2P26-002 Redevlopment of Mill Building for Workforce Housing.pdf

Date issued: October 16, 2025

Request for Proposals 2P26-022

The City of Bristol is accepting proposals for the following:

Redevelopment of Remediated Mill Building for Workforce Housing

All submissions must be made in accordance with the specifications supplied by

The City of Bristol

Purchasing Department

111 North Main Street

Bristol, CT 06010

Submissions will be received until 1:00 pm, December 17, 2025

Nancy P. Haynes

Purchasing Agent, City of Bristol

Tel (860) 584-6195 nancyhaynes@bristolct.gov http://www.bristolct.gov/bids

City of Bristol, Connecticut

RFP 2P26-022

INDEX

I. Work Specifications page

1. Introduction 1

2. Property Description 2

3. Environmental Status 3

4. Development Incentives 3

II. Submission Requirements

1. Submission Due Date 5

2. Directions for Written Submission 5

3. Evaluation Criteria 7

4. Addenda 7

III. Contract Considerations

1. Equal Opportunity – Affirmative Action 8

2. Indemnification 8

3. Insurance 8

4. Other Considerations 9

5. Freedom of Information 9

IV. Forms and Attachments

1. Submission Form

2. Acknowledgement Form

3. Non-Collusion Affidavit

Redevelopment of Remediated Mill Building for Workforce Affordable Housing

Request For Proposals

2P26-022

I. WORK SPECIFICATIONS

I.1 INTRODUCTION

The City is accepting submissions from developers and associated parties for the transfer of ownership and redevelopment of an approximately 3.54-acre property commonly known as the J.H. Sessions and Son Building at 273 Riverside Avenue, Bristol CT (the “Property”). The City intends to transition this environmentally remediated property from an abandoned mill building to a vibrant apartment community. As such, the City is prepared to transfer the property for the sum of $1, as well as consider additional development incentives, to support the selected project.

Bristol is leading a revitalization of the Riverside Avenue corridor, an effort known locally as the “Riverside

Revival.” Riverside Avenue runs parallel with the popular Veterans Memorial Boulevard Park and is a key gateway to the City’s reenergized downtown. The City is embarking on a State funded streetscape reconstruction for Riverside Avenue while encouraging new development and business activity along the busy corridor. Redevelopment of the 80,000 square-foot J.H. Sessions and Son building – a handsome brick building with high ceilings, wooden floors, exposed beams, and similar desirable features – stands as the centerpiece of the “Riverside Revival.” The City, together with New Colony Development Corp. landbank and the Connecticut

Department of Economic and Community Development, are providing quite literally a “clean slate” for developers to consider: the Property has been remediated to State requirements and is poised for redevelopment as soon as possible.

Please view the video below for a brief description of this opportunity:

https://bristolallheart.com/edp/j-h-session-son-building-remediation-and-future-development/

The City invites qualified parties for the purchase and redevelopment of the property to workforce housing.

For purposes of this RFP, “workforce housing” is defined as apartment/condo units that are income restricted for those earning 50% to 120% of area median income. Projects may include 100% of living units designated as workforce housing or a combination of workforce and market rate units. The City is interested in prospects that maximize the number of living units while enhancing the City's economic and housing base through a redevelopment project that meets high standards of design, market feasibility, and that can offer other benefits to the community.

Enhancing a sense of place and the gateway to downtown Bristol is important. High standards of urban design, pedestrian friendliness, and market feasibility are expected. The City is not interested in proposals for speculative purposes, and will require a performance bond or another suitable vehicle to assure prompt completion.

In February 2018, the City of Bristol adopted an Energy Plan for the purpose of formalizing policies relative to energy usage and efficiencies for such usage. The City considers a redeveloper’s active interest in alternative energy systems and renewable resources as an aspect of redevelopment for this parcel.

One or more qualified proposals will be selected, and representatives will be invited for an interview with City officials. Should the first selection be unable to complete an agreement for any reason, the City reserves the right to pursue other developers.

