ENTERTAINMENT_FACILITY,_PROFESSIONAL_SPORTS_OPERATION,_or_Similar_Use_at_TOTAL_MORTGAGE_AREA_(Addendum_#8_Revision).pdf

REQUEST FOR PROPOSAL

PEX042265

ENTERTAINMENT FACILITY, PROFESSIONAL

SPORTS OPERATION, OR SIMILAR USE AT TOTAL

MORTGAGE AREA

CITY OF BRIDGEPORT

DEPARTMENT OF PUBLIC PURCHASES

999 BROAD STREET

BRIDGEPORT CT 06604

Submission Deadline:

Thursday, June 11, 2026 by 2:00 pm

Table Of Contents

1. Introduction

2. Scope of Proposals Requested & Review Process

3. Required Response Format

4. Operating Lease & Development Agreement - City's Reservation of

Certain Rights

5. RFP Schedule, Tours, Questions

6. Submittal Process

7. SUBMISSIONS

8. Vendor Questionnaire

1. Introduction

The City of Bridgeport's Office of Planning & Economic Development, in partnership with the

State of Connecticut's Department of Economic & Community Development, seeks proposals for the reuse, redevelopment, and operation of the Total Mortgage Arena (located at 600 Main

Street), so as to provide for its continued use as a regional entertainment and sports facility.

1.1. Project Background

Defining the southern edge of Downtown Bridgeport, Total Mortgage Arena sits alongside I-95.

The most accessible large-scale entertainment facility in Connecticut, the Arena is served by an adjacent 1400 car parking garage and by two adjacent surface lots offering over 500 spaces. A skywalk connects the site to the Bridgeport Train Station and to Metro North and Amtrak service. The site is also adjacent to the Bridgeport-Port Jefferson (Long Island) Ferry Service

Terminal, which hosts the oldest interstate ferry service in the country and serves over a million customers per year. Part of the fabric of the broader community, the Arena is a short walk to the

University of Bridgeport’s campus, the Housatonic Community College Campus, the City’s spectacular 300-acre Seaside Park, the dynamic Steelpointe Marina, and the host of restaurants, theaters, museums, and cafes that call downtown home.

The Arena is a tremendous public asset. Valuing it as such, the State and the City combined have recently invested over $20 million in capital improvements. There is another $8 million in public money still to be invested in cooperation with the new private partner we hope will emerge from this RFP process. This is a moment of transition for the Arena. As has been widely reported, the Bridgeport Islanders organization has announced that it is moving its AHL affiliate team, and its 36 games per year, to a new venue in Canada. The City and the State are seeking proposals not just to make up for that loss, but to breathe new life into the Arena, to build upon its successes and to capture new opportunities. We are looking for highest and best use proposals that will utilize the facility the greatest number of days and nights possible, that will attract the most attendees, that will produce the greatest economic impact, that will hire the most employees, that will support the dynamism of the "Arena-Amp Entertainment District," and that will enliven and improve the broader downtown and the adjacent South End neighborhood.

We seek experienced developers and operators of entertainment venues, professional sports organizations, or other large-scale assembly uses. Respondents must have a commitment to strengthening the physical, functional, and economic connections between the Arena its surrounding neighborhoods by, for example: coordinating with nearby small businesses and with nearby institutions; providing transit-oriented development enhancements; improving pedestrian connections to downtown and the South End; and by articulating a clear and sustainable vision for how this facility will be both a local economic driver and a regional asset for the years to come.

The City anticipates entering into a development and operating agreement with the successful respondent. The agreement, likely to be of at least a ten-year duration with renewal option(s), shall stipulate the level of private investment required, the timeframe for completion of capital improvements, the ongoing requirements for the funding of maintenance reserves and replacement reserves and operating reserves; the specific performance and operating requirements for the venue; and all other financial terms and performance benchmarks and default measures governing the business relationship between and among the State, the City and the successful respondent.

1.2. Development Objectives

The State of Connecticut's Department of Economic and Community Development and the City of Bridgeport's Office of Planning and Economic Development seek proposals that generate substantial economic impact, support regional job creation, strengthen Connecticut and the city’s cultural and tourism economy, enhance transit-oriented development, and deliver equitable community benefits to Bridgeport residents and surrounding neighborhoods.

