DEVELOPMENT OPPORTUNITY

Transcription

1 REQUEST FOR PROPOSALS: WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY Village of Pelham, New York

2 1. EXECUTIVE SUMMARY Introduction The Village of Pelham is seeking proposals for private development and/or a public-private partnership or partnerships to redevelop some or all of several Village-owned properties along the Wolfs Lane Fifth Avenue commercial corridor. Given the significant, ongoing public investment required to maintain the Village s emergency service buildings, and the renewed interest in local development prompted by the recent adoption of a Business Development Floating Zone (BDFZ), there is an unprecedented opportunity for creative development within the Village. Mount Vernon PEARSALL DR WILSON WOODS PARK RD E LINCOLN AVE METRO NORTH RAILROAD - NEW HAVEN LINE BEECHWOOD AVE 12 HUTCHINSON RIVER PARKWAY 12 2ND AVE 1ST ST 1ST AVE 2ND ST 3RD ST 3RD AVE LINCOLN AVE 4TH AVE Pelham 5TH AVE 6TH AVE BENEDICT PL 7TH AVE HIGHBROOK AVE PEL PL 8TH AVE HARMON AVE YOUNG AVE CLIFFORD AVE 9TH AVE In April of 2017, the Village of Pelham Board of Trustees adopted the BDFZ to incentivize transit-oriented development around the Metro-North commuter train station and revitalize the downtown business corridor. Since then, renewed interest in developing Pelham s downtown has led to a corresponding interest in exploring the potential for more efficient use of certain Village-owned properties. These study area parcels include three parcels between Wolfs Lane and Sparks Avenue (the southern study area), and three parcels along Fifth Avenue and Fourth Avenue (the northern study area). The Metro- North commuter train station is located within walking distance of the two development study areas. The southern study area parcels are currently occupied by the Village Hall, the Village s Department of Public Works (DPW) facility, and a municipal parking lot. The southern study area is bound by Wolfs Lane to the east, BROOKSIDE AVE HILLSIDE AVE E 3RD ST VERNON NAV SPARKS AVE Miles 0 Pelham Manor Source: Westerchester County GIS Study Area 101 Wolfs Lane Sparks Avenue to the south, an office park to the west, and 101 Wolfs Lane to the north. Of note, a development application for 101 Wolfs Lane is being reviewed by the Village Board concurrent with this RFP. Village-owned land uses within the study area along Sparks Avenue include the Village Hall, an access driveway to 65 municipal parking spaces, the 39,218-sf DPW parcel, and accessory parking, all of which is located behind the Village Hall on interior lots. A 4.89-acre parcel owned by Pico Electronics abuts the W 2ND MetroNorth Commuter Train Station VE Mount Vernon Eastchester Pelham 1ST ST New Rochelle STUDY AREA MAP Wolfs Lane-Sparks Avenue RFP southern study area to the west and includes a manufacturing building and approximately 250 parking spaces for employees. The building is accessed through an easement through Village owned property. The northern study area is currently occupied by the Village Fire Station, a 10-space municipal surface lot, a 200-space parking structure, and a 28-space metered surface lot. The northern study area is bound by Fifth Avenue to the east, a four-story mixeduse residential and commercial retail building and a three-story single- 2 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