The property is undergoing final remediation and groundwater monitoring, funded with a State of Connecticut

Brownfields Cleanup Grant. The anticipated remediation completion date is June 2026.

New Colony Development Corp., an independent state certified land bank acting as a vendor for the City of

Bristol, is coordinating environmental cleanup and managing the State of Connecticut Brownfields Grant.

The property had been in tax arrears for a number of years; the City assumed control of the property via foreclosure of tax-related liens, which facilitated remediation efforts of the property. The property is now free of encumbrances and tax liabilities.

A site visit is scheduled for November 12, 2025 at 11:00 am to enable interested parties an opportunity to review the building interior and discuss the property.

1.2 PROPERTY DESCRIPTION

The 3.54-acre property is zoned BHC (“Route 72 Corridor Business Zone”) and has 500 feet of frontage on

Riverside Avenue, also known as State Route 72. The property is bordered on the north by limited use: active freight rail tracks of the Pan Am line (formerly the Guilford Line running on the Boston and Maine). From about 1900 to present the site has been occupied by an approximately 80,000 square foot multi-story industrial mill building divided on four levels (there are two elevator shafts). The Sessions Building is one of the few industrial “mill” buildings remaining in Bristol today. The building does have a few interesting architectural features both inside and out. The Sessions Company used the building for the manufacture of hardware for steamer trunks. The building is vacant and void of personal belonging and debris.

The Bristol Zoning Regulations are found at the link below.

https://ct-bristol2.civicplus.com/DocumentCenter/View/19065/Zoning-Regulations---effective-11524?bidId=

The Zoning Regulations reference the Route 72 Corridor Plan, which is found here:

https://www.bristolct.gov/DocumentCenter/View/270/Rte-72-Corridor-Study-Approved-Version2?bidId=

The property is located in a state Enterprise Zone, Federal Opportunity Zone, and local Tax Increment

Financing (TIF) Zone; there are certain property tax incentives available for substantial renovations.

A Market Feasibility Profile for 273 Riverside Avenue is found here:

https://www.bristolct.gov/DocumentCenter/View/46159/2P24-075-Market-Feasibility-Profile---Esri-2023

The City of Bristol has coordinated several environmental site assessments performed on the Sessions property, as follows:

a. Phase I Environmental Site Assessment, HRP Associates, Inc., 2003

b. Phase II Subsurface Investigation Report, HRP Associates, Inc., 2005

c. Final Targeted Brownfields Assessment Report, EIGov Ltd and ICF International, 2010.

d. Site Investigation Summary and Conceptual Remedial Action Approach," Leggette, Brashears &

Graham, Inc., October 2017.

e. Updated Phase I, Geoquest, 2020

f. Remedial Action Plan, Geoquest, 2023

g. Status of Land Remediation Report, Geoquest, January 26 2024

The reports above, as well as additional materials, are available for review via the following website:

https://www.bristolct.gov/Bids.aspx?BidID=1428

Interested parties are advised that the City of Bristol owns property located at 296 Riverside Avenue, immediately across the street from 273 Riverside Avenue. The land parcel, consisting of 0.44 acres, rests between Route 72 and the Pequabuck River. A single building (constructed circa 1958) exists on the site. The

City intends for the transfer of 296 Riverside Avenue to the party selected through this solicitation, as part of an overall site development strategy. It is the City’s expectation that the property may serve as parking, green space, or similar amenity to support the project at 273 Riverside Avenue.