2. Scope of Proposals Requested & Review Process

2.1. What is the Desired Scope of a Proposal ?

The State of Connecticut Department of Economic and Community Development and the City of

Bridgeport Office of Planning and Economic Development seek proposals that generate substantial economic impact, support regional job creation, strengthen Connecticut and the city’s cultural and tourism economy, enhance transit-oriented development, and deliver equitable community benefits to Bridgeport residents and surrounding neighborhoods.

The City is soliciting proposals from any type of business operation—whether centered on sports, entertainment, or alternative innovative uses—that can operate the Total Mortgage Arena facility.

Therefore, respondents may propose a use substantially similar to the venue's current operations or propose a significant change in use for the facility.

When looking at the proposed uses, here is some guidance as to how the selection committee will evaluate each proposed use:

1. The selection committee is looking for the “highest and best use” of the Arena building, prioritizing uses that will utilize the facility as many days a year as possible, attract the most attendees, produce the greatest economic impact, hire the most employees, etc.

2. The City of Bridgeport has a vision of developing its identity as the “Arts and

Entertainment Capital of Connecticut.” The selection committee will prioritize uses that further that vision.

3. As the Arena is located adjacent to the seasonal Hartford HealthCare Amphitheater, the selection committee will prioritize uses of the Arena that complement the Amphitheater to maximize regional year-round appeal and economic impact.

2.2. Who Should Respond ?

We seek experienced developers and operators of entertainment venues, professional sports organizations, or other large-scale assembly uses. Respondents must have a commitment to strengthening the physical, functional, and economic connections between the Arena its surrounding neighborhoods by, for example: coordinating with nearby small businesses and with nearby institutions; providing transit-oriented development enhancements; improving pedestrian connections to downtown and the South End; and by articulating a clear and sustainable vision for how this facility will be both a local economic driver and a regional asset for the years to come.

2.3. What is the City Offering?

Operating Lease and Development Agreement

The City anticipates entering into a development and operating agreement with the successful respondent. The agreement, likely to be of at least a ten-year duration with renewal option(s), shall stipulate the level of private investment required, the timeframe for completion of capital improvements, the ongoing requirements for the funding of maintenance reserves and replacement reserve sand operating reserves; the specific performance and operating requirements for the venue; and all other financial terms and performance benchmarks and default measures governing the business relationship between and among the State, the City and the successful respondent.

City and State Capital Support

The City of Bridgeport will provide access to the balance of a State of Connecticut Special Act grant to make capital improvements and renovations to the building. The balance of the grant is approximately $8 million.

Any additional capital support from the City or State would be at their sole discretion and subject to formal approvals at the municipal and state level.

2.4. RFP Review Process & Anticipated Schedule

The City anticipates a 90-day process from submission of proposals to execution of a

Development/Operator Agreement, which may include:

• Initial administrative review of responses

• Initial Interviews with Selected Respondents

• Initial Interviews with Finalists.

• Due Diligence and Follow Up Questions

• Negotiation and Execution of Lease.

2.5. Proposal Evaluation Criteria

The RFP selection committee shall consider the following criteria in evaluating your firm and its response:

o Quality of proposal with emphasis on its economic impact 40% o Experience developing a similar proposal and/or operating a similar business 30% o Organizational and financial capacity to implement the proposal 30%

Note: The selection committee may request supplemental information, including business and personal financial statements from any, all, or none of the respondents. If a respondent wishes such information to be kept confidential, respondents should specify such information, place such information in a separate marked envelope, and submit such information with the proposal. Financial statements and other confidential business information may or may not be subject to disclosure under Freedom of Information law.

2.6. Selection Committee Review of Proposals

All proposals will be reviewed and evaluated by a selection committee consisting of at least 5 representatives from: the City of Bridgeport Chief Administrative Office; the City of Bridgeport

Office of Planning and Economic Development; the State of Connecticut Department of

Economic and Community Development, and other state or regional stakeholders.

Proposals will be reviewed and evaluated based upon information contained in the respective submission packages and their responsiveness to the submission criteria.

