describe the methods and procedures to complete the work, including data collection and analysis, sequencing of major steps, and management of the work to ensure timely completion. Submissions shall include:

1. Project Schedule: Major milestones, including closing, approvals, demolition, construction phasing, marketing, and occupancy, highlighting critical trigger dates.

2. Site Control & Consideration: Type and duration of site control requested and consideration offered.

8. CERTIFICATION & SIGNATURE

Authorized Representative Name: ________________________________ Title: ________________________________ Signature: ________________________________ Date: ________________________________ Redevelopment Authority of the City of Allentown (RACA)

RFP EVALUATION & SCORING CHART

The following scoring criteria will be used by the Redevelopment Authority of the City of Allentown (RACA) to evaluate proposals. Proposals will be scored based solely on the materials submitted.

As mentioned, scoring criteria differs for every project and the particular scoring criteria below should only be regarded for this project.

*Financial capacity documentation and the offer shall be submitted together in a single, sealed section, separate from the remainder of the RFP submission.

TOTAL POSSIBLE SCORE: 100 POINTS

RACA reserves the right to request presentations, seek clarifications, and select a proposal that best advances the public interest.

Redevelopment Authority of the City of Allentown (RACA)

APPENDIX NON-COLLUSION & ETHICS AFFIDAVIT

This affidavit is submitted in connection with a proposal to the Redevelopment Authority of the City of Allentown (RACA).

NON-COLLUSION CERTIFICATION

The undersigned certifies that this proposal has been developed independently and without consultation, communication, or agreement with any other proposer or competitor regarding prices, proposal content, or submission strategy. No attempt has been made to induce any other party to submit or refrain from submitting a proposal, or to engage in any collusive or anti-competitive conduct.

ETHICS & CONFLICT OF INTEREST DISCLOSURE

The undersigned affirms that no officer, employee, board member, or agent of RACA or the City of Allentown has received or been offered any gift, compensation, or thing of value intended to influence this procurement. Any actual or potential conflicts of interest have been fully disclosed.

COMPLIANCE

The undersigned agrees to comply with all applicable federal, state, and local laws, including HUD procurement standards, the Pennsylvania Ethics Act, and the Pennsylvania Right-to-Know Law.

CERTIFICATION

I certify under penalty of perjury that the information contained herein is true and correct.

Developer / Firm Name: ____________________________________________________________________

Authorized Representative Name & Title: ________________________________________________

Signature: ____________________________________________________________________________________

Date: _________________________________________________________________________________________

PROPERTY DISCLOSURE & SITE INFORMATION SHEET

Project Context 540 W Hamilton St is located in the heart of Downtown Allentown’s commercial corridor, a block from N 7th St/PA Route 145 with over 63,000 vehicles daily, offering significant potential patronage. Downtown Allentown, Pennsylvania's third-largest city, has over 125,000 residents, hundreds of businesses, and thousands of people who live and work downtown. The Redevelopment Authority seeks a team or individual to build upon Downtown Allentown’s existing draws and create a project that adds to its success.

Approximately 52,000 residents live within a 1-mile walking distance of the site, presenting a strong demand for new destinations. The site is within 90 miles of New York City and 63 miles from Philadelphia, and a minute walk from the PPL Center (472,000 attendees in 2024), Da Vinci Science Center (485,000 yearly), and Archer Music Hall (285,000 projected yearly attendees). Current and future developments along the corridor offer seamless pedestrian connections to these attractions.

Downtown employers include ADP, Morgan Stanley, Merrill Lynch, PPL Corporation, Lehigh Valley Health Network, City of Allentown, Lehigh County Government, and the Allentown School District, supporting a steady influx of workers and patrons.

On the following page is a visual of Downtown Allentown’s attractions. The gold star indicates the project site. All submissions are expected to consider the existing attractions and amenities and demonstrate how these assets will be leveraged into a successful project.

The project site is located within Allentown’s Neighborhood Improvement Zone (NIZ), a special taxing district established by state law in 2011. The NIZ, overseen by ANIZDA, has generated over $1 billion of investment and funded over $26 million in public improvements such as trash cans, parking kiosks, street trees, sidewalks, and curbing. 540 W Hamilton is represented by the red star on the NIZ map.

Project Site 540 W Hamilton sits on a 2,000 sq. ft. lot with approximately 5,800 sq. ft. of building space. This 3-story storefront building, built in 1890, is mixed-use and includes an elevator suitable for commercial or residential use. There is no off-street parking, but the Allentown Parking Authority’s Community Deck is directly behind the building.

The building is located in a vibrant corridor with complementary businesses like Tacos and Tequila, Assembly 88, Kyle’s Courthouse Deli, and Americus Hotel. Satellite and street-view images below show the site in context.

The MX-D zoning district supports high-intensity downtown activity, with mixed-use buildings including ground-floor storefronts and upper-story offices, residential, and commercial uses. A strong proposal should leverage the area’s concentration of employers, businesses, visitors, and foot traffic. The property is the only vacant storefront on the 500 block, making active use desirable.

Development Requirements The Redevelopment Authority seeks a project that activates this underutilized parcel while incorporating a public benefit, ideally including affordable housing. Consideration should be given to zoning incentives for affordable housing, such as reduced parking requirements.

Affordable housing is defined as housing costing no more than 30% of a household’s monthly income, including utilities. Favorability will be given to units reserved for 80% AMI (Area Median Income) or below, with workforce housing for 80–120% AMI also encouraged. The ground floor may support commercial use while providing high-quality affordable housing where appropriate.

The existing building must be retained; demolition is prohibited. 540 W Hamilton is within the Historic Building Demolition Overlay (HBDO), which promotes reuse and rehabilitation to protect the historic character of the area.

Property Site Visit Proposers may have a walk through of the building and the entire project site. All interested parties are invited to have access to 540 W Hamilton St on Tuesday, February 17th, 2026. RACA staff will accompany prospective team or individuals and be able to answer any questions about the physical site. Please contact Kevin McNulty at Kevin.mcnulty@allentownpa.gov by Friday February 13th, 2026 to confirm your attendance for the site walk through on Tuesday, February 17thth, 2026.

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