casino 2026 Development of Properties 105 S.California Ave106-108 Albion Pl.-FINAL.pdf

CASINO REINVESTMENT DEVELOPMENT AUTHORITY

SOLICITATION OF BIDS

For: Development of Properties located at:

105 S. California Ave, 106 Albion Place, 108 Albion Place, Atlantic City, NJ 08401

Event Date Time

Bidder’s Questions Due Date October 13, 2026 12:00 p.m.

Bid Submission Due Date & Time

October 27, 2026 10:30 a.m.

Bid Submission Opening Date & Time October 27, 2026 11:30 a.m.

Dates are subject to change. All changes will be reflected in Addenda to the solicitation posted on https://njcrda.bonfirehub.com.

Solicitation Issued By Casino Reinvestment Development Authority 15 S. Pennsylvania Avenue Atlantic City, New Jersey 08401 Phone 609-347-0500

Date Issued: September 2026

Request for Proposals

PUBLIC NOTICE IS HEREBY GIVEN that sealed proposals will be received by the Casino

Reinvestment Development Authority (“CRDA”) for

DEVELOPMENT OF

Properties located at

105 S California Avenue, 106 Albion Place, 108 Albion Place

Atlantic City, New Jersey 08401

RFP forms, contracts and specifications can be obtained at the CRDA website at www.njcrda.com also at https://njcrda.bonfirehub.com/portal/?tab=openOpportunities. (You will need to create a free Bonfire account in order to download the documentation).

ALL RESPONDENTS ARE REQUIRED TO REGISTER WITH THE CRDA IN

ACCORDANCE WITH THE REQUIREMENTS OF THE RFP.

All questions regarding this RFP must be submitted electronically no later than 12:00 p.m.

eastern prevailing time on OCTOBER 13, 2026, in accordance with the requirements of the

RFP.

Sealed proposals must be submitted online through NJCRDA’s Bonfire Portal:

https://njcrda.bonfirehub.com

Sealed proposals shall be submitted in the manner prescribed in the Request for Proposals.

Proposals will be received October 27, 2026, at 10:30 am eastern prevailing time through

NJCRDA’s Bonfire Portal: https://njcrda.bonfirehub.com. All Proposals will be opened and read aloud in a Zoom meeting open to the public on October 27, 2026, at 11:30 a.m. eastern prevailing time. The proposal opening will be completed online through Zoom. Meeting ID will be posted on www.njcrda.com and https://njcrda.bonfirehub.com.

The CRDA reserves the right to reject any and all proposals, not award a contract or re-solicit proposals for this contract if deemed necessary by the CRDA. The CRDA also reserves the right to reject any and all proposals when it is determined by the CRDA to be in its best interest.

The CRDA further reserves the right to waive minor irregularities in proposals submitted in response to this RFP.

Respondents are required to comply with the requirements of N.J.A.C. 17:27 (Affirmative

Action), Americans with Disabilities Act of 1990 (42 U.S.C. 12101, et. seq.), N.J.S.A. 52:32-

44 (Business Registration) and N.J.S.A. 10:5-1 (Law Against Discrimination).

Article I. Description of Opportunity

1.01 Definitions: Unless specifically defined otherwise, the following terms used in this solicitation shall have the meaning set forth herein-below.

1. Addendum or Addenda – shall mean an amending document issued by the

CRDA modifying this RFP. Addenda, if and when issued, are a part of the RFP, and will be made available to Registered Respondents via posting on Bonfire.

2. Administrative Fee – shall mean the refundable fee in the amount of $1,000.00 due from a Respondent submitting a response to this RFP, such fee in the form of a certified or bank check payable to the CRDA. See Paragraph 2.05 1. below.

The Administrative Fee is in addition to the Registration Fee, shall be used for

Post-Designation Expenses, and shall be refunded to any Respondent not designated as a Designated Developer by the Evaluation Committee.

3. Alternative Proposal – shall mean Proposals other than the Respondent’s

Principal Proposal for development within the Site.

4. City – shall mean the city of Atlantic City, New Jersey

5. Contact(s) – shall mean any oral, written or electronic communication by

Respondent or any party acting on behalf of a Respondent with any of the

Government Parties during the Restricted Period, where a reasonable person could infer that the communication was intended to influence the designation of the Designated Developer(s) for the Project.

6. County – shall mean Atlantic County, New Jersey.

7. CRDA – shall mean the Casino Reinvestment Development Authority, an independent authority in, but not of, the State Department of Treasury existing under and by virtue of the laws of the State of New Jersey, including P.L. 1984,

c. 218, as amended and supplemented from time to time.

8. CRDA Contact Person – shall mean Joe Simiriglio Jr. Purchasing Agent, 609-

347-0500 at the Casino Reinvestment Development Authority, 15 South

Pennsylvania Avenue, Atlantic City, New Jersey 08401, or such designee, as provided in writing by the CRDA, as Addenda

9. CRDA Website – shall mean the website that may used by the CRDA to provide information as to Opportunities such website address to be www.njcrda.com.

Electronic communications regarding this RFP are to be made via the Bonfire platform at https://njcrda.bonfirehub.com.

10. Designated Developer – shall mean one or more entities selected by the CRDA

Evaluation Committee and executing the agreements and other related documents to develop the Site in accordance with this RFP.

11. Designation Letter – shall mean the letter delivered to the successful

Respondent from the CRDA designating such Respondent a Designated

Developer.

12. Disposition Documents – shall mean the Memorandum of Agreement, the

Master Development Agreement, a Ground Lease Agreement, and/or other principle operative documents with the successful Respondent(s) and the CRDA necessary and desirable to develop the Project.

