LEASE AND OPERATION OF THE HISTORIC EAGLE TAVERN

CITY OF TRENTON DEPARTMENT OF HOUSING & DEVELOPMENT REQUEST FOR PROPOSALS LEASE AND OPERATION OF THE HISTORIC EAGLE TAVERN The City of Trenton invites proposals from qualified entities to lease and operate the historic Eagle Tavern, located at 429-431 South Broad Street, adjacent to the new Sovereign Bank Arena. The City considers the Eagle Tavern suitable for use as a restaurant. 1. BACKGROUND INFORMATION The Eagle Tavern is an important part of Trenton s history. Originally constructed as a residence about 1763, and expanded around 1834, it was most probably in use as a tavern before the end of the 18 th century. Throughout the 19 th century it was a popular tavern and inn, initially as a center for horsemen and racing enthusiasts, and later as a center of Democratic political activity. After a decline in the 20 th century, the property was acquired by the City of Trenton in the early 1970 s, at which time it was renovated and reopened as a restaurant by the City and the Trenton Historical Society. The Eagle Tavern was nominated to the National Register of Historic Places in 1972. The Eagle Tavern s first reincarnation as a restaurant was less than a total success. Economic factors at that time and a series of inexperienced operators led to difficulties in management and service. The Tavern suffered a slow decline and finally the City of Trenton opted to close the property in 1993. Since the mid 1990s, a major redevelopment push has emerged surrounding the Tavern, paving the way for unprecedented commercial and housing opportunities. For example, the Sovereign Bank Arena, which is located across the street from the Tavern, has become a premier venue for major concerts and sporting events in the Tri-State area. Seating 8,500 for sports events and over 10,000 for concerts, over 1 million people per year attend events at this location. Less than a five minute walk from the Tavern, the Roebling Complex has become an important retail center and features a new, first class senior living facility. What once was a hub of 1

industrial activity, now has been transformed into a fully functioning commercial and senior service area. Furthermore, the Tavern sits directly across the street from a major commercial, entertainment and residential development - The Foundry. The proposed development, adjacent to Route 1 and Interstate 129, is slated to be a colorful and exciting area to shop, eat and take an enjoyable walk. Specifically, the Foundry will feature 100,000 sf of retail, dining, entertainment and residential space; 99 mid-rise one-bedroom and two-bedroom apartment units; a 30,000 sf plaza that will host outdoor dining and entertainment and arts and crafts shows; five-level 702-space parking deck, 64 surface parking spaces and 20-space covered parking. This project s groundbreaking is scheduled for early 2008. In addition, the area s housing stock is in the process of witnessing some exciting improvements. Nearby Centre Street is undergoing a significant rehabilitation initiative. Specifically, several historic buildings including the original Trenton Oyster Cracker Factory are being transformed into beautiful market rate loft style living spaces. Finally, the construction of Route 129, which links the Interstate highway system with downtown Trenton and Route 1, has significantly improved the accessibility of this site from surrounding suburban areas. In fact, the Tavern lies one block from the intersection of Route 129 with Hamilton Avenue. The City believes that the Tavern can represent a landmark restaurant for the City and surrounding community. A map of the area, identifying key features and developments, is attached to this Request for Proposals, as Exhibit A. The Tavern itself is a +5800 square foot masonry building including two stories and a usable basement. There is additional limited attic space, not included in the above, which may be appropriate for office or storage use. Approximate exterior dimensions are 60 x 32. A sketch floor plan is attached to this Request for Proposals, as Exhibit B. The City of Trenton has completed the Eagle Tavern Recommendations for Restoration and Reuse in 2001 to assess the condition of the property and determine what work may need to be undertaken to put the property back into use as a functioning business. The report details work areas that need to be addressed and, at the same time, protects the historic integrity of the building. Although there is some flexibility in interpreting this report, the City considers it the Master Plan for the restoration and reuse of the property. This report, prepared by Page Ayres Cowley Architects, concluded that the building is generally in good condition. There are, however, several areas that would need to be upgraded before the property could again efficiently function as a restaurant. The major findings of this report include: 1. There is no ADA accessible entrance to the property. When the property was renovated in the 1970 s there were no ADA regulations. The property needs to be made ADA compliant. (A ramp to the first floor is suggested in the report.) 2

2. The first floor has no ADA compliant restrooms. While there are restrooms on the second floor and in the basement, there are none on the first-floor level. The reuse report provides a scheme for providing first floor accessible restrooms. 3. The kitchen, as currently designed, is on two floors (first and basement). This layout has caused serious problems with operation of the building as a restaurant and is also damaging important historic interior spaces. The reuse report calls for relocating the major kitchen equipment and operations to the basement level, if the building is to be used as a restaurant. Space could be provided on the upper levels for waiters stations and food preparation. Detailed information on the property is contained in the Eagle Tavern Recommendations for Restoration and Reuse section on the Department website. The City has recently completed some improvements at the Eagle Tavern. The work that the City performed focused on stabilizing the Eagle Tavern. The architectural firm of Page Ayres Cowley was hired to undertake architectural services for structural evaluation, stabilization, exterior repair and restoration. This firm performed design development, prepared construction documents and provided construction administration for: 1. Replacement of the main roof on the building. This work included a new standing seam metal roofing system, installation of new fascia boards, replacement of all flashing, gutters and downspouts. 2. Re-pointing all exterior masonry including basement and chimneys. 3. Structural stabilization Minor repairs were completed in a section of the masonry foundation. 4. Reconstruction of front and rear porches. 5. Removal and disposal of obsolete and damaged kitchen equipment. 6. Window repair and restoration. 7. Exterior door repair and restoration. 8. Exterior painting. 9. Exterior lighting. 10. Construction of an ADA compliant ramp Additional work beyond this package, including making the facility compliant with the current building code requirements, will be the responsibility of the operator. The operator would be responsible for obtaining all applicable permits and approvals appropriate for the proposed use of the building including but not limited to City s Landmarks Commission, Planning Board, and Building Department. The exterior of the building and certain key interior spaces and features are considered historically significant and must not be altered, but other interior alterations will be entertained. All renovation, alteration and fit-out, including signage, will be subject to review by the City s Historic Preservation Officer and the City s Landmarks Commission for Historic Preservation. 3