The City of Bristol has prepared an aerial view of the Sessions property available at the following link:

https://www.youtube.com/watch?v=-rT8yFQDgkA&t=328s

In the interest of spurring development concepts and strategies, the City engaged a design team to prepare architectural renderings showing conversion of the building into residential spaces. The designs were solely designed to give interested parties a sense of what is possible. Note that the City encourages proposals featuring more units than are represented on the attached architectural floor plans (56 units). The City does not specifically endorse the designs; interested parties are encouraged to develop solutions as may be appropriate for their business model. The architectural renderings, as well as a conceptual parking configuration, are available for viewing via the following link:

Architectural Floor Plans

It is important for interested parties to understand that the City is currently designing a complete streetscape treatment for the Riverside Avenue corridor. Construction for this project is being funded with State of CT funding that has been secured. To learn more, please see the Route 72 Corridor Study at the link below:

Streetscape Study and Design Concepts, GM2 Associates April 2021

1.3 ENVIRONMENTAL STATUS

As of October 3, 2025interior remediation is complete with minor exterior remediation expected to be complete by December 31, 2025. Groundwater monitoring is ongoing, and an Environmental Use Restriction will be placed on the City of Bristol land records for the property.

1.4 DEVELOPMENT INCENTIVES

The City of Bristol offers the potential of local tax assistance for appropriate projects, and the Connecticut

Housing Finance Authority (CHFA), CT Department of Housing, CT Department of Economic and Community

Development, and Federal Government offer various financing programs for workforce housing. Certain known development incentives include:

1.4.1 “BUILD 4 CT” FINANCING for WORKFORCE HOUSING

The Connecticut Housing Finance Authority (CHFA) program provides subordinate loans with favorable terms and flexible underwriting. More information on the Build 4 CT program is found on the CHFA website at https://www.chfa.org/

1.4.2 FEDERAL LOW INCOME HOUSING TAX CREDIT PROGRAM

Please note updates to the 2026/2027 4% and 9% Qualified Application Plan (QAP) at the following link:

https://www.chfa.org/developers/tax-credit-program/lihtc/ . Please note the 2026 Qualified Allocation Plan has been updated as of October 1, 2025 and application modifications include submission of plans and specifications at minimum level of 90% completion.

1.4.3 HISTORIC TAX CREDIT PROGRAM

More information is found here: https://portal.ct.gov/decd/content/historic-preservation/02_review_funding_opportunities/tax-credits/historic-rehabilitation-tax-credit

1.4.4 TAX INCREMENT FINANCING

273 Riverside Avenue, as well as the surrounding property, is located within the City of Bristol Tax Increment

Financing (TIF) district. TIF is an economic development tool used to incentivize private development, public infrastructure design/construction, and more. TIF earmarks the future real property tax increases within a designated project area (TIF District) and may be able to help finance private development projects within the

TIF District. Such projects are referred to as Credit Enhancement Agreements. To learn more, click here:

https://www.bristolct.gov/DocumentCenter/View/22625/Final-Signed-TIF-Master-Plan

1.4.3 ENTERPRISE ZONE

CGS 32-70, designates the establishment of the state's Enterprise Zones. The purpose of the Enterprise Zone is to attract redevelopment, renewed investment, and job opportunities. Qualified industrial, commercial and residential properties are eligible for tax incentives. For more information on Bristol Enterprise Zone, please see information via the following links:

http://www.bristolct.gov/DocumentCenter/View/500/Bristol-Enterprise-Zone-Brochure-2015?bidId= http://www.bristolct.gov/DocumentCenter/View/504/Bristol-Enterprise-Zone---Map?bidId=

1.4.4 CT MUNICIPAL DEVELOPMENT AUTHORITY

Please note that the Bristol is a member of the Connecticut Municipal Development Authority (CMDA). It is possible, though not confirmed at this time, that 273 Riverside Avenue will be located within CMDA’s downtown Bristol focus area. Visit www.wearecmda.org for more information.

II. SUBMISSION REQUIREMENTS

II.1 SUBMISSION DUE DATE

Submissions will be accepted by the City of Bristol Purchasing Department until 1:00 pm, December 17, 2025.

Submissions received after that time will not be considered. Submissions may be withdrawn 120 days after opening if no award has been made.

The City may invite a short list of responding firms for an interview based upon its review of submissions.