13. Evaluation Committee – shall mean the committee charged with assessing the

Proposals submitted by Respondents to this RFP, and recommending the designation of one or more Designated Developer(s).

14. Facilities – shall mean all infrastructure developed upon and improvements to the Site, including, but not limited to, structures, buildings, walkways, roadways, driveways, parking areas, storm water control systems, and utilities.

15. Government Parties – shall mean the City, the County, the CRDA, and the

State.

16. Master Development Agreement – shall mean the agreement entered into by and between the CRDA and the Designated Developer(s) for the construction of the Project, such agreement to be executed within thirty (30) days of the date of the Memorandum of Agreement.

17. LEED – shall mean Leadership in Energy and Environmental Design.

18. Memorandum of Agreement – shall mean an agreement by and between the

Designated Developer(s) and the CRDA to be executed within forty-five (45) days of the CRDA’s designation of the Designated Developer(s), such agreement setting forth the initial terms and conditions under which the parties thereto shall negotiate and execute the Master Development Agreement and other related documents.

19. Post-Designation Expenses – shall mean the reasonable external costs and expenses, including, without limitation, legal fees and costs incurred by the

CRDA to negotiate and execute the Disposition Documents.

20. Post-Designation Expense Fund – shall mean the payment made to the CRDA by the Designated Developer(s) to replenish the Administrative Fee, such fund to be used by the CRDA for Post-Designation Expenses.

21. Primary Proposal – shall mean the principal, lead Proposal advanced by the

Respondent in response to the RFP.

22. Project – shall mean the rehabilitation and/or other proposed development of the land and improvements owned by the CRDA known on the tax-map of the

City as Block 34, Lots 4, 5 and 8, located at 106 and 108 Albion Place and 105

S California Avenue, Atlantic City, New Jersey 08401.

23. Proposal – shall mean a written response submitted by a Respondent in accordance with, and satisfying all of, the terms and conditions of this RFP, including a Principal Proposal and any Alternative Proposal.

24. Proposal Due Date – shall mean the date and time that Proposals are due to the

CRDA from a Respondent, such date as identified on the cover page of this RFP or any Addenda.

25. Public Sector – shall mean the City, State and/or Federal government.

26. Question and Answer Period – shall mean the period during which the CRDA shall address any questions or inquiries pertaining to the RFP, such period as identified in the RFP or any Addenda.

27. Registration Fee – shall mean the non-refundable fee in the amount of $250.00 due from a Respondent upon submission of the Registration Form, such fee in the form of a certified or bank check payable to the CRDA. See Paragraph 2.03 below.

28. Registered Respondent - shall mean a Respondent that has completed and emailed to the CRDA a Registered Respondent form, paid the Registration Fee, and has been short-listed by the CRDA all in accordance with the terms and conditions of the RFQ.

29. Respondent – shall mean an entity or group of entities submitting a Proposal in response to this RFP.

30. Restricted Period – shall mean the period commencing upon the date of release of the RFP and ending upon the CRDA’s execution of the Disposition

Documents.

31. Reverter – shall mean revesting of title in the Authority under circumstances to be established and set forth in detail in the Developer’s Agreement.

32. RFP – shall mean one or more Request for Proposals released for the Project by the CRDA.

33. Short-listed Respondent – shall mean a Respondent that has completed and emailed to the CRDA a registered respondent form, paid the Registration Fee, and has been short-listed by the CRDA all in accordance with the terms and conditions of the RFP.

34. Sites – shall mean three (3) properties. However, proposals shall include all three

(3) properties. Submissions for less than all three (3) properties will not be considered:

Property 1 - a parcel containing land area of 2,370 SF within Block 34, Lot

8, at 105 S California Avenue, located in Atlantic City, Atlantic County, New Jersey.

Property 2 - a parcel containing land area of 2,622 SF and improved 2,732

SF building within Block 34, Lot 4, at 106 Albion Place, located in Atlantic

City, Atlantic County, New Jersey.

Property 3 - a parcel containing land area of 5,244 SF and improved 2,640

SF building within Block 34, Lot 5, at 108 Albion Place, located in Atlantic

City, Atlantic County, New Jersey.

35. State – shall mean the State of New Jersey and its political sub-divisions, agencies and authorities.

Summary: The CRDA is releasing this Request for Proposals for potential development partners to develop and otherwise construct or cause the construction of the Facilities of the Project.

1.03 Purpose and Intent of this RFP: The purpose and intent of this RFP is to identify a developer with the qualifications and experience designing and constructing or rehabilitating similar scale projects. For the purposes of this RFP, a developer is an entity or team comprised of several entities with the capacity and experience to execute the Project. The role of the developer would include the following activities pertaining to this Project:

1. Design/Master Planning

2. Construction

3. Financing

4. Leasing

5. Marketing

6. Property Management

1.03A Bid for Property

The highest bid submitted for the property will take precedence as to consideration of each submission, however, the bid will not be the sole determiner of identifying the selected developer. The properties at 105 S California Avenue, 106 Albion Place & 108

Albion Place, as described below in Section 1.04, are to be transferred to the selected respondent for the agreed upon amount. At this time the appraised value of the three properties is $284,000.00. The properties will be awarded based on the dollar amount offered for the property and the value, the anticipated positive impact to the community of the respondents proposed project, the viability of the bidders funding package or capital stack and anticipated economic impact of the proposed project. The transfer of the property shall be required to take place within 90 days following the designation of the Developer. Respondents shall complete Submittal 9 with the amount of their bid and a description or plan of the proposed project. (The CRDA reserves the right to reject the bids if the proposed purchase price does not meet the appraised value).