2.7. City Reservation of Certain Rights

The City reserves the right to reject any and all proposals for any reason or for no reason. The

City may select one respondent, more than one respondent, or no respondent. Respondents pursue this RFP opportunity at their own risk and are not entitled to make any claim against the

City for costs associated with their pursuit of this RFP opportunity. Any selection made pursuant to this RFP will not in and of itself confer any development rights upon the selected respondent. Any selection made will be made subject to the approval of the Bridgeport City

Council. Any information submitted to the City becomes the property of the City. Financial information submitted will be treated as confidential. Financial information should be marked as confidential upon submittal.

3. Required Response Format

3.1. Submission Requirements

Please note that all materials will become the property of the City of Bridgeport. All proposals must be submitted to the City of Bridgeport's Purchasing Department at 999 Broad St., Bridgeport, CT 06604 no later than 2pm on Thursday, May 28, 2026. No submissions will be accepted after this date and time or at any other location. Each submission must contain the following information:

1. Formal letter of interest on letterhead of principal operator/developer, if a single entity, or the principal entity of the respondent, where the respondent is a team.

2. Identification of the Respondent/Business

Respondent should provide a description and general history of the individual, firm, or entity that is anticipated to become the operator/developer of record, and/or will have primary responsibility for implementing the proposal. The respondent's specific experience in implementing the type of project proposed should be highlighted, as well as demonstrated experience managing similar facilities, evidence of successful financing, and past performance delivering economic impact in an urban context.

3. Description of the Proposal

Proponents should provide a description of the proposal, including the following:

o Description of business operations being proposed including:

1. Annual projected employment (full-time, part-time, seasonal)

2. Estimated tourism and visitor draw metrics

3. Year-round event or programming days

4. Construction-phase economic impact estimates o Approach to community engagement during design and operations o Business plan, including capital budget, and ten-year operating pro-forma o Proposed sources and uses of funds for capital redevelopment project and for operations.

o Preliminary economic impact analysis.

o History/past record of operating similar businesses, experience with public private partnerships, financing and managing multi-use entertainment venues and large-scale facility maintenance.

o Plans to integrate the operation with the surrounding businesses, neighborhoods and institutions. Plans to avoid displacement or negative community impacts.

o Development drawings for any retrofitting or structural alterations o Any community benefits or local hiring o Conformance with objectives of Plan Bridgeport, the City’s Master Plan of Conservation & Development.

4. Commercial or Trade References

Respondents must include a minimum of two (2) references that attests to their financial wherewithal or capabilities, including at least one (1) reference from a lender or depository institution with which the respondent has a current relationship.

5. Permitting Responsibility and Transfer of Property to City

It is the responsibility of the awarded respondent to obtain all applicable permits needed to install any modifications or improvements. The modifications and improvements shall become the property of the City of Bridgeport upon completion of installation, provided the respondent shall be entitled to utilize the modifications and improvements in accordance with an executed agreement while such agreement is in effect.

The City of Bridgeport may elect to deem a submission non-responsive if the submission fails to comply with specific requirements of this solicitation. The City reserves the right to reject any and all proposals in its sole discretion, and to decline to offer or withdraw the RFP for this property.

4. Operating Lease & Development Agreement - City's Reservation of Certain

Rights

4.1. Operating Lease and Development Agreement

The City anticipates entering into a development and operating agreement with the successful respondent. The agreement, likely to be of at least a ten-year duration with renewal option(s), shall stipulate the level of private investment required, the timeframe for completion of capital improvements, the ongoing requirements for the funding of maintenance reserves and replacement reserve sand operating reserves; the specific performance and operating requirements for the venue; and all other financial terms and performance benchmarks and default measures governing the business relationship between and among the State, the City and the successful respondent.

5. RFP Schedule, Tours, Questions

5.1. RFP Schedule, Tours, Questions

• RFP Issued: Tuesday, 4/14

• First Site Tour: Thursday, 4/23, 11 a.m.

• Second Site Tour: Saturday, 5/9, 11 a.m.

• Third Site Tour: Thursday, 5/14, 11 a.m.

• Deadline for Written Questions: Thursday, 5/21, 2 pm

• City Response to Questions: Thursday, 5/28, 5 pm.