Unless otherwise indicated, submissions are assumed to be valid for one hundred twenty (120) days from the date that Submissions are due.

II.2 DIRECTIONS FOR WRITTEN SUBMISSION

Interested firms are required to submit one original copy via digital media of the proposal to Nancy P. Haynes, Purchasing Agent, no later than the date and time noted above. Submissions are to be made via email at

Purchasing@bristolct.gov or USB drive; the City does not assume responsibility for failure of submissions to be received by the City by the date and time noted above. Submissions shall consist of the following:

1. Site Name/Address

2. Overview of development project proposed by the development team

3. General description of proposed building usage, including but not limited to:

a. Total square footage (broken out by common area and leasable/saleable spaces)

b. Number of residential units broken out as follows:

% of market rate vs. workforce units including AMI figures (number of units at 50% AMI, number of units at 80% AMI, etc.)

c. Parking

d. Amenity space

e. Description of energy efficiency/alternative energy components if applicable

4. Description of site improvements, including but not limited to:

a. Conceptual site plan/development scenario, which may include a phased approach

b. Explanation of how the project complies with Bristol zoning regulations

c. Open space, quantified in acres or square feet (if applicable)

d. Parking (identifying structured spaces separate from surface and on-street spaces, if applicable)

e. Other unique features (public amenities, civic space, etc.)

5. Description of development team, including but not limited to:

a. Project Management

b. Architecture and Design

c. Engineering

d. Construction Management

e. General Contractor

f. Commitment to utilize minority, women owned, or small business contractors

g. Post-development management, maintenance, marketing, etc.

6. Proposed development schedule and milestones

7. Identification of any incentives anticipated to be requested of the City and/or state (e.g. infrastructure improvements, tax abatements, state investment or grants, applicability of TIF program, etc). Of particular interest is a preliminary estimate of the local property valuation/tax abatement required for the project to pencil financially. An estimate is only required at this time, as it is understood that this number is dependent on other sources of financing which may not be known at this time.

Information Requested of Short-Listed Firms

Following review of all submissions received, the City anticipates development of a short-listed set of interested parties, which would be invited to interview with the City’s designated committee, and from which the following information will be requested to be provided:

Audited Financial Statement, including but not limited to, balance sheet, statements of income and retained earnings, statements of cash flow, and the statement of auditor’s opinion. Financial statements that are reviewed by a licensed CPA firm may be considered in lieu of audited financial statements, at the sole discretion of the City of Bristol.

Such financial information shall be provided in a separate enveloped clearly marked “Confidential”

Information Requested of Selected Firm

Upon completion of review of all materials received in the original submission and materials received from short-listed firms, the City anticipates negotiation with a single selected firm. Said firm will be requested to provide a project budget including:

a. Development pro forma, inclusive of all hard and soft costs, developer fee, owner equity contribution, infrastructure related costs, etc.

b. A sources and uses statement, clearly identifying from where funding sources will be secured and how said funding will be applied to the project development.

c. Financial assumptions (e.g. availability of LIHTC, Tax Abatements, Grants, etc.)

In addition to such information, the following information will be requested, which shall remain confidential and shall only be used by the City for analysis of viability of the information provide above.

d. Operating pro forma, detailing a 15-year schedule of revenues and expenses, inclusive of showing absorption assumptions, debt service payments, and identification of annual return on cash (ROE) and the average annual internal rate of return (IRR).

Such financial information shall be provided in a separate enveloped clearly marked “Confidential”, Discussion is anticipated to meet with the single selected firm to negotiate proposed terms to acquire and/or lease property from the City for the purposes of development.