The successful development partner(s) will be expected to bring and/or attract capital to finance development, implement a project concept, work with CRDA to fully develop a comprehensive design for the Project, consistent with design guidelines, and manage the construction of a proposed development.

The CRDA will consider a disposition(s) in the form of an outright sale of the Site with agreements for the development and management of the Project. Requirements for submission of proposals and criteria for selection are detailed in Article II of this RFP.

1.04 The Site: Respondents are required to submit a proposal that addresses all three (3) parcels as one project; partial submissions will not be considered.

Location Located on property owned by the Authority at:

105 S California Avenue, 106 Albion Place & 108 Albion

Place, Atlantic City, New Jersey 08401

Block and Lot

Numbers

Block 34, Lot(s) 4, 5 & 8

Size

(approximate)

46’ x 57’, 57’ x 92’, 39.5’ x 60’ respectively

Lot Area

10,236’

Acreage

Approximately 0.23 acres

Zoning

Current zoning designation is Resort Commercial (RC) within the Tourism District Land Use Regulations.

Improvements None

Parking Street Parking

1.05 Location: All three (3) lots are located on block 34. The immediate neighborhood is bounded by the Pacific Avenue to the North, Texas Avenue to the East, the Boardwalk to the South and California Avenue to the West. The properties are part of the beach block and only steps away from the Boardwalk, as well as one block North from

Tropicana Casino Hotel and three (3) blocks South from the Boardwalk Hall. See the aerial/tax map appended hereto as Exhibit 1.

Regionally, Atlantic City is located roughly 132 miles south of New York City (via the

Garden State Parkway), 76 miles southeast of Trenton, 45 miles north of Cape May and

62 miles east of Philadelphia, Pa. The City is accessible via three roadways: the Black

Horse Pike/Harding Highway (US 322/40), the White Horse Pike (US 30), and the

Atlantic City Expressway.

Transportation: The City is serviced by NJ Transit’s Atlantic City Rail Terminal that provides service from Philadelphia PA. The Atlantic City Bus Terminal provides access to service by local, intrastate and interstate bus companies, including NJ Transit.

Commercial airline services are available via Atlantic City International Airport, located

9 miles northwest of Atlantic City in Egg Harbor Township, NJ.

Education: The City is home to Atlantic Cape Community College and Stockton

University (Atlantic City Campus), which is located approximately 2 miles to the south of the project site, and is the closest educational institution.

Environmental: Historic fill is typical throughout the City and it is the appraiser’s opinion that it would not have a measurable impact on the value of the property.

106 Albion and 108 Albion Place (Block 34, Lots 4 and 5) have No Further Action

(NFA) letters issued by NJDEP in 2011 after the removal of UST’s and the subsequent contaminated soil remediation procedures were performed. (Available Phase I

Environmental Site Assessment Reports will be accessible via Bonfire after applicant completes the registration process).

For 105 California Avenue Phase II investigation was completed to conduct subsurface investigation activities associated with a former heating oil UST identified on site.

According to the UST Phase II Investigation Report performed by Acer Associates, LLC dated April 15, 2026, soil samples revealed concentrations of EPH in exceedance of

NJDEP Soil Saturation Limit and NJDEP Residential Ingestion Dermal SRS. Therefore, soil remediation is warranted. UST is in process of being removed and soil is being remediated.

1.06 Opportunity: The properties lie within the RC, Resort Commercial District. The proposed development could include, but is not limited to: housing, retail, entertainment, residential and commercial uses including full-service restaurants, or any other permitted use within the RC zone. Exhibit 2 - RC zoning district rules.

1.07 Goals: The goals of the Project include:

1. To achieve a development in the context of a vibrant mixed-use block that will augment an existing active neighborhood within the City;

2. To expand and further establish the City as the urban center of the County;

3. To attain excellence in architecture, urban design and sustainability.

1.08 RESERVED

1.09 Background and Current Conditions

All three (3) properties are vacant land.

1.10-1 Permits, Approvals and Site Conditions

The Respondent is advised to contact the applicable governing bodies regarding permit requirements and procedures. This shall include, but not be limited to, the CRDA Land

Use Regulation and Enforcement Division (LURED), Cape Atlantic Soil Conservation

District and the New Jersey Department of Environmental Protection.

1.10-2 Utilities

The following provides a brief summary of utilities available to the Site.

(a) Electric: Provider – Atlantic City Electric, 1200 Atlantic Avenue, Atlantic City, New Jersey, 08401, (609)-645-4794.

Description: Respondents are advised to contact the utility to confirm current stub locations, proposed demands, capacities, budget, bonding requirements, construction needs and other pertinent information necessary.

(b) Water: Provider – Atlantic City Municipal Utilities Authority, 401 North

Virginia Avenue, Atlantic City, New Jersey, 08401, (609)-345-3883.

(c) Sewage: Provider – Atlantic City Sewage Company, 1200 Atlantic Avenue, Atlantic City, New Jersey, (609)-345-0131.

(d) Natural Gas: Provider – South Jersey Gas, 111 North Franklin Boulevard, Pleasantville, New Jersey, 08232, (609)-645-2690.

(e) Cable: Provider – Comcast of South Jersey, 901 West Leeds Avenue, Absecon, New Jersey, 08201, (609)-641-2061.

(f) Telephone: Provider: Verizon Communications, Southern Operations, 11

South Shore Road, Marmora, New Jersey, 08223, (609) 390-9908.

construction needs and other pertinent information necessary.