• RFP Responses Due: Thursday, 6/11, 2pm.

* (Note: Site tours are not mandatory)

6. Submittal Process

6.1. Submittal Process

The exclusive means by which all prospective respondents may obtain RFP packages, direct inquires, request and receive addenda and supplemental information, and submit proposals shall be through the City of Bridgeport’s bidding platform.

The City of Bridgeport has made it possible for vendors to view our solicitations, download bid packages and ask questions, free of charge.

Instructions to do so are as follows:

1. Go to https://procurement.opengov.com/portal/bridgeportct

2. Click on any bid you see. It will take you to that bid’s page.

3. On the right-hand side of the page, click on Register now for free!

4. After you register, you'll be able to view/download or ask questions on any bid you have interest in.

If you have any trouble registering, please contact OpenGov using the chat feature or send an email to procurement-support@opengov.com

Addenda Notification: Respondents are required to register on OpenGov. Once the respondent has completed registration, they will receive addenda notifications in their email. Ultimately, it is the sole responsibility of each respondent to periodically check the site for any addenda.

6.2. Electronic Submission Instructions

THIS METHOD IS PREFERRED.

Submissions are encouraged to be made electronically through the OpenGov site at https://procurement.opengov.com/portal/bridgeportct no later than 2:00 pm on Thursday, June 11, 2026.

6.3. Paper Submission Instructions

Submissions may also be made as follows:

See Submission Guidelines

Sealed submissions must be received and time-stamped by the Department of Public Purchases prior to RFP closing time. No submission received after closing time will be considered. The opening will be in the City of Bridgeport Department of Public Purchases’ Conference Room. To https://procurement.opengov.com/portal/bridgeportct mailto:procurement-support@opengov.com https://procurement.opengov.com/portal/bridgeportct ensure proper handling and avoid misdirected delivery, please mark your RFP envelope as follows:

PEX042265-ENTERTAINMENT FACILITY, PROFESSIONAL SPORTS OPERATION,

or Similar Use at TOTAL MORTGAGE AREA

Send your submissions to:

Ann Binkley City of Bridgeport Department of Public Purchases 2nd floor, 999 Broad Street Bridgeport, CT 06604

RFP submissions are due:

Thursday, June 11, 2026 at 2:00 pm Eastern Standard Time (EST)

7. SUBMISSIONS

Professional Services Insurance Rider

As a provider of Professional Services, the Consultant shall provide and maintain insurance coverage related to its services in connection with the Project in compliance with the following requirements.

The insurance required shall be written for not less than the scope and limits of insurance specified hereunder, or required by applicable federal, state and/or municipal law, regulation or requirement, whichever coverage requirement is greater. It is agreed and understood that the scope and limits of insurance specified hereunder are minimum requirements and shall in no way limit or preclude the City from requiring additional limits and coverage to be provided under the

Consultant's policies.

The insurance obligations under this agreement shall be (1) all the insurance coverage and/or limits carried by or available to the Consultant; or (2) the minimum insurance coverage requirements and/or limits shown in this agreement, whichever is greater.

Minimum Scope and Limits of Insurance:

Workers' Compensation: With respect to all operations the Consultant performs, it shall carry workers' compensation insurance in accordance with the requirements of the laws of the State of

Connecticut, and Employer's Liability limits of One Hundred Thousand Dollars ($100,000) coverage for each accident, One Hundred Thousand Dollars ($100,000) coverage for each employee by disease, Five Hundred Thousand Dollars ($500,000) policy limit coverage for disease.

Commercial General Liability: With respect to all operations the Consultant performs it shall carry Commercial General Liability insurance providing for a total limit of One Million Dollars

($1,000,000) coverage per occurrence for all damages arising out of bodily injury, personal injury, property damage, products/completed operations, and contractual liability coverage for the indemnification obligations arising under this Agreement. The Annual Aggregate limit shall not be less than Two Million Dollars ($2,000,000).

Automobile Liability: With respect to each owned, non-owned, or hired vehicles the

Consultant shall carry Automobile Liability insurance providing One Million Dollars

($1,000,000) coverage per accident for bodily injury and property damage.