II.3 EVALUATION CRITERIA

Selection of the awarded entity will be the responsibility of a committee consisting of City designated representatives. The evaluation will be based upon the written submissions and selected interviews/scope reviews. The factors which will be evaluated (not necessarily listed in order of priority), include the following:

Overall strength of proposed development plan

Responsiveness, quality and completeness of submission

Development plan is consistent with Bristol’s development goals and objectives

Capacity of development team, and ability to complete the proposed development plan within the specified project schedule and budget

Consistency of proposed development schedule with overall development of key projects within the downtown area

Extent to which development budget can be implemented without reverting to additional public sector assistance (beyond that identified within the submitted development proposal)

Extent to which development budget leverages private investment to the greatest extent possible

Extent to which proposed development incorporates “green” principles, such as alternative energy, energy efficiency, and green building practices to the greatest extent possible

Inclusion of amenities, programs and unique features that address needs of the City at large

Post-development plans, including property management, marketing, and maintenance

The firm’s knowledge of, and experience with, redevelopment of challenged properties

The firm’s knowledge of, and experience with, remediation of hazardous and/or regulated materials

The firm’s ability to provide strategic planning for subsequent reuse of brownfield sites

The firm’s experience in redevelopment of existing properties into market rate housing or other appropriate reuse

The firm’s financial capacity to fully complete such redevelopment

The City may invite a short list of responding firms for an interview/presentation, based upon its review of written submissions.

II.4 ADDENDA

If it becomes necessary to revise any part of this request or if additional data is necessary to enable interpretation of provisions of this document, revisions or addenda will be provided to all prospective firms who receive this document; such revisions or addenda will additionally be posted on the following website:

http://www.bristolct.gov/bids

This document includes an acknowledgement page; this page must be faxed back to the Purchasing

Department, to ensure proper notification of changes to the published documents. The City of Bristol does not assume responsibility for any vendor that does not receive revisions or addenda, where the vendor has not acknowledged receipt of any portion thereof.

Questions regarding this document should be referred to Nancy P. Haynes at (860) 584-6195 or at nancyhaynes@bristolct.gov .

A summary of all questions and answers will be made available to each firm if they might influence the award of the contract.

III. CONTRACT CONSIDERATIONS

III.1 EQUAL OPPORTUNITY – AFFIRMATIVE ACTION

The successful firm shall comply in all aspects with the Equal Employment Opportunity Act. A firm with 15 or more employees shall be required to have an Affirmative Action Plan which declares that the contractor does not discriminate on the basis of race, color, religion, gender, national origin or age, and which specifies goals and target dates to assure the implementation of equal employment. A firm with fewer than 15 employees shall be required to have a written equal opportunity policy statement declaring that it does not discriminate on the basis of race, color, religion, gender, national origin or age.

Findings of noncompliance with applicable State and Federal equal opportunity laws and regulations could be sufficient reason for revocation or cancellation of this contract.

III.2 INDEMNIFICATION

The awarded firm agrees to indemnify, defend, and save harmless, the City of Bristol, as well as its officers, agents and employees from any and all claims and losses to the extent caused by the negligent act, error or omission of the awarded firm resulting from the performance of this contract, except to the extent caused by the negligent acts of the City of Bristol or its officers, agents or employees.

The City, as a sovereign government, cannot indemnify businesses or individuals.

III.3 INSURANCE

Prior to the execution of any contract, the City of Bristol requires that any awarded contractor providing materials, equipment or services to the City, must provide to the City a certificate of insurance (Acord or other approved format) naming the City of Bristol and the State of Connecticut as additional insured, for the following:

General liability (including completed operations coverage) in the amounts of $1,000,000 Bodily

Injury/Property Damage coverage per occurrence, and $2,000,000 general aggregate coverage.

Automobile Liability in the amount of $1,000,000 (combined single limit), Property Damage and Bodily

Injury coverage.

In addition to the above, the awarded contractor shall provide a certificate of insurance in the minimum amounts as specified herein.

Worker’s Compensation as defined in the Connecticut General Statutes.

Said insurance shall be provided at the sole expense of the contractor with an insurance company which is licensed to do business in the State of Connecticut, and which shall have a minimum AM Best rating of not less than “A-“. Any subcontractor to a contracted firm shall be likewise covered, and shall furnish certificates of coverage acceptable to the City before starting work.