1.10-3 Environmental Concerns: Available environmental assessments and information are uploaded on Bonfire. The designated developer(s) may not rely upon any of the existing environmental assessments and information provided by the Government Parties and is solely responsible for conducting its own environmental due diligence.

NOTWITHSTANDING ANY EXPRESSED OR IMPLIED REPRESENTATION

TO THE CONTRARY, THE RECORDS OF ANY SUBSURFACE OR

ENVIRONMENTAL INVESTIGATION(S), IF ANY, ARE MADE AVAILABLE

FOR INSPECTION SOLELY FOR THE CONVENIENCE OF THE

RESPONDENT. THE GOVERNMENT PARTIES AND THEIR RESPECTIVE

CONSULTANTS MAKE NO REPRESENTATIONS OR WARRANTIES

REGARDING THE PRESENCE OR ABSENCE OF HAZARDOUS

MATERIALS OR ANY OTHER ENVIRONMENTAL CONDITIONS THAT

MAY IMPACT THE VALUE OF THE SITE OR THE FUTURE

DEVELOPMENT THEREON.

IT IS EXPRESSLY UNDERSTOOD AND AGREED THAT THE

GOVERNMENT PARTIES AND EACH OF THEIR RESPECTIVE

CONSULTANTS ASSUMES NO RESPONSIBILITY WHATSOEVER IN

RESPECT TO THE SUFFICIENCY OR ACCURACY OF THE

ENVIRONMENTAL OR SUBSURFACE INVESTIGATIONS, THE RECORDS

THEREOF, OR IN THE INTERPRETATIONS SET FORTH OR THEREIN OR

MADE BY THE GOVERNMENT PARTIES IN ITS USE THEREOF OTHER

THAN AS USED TO ESTABLISH A GENERAL UNDERSTANDING OF

CURRENT CONDITIONS. THERE IS NO WARRANTY OR GUARANTEE,

EITHER EXPRESS OR IMPLIED, THAT THE CONDITIONS INDICATED BY

SUCH INVESTIGATIONS OR RECORDS THEREOF ARE

REPRESENTATIVE OF THOSE EXISTING THROUGHOUT SUCH AREAS,

OR ANY PART THEREOF, OR THAT UNLOOKED-FOR DEVELOPMENTS

MAY NOT OCCUR, OR THAT MATERIALS OTHER THAN, OR IN

PROPORTIONS DIFFERENT FROM THOSE INDICATED, MAY NOT BE

ENCOUNTERED.

THE AVAILABILITY OR USE OF INFORMATION DESCRIBED IN THIS

SUBSECTION IS NOT TO BE CONSTRUED IN ANY WAY AS A WAIVER OF

THE ABOVE PROVISIONS AND THE RESPONDENT IS CAUTIONED TO

MAKE SUCH INDEPENDENT INVESTIGATION AND EXAMINATION AS

NECESSARY TO SATISFY THE RESPONDENT AS TO THE CONDITIONS

TO BE ENCOUNTERED AT THE SITE.

INFORMATION DERIVED FROM SUCH INSPECTION OF RECORDS OF

INVESTIGATIONS OR COMPILATION THEREOF MADE BY OR ON

BEHALF OF THE GOVERNMENT PARTIES AND THEIR RESPECTIVE

CONSULTANTS, DOES NOT RELIEVE THE RESPONDENT FROM ANY

RISK, LIABILITY OR FROM PROPERLY FULFILLING THE TERMS OF

THE RFP.

1.11 The CRDA recognizes that the Designated Developer(s) may desire to undertake further environmental investigations before entering into a Master Development Agreement and the CRDA will work with the Designated Developer(s) to establish a process to allow for such further investigation before such documents are completed. Such a process will include a requirement that the Designated Developer(s) enter into a Right of Entry Agreement or similar access agreement with the CRDA, whereby, among other terms and conditions, the Designated Developer shall be granted access to the Site to perform certain environmental due diligence.

1.12 Development Guidelines

The following guidelines establish broad planning principles, as well as more specific goals to provide general programmatic, functional and aesthetic direction for the development of the Site:

● Establish quality project consistent with the existing neighborhood;

● Maximize density while not overwhelming the existing neighborhood;

● Improve buildings while incorporating the use of green technologies and construction techniques, where possible.

1.13 Infrastructure and Design Requirements

1. Utilities: If not provided in whole or in part by the utility provider, or the Public

Sector, payment for the necessary utilities infrastructure will be funded by the

Designated Developer(s).

2. Site Access/Roadway Infrastructure: If not provided in whole or in part by the

Public Sector, payment for the necessary roadway infrastructure will be funded by the Designated Developer(s).

3. Sustainable Design: Respondents are strongly encouraged to propose designs and construction methods that will meet LEED standards, feature Energy Star appliances, and feature green roofs or renewable energy sources.

1.14 Economic Incentives

CRDA encourages the Designated Developer to investigate whether certain economic incentives may be available for the Site.

Article II. The RFP Process

2.01 Designation: The process by which a Respondent is formally designated as a developer of the Site is as detailed below. The CRDA will require the Designated

Developer(s) to provide at closing a creditworthy guarantee and/or other financial security, in a form and substance satisfactory to the CRDA securing the Designated

Developer(s) obligations under this RFP and any agreement(s) contemplated to be executed by and between the CRDA, the Designated Developer(s), and other relevant parties, such agreements including, but not limited to, a Memorandum of Agreement, and/or a Master Development Agreement.