Professional Liability: The Consultant shall provide Professional Liability Insurance covering errors and omissions. Such insurance shall be in an amount no less than $1,000,000 for each claim and $1,000,000 Aggregate. Such insurance coverage shall remain in place for seven years after City’s acceptance of Consultant’s work, and if Consultant’s insurance coverage is written on a “claims made” basis, such seven-year requirement can be satisfied through a combination of an extended reporting period and tail coverage.

Acceptability of Insurers: The Consultant's policies shall be written by insurance companies licensed to do business in the State of Connecticut, with an AM Best rating of A-VII, or better. Additionally, all carriers are subject to approval by the City of Bridgeport.

Subcontractors: The Consultant shall require all subcontractors to provide the same "minimum scope and limits of insurance" as required herein. All Certificates of Insurance shall be provided to the City's Office of the City Attorney and to the City’s Purchasing Department required herein

Deductibles and Self-Insured Retentions: Any deductible or self-insured retention must be declared to and approved by the city. All deductibles or self-insured retentions are the sole responsibility of the Consultant to pay and/or to indemnify.

Notice of Cancellation or Nonrenewal: Each insurance policy required shall be endorsed to state that coverage shall not be suspended, voided, cancelled, or reduced in coverage or in limits before the expiration date except after thirty (30) days prior written notice by certified mail, return receipt requested, has been given to the City. Notwithstanding this requirement, the

Consultant is primarily responsible for providing such written notice to the City thirty (30) days prior to any policy change or cancellation that would result in a change of the amount or type of coverage provided. In the event of any such change the Consultant shall provide comparable substitute coverage so that there is no lapse in applicable coverage or reduction in the amount of coverage available to the City related to the Consultant’s Services.

Waiver of Governmental Immunity: Unless requested otherwise by the City, the Consultant and its insurer shall waive governmental immunity as defense and shall not use the defense of governmental immunity in the adjustment of claims or in the defense of any suit brought against the City.

Additional Insured: The liability insurance coverage, (excluding Workers' Compensation &

Professional Liability, if included) required for the performance of the Services shall include the

City as an Additional Insured with respect to the Consultant's activities to be performed under this Agreement. Consultant’s insurance shall be primary and shall not seek contribution from any other insurance carried by the additional insured in the payment of a claim.

Waiver of Subrogation: Consultant hereby waives the right to subrogate or seek recovery from

City of Bridgeport and its insurance carriers. This waiver of subrogation does not apply to

Professional Liability coverage.

Certificate of Insurance: Prior to the commencement of services under this Contract, the

Consultant shall furnish Certificate(s) of Insurance to the City. The Certificate(s) will specify all parties who are endorsed on the policy as Additional Insureds (or Loss Payees). The Certificates and endorsements for each insurance policy are to be signed by a person authorized by the insurer to bind coverage on its behalf. Renewals of expiring Certificates shall be provided prior to expiration but no more than fifteen (15) days after policy renewal.

Certificates shall designate the City in the following form and manner:

“City of Bridgeport, its elected officials, officers, department heads, employees, agents, servants, successors and assigns ATIMA Margaret E. Morton Government Center 999 Broad Street, 2nd Floor Bridgeport, Connecticut 06604”

All insurance documents required should be mailed to the Office of the City Attorney 999 Broad

Street 2nd Floor Bridgeport, Connecticut 06604.

Waiver of requirements: The City Attorney may vary these insurance requirements at her sole discretion if it determines that the City's interests will be adequately protected by the provision of different types or other amounts of coverage.

8. Vendor Questionnaire

1. Federal I.D. Number or Social Security Number*

*Response required

2. Every business or individual that is issued a notice of intent to award pursuant to the city’s purchasing ordinance (section 3.08.070, as amended), must fully and accurately complete this disclosure form. If there is insufficient space for any answer, attach additional sheets.*

Please download the below documents, complete, and upload.

• NO_CONFLICTS_FORM_10-2018_a...

*Response required

3. SUBMITTAL RESPONSE *

*Response required https://government-project.s3.us-west-2.amazonaws.com/255642/96ea4de4-042b-4591-9e2b-de93d15f57d5_NO_CONFLICTS_FORM_10-2018_and_02-2025.pdf