3 family building to the north, Fourth Avenue to the west, and Third Street to the south. The northern study area parcels form a C -shaped area. The Village of Pelham Fire Station, located at 219 Fifth Avenue, contains two fire engine bays. An adjacent employee parking lot is located north of the Fire Station site. A municipal parking area forms an L-shape to the west of the Fire Station, and consists of an approximately 200-space, twostory structure bordering Fourth Avenue to the west, as well as a surface lot on the southeast corner of Third Street and Fifth Avenue. The parking structure contains permit parking spaces for Village residents, and the surface lot contains 28 offstreet metered parking spaces that provide easy access to the Pelham Art Center and Fifth Avenue commercial corridor. Land uses along the Wolfs Lane commercial corridor are varied, including commercial retail, restaurants, medical offices, and an historic movie theatre (The Picture House Regional Film Center). The Fifth Avenue commercial corridor includes commercial retail and low-rise, mixed-use buildings, which surround Southern Study Area the Fire Station, and a community arts center (Pelham Art Center). Beyond Wolfs Lane and Fifth Avenue, land is predominantly used for single-family housing. The 2008 Village of Pelham Comprehensive Plan recommends that underutilized sites downtown be developed with mixed-use buildings with increased height and density restrictions to provide housing for intergenerational residents at a variety of income levels. The Plan encourages strong coordination between the Village and developers to ensure that redevelopment promotes the economic vibrancy of the downtown. It also recommends the addition of more prominent gateway signage at entry points into the Village downtown via the Hutchinson River Parkway, for example as well as the introduction of traffic-calming measures to enable residents and visitors to easily enter the downtown and stay, to the advantage of the commercial corridor. With respect to the Village s municipal buildings, the Comprehensive Plan discussed the potential relocation of the existing Village Hall building and redevelopment of the municipal property behind the Village Hall, which Northern Study Area AERIAL MAP is the current location of the DPW. The plan envisioned a new Village Hall with extra office capacity reserved for police personnel. Additionally, since the adoption of the Comprehensive Plan, both the Village Fire Station and the nearby municipal parking structure have increasingly required significant, costly structural repairs and ongoing maintenance. Property Acquisition For the privately-owned tax parcels, the Village prefers that the selected developer negotiate the purchase of the parcels with the land-owners. However, the Village will consider acquiring any parcel(s) within the project area through eminent domain if private negotiations are unsuccessful. For the public-private access easements, the Village intends to maintain the easements for ingress/ egress purposes in coordination with the selected developer. Planning & Zoning The parcels to be redeveloped are mapped within Residential B-1, Residential M-1, and Business-1 zoning districts. The existing Village Hall, on tax lot , is zoned Residential B-1, which permits single-family detached and semidetached housing. Tax lots , , and are zoned Residential M-1, which permits single-family detached housing, houses of worship, multifamily houses that each contain three or more units, facilities operated by the Village of Pelham, at-grade or structured parking, and multifamily housing for individuals with special needs or the elderly. Tax lot is mapped within a Business B-1 zoning district, which permits retail, studio/ gallery space, banks, restaurants excluding fast-food, offices, personal services, hotels/motels, government buildings, and non-public schools. VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 3

4 2. SUCCESSFUL AND VIBRANT DOWNTOWN Since the 2016 adoption of the BDFZ, Pelham s downtown has gained increasing attention as an attractive site for transit-oriented development. The commercial corridor along Wolfs Lane-Fifth Avenue provides a charming place for residents to frequent a variety of businesses, including restaurants and cafes, antique shops, hair and nail salons, medical offices, professional service offices, and cultural centers. The Metro-North commuter rail station and a newly-redesigned public park are located across the street from the southern study area, making the area particularly attractive to weekday commuters and weekend users alike. In addition, a significant number of local employees frequent the businesses along the Wolfs Lane- Fifth Avenue commercial corridor during the week. Commercial corridor along Wolfs Lane 4 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

5 3. ECONOMIC FOUNDATION A well-established commercial corridor, downtown walkability, excellent access to job centers, and strong community bonds will be the building blocks of the Village s downtown revitalization. Pelham s location and accessibility are exceptional. The commuter train station to New York City is located at the center of the Village, surrounded by parks, plazas, and the downtown Wolfs Lane-Fifth Avenue commercial corridor. Commuters and residents can access the Hutchinson River Parkway from Sparks Avenue, Wolfs Lane, or Lincoln Avenue, greatly expanding the service area of the commercial downtown. The Village of Pelham has close to 7,000 residents with a median household income of $123,672. Recent market reports categorize Pelham and its surrounding area as Top Tier with an average accumulated net worth of over $1.5 million per household. The typical household is a married couple with children, living in an owner-occupied home with an average value of $666,000. The demand for multifamily housing in the downtown is increasing, as is the number of pedestrians passing through the downtown corridor daily. The Village of Pelham has a homeowner vacancy rate of 2.0% and a rental vacancy rate of 8.6%. Demand for housing near the train station is driving economic vitality downtown VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 5