Subject to the selection process outlined below, the successful Respondent(s) will become the Designated Developer(s) for the Site and the CRDA will deliver a

Designation Letter to the Designated Developer(s). Within forty-five (45) days following designation, the Designated Developer(s) shall be required to enter into the

Memorandum of Agreement with the CRDA that will memorialize the principal terms of the agreement between the parties. Under the Memorandum of Agreement, the

Designated Developer(s) shall be required to replenish the Post-Designation Expense

Fund by wire transfer of immediately available funds to the CRDA. The CRDA shall have the right to withdraw amounts from the Post-Designation Expense Fund necessary to reimburse the CRDA for Post-Designation Expenses. At any time that the amount on deposit in the Post-Designation Expense Fund shall be less than $3,000, the Designated

Developer shall deposit with the CRDA such amount that shall be necessary to restore the amount of the Post-Designation Expense Fund to not less than the initial amount of the Administrative Fee. Any amounts remaining in the Post-Designation Expense Fund after reimbursement of the expenses shall be refunded to the Designated Developer(s).

In the event there are multiple Designated Developers, such Post-Designation Expense

Fund shall be reasonably prorated in a manner as determined by the CRDA in its sole judgment.

Following the execution and delivery of the Memorandum of Agreement, the

CRDA and the Designated Developer(s) shall have thirty (30) calendar days (or such longer period as determined by the CRDA in its sole discretions) to negotiate, execute and deliver any remaining Disposition Documents. If the Disposition

Documents are not executed and delivered within such time frame, the CRDA, in addition to any other remedies available to it, shall have the sole and exclusive right to terminate the Memorandum of Agreement, to discontinue all further negotiations with the Designated Developer(s) and to commence negotiations with other parties as to the disposition of the Site.

Following the execution and delivery of the Memorandum of Agreement and upon execution and delivery of the Disposition Documents, the Designated Developer(s) will be required to pay by wire transfer of immediately available funds an amount equal to at least ten percent (10%) of the expected value of the rental revenue stream over a three

(3) year period; or ten percent (10%) of the proposed outright purchase price as a deposit and security for the performance by the Designated Developer(s) of its covenants, agreements and obligations under the Disposition Documents. Such deposited amounts shall be deemed earned by CRDA as of the date of the Disposition Documents and shall be non-refundable. Upon opening to the public of the Project by the Designated

Developer(s), CRDA shall remit such funds to the Designated Developer, without interest.

The Designated Developer will not be responsible for any pre-designation costs and expenses incurred by the Government Parties, except as set forth in this RFP.

2.02 Submission Date and Place: The CRDA will consider proposals from a Respondent who desires to develop the entire Site. In order to be considered, your proposal must be received via our Bonfire portal, found at:

https://njcrda.bonfirehub.com/portal/?tab=openOpportunities. Submissions by other methods will not be accepted. Internet Explorer 11, Microsoft Edge, Google Chrome, or Mozilla Firefox. JavaScript must be enabled.

Browser cookies must be enabled. Respondents should contact Bonfire at

Support@GoBonfire.com for technical questions related to submissions or visit

Bonfire’s help forum at https://bonfirehub.zendesk.com/hc.

Submission materials should be prepared in the file formats listed under Requested

Information for this opportunity in the Bonfire Portal. The maximum upload file size is

1000 MB. Documents should not be embedded within uploaded files, as the embedded files will not be accessible or evaluated.

Your submission must be uploaded, submitted, and finalized prior to the Closing Time.

We strongly recommend that you give yourself sufficient time and at least ONE (1) day before Closing Time to begin the uploading process and to finalize your submission.

Proposals submitted by facsimile will not be considered.

Proposal Opening

On the date and time proposals are due under the RFP, all proposals received will be unsealed and read out loud publicly in a Zoom meeting. Meeting details will be posted on njcrda.bonfirehub.com and the NJCRDA Website.

The CRDA reserves the right to reject any and all proposals, not award a contract or re-solicit proposals for this contract if deemed necessary by the CRDA. The CRDA also reserves the right to reject any and all proposals when it is determined by the CRDA to be in its best interest. The CRDA further reserves the right to waive minor irregularities in proposals submitted in response to this RFP.

After all the Proposals are unsealed publicly, the content of the proposals shall remain confidential during the evaluation process. All proposals submitted will be made available for public inspection in accordance with the New Jersey Open Public Records

Act, N.J.S.A. 47:1A-1 et seq. (“OPRA”) after award of contract by the CRDA.

2.03 Registration, Inquiries and Communications: The Addenda, if any, and other general and/or public information will be available on the njcrda.bonfirehub.com. Each

Respondent must be registered in accordance with the registration process described in this RFP, which includes the payment of the Registration Fee.

Upon registration, the Respondent will be designated a “Registered Respondent” and be provided with supplemental information via a secured electronic format, which will include the Exhibits to this RFP, any background information, technical documentation and other useful information. In addition, registration will enable the CRDA to email updates, notices and other additional information about this RFP to a Registered

Respondent. As part of the registration process, Respondents may be required to enter into a confidentiality and non-disclosure agreement to protect unapproved disclosure of certain confidential and safety/security sensitive information that will be available only to a Registered Respondent

As part of the RFP process, Respondents may be required to enter into a confidentiality and non-disclosure agreement to protect unapproved disclosure of certain confidential and safety/security sensitive information that will be available only to the short-listed

Respondent(s).

PROPOSALS WILL ONLY BE ACCEPTED FROM RESPONDENTS WHO

HAVE PROPERLY REGISTERED PRIOR TO THE PROPOSAL DUE DATE.