The awarded firm shall maintain insurance coverage until the expiration of the statute of limitations. In the event there is no statute of limitations specifically applicable to this work, the awarded firm shall maintain coverage for a reasonable period after the date of substantial completion of the work as agreed to by the City and the awarded firm.

III.4 OTHER CONSIDERATIONS

The City may reject any or all submissions for such reason as it may deem proper or for its sole convenience.

The City reserves the right to not accept any submissions. In acceptance of submissions, the City will be guided by consideration of the interests of the City. The City also reserves the right to negotiate further with one or more of the firms as to any features of their submissions and to accept modifications of the proposed system when such action will be in the best interests of the City.

The individual signing this submittal hereby declares that no person or persons other than members of his/her own organization are interested in this Project or in the contract proposed to be taken; that it is made without any connection with any other person or persons making a submission for the same work and is in all respects fair and without collusion or fraud; that no person acting for or employed by the City of Bristol is directly or indirectly interested therein, or in the supplies or works to which it relates or will receive any part of the profit or any commission there from in any manner which is unethical or contrary to the best interests of the City of

Bristol.

Any contractual relationship resulting from this solicitation shall be governed solely by the laws of the State of

Connecticut.

III.5 FREEDOM OF INFORMATION

All submittals are subject to public inspection, subject to the provisions of Section 1-210 of the Connecticut

General Statutes (Freedom of Information). Consistent with Article 1-210 (b) 24, copies of information resulting from this RFP are generally not available until a contract has been formally awarded. Interested parties are directed to review guidelines on information designated for nondisclosure as outlined in Section II.2 of this document.

Request for Proposals

City of Bristol, Connecticut 06010

2P26-022

Due Date: 1:00 pm, December 17, 2025

Mailing address:

Purchasing Department

111 North Main Street

Bristol, CT 06010

In accordance with the City's requirements, the undersigned agrees to provide services as defined herein.

The undersigned is familiar with the conditions surrounding this Request for Proposals, is aware that the

City reserves the right to reject any and all submissions, and is making submission without collusion with any other person, individual or corporate.

Witness Signature

Company Name Printed Name

Address Title

Town State Zip Date

Federal ID # Telephone Number

Email address

RETURN THIS FORM IMMEDIATELY!

Acknowledgment: Receipt of RFP Documents

Request For Proposals 2P26-022

Redevelopment of Remediated Mill

Building for Workforce Housing

Please take a moment to acknowledge receipt of the attached documents. Your compliance with this request will help us to maintain proper follow-up procedures while ensuring that all recipients have the opportunity to submit submissions.

Date issued:

October 16, 2025

Date documents received

Do you plan to submit a response? Yes_____ No_____

Print or type the following information:

Company name: _______________________________________________

Address: _______________________________________________

City or Town: _______________________________________________

Phone: _______________________________________________

Email: _______________________________________________

Received by: _______________________________________________

Note: acknowledgments are requested!

purchasing@bristolct.gov

Non-Collusion Statement

PUR-006

February 2024

Non-Collusion Certification

The undersigned certifies under penalty of false statement that this proposal or contract has been made, submitted and executed in good faith and without collusion or fraud with any other person, and without any agreement designed to limit independent bidding or competition. As used in this certification, the word "person" shall mean any natural person, business, partnership, corporation, union, committee, club or other organization, entity or group of individuals.

I further certify that I have not provided or directed to be provided gifts, meals, or gratuities, as defined in Sec. 2-129(b) of the Bristol Code of Ordinances to any official or employee of the City of Bristol responsible for awarding or administering this bid or contract.

Please complete and sign

Legal Name of Bidder: _____________________________________

Business Address: _____________________________________

Name of Authorized Agent _______________ Title: _________________

Phone: _______________ Email: _________________

Signature: __________________________ Date: _________________