In seeking an entity to lease and reopen the Eagle Tavern, the City is seeking a use that will enhance, as well as benefit from, the activity taking place at the Sovereign Bank Arena, as well as additional planned entertainment, arts and tourism-related facilities within and around the Roebling Complex. While the City considers a restaurant as a preferred use, the City also will consider other ideas if combined with a café or restaurant. While the Eagle Tavern has no on-site parking area, Mercer County has constructed over 2,500 parking spaces, in conjunction with the development of the Sovereign Bank Arena, including spaces located immediately across South Broad Street from the Tavern. These parking areas will be operated by the firm managing the Foundry Garage Parking. It will be the responsibility of the operator of the Tavern to negotiate any concessions or other shared parking arrangements with Foundry. The City owns the parking lot across the street, at the rear of the Urban Word, and limited cooperative parking may be available there. The Eagle Tavern is located within the City s Entertainment District. To the best of the City s knowledge, there are no legal obstacles to the operator of the Eagle Tavern obtaining a liquor license for the premises. The responsibility for obtaining a license, however, is with the operator. 2. INVITATION TO SUBMIT PROPOSALS The City is inviting qualified entities to submit proposals to lease, improve, and operate the Eagle Tavern, for a use consistent with the above objectives. In so doing, the City is seeking an entity that: has the skills and experience to operate the enterprise for the proposed use, in an effective and creative manner; has the business skills to develop and carry out a plan for the building that offers a high probability of success; and has the financial resource to cover the cost of the necessary improvements and maintain an adequate level of working capital. The City will enter into a long-term lease with the entity selected as a result of this Request for Proposals. The terms of the lease will be negotiable, based on the nature of the proposed use and the amount of private investment committed to improvements and fit-out. In view of the importance of the Tavern to the City s historic heritage, the City will not entertain selling the building, either now or in the foreseeable future. Proposals should include the following information: (1) Qualifications a. The name, address, telephone and fax, and organizational structure of the entity submitting the proposal, including identification (name, address, and short background statement) of all individuals with a 10% or larger interest in the entity. The entity 4

submitting the proposal may be an individual, for-profit or nonprofit corporation, partnership, joint venture, or other viable entity. b. Detailed background information about the individual(s) who will have direct responsibility for (1) operating the facility; (2) planning, designing and carrying out improvements and fit-out; and (3) any other key roles in the project. The presence of one or more individuals with specific restaurant experience on the team is highly desirable. Any other background information, relevant to the proposal, including brochures, should be provided. c. Documentation of financial resources, or access to financial resources, consistent with the scope and requirements of the proposal. This may be in the form of financial statements, bank letters, or other information. If you wish this information to be treated as confidential information, provide the information in a sealed envelope, marked Eagle Tavern RFP, Sec. 1 (c). (2) Proposal a. A description of the proposed use of the Tavern, in enough detail to enable the City to evaluate the potential feasibility of the use, and the particular approach; e.g., in your proposal for the restaurant part of the building, it is not enough simply to state that the building will be used for a restaurant. The character of the restaurant and the nature of the proposed clientele, etc. should be described. The City would like the developer to describe how the historical theme would be highlighted, whether that be in the menu, decor, service and commercial aspect, if applicable. The City is looking for innovative approaches in the reopening of the Tavern. b. An outline marketing plan, describing how the operator proposes to market and build a clientele for the proposed facility. c. An outline of the nature and extent of improvements and alterations proposed for the building. d. A timetable, setting forth key milestones up to and including the date on which the facility will be opened to the public. For purposes of the timetable, the operator can assume that the City will designate the entity to be the operator of the Tavern within three months e. Any assistance, as well as the lease terms, that the operator will be seeking from the City of Trenton. 5

Entities seeking to be considered for designation as operator of the Eagle Tavern should submit five copies of their. Facsimile submissions will not be considered. Submissions should be addressed to: Sasa Olessi Montaño, Director Department of Housing and Economic Development City of Trenton 319 East State Street Trenton NJ 08608-1866 Submissions can be mailed to the above address, or hand-delivered to Director Carabelli s office, City Hall Annex, 3 rd Floor, 319 East State Street, Trenton, New Jersey. The City will make the Eagle Tavern property available for site visits. For information about the project in general, please contact Anthony Carabelli, Director of the Division of Economic Development at 609-989-3603. For background information about the building, including historic preservation issues, please contact Jerome Harcar, Historic Preservation Officer, at 609-989-3582. 6