To register, Respondents must complete the CRDA Respondent Registration Form provided by the CRDA, and pay the Registration Fee prior to proposal submission due date. Registration fee is $250.00 please email Respondent Registration Form to njcrda.bonfirehub.com. Mail check and Respondent Registration Form to:

15 S. Pennsylvania Avenue

Atlantic City, New Jersey 08401

Attn: Joe Simiriglio Jr.

Purchasing Agent

All inquiries and communications concerning the RFP are to be directed in electronic form to the CRDA Contact Person. Requests for clarification or questions concerning this RFP should be made through the CRDA purchasing portal at njcrda.bonfirehub.com

(the “Portal”) and initiate the communication electronically through the Opportunity

Q&A, during the Question and Answer Period. Advisor(s), employee(s), or representative(s) of the Government Parties are not authorized to give interpretations of this RFP or additional information regarding the requirements of this RFP directly or indirectly to a Respondent or their representatives. Interpretations or additional information with respect to this RFP, if provided, will be communicated from CRDA to all Short-Listed Respondents by email and/or by Addenda. Direct or indirect contact by a Respondent or any third-party person or entity representing a Respondent or a Respondent’s interest, retained directly or indirectly by a Respondent, with or without compensation, with any other party involved in the selection and approval of the Designated Developer(s) other than the designated CRDA Contact Person regarding this RFP or any component of the RFP process may result in disqualification.

2.04 Applicable Laws: The disposition of the Site and the RFP process are subject to applicable New Jersey State law. By registering and participating in the RFP process in accordance with this RFP, Respondents acknowledge and agree to abide by all applicable laws, statutes, regulations, ordinances, and other similar governmental requirements of the State of New Jersey pertaining to this solicitation and the disposition of the Site. Without limiting the foregoing, the CRDA, in selecting the Designated

Developer(s) will follow the State of New Jersey, Office of the State Comptroller, Best

Practices for Awarding Service Contracts dated March 4, 2010, such guideline available at https://www.nj.gov/comptroller/news/docs/service_contracts_report.pdf for reference.

2.05 RFP Submission Guidelines: Each Respondent must adhere to the RFP submission guidelines outlined herein. UNDER NO CIRCUMSTANCES SHALL THE CRDA

OR THE OTHER GOVERNMENT PARTIES BE LIABLE FOR ANY OF THE

COSTS OF ANY RESPONDENT OR THE DESIGNATED DEVELOPER(S) IN

CONNECTION WITH PREPARING A PROPOSAL IN RESPONSE TO THIS

RFP, NEGOTIATING WITH THE GOVERNMENT PARTIES OR

OTHERWISE PARTICIPATING IN THIS RFP PROCESS.

1. Each Respondent must be a Registered Respondent. Proposals will only be accepted from Registered Respondents from the RFP Process.

Administrative Fee must be received prior to the Primary Proposal. Respondent shall mail the fee to (see mailing address below) prior to proposal submission due date.

Please upload of copy of the check in bonfire. The Administrative Fee paid by the

Designated Developer(s) will be retained by CRDA and the Designated

Developer(s) will not be entitled to any credit against the payments due and owing from the Designated Developer(s) under its agreements with the CRDA or any other economic terms in connection with the Site. Acceptance of the Administrative Fee by the CRDA does not create any obligations on the part of CRDA to the Respondent or entitle the Respondent to any rights with respect to the Site, or any other property controlled by the CRDA or any of the other Government Parties. Respondents not selected as a Designated Developer will have their Administrative Fee returned within [60] days of the CRDA’s selection of the Designated Developer(s).

Mailing Address:

15 S. Pennsylvania Avenue

Atlantic City, New Jersey 08401

Attn: Joe Simiriglio Jr.

Purchasing Agent

2. Proposals must utilize the RFP Form of Submission outlined below. ANY

PROPOSAL THAT IS NOT SUBMITTED USING THE COMPLETED

FORM OF SUBMISSION WILL BE REJECTED.

3. The Proposal Form of Submission is organized as follows:

a. Section I - Respondent Certification

b. Section II - Executive Summary

c. Section III - Respondent Profile

d. Section IV - Project Profile

e. Section V - Business Terms

f. Section VI – Post Proposal Submission Information

For detailed instructions on how to e-submit for this electronic bid, please download the Submission Instructions file made available on our Bonfire Portal, at njcrda.bonfirehub.com.

4. The CRDA will consider Alternative Proposals without the payment of an additional

Administrative Fee provided that the entity making the Alternative Proposal is identical to the entity making the Primary Proposal. Such Alternative Proposals are to be submitted as an addendum to the Respondent’s Primary Proposal by completing and attaching separate Sections IV and V for each Alternative Proposal.

5. Section I – Respondent Certification must be completed and submitted with the sealed Proposal.

6. The Proposal should address the financing, design and schedule for all required

Facilities.

7. Section II – Executive Summary. Requires the Respondent to summarize the specific aspects of their Proposal. The Executive Summary for all qualifying

Proposals will be made available to the general public after the Proposal Due Date.

The CRDA reserves the right to modify the Executive Summary prior to dissemination to the general public.

8. Section III – RESPONDENT PROFILE. The Respondent Profile requires information relating to the Respondent, including the Respondent’s development entity, the Respondent’s financial condition, the Respondent’s design team, the

Respondent’s consultants, development and legal team, and the Respondent’s direct and relevant experience in each aspect of the project being proposed, including on-

Site and off-Site infrastructure, and ability to procure necessary governmental approvals, and the Respondent’s prior experience in developing the proposed project and attracting its target end users. In particular, the Respondent must provide two-years of audited financial statements, and financial references from institutions and equity partners that the Respondent has done business with in the last five years.