6 4. STUDY AREAS The study area consists of six Villageowned parcels, with three parcels in the southern study area and three parcels in the northern study area. The southern study area consists of one parcel that is street-facing on Wolfs Lane, one street-facing parcel on Sparks Avenue, and an interior lot. Two parcels are part of the 101 Wolfs Lane development application. The northern study area includes all street-facing parcels on Fifth Avenue, Fourth Avenue, and Third Street Feet Source: Westerchester County GIS Southern Study Area Sparks Avenue Study Area 101 Wolfs Lane Wolfs Lane 5th Avenue st Street Nyac Avenue Third Ave Fourth Avenue Third Street Feet Lincoln Avenue Fifth Avenue Northern Study Area TAX LOT MAP Wolfs Lane-Sparks Avenue RFP 1 Southern Study Area Lot : Parking Lot 7 Parking Lot 7 is owned by the Village of Pelham and has an area of approximately 27,087 sf. This shareduse lot serves permit-holders during the day (commuters and residents) and business patrons in the evening and on weekends. This lot often has a waitlist and serves as overflow for residents who are waitlisted for the Parking Structure on Third Street/ Fourth Avenue. Lot : Sparks Avenue This lot is owned by the Village of Pelham, it has an area of approximately 39,218 sf, and it contains two one-story buildings and surface parking used by the Department of Public Works. 6 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

7 Lot : 195 Sparks Avenue 195 Sparks Avenue is owned by the Village of Pelham, it has an area of approximately 4,416 sf, and it is the site of the Village Hall municipal office building. Northern Study Area Lot : Fire Department Station The Fire Department Station is owned by the Village of Pelham and has an area of approximately 4,980 sf. It currently contains a three-story fire station. Lot : Fire Station Surface Parking Lot The Fire Department surface parking lot is owned by the Village of Pelham and has an area of approximately 4,924 sf. Lot : Parking Lot 2 The municipal parking structure is owned by the Village of Pelham. It has an area of approximately 42,540 sf, contains approximately 200 parking spaces between two levels, and the parking spaces are available to Village residents via a permit. The Village maintains a waiting list for the parking structure, which provides parking spaces to residents who do not have adequate access to parking as well as commuters. VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 7

8 5. CONCEPT PLAN The Village is inviting developers to create a master land use plan for one or all of the parcels in the study area. The Village will review the six municipal tax parcels as a single development opportunity. Proposals may also include development on privately-owned parcels or in coordination with the development of privately-owned parcels, provided there is a reasonable possibility the proposer can enter into an appropriate agreement with the property owner. The master land use plan should incorporate essential Village services and uses, i.e. the Village Hall, emergency services (police, ambulance, and fire), and municipal parking within a mixed-use, transit-oriented development scenario. The re-purposing and redevelopment of the properties within study area would need to be consistent with the planning and zoning principals contained within the BDFZ as well as the Village s goals and objectives. Proposals should address the following context of the study area. Goals: Encourage a vibrant downtown core through increased density and commercial redevelopment adjacent to public transportation. Improve the location, capacity and efficiency of municipal facilities. Address the significant investment needs facing the Village to maintain Village emergency facilities. Achieve efficient use of resources and cost-savings through sustainable building design, operations, and consolidation of municipal services. Provide strong links to public transportation and prioritize pedestrian experience through new mobility strategies. Developers are encouraged to submit designs with a holistic vision for the study area parcels and the context in which they are located. Plans need not incorporate all eight parcels but must be consistent with the development goals of the Village and conform with existing zoning laws. 8 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

9 Strengths of the Study Areas Location. Proximity to regional job centers via public transportation and highway access. Demand. Low vacancy rates plus top-ranked public schools keep Pelham in demand. Forward-looking. Meet the growing need for convenient, affordable suburban housing for seniors and empty-nesters. Walkability. Compact business corridor provides easy walking access to local merchants, and Metro-North. Creative possibilities. New BDFZ provides the opportunity to maximize development potential. Public Spaces. Ample park space, including the newly redesigned Wolfs Lane Park, Trotta Park, Town Gazebo, and the 9-11 Memorial Park. Several nearby cultural sites, including the Daronco Townhouse, The Pelham Art Center, and The Picture House Regional Film Center. Desired Outcomes: Coordinate and collaborate with applicants concurrently being reviewed by the Village Board. Increase density of residential and commercial development in the downtown. Liven the downtown with street-level commercial uses and multi-family housing in upper floors. Provide a consolidated Municipal Center, principally for emergency operation services as well as administrative services. If the proposal contains the existing Village Hall, the Municipal Center may provide connections to the existing Village Hall. Relocate the existing DPW to a more appropriate location either within or outside the study area. Provide opportunities for local non-profit community/ cultural/educational organizations to be incorporated into the development program. Provide at-grade and/or structured parking that that is accessible to Village residents, and downtown commercial, and municipal uses. Set aside a portion of residential units for affordable housing. Incorporate traffic calming measures to preserve and promote walkability. Provide creative solutions to address the need for municipal parking. Incorporate and provide benefits to adjacent private developments to the extent practicable through design transitions, shared accessory uses, partnerships, etc. Maintain an easement as a shared access driveway for all interior lot properties. Engage the public in the development process through a communications strategy that emphasizes the benefits of the proposed development, prepares the public for disruptions due to construction, and addresses other public concerns. VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 9

10 6. PLANNING & ZONING In 2016, the Village adopted a Business Development Floating Zone District (BDFZ) to encourage mixed-use development and create incentives for higher-density development within the downtown to revitalize the Village s commercial corridors with a mix of residential and streetlevel commercial uses that are complementary to the existing community scale and fabric in areas of the Village that have access to public transit, existing infrastructure, and community services. The BDFZ permits the following principal uses: retail, studio/gallery space, banks, restaurants excluding fast-food, offices, personal services, hotels/motels, government buildings, non-public schools, and two-family dwellings. Residential uses may exist with non-residential uses, provided that non-residential uses are confined to the first or second stories. The BDFZ applies over properties mapped in business districts as well as adjoining properties in Residential M districts that are under the same ownership and are developed secondary to the primary lot. Under a coordinated submission with applicants whose developments are under review, the BDFZ would be applicable to the southern study area properties. The BDFZ would apply to the northern study area properties along Fifth Avenue. Regulations Business-1, Business-2 BDFZ Maximum Height 35 ft, 2.5 stories Single/two-family: Multifamily, commercial, office, or mixed-use: Townhouse: Multifamily mixed-use with fenestration: Minimum Lot Area 5,000 sf 500 sf per dwelling unit Minimum Lot Width Semidetached: 75 ft N/A All others: 50 ft Front Yard 20 ft N/A Side Yards (aggregate) Single-family: 15 ft Semidetached: 15 ft Principal non-residential: 50 ft N/A Rear Yard Lot & Bulk Regulations Applicable to BDFZ Bonus Single-family: 30 ft Semidetached: 20 ft Principal non-residential: 75 ft Maximum Lot Coverage Single-family: 40% Semidetached: 40% Principal non-residential: 20% N/A Ground floor: 80% 35 ft, 2.5 stories 60 ft, 5 stories 40 ft, 3 stories 65 ft, 6 stories Usable Open Space N/A 25 sf per dwelling unit Parking Per parking space per dwelling unit Non-residential: Per Design Guidelines N/A Yes: Per (E)(9) Southern Study Area Northern Study Area ZONING MAP 10 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

11 7. SELECTION CRITERIA The selection of a developer for the Wolfs Lane/Sparks Avenue Redevelopment will be based upon the responses received to the RFP. Each response should include the following elements: 1. Development Team Provide basic information on each team member, including specification of: Lead development partner, planning and design team, and other partners. Primary point of contact for all submissions, inquiries, acknowledgements, amendments, and any other correspondence under this RFP. Principals on the team: Contact information (name, address, telephone and fax numbers, address). Resume. Role or title within the team. Years of experience. Project experience: number of projects, size of projects, and budget ranges. Awards, prizes, citations, etc., if applicable. Affiliations or relationships with any company, parent company, or subsidiary. M/WBE status of any partners on the development team, including development equity, consulting and professional services firms, construction, and management and operations services. 2. Qualifications & Experience Demonstrate the qualifications, prior experience, and success with mixed-use residential, commercial development, and municipal building projects similar to the project contemplated in this RFP. Regional experience is preferred. Project summary, including the project name, address, size, client, development program, total development cost, and project team members including the project principals, roles, financing structure, architect, and date of completion. Provide details of projects (up to five) for each team member, including the following information: Project summary: Project name, address, size, client, development program, total development cost, and project team members including principals, roles, financing structure, architect, and date of completion. Provide in an Appendix, a brief physical description of the project, such as photographs, renderings, and/or site plans. Two to three references for principals involved in the above projects, including: Name, address, telephone number, and address. 3. Development Approach A. Project Development Approach Provide the following information and materials on the project development approach: Site specific design diagrams and programs, including: Satisfy zoning requirements, maximize the potentialof the site, and align with the goals and objectives in this RFP; Utilize a mix of uses and size of program components; Conceptual layouts and development programs; and Description of the proposed project s support of environmental sustainability. Target market for the development components: Rents and absorption rates; and Financial assumptions. Target market for the development components: Conceptual plans for commercial tenant strategy, citing examples of tenants if possible. Additional diagrams and illustrations to communicate the development vision and strategy are encouraged. VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 11

12 B. Commitment and Project Readiness Describe the commitment of development team to project implementation, demonstrating financial capacity: Commitment to assume pre-development risk. Financial resources and commitment to funding predevelopment costs. Preparedness to commence significant pre-development work promptly. Where the proposal involves private property, level of commitment of the private property owner to participate in the proposal. C. Property Rights Disclose any of the team members property rights or business interests in the Village. D. Commitment to Local and M/WBE Participation Provide information of any local and/or M/WBE participation in the development of the proposed project, including: Name(s) of partner firms, individuals, and expectation of their roles on the project. 4. Financial Feasibility Provide sufficient information for the Village to determine the financial feasibility of the development proposal, including the following materials: Preliminary project financial plan, including: Table of preliminary sources and uses; Hard and soft cost budgets; and Operating pro forma through project stabilization. Indicate whether the development proposal is dependent upon public subsidies and/or incentives, and specifically indicate what is needed. Land valuation assessments, not to be considered a formal financial offer for the Project Site. 5. Financial Capacity Provide the following evidence of financial capacity to carry out the development proposal: Evidence of the ability to fund all predevelopment activities. Evidence of the ability of Respondent s contractor to obtain a payment and performance bond for the construction of the projects covering 100% of the cost of such construction from a lender whose long-term debt rating of at least A. Evidence that the Developer has sufficient liquidity or can secure a Letter of Credit, or obtain a surety bond in an amount to be negotiated that represents the projected operating deficit through lease-up until a break-even operation is attained. Statement of financial condition prepared by an independent auditor. Balance sheets. Income statements. Statements of changes in financial position. Cash flow statements. Provide full information concerning facts or events that would materially affect the business of the respondent or principal company, including, but not limited to: Significant changes in business operations; Bankruptcy; Mergers and acquisitions; and Pending litigation. 12 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

13 Selection Process The Village will evaluate the RFP responses based on their completeness, feasibility, responsiveness to the RFP requirements and redevelopment plan goals, the strength of the development approach, innovation of the proposal, and the Respondents comparable past experience and capacity to successfully complete the proposed development. Specifically, the Village will evaluate proposals based on the following key criteria: Experience with and successful completion of similarlyscaled mixed-use and public-private partnership development. Quality and feasibility of the proposal. Strength of the team s qualifications. Demonstration of financial capacity. Inclusion of local businesses. Inclusion of local community groups. Ability to commence the project expeditiously. Efforts to incorporate sustainable development. Efforts to incorporate new mobility strategies. Ability to communicate the project to the public. Proven success on meeting expectations, milestones and schedules. VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 13

14 8. CONDITIONS AND SUBMISSION REQUIREMENTS By responding to this RFP, each Respondent will be deemed to acknowledge and consent to the following conditions relative to the qualifications process and the selection of qualified Respondents: This RFP is not intended and shall not be construed to commit the Village to procure or to contract for any services; The Village reserves the right to negotiate a Development Agreement with any Respondent to this RFP; All costs incurred in connection with responding to this RFP will be borne solely by the Respondent(s); The Village reserves the right to reject, for any reason, any and all responses and to the eliminate any and all Respondents responding to this RFP from further consideration for this procurement; The Village reserves the right to eliminate any Respondent who submits incomplete, inadequate responses, or is not responsive to the requirements of this RFP; The Village may qualify Respondents whose responses contain immaterial deviations from the qualification criteria; The Village reserves the right, without prior notice, to supplement, amend, or otherwise modify this RFP, or otherwise request additional information, or to withdraw this RFP at any time; The Village may, at its discretion, waive any provision herein as it deems in the best interest of the projects and/or the Village; All qualification statements become the property of the Village and they will not be returned and may be made available to the public; Any and all responses not received by 4:00pm Eastern Standard Time on March 15, 2018 may be rejected; The Respondent will answer written questions and attend an interview with the Village, if so requested; The formation of a joint venture after qualification, and any change in a prequalified joint venture, will be subject to the written approval of the Village prior to the deadline for submission of proposals and may be denied if: (i) partners withdraw from the joint venture and the remaining partners do not meet the qualifying requirements, and/or (ii) the new partners to a joint venture are not qualified, individually or as another joint venture. Respondents should submit an electronic copy plus ten (10) hard copies of their proposal on 8.5 x 11 size paper, and printed double-sided. Planning diagrams may be submitted on 11 x 17 paper within the proposal. Business Qualifications The Respondent should provide the following information with their proposal: 1. A statement of the willingness of the Respondent to assume overall responsibility for implementation of the project; 2. A statement that, if selected, the Respondent will make provision for meaningful performance and completion guarantees; 3. A statement that, if selected, the Respondent will design and construct the project(s) in accordance with the terms and specifications presented by the Village and memorialized in the Development Agreement; 4. A statement that, if selected, the Respondent will pay damages in the event that the project(s) are not completed on the timelines memorialized in the Development Agreement; 5. A statement that, if selected, the Respondent will maintain appropriate insurance policies at levels specified in the Development Agreement, will name the Village as an additional insured and will indemnify the Corporation; 14 VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY

15 6. A statement that indicates the approximate percentage or amount of equity that the Respondent would invest in the project. In addition, the Village requests: 7. Evidence that the Respondent, its subsidiaries, and its affiliates have an acceptable record of business dealings, including compliance with labor and environmental laws; 8. Any additional information that the Respondent wishes to provide, include a business approach description. Schedule Issuance of RFP: February 14, 2018 Tour/Questions submitted: February 27, 2018 Questions answered: March 1, 2018 Proposal Due Date: March 15, 2018 Respondents submissions must be addressed and hand delivered to: John Gallagher Village Administrator 195 Sparks Lane Pelham, NY Please direct inquiries to administrator@pelhamgov.com. Submissions must be received by 4:00pm, March 15, VILLAGE OF PELHAM RFP WOLFS LANE-SPARKS AVENUE-FIFTH AVENUE DEVELOPMENT OPPORTUNITY 15

16 Village of Pelham, New York