The Respondent must also provide a minimum of three references including contact name, address and telephone number, for projects of a similar scope and/or land use as contemplated by this RFP.

The successful Respondent will be required to agree to an “open book” approach to allow the CRDA an ongoing right to review such Respondent’s financial statements until completion and acceptance of the Project.

9. Section IV – PROJECT PROFILE. Requires information relating to the Proposal, including a narrative description of the development program, building and site design, design drawings, site access plan, and property management details. Also, the Proposal should include a detailed description of the project’s target end users and how the development will attract such end users.

10. Section V – BUSINESS TERMS: The following information shall be submitted as part of respondent’s proposal submission:

a. Information relating to one or more viable financial structure(s) for the development of the Site; for example, consideration and discussion of operating lease opportunities, any “make whole” requirements and/or financial guarantees, required mix of uses for the Site, and any tax considerations along with an annual capital draw schedule. Respondent shall also describe financial subsidies, if any, that the Project requires.

b. A 5-year pro forma cash flow projection including all relevant line items, similar to what a Respondent would submit to a potential equity investor or a lender for financing.

11. Section VI – POST PROPOSAL SUBMISSION INFORMATION: Prior to the

CRDA and Respondent executing the Memorandum of Agreement, the

Respondent, after negotiation with the CRDA and the other Government

Parties, will be required to produce the following:

a. To better understand how the Respondent’s Proposal meets the goals of this

RFP, Respondent shall submit a detailed economic impact analysis that quantifies the total net economic benefits to be received by the Government

Parties from the proposed project(s). Such analysis should address the certainty and timing of payments (if any) and explain both the “halo effect” of the project on the Atlantic City region and the net economic impact of the proposed project(s) by taking into account the value of: (i) any payments to the

Government Parties, (ii) the value of any in-kind considerations received by the

Government Parties, and (iii) the value of any other reasonable, legitimate and quantifiable economic benefits received by the Government Parties, less the economic value of any negative economic impact on the Atlantic City region caused by the Respondent’s project(s). Such analysis shall include, but not be limited to:

1) All of the above proposed business terms for the Project;

2) All post completion taxes and fees, with the timing and amounts of such payments identified by the individual Government

Party(ies) receiving such payments;

3) The specific value of any in-kind consideration or other economic benefits proposed;

4) The gross and net value of both direct and indirect jobs created, including headcount and projected compensation levels and income taxes;

5) The negative economic impact, of any, on the Atlantic City region’s existing economic base;

6) The impact of the proposed development on the demand for

Government Party(ies) services, including, but not limited to, police, fire, sanitation, and public works; and

7) The supporting data necessary to verify the Respondent’s projections.

The analysis should be presented by individual line item for each proposed revenue or value source indicating the entity that will receive the payment or value and indicating whether the projected revenues or values are fixed or conditional amounts.

b. Respondent shall provide a preliminary sources and uses table, a preliminary project schedule and any proposed terms for disposition of the Site (lease terms or purchase terms, whichever is applicable). The sources and uses should be for both debt and equity and show annual draws based on: (i) an estimate of itemized total development costs, (ii) the proposed development schedule, (iii) the amount, source of Respondent’s equity, (iv) the amount, potential source, and terms of the Respondent’s financing, including all financing assumptions and minimum tests (e.g., debt service coverage ratio and loan-to-cost/value ratio) for both construction and permanent financing, if applicable.

c. Respondent will be required to respond to certain additional items or inquiries during the selection process, including whether Respondent’s development team will include meaningful equal opportunity and workforce development programs for Atlantic City regional businesses and residents.

2.06 RFP Selection Criteria: In evaluating the Proposals, the Evaluation Committee will consider such criteria consistently across all proposals that, in its sole and absolute discretion, are in the best interests of the Government Parties and that best advance the goal of the Project. The criteria, in no particular order of significance, listed below are of particular concern to the Evaluation Committee:

1. Quantity, certainty and timing of revenues to the Government Parties.

a. The project economics and financing plan clearly support the project concept.

b. Respondent’s financial qualifications (including its proven ability to obtain financing for projects of similar size and/or complexity, experience with institutional lenders, and evidence of the willingness of such lenders to finance the proposed development), and the amount of equity or personal risk the Respondent proposes for the project, and ability to obtain guaranties and other financial security for completion of necessary infrastructure.

c. Respondent’s experience and competence in the development, management, marketing and design of projects of a scale, complexity, and quality similar to that required by this RFP, and Respondent’s ability to implement its Proposal.

d. The priority that the Respondent places on the project relative to the

Respondent’s other projects.

2. Quality of the development proposal.

a. Respondent’s demonstrated understanding of the scope and complexity of the project and the CRDA’s goals and objectives.

b. Quality of proposed design.

c. Relationship and overall benefit to nearby public spaces, streets, properties and community.

d. Respondent’s commitment to creating an environmentally sustainable development.

e. Experience and qualifications of design professionals and other members of Respondent’s development team.

3. Proposed timeframe for commencement and completion of the development.

Phasing is important because immediate impact is a desired outcome for this project.

4. Respondent’s previous record of performance in business dealings with any municipal, state, or federal agencies, including any of Government Parties.

5. Quality, creativity and originality of Respondent’s proposed equal opportunity and workforce development programs for Atlantic City regional businesses and residents.

2.07 RFP Selection Process: Based on a review and evaluation of the Proposals, the

Evaluation Committee intends to designate one or more Respondents as the Designated

Developer(s) in accordance with the procedure outlined below:

1. Proposals will be unsealed by the CRDA on the Proposal Due Date.

2. The Evaluation Committee expects to complete its review of the Proposals within thirty (30) days of the Proposal Due Date and thereafter will make its recommendation to the CRDA members.

3. The Evaluation Committee will conduct separate meetings or interviews with

Respondents to discuss their Proposal(s) after which the Evaluation Committee may request that the Respondent clarify points in their proposal.

4. Following completion of such discussions, if the Evaluation Committee determines that there are one or more Proposal(s) that merit further consideration, the Evaluation Committee will present its recommendations to the

CRDA members for their consideration.

5. Upon completion of its review, the CRDA expects to issue the Designation

Letter to the successful Respondent(s) who will become the Designated

Developer(s) for the Site, as set forth in such letter.

6. Within forty-five_(45) days of the date of the Designation Letter, the Designated

Developer shall negotiate, execute and deliver the Memorandum of Agreement and within thirty (30) days of the date of the MOA, negotiate, execute and deliver the Master Developer’s Agreement with the remaining Disposition Documents to be negotiated, executed and delivered within thirty (30) days thereafter.

7. The CRDA may at any time exclude Proposals that, in its sole and absolute discretion, fail to demonstrate the necessary qualifications or fail to comply with the requirements of this RFP.

8. The Evaluation Committee will review all Proposals for completeness and compliance with the terms and conditions of this RFP and may request from any or all of the Respondents clarification or confirmation of any submitted Proposal.

9. Employees of Government Parties are not eligible to propose or to be included as a participant with any Respondent. Any such Proposal shall be disqualified from consideration by the CRDA.

10. In the event CRDA becomes aware of any material misrepresentation with respect to any information supplied by a Respondent, the CRDA shall have the right to reject at any time the proposal of the Respondent, to refuse to negotiate or continue negotiations with the Respondent and to take any other action, including retaining any deposit made by the Respondent, as shall be deemed appropriate by CRDA in its sole discretion. CRDA reserves the right to request, at any time in the selection process, such additional information or materials as it may deem useful or appropriate to evaluate each Respondent's qualifications and past experience. Submission of a Proposal shall constitute the Respondent's permission to CRDA to make such inquiries concerning the Respondent and members of the Respondent’s team, as the CRDA, in its sole discretion, deems useful or appropriate.

11. The CRDA reserves the right, at any time, in its sole and absolute discretion and without liability, to: (a) accept or reject any or all Proposals, (b) withdraw the

RFP without notice, (c) use the Proposals as a basis for negotiation with one or more Respondents or (d) waive compliance with and/or change any of the terms of this RFP.

12. The CRDA further reserves the right to negotiate any and all terms of any transaction with the Designated Developer(s). If such negotiations cannot be concluded successfully with the Designated Developer(s), the CRDA may choose to negotiate with other Respondents, terminate the selection process, or begin a new selection process.

13. The CRDA will not pay for or refund any costs and expenses incurred by a

Respondent in responding to this RFP or by the Designated Developer(s) following selection or designation.

14. All determinations as to the completeness or compliance of any Proposal, or as to the eligibility or qualification of any Respondent, will be within the sole and absolute discretion of the CRDA.

15. The CRDA shall have the right to reject any Respondent if such Respondent, or any principal, partner, officer, director or principal shareholder of the

Respondent is determined, in the sole discretion of the CRDA or any other appropriate regulatory agency, to have been convicted of or, pleaded guilty or no contest to a felony or crime of moral turpitude, to be an “organized crime figure”, to be under indictment or criminal investigation, or to be in default on any debt, contract, or obligation to or with any of the Government Parties. The

Designated Developer(s) may be required to complete a background questionnaire to verify that it is in full compliance with these requirements.

16. Communication Restriction: All Contacts during the Restricted Period shall be made solely to the CRDA Contact Person, provided, however, that the following activities shall not be considered Contacts, and are therefore exceptions to the foregoing limitation on communication:

a. Proposals: the submission of written Proposals in response to this RFP.

b. Complaints: complaints by a Respondent regarding the failure of the CRDA

Contact Person to respond in a timely manner to authorized Respondent

Contacts, provided such complaints are made in writing to the CRDA.

c. Oral Presentations and Discussions with Respondents: CRDA scheduled presentations by a Respondent to the Evaluation Committee or other

Government Parties for the purpose of describing its Proposal(s).

d. Negotiations: After a Respondent has been preliminarily designated, communications between that Respondent and CRDA for the purposes of negotiation.

By submitting its Proposal and specifically its Respondent Certification

(Submittal 2), the Respondent agrees to comply with the communication restrictions set forth above.

17. Use and Disclosure of Proposal and Proposal Ideas: The CRDA shall be entitled to retain and use, without compensation to any Respondent to this RFP, all information submitted, including, but not limited to: any concept, element or idea disclosed in or evident from the Proposal or which may be revealed during any communications with Respondent (all such information collectively referred to as “Information”). By submitting a Proposal, Respondent expressly grants to the CRDA a fully paid-up world-wide license to use the Information in furtherance of the Project.

Information provided to the CRDA by Respondent may be subject to the State

Open Public Records Act, N.J.S.A. 47:1A-1 et seq.. Except as otherwise provided for in this RFP, prior to the issuance of the Designation Letter, the

CRDA will not disclose the Proposals to the general public. Once the

Designated Developer(s) is selected, the CRDA reserves the right to publish any

Proposal or a portion thereof, without permission from or compensation to a

Respondent or Designated Developer(s) provided such information does not represent trade secrets clearly identified by Respondent in its Proposal and expressly accepted